Item 4A - 1CITY OF BOULDER
PLANNING BOARD AGENDA ITEM
MEETING DATE: July 11, 2023
AGENDA TITLE
Continuation of Planning Board's consideration of a Site and Use Review to redevelop
the property at 1345 28th St. with three 4-story buildings containing 303 student
housing residential apartments in a mix of studio, one-, two-, three-, and four-bedroom
configurations within the Business - Transitional 1 (BT-1) zoning district. The
proposal involves a modification to allow four-story buildings, approximately 53-feet
in height where a maximum of three-stories and 35-feet in height is permitted by-right,
a 52.2% vehicle parking reduction to allow for 348 parking spaces where 728 are
required, a Use Review for a residential use on the ground floor, and an amendment to
the Boulder Valley Regional Center (BVRC) Transportation Connections Plan.
Reviewed under case no. LUR2022-00021.
Applicant: Jason Doornbos, LCD Acquisitions, LLC
Owner: RHH Operating LLC
REQUESTING DEPARTMENT / PRESENTERS
Brad Mueller, Director Planning & Development Services
Charles Ferro, Senior Planning Manager
Shannon Moeller, Planning Manager
OBJECTIVE
Define the steps for Planning Board consideration of this request:
1.Planning Board hears applicant and staff presentations.
2. Hold quasi-judicial public hearing.
3. Planning Board action to approve, approve with conditions, or deny.
SUMMARY
Project Name: The Standard at Boulder
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Location: 1345 28th Street
Size of Property: 689,526 square feet (15.8-acres)
Zoning: Business - Transitional 1 (BT-1)
Comprehensive Plan: Transitional Business; Park, Urban and Other;
High Density Residential
EXECUTIVE SUMMARY
The purpose of this item is for the Planning Board to review and take action on the Site
and Use Review application and proposed amendment to the BVRC Connections Plan for
a proposed redevelopment of the Millennium Harvest House Hotel property at 1345 28th
St. with three (3) 4-story buildings for student housing residential apartments.
Staff is recommending approval of the Site and Use Review application finding the
proposal consistent with relevant Boulder Valley Comprehensive Plan (BVCP) policies,
the Site Review criteria and Use Review criteria as outlined in within this memorandum,
subject to conditions of approval. Planning Board approval of the Site and Use Review
application is required at a public hearing due to the requests for height modification and
a parking reduction for a residential use (see ‘Project Description’ and ‘Process’ section
below for more details). A public hearing is also required for the Planning Board decision
on the amendment to the BVRC Transportation Connections Plan.
The applicant’s proposed plans can be found in Attachment A and a written statement
within Attachment B. The full list of staff responses to the Site Review and Use Review
criteria for the approval recommendation by staff can be found in Attachment D.
STAFF RECOMMENDATION
Staff has found that the proposed project meets criteria of Section 9-2-14, B.R.C. 1981
and Section 9-2-15, B.R.C. 1981 and is recommending that Planning Board approve the
application and the amendment to the BVRC Transportation Connections Plan in the
form of the following motion:
Suggested Motion Language:
Motion to approve Site and Use Review application #LUR2022-00021 and the
proposed amendment to the BVRC Transportation Connections Plan, adopting the
staff memorandum as findings of fact, including the attached analysis of review
criteria.
KEY ISSUES
1.Is the proposed project, on balance, consistent with the Site Review Criteria of
the Land Use Code section 9-2-14(h), B.R.C. 1981 including findings related to
consistency with the BVCP policies?
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2. Are the proposed modifications to the land use code including the proposed
building stories and height and vehicular parking reduction consistent with the
applicable Site Review criteria?
3. Is the proposed ground floor residential use consistent with the Use Review
Criteria of the Land Use Code section 9-2-15(e), B.R.C. 1981?
4. Does Planning Board support the proposed amendment to the BVRC
Transportation Connections Plan?
PUBLIC FEEDBACK
Consistent with Section 9-4-3, “Public Notice Requirements,” B.R.C. 1981, staff
provided notification to all property owners within 600 feet of the subject location of the
application, and signs have been posted by the applicant. Written public comments
received are included as Attachment F.
BOARD FEEDBACK
At the time of the Concept Plan Review call-up discussion on Nov. 30, 2021, City
Council referred the proposal to the Design Advisory Board (DAB) and the
Transportation Advisory Board (TAB) as part of the Site Review process.
Design Advisory Board (DAB): At its Dec. 14, 2022 meeting, DAB reviewed the
proposal and provided feedback on key issues on the proposed building and site design.
The board packet and meeting minutes are available in the 12.14.22 DAB Meeting
archive. The applicant revised the proposal following the Board’s feedback and provided
a response document located in Attachment G.
Transportation Advisory Board (TAB): At its Feb. 13, 2023 meeting, TAB reviewed
the proposal and provided feedback on the proposed alternative transportation approach
and on the request to amend the BVRC Transportation Connections Plan. The Board was
supportive of the amendment request and provided feedback on the proposed TDM. The
board packet and meeting minutes are available in the 2.13.23 TAB Meeting archive.
BACKGROUND
Site Size & Location:
The 15.8-acre property is located west of and adjacent to 28th Street, south of Arapahoe
Avenue. The University of Colorado main campus is located west of the site, across
Folsom Street. Boulder Creek runs through the site. Refer to Figure 1 below.
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The project site is located on the southern edge of the Boulder Valley Regional Center
(BVRC), one of the city’s three regional activity centers identified within the Boulder
Valley Comprehensive Plan.
The site contains a hotel constructed in 1958. Refer to Figure 2. The modernist structure
was designed by Ralph D. Peterson, a Denver architect, but has been substantially altered
since its construction and has been approved for demolition (HIS2021-000990).
Figure 2: Postcard Image ca. 1959
The site also contains a fish observatory, proposed to remain; “cottages” used for non-
residential uses south of the creek of which two are proposed to remain; and tennis courts
which are proposed to be removed.
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Figure 3: Existing Conditions - 28th Street Frontage
Boulder Valley Comprehensive Plan (BVCP) Land Use Designation: As shown in
Figure 4 on the following page, the majority of the site is designated as Transitional
Business on the land use map of the Boulder Valley Comprehensive Plan (BVCP), which
typically includes areas along major streets. Desired uses in these areas includes a mix of
uses, including housing. The description from the BVCP is below.
Figure 4: BVCP Land Use Designation
The site is bisected by a Parks designation (Park, Urban and Other), which contains the
multiuse path along Boulder Creek. The PK-U/O designation is intended for a variety of
active and passive recreation purposes and/or flood control purposes.
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The areas south of the creek are designated High Density Residential.
Area and Master Plans:
Boulder Valley Regional Center (BVRC). The portion of the site north of the creek is located
within the Boulder Valley Regional Center (BVRC). The BVRC is defined in the 2020 Boulder
Valley Comprehensive Plan (BVCP) as a high intensity regional commercial center planned for
a variety of uses. The redevelopment of the site is subject to the BVRC Design Guidelines,
which communicate the city’s design goals and objectives to create, maintain, and enhance a
high-quality regional commercial center through redevelopment. A Transportation Connections
Plan for the BVRC was adopted in 1997. This plan was revised in 2002 and defines the future
transportation network in the area for all modes of travel.
Greenways Master Plan. Boulder Creek runs through the site. The City of Boulder
Greenways system is comprised of a series of corridors along riparian areas including
Boulder Creek and 14 of its tributaries. The city’s Greenways Program extends the
stewardship of the city to these important riparian areas to integrate multiple objectives,
including habitat protection, water quality enhancement, storm drainage and floodplain
management, trails, recreation and cultural resources. The Greenways Master Plan
provides a framework to implement the program through coordinating planning,
construction, maintenance activities and funding sources of multiple city departments and
outside agencies. The original Greenways Master Plan was adopted by City Council in
1989 and most recently updated in 2011.
Boulder Creek Restoration Master Plan. The Boulder Creek Restoration Master Plan was
adopted in 2015. The plan provides planning guidance to improve resiliency along
Boulder Creek from the confluence with Fourmile Creek, in Boulder Canyon, to the
confluence with the Saint Vrain Creek in the City of Longmont. The plan provides
general guidance for stream and ecological restoration among other multiple objectives.
Within the City of Boulder, Boulder Creek resembles an urban stream corridor. General
guidance for Boulder Creek is also located in the Open Space and Mountain Parks’
Grassland Ecosystem Management Plan.
Boulder Creek Management Plan. The Parks and Recreation Department is in the
process of initiating a Boulder Creek Management Plan that will outline capital
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improvements along the Boulder Creek corridor. The plan will incorporate
environmental and ecological stewardship of the creek corridor with responsible
recreation and enjoyment by the public. Following completion of a stream assessment,
the planning process will most likely begin in 2024.
Zoning: The project site is zoned Business - Transitional 1 (BT-1), which is defined as:
“Transitional business areas which generally buffer a residential area from a major
street and are primarily used for commercial and complementary residential uses,
including without limitation, temporary lodging and office uses” (Section 9-5-2(c),
B.R.C. 1981) (Figure 5).
Figure 5: Zoning Districts
Site History & Prior Reviews:
The property was annexed to the city in 1967. As mentioned above, the existing structure
was built in 1958 prior to annexation. Based on city records, two nonconforming use
reviews were approved in the 1970s to expand the bar lounge, convert three rooms to
recreation rooms, and for an addition to existing coffee shop (#NC-75-34, #NC-75-20).
Special Review #SR-77-6 was approved in 1977 for an expansion to the hotel and a new
sports facility. The expansion included 43 additional guest rooms, expansion of bar and
restaurant, and addition of tennis and racquetball courts. The Special Review as
accompanied by a Planned Unit Development (PUD) (#P-77-58) and Height Review
(#H-77-09) for the addition of third and fourth stories to the building and substantial roof
appurtenances to the south and west wings of the hotel building. The PUD also approved
additional hotel rooms, conversion of guest cabins to offices, and bubble covers for six
tennis courts.
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A subsequent Planned Unit Development review (#P-78-54) was approved in 1978 and
amended the number of units in south wing from 54 to 55 and expanded the three-court
tennis bubble to a five-court bubble. The last significant discretionary review was Site
Review #LUR2000-SI023 that approved the addition of 14,000 square feet of building
area to the hotel for conference space and a 42% parking reduction (536 parking spaces
where 913 spaces were required). Approval of the proposed Site Review would supersede
these prior approvals.
The site contains a fish observatory with portholes in a subterranean amphitheater along
the creek. The observatory was constructed as part of the Boulder Creek Path expansion
in the late 1980s and was funded by the Parks and Recreation Department, the local
chapter of Trout Unlimited, and local businesses.
Figure 6: Fish Observatory
2021 Concept Plan: The proposal was reviewed by Planning Board as part of a Concept
Plan Review and Comment at its Nov. 4, 2021 meeting (case number LUR2021-00033),
which provided initial feedback on the proposal prior to the submittal of more detailed
plans.
At the time of the Concept Plan Review call-up discussion on Nov. 30, 2021, City
Council referred the proposal to the Design Advisory Board (DAB) and Transportation
Advisory Board (TAB) as part of the Site Review process. Information regarding the
advisory boards’ feedback is located at the beginning of this memo.
Floodplain Development Permit: On May 9, 2023, Floodplain Development Permit
FLD2022-00081 was approved by the city for the Conditional Letter of Map Revision
(CLOMR) required for the work associated with this proposed Site Review. Staff
reviewed the CLOMR application and associated hydraulic modeling and found that it
complied with all FEMA and City floodplain regulations. The CLOMR must also be
reviewed by FEMA. A standard wetland permit will also be required.
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Approval of the floodplain development permit by the city is necessary to ensure that the
proposal addresses all floodplain requirements; this approval does not affect the Planning
Board’s review of the Site Review application.
Surrounding Neighborhood: As described above, the property is located at the southern
boundary of the Boulder Valley Regional Center. The BVRC is defined in the 2020
Boulder Valley Comprehensive Plan
(BVCP) as a high intensity regional
commercial center planned for a variety
of uses. The site functions as a transition
area between the high-intensity
commercial district along 28th Street to
the north and the university and
residential uses to the south and west. The
commercial area to the north is auto
oriented with major shopping facilities,
offices, and financial institutions. The
Alcove on Arapahoe Shopping Center is
located directly to the north, which
contains a variety of retail, service and
restaurant uses. Safeway serves as the
anchor tenant. To the west of the site at
1444 Folsom Street is an apartment
building constructed in the same era as
the Millennium Harvest House in the
Residential - High 5 (RH-5) zone district.
The small property to the southwest (1400
Folsom St.) contains a mixed-use building
with one residence and offices. Other
apartment buildings constructed in the 1950s are located along Folsom Street to the west.
To the northwest are CU athletic fields and university housing for graduate students and
families. The CU main campus is located to the southwest and is easily accessible by the
Boulder Creek path.
To the south across the creek is a congregate care facility within a nine-story tower and
four-story building originally constructed in 1975 (The Carillon at Boulder Creek). Also
across the creek is the University Village at Boulder Creek Apartments constructed in
2002, which serve as student housing. The apartments are dispersed in four buildings up
to 53 feet in height. Further south are single family homes constructed in the 1950s.
Small scale office buildings and single-family homes are located directly across 28th
Street. To the southeast across 28th Street is the Gold Run condominium development.
Figure 7: Boulder Creek Path
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Figure 8: Surrounding Uses
Floodplain: The site is significantly impacted by the high-hazard zone, conveyance zone,
and 100-year floodplain of Boulder Creek which impacts the majority of the site and
limits the placement of proposed buildings and changes to existing parking areas. Refer
to Figure 9. In particular, new proposed buildings are required to be located outside of
the high hazard zone and the lowest floor must be elevated to at or above the flood
protection elevation. New parking is not permitted within the high hazard and
conveyance zones.
Scott Carpenter
Park
Twenty Ninth Street Mall
CU Main
Campus
Alcove on Arapahoe
Shopping Center CU Research Labs
University
Family housing
½ MILE
RADIUS
Gold Run Condominiums
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Figure 9: Floodplain
Transit Context:
Access: The site is highly accessible to transportation facilities and other destinations
like grocery stores, parks, restaurants, and transit stops. The site is located adjacent to
28th Street (US 36), which is classified as a principal arterial roadway. The proposal
includes two limited movement access points from 28th Street and the existing cross
access through a neighboring property to Folsom Street.
Connections: The site is well connected for bicyclists and pedestrians. Several multi-use
paths and on-street bike lanes provide access east-west and north-south from the site. As
noted above, the Boulder Creek multi-use path runs through the site. The path runs east-
west from 55th Street in East Boulder to Boulder Canyon to the west. A multi-use path
runs north-south along 28th Street to the north and another runs east-west along the north
side of Arapahoe Avenue. An on-street bike lane is located along Folsom Street. Refer to
Figure 10 for a map of multi-modal connections in the vicinity.
Boulder Creek
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Transit Service. As shown in Figure 11, the site is served by public transit. Several
transit stops are located less than a quarter mile away on Arapahoe Avenue and Folsom
Street. The JUMP transit route provides high frequency bus service along Arapahoe
Avenue to downtown Boulder to the west and Lafayette, and Erie to the east. The HOP
transit line is also easily accessible along Folsom Street, which provides service to the
CU main campus, downtown Boulder, and the Twenty Ninth Street commercial area.
Figure 10: Existing Transportation Connections
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PROJECT DESCRIPTION
The proposal includes development of three 4-story buildings approximately 53-feet in
height, containing 303 apartments in a mix of studio, one-, two-, three-, and four-bedroom
configurations. The development is designed to serve the city’s student population. The
proposal includes numerous transportation improvements including updates and
realignment of the existing Boulder Creek multi-use path, new north-south multi-use path
through the site, and the extension of Olson Drive as a new right-of-way connection at the
north end of the site. South of the creek, two of the three existing small “cottages” used for
non-residential uses including the Dream Makers Preschool and office space for
community serving organizations (Lake Eldora Racing Team [LERT] and Single Track
Mountain Bike Adventures [SMBA]) would remain, as well as parking and open space
amenities. Access to and open space surrounding the creek would be enhanced and would
include amenities including pickleball, a dog park, and half-court basketball, along with
opportunities to enjoy the creek and surrounding open areas. The existing fish observatory
is proposed to remain.
The applicant’s proposed plans are found in Attachment A, their written statement in
Attachment B, and the proposed Transportation Demand Management Plan is in
Attachment C. The proposed plan for the site is shown in Figure 12, below:
Figure 11: Transit Service
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Figure 12- Proposed site plan.
Site Design:
The site design locates the buildings in the central area of the site, outside of the High
Hazard and Conveyance flood zones, in the same general location as the existing hotel
structure.
Three 4-story buildings feature long “arms” that reach south to the creek, creating
programmed internal court yards and walkways between buildings. Parking is
concentrated in surface parking lots, one on the east side of the site and one on the west
side fronting 28th Street. Two of the existing cottages south of the creek that serve
existing daycare and community-serving office uses would remain, as would parking
south of the creek.
Access. Vehicle access will remain on 28th Street. At the north end of the site, the
existing east-west access drive will be improved as dedicated right-of-way (Olson Drive)
fulfilling the requirement for the southern half of this connection as planned in the
Boulder Valley Regional Center Transportation Connections Plan (BVRC TCP). The
existing multi-use path along Boulder Creek would be realigned to better align with the
creek bridge, and two new multi-use path connections would be created north-south
through the site, one at the west end and one through the center. There is an existing
multi-use path along 28th Street that would be maintained. The proposal also includes a
request to modify the BVRC TCP in regards to the north-south multi-use path
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connections, as described in Key Issue #4. The proposal includes numerous pathways and
sidewalks for pedestrian access throughout the site.
Open Space. The proposal includes open space in the form of private and public usable
open spaces. Private open space is designed primarily for the residents of the apartments
and consists of private balconies and rooftop decks, interior courtyards programmed with
amenities like a pool, outdoor kitchens/grills, seating, and landscaping and separated via
fencing; and a fenced dog run.
Publicly accessible open spaces include areas surrounding the creek, such as open lawn, a
soft trail along the creek edge, and an improved and stabilized creek access. A half-court
basketball court, four pickleball courts, and a dog park are proposed. The existing fish
observatory north of the creek would remain.
A minimum of 346,800 square-feet of open space (approximately 50.2% of the gross site
area / 53% of net site area) is required to support the proposal based on the number of
dwelling units proposed; 371,792 square feet of open space is provided. Open spaces
include natural and landscaped areas, active and passive recreational areas, and
decorative paved areas, as described above.
Landscaping. The site currently contains mature trees throughout the site, including areas
that require elevation/grading per floodplain requirements and areas that would be
disturbed during deconstruction of the existing building and construction of the proposed
development. During the site review process, the applicant conducted an extensive
evaluation of the existing trees on the site and considered how the proposal could
incorporate as many existing mature trees into the design as possible. Refer to the
applicant’s tree preservation exhibit in Attachment H.
In light of the site constraints, approximately 279 of the 472 existing trees on the site are
proposed to be removed, with over half of the trees to be removed in poor health or dead.
The proposal would provide 440 new trees being planted, for a total of 611 trees on the
site, more than existing conditions. Additionally, the applicant will provide a
comprehensive tree management/maintenance plan as part of the technical document
review, as noted in the conditions of approval.
In addition to existing and proposed trees, the proposal includes areas to be landscaped
appropriately to the area of the site, including rain gardens, pollinator areas, and riparian
areas. A diverse mix of plant species are proposed. A turf lawn is limited to select publicly-
accessible, active-use spaces.
Bike Parking: The proposal provides for bike parking significantly more than minimum
requirements. A total of 614 bike parking spaces are required per code (157 short term, 457
long term) to serve the proposed dwelling units and existing daycare and office uses south
of the creek, and a total of 1,133 bike parking spaces are provided (172 short term, 961
long term). The proposed short term bike parking is located near building entrances, and
the proposed long-term bike parking is located primarily within each building and in long-
term covered bike storage areas in the proposed courtyards. E-bike charging is provided at
interior bike parking storage rooms.
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Vehicle Parking: The proposal involves a request for a 52.2% vehicle parking reduction
to allow for 348 parking spaces where 728 are required. New parking is not permitted
within the high hazard and conveyance flood zones, so parking is provided in areas where
parking currently exists to the east and west of the proposed building and south of the
creek. Parking is also not permitted to be located underground due to floodplain
constraints. Refer to the TDM section below for a discussion of the proposed
transportation demand management plan in support of the reduction request.
TDM: In support of the proposed vehicle parking reduction, the applicant has provided a
Transportation Demand Management (TDM) Plan to encourage the use of alternative
transportation modes. The TDM plan includes strategy elements for both the multi-family
residential uses on the site, as well as the non-residential uses located in cottages south of
the creek.
The residential uses are proposed to include off-campus student housing with
approximately 303 units and 944 bedrooms, and amenities including a clubroom, fitness
center, and bike storage.
The non-residential uses expected to remain include existing small daycare and office uses
south of Boulder Creek, in the existing cottages. The Dream Makers Preschool occupies
approximately 850 square-feet of one cottage, serves about 15 children, and has four
employees. The Lake Eldora Racing Team (LERT) and Single Track Mountain Bike
Adventures (SMBA) occupy approximately 400 square-feet of one cottage and have five
employees. The organizations provide youth cyclists with high quality mountain bike
teams and summer camps and ski racing during the winter. The parking use characteristics
for these groups vary as many participants are often dropped off or bike to the site to meet
and ride to off-site locations for programming.
The TDM plan includes the city’s “core elements” typically included in such a strategy,
and “package elements” specific to the site and uses.
Elements of the TDM Plan include:
• $75 per year alternative transportation fund for residents that do not bring a
vehicle. The fund can be used to pay for items such as car share membership costs
(e.g. Colorado Care Share and Zip Car), or TNC companies (e.g. Uber or Lyft
rides), among others.
• Unbundled residential parking managed through the provision of separate leases
and fees and lease language regarding parking.
• Eco Passes for employees and for any residents not already receiving an Eco Pass
as a student for a period of three years.
• Infrastructure improvements to sidewalks and the Boulder Creek multi-use
path.
• Exceeding required minimum short- and long-term bike parking requirements on
site.
• A bike share program for residents with trailer and basket options available with
approximately ten bikes. (CU students are provided with free B-Cycle
membership.)
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• Marketing material and evaluation tools to increase awareness and effectiveness
of alternative transportation tools.
Overall, the proposed alternative transportation strategy intends to increase the
percentage of alternative travel modes and to decrease parking demand for the proposed
residential land use on the site. The site design includes an approximately 52.2-percent
parking reduction request per code, and a 30-percent reduction of the calculated parking
demand based on the parking analysis provided by the Fox Tuttle Transportation Group.
For more details, refer to the TDM plan in Attachment C.
Building Design:
The proposed buildings are four stories and approximately 53-feet in height containing 303
apartments in a mix of studio, one-, two-, three-, and four-bedroom configurations and
amenities including a clubroom, fitness center, and bike storage. The buildings are required
to be located outside of the high hazard zone and the lowest floor must be elevated to at or
above the flood protection elevation. The building design is contemporary with flat roofs.
Upper stories are setback along the creek to create rooftop decks on the third story.
Balconies, vertical expressions of circulation, and horizontal changes in materials break up
the building massing. The materiality strategy responds to the various edges of the site and
includes three tones of brick, thermally treated wood, metal panel, and a Continuous
Insulation (CI) system. Storefront windows define building entries and communal amenity
spaces. Refer to Attachment A for the applicant’s architectural plans. Refer to Figure 13
for elevations of the buildings from the east, north, south, and west.
Building 1 East Elevation – Along 28th St
North Elevations – Along Olson Drive
South Elevations – Along Creek
Building 3 West Elevation – Along Parking
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Figure 13- Elevations
Proposed Height Modification: In order to permit a proposed building height and number
of stories greater than the 35-foot height and three-story maximum in the zoning district,
the project is subject to the adopted Community Benefit requirements of Section 9-2-
14(h)(2)(K) “Additional Criteria for a Height Bonus and Land Use Intensity
Modifications,” B.R.C. 1981, for the floor area in the 4th floor above the zoning district
height limit. This additional floor area is referred to as "bonus floor area" in the code and
the percentage of the total building floor area that is considered bonus floor area is what
is used to determine the required number of "bonus units" (e.g., residential units above
the 25% Inclusionary Housing requirement). While all residential projects are subject to
providing at least 25% of the units as permanently affordable or the in-lieu fee or another
equivalent, the aforementioned requirement increases that percentage for bonus units
from 25% to 36%. The number of units considered "bonus units" is the number that is the
percentage of all units of the building that equals in number the percentage of "bonus
floor area" in the building. This results in the number of additional permanently
affordable units that must be in the building or included in the total calculation for in lieu
fees. The in-lieu fee payment would ultimately be due prior to issuance of a building
permit and helps fund permanently affordable housing in the city of Boulder.
DAB Review: At its Dec. 14, 2022, meeting, DAB reviewed the proposal and provided
feedback on key issues on the proposed building and site design. The applicant revised
the proposal following the Board’s feedback and provided a response document located
in Attachment G. Adjustments included adding and adjusting building entries at the
north and west edges of the site to enhance a pedestrian-friendly and accessible design,
adjusting interior programming and incorporating balconies at the northwest corner of the
western building to enhance this corner, relocating back-of-house elements such as waste
collection rooms and transformers, and adding additional detail to renderings and
elevations to better depict the proposal.
Uses: The residential apartments are designed to serve the city’s university student
population. The applicant has provided an operating plan in Attachment I to inform the
community as to the standards of operation of the property and share guiding principles.
A Use Review is required to provide ground-floor residential as described in Key Issue
#3 below. The uses south of the creek in two of the existing “cottages” are proposed to
continue, and include a small daycare and office uses.
PROCESS
Site Review: The applicant is requesting approval of a Site Review application as described
in the “Project Description” section above. A Site Review is required because of the
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proposed modifications and because the site exceeds the minimum threshold in 9-2-14(b)
“Scope,” B.R.C. 1981 for which a mandatory site review is required. The following
modifications to the Land Use Code are requested:
• Vehicle parking reduction of 52.5% to allow for 348 parking spaces where 728
are required.
• Height and story modifications to permit 4-story buildings of approximately 53-
feet in height (53’-5” Building 1; 53’ Building 2; 53’-4” Building 3) where a
maximum of 3-stories and 35-feet in height is permitted by-right.
Use Review: The applicant is requesting approval of a Use Review application. Per the
specific use standards in section 9-6-3(d), B.R.C. 1981, attached dwelling units in the BT-
1 zoning district are allowed by right if the use is not located on the ground floor facing a
street, with the exception of minimum necessary ground level access. Because the proposal
includes ground floor residential uses facing a street, a Use Review is required. Refer to
Key Issue #3 below.
ANALYSIS / KEY ISSUES
1. Is the proposed project, on balance, consistent with the Site Review Criteria of
the Land Use Code section 9-2-14(h), B.R.C. 1981 including findings related to
consistency with the BVCP policies?
Staff finds that the proposal to add substantial additional housing units and the
associated improvements to the existing site is on balance consistent with the goals,
objectives, and recommendations of the BVCP and designed in a manner that is
consistent with the Site Review criteria Section 9-2-14(h), B.R.C. 1981. Refer to the
full analysis with the Site Review criteria provided in Attachment D.
2. Are the proposed modifications to the land use code including the proposed
building stories and height and vehicular parking reduction consistent with the
applicable Site Review criteria?
The proposal is eligible to request the proposed increase in building height and
number of stories greater than the 35-foot height and three-story maximum in the
zoning district through the Site Review process, and the project is subject to the
adopted Community Benefit requirements of Section 9-2-14(h)(2)(K) “Additional
Criteria for a Height Bonus and Land Use Intensity Modifications,” B.R.C. 1981,
which requires that permanently affordable housing or in-lieu fees for the “bonus
floor area” increases from 25% to 36%. If the Site Review proposal is approved, the
in-lieu fee payment would be due prior to issuance of a building permit and would
help fund permanently affordable housing in the city of Boulder.
The proposal is eligible to request a vehicular parking reduction through the Site
Review process; as described in the ‘TDM’ section above and in Attachment C, the
proposal includes numerous methods to reduce the use of vehicular transportation
including unbundled parking, an alternative transportation fund for residents that do
19 of 160
not bring a vehicle., infrastructure improvements, bike parking in excess of minimum
requirements, Eco Passes for residents and employees not already receiving one, and
other items.
Staff has found that the proposal would meet the Site Review criteria of Section 9-2-
14, B.R.C. 1981. Full responses to the criteria can be found in Attachment D.
3. Is the proposed ground floor residential use consistent with the Use Review
Criteria of the Land Use Code section 9-2-15(e), B.R.C. 1981?
In 2019 the Use Tables within the land use code were changed under adopted
Ordinance 8337, including allowed uses within the BT-1 zone district. Attached
dwelling units became allowed by right if the use was not located on the ground floor
facing a street, with the exception of minimum necessary ground level access.
Because the proposal includes ground floor residential uses facing a street, a Use
Review is required.
Staff finds that the request to provide ground floor residential use in this location is
appropriate and consistent with the Use Review criteria. Refer to the complete
analysis in Attachment D.
4. Does Planning Board support the proposed amendment to the BVRC
Transportation Connections Plan?
The site is subject to the BVRC Transportation Connections Plan that includes
planned connections through the site (Figure 14). The BVRC guidelines are intended
to create smaller block sizes with a more fine-grained transportation network. The
plan aims to add connections for all travel modes, including new public streets, inter-
connecting private drives, public sidewalks, off-street paths, on-street bike lanes,
street crossings, and short links between abutting properties.
The proposal will implement many of the planned connections and improvements,
including:
• Construction of the southern half of a new planned east-west street at the
north end of the site, Olson Drive, including vehicular access, sidewalks and
tree lawn;
• Updates to the Boulder Creek path;
• Construction of two new planned north-south multi-use path connections
through the site (shown in yellow) at the west end of the site and through the
middle of the site, and maintaining the existing north-south multi-use path
connection along 28th Street.
The BVRC Transportation Connections Plan depicts one additional planned multi-use
path connection through the site, shown as the curved dashed yellow line that would
have fronted the curved shape of the hotel building; given the changes to the site
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layout and building design, this multi-use path connection is proposed to not be
provided as part of the redevelopment.
The proposal requires an amendment to the BVRC Transportation Connections Plan,
which the applicant is requesting. Plan amendments require review and
recommendation by TAB, and a decision by the Planning Board, subject to City
Council call-up. At its Feb. 13, 2023 meeting, TAB reviewed and was supportive of
the request to amend the BVRC Transportation Connections Plan.
Figure 14. BVRC Connections Plan
21 of 160
Per the BVRC, the approving authority shall consider the following when reviewing a
proposed Plan Amendment:
• change of circumstance
• physical hardship
• practical hardship
• equivalency
Staff finds that the requested amendment is consistent with the above-listed
considerations regarding change of circumstance and equivalency. The change in the
overall site design from the existing hotel use to the proposed residential apartments
use necessitates a change to the circulation design. The proposal will continue to
provide numerous transportation connections through the site via the other three
existing and/or proposed north-south multi-use path connections provided by the
project, as well as several other circulation paths that are planned for the site that are
not defined as multi-use paths. Refer to Figure 15 for a site circulation plan.
STAFF FINDINGS AND RECOMMENDATION
Planning staff finds that the application meets the Site and Use Review criteria found in
Land Use Code section 9-2-14(h), and 9-2-15(e)B.R.C., 1981 and is recommending that
Planning Board approve the application and the amendment to the BVRC Transportation
Connections Plan in the form of the following motion:
Figure 15. Site Circulation Plan
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Suggested Motion Language:
Motion to approve Site and Use Review application #LUR2022-00021 and the
proposed amendment to the BVRC Transportation Connections Plan, adopting the
staff memorandum as findings of fact, including the attached analysis of review
criteria.
RECOMMENDED CONDITIONS OF APPROVAL:
Site Review
1.The Applicant shall ensure that the development shall be in compliance with all
plans prepared by the Applicant on June 9, 2023, the written statement dated June 9,
2023, and the Transportation Demand Management (“TDM”) Plan dated April 7, 2023,
all on file in the City of Boulder Planning Department, except to the extent that the
development may be modified by the conditions of this approval.
2.Prior to building permit application, the Applicant shall submit, and obtain City
Manager approval of, a Technical Document Review application for the following items:
a.Final architectural plans, including material samples and colors, to
ensure compliance with the intent of this approval and compatibility with
the surrounding area. The architectural intent shown on the plans prepared
by the Applicant on June 9, 2023 is acceptable. Planning staff will review
plans to assure that the architectural intent is performed.
b.A final site plan which includes detailed floor plans and section drawings.
c.A final utility plan meeting the City of Boulder Design and Construction
Standards.
d.A final storm water report and plan meeting the City of Boulder Design
and Construction Standards.
e.Final transportation plans meeting the City of Boulder Design and
Construction Standards and CDOT Access Code Standards, for all
transportation improvements. These plans must include, but are not
limited to: plan and profile drawings for Olson Drive and the multi-use
path, street cross-sectional drawings, detailed drawings to describe the
improvements to the existing two site accesses along 28th St (US-36),
signage and striping plans in conformance with Manual on Uniform
Traffic Control Devices (MUTCD) standards, transportation detail
drawings, geotechnical soils report, and pavement design report.
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f. CDOT access permit meeting the CDOT Access Code Standards, for all
transportation improvements within the CDOT right-of-way including the
construction of improvements to the two existing site accesses located
along 28th Street (US-36).
g. A detailed landscape plan, including size, quantity, and type of plants
existing and proposed; type and quality of non-living landscaping
materials; any site grading proposed; and any irrigation system proposed,
to ensure compliance with this approval and the City's landscaping
requirements. Removal of trees must receive prior approval of the
Planning Department. This plan must include a comprehensive tree
management/maintenance plan to ensure successful installation and long-
term health, viability, and sustainability of the installed/existing trees.
Removal of any tree in City right of way must also receive prior approval
of the City Forester.
h. A detailed outdoor lighting plan showing location, size, and intensity of
illumination units, indicating compliance with section 9-9-16, B.R.C.1981.
i. A detailed shadow analysis to ensure compliance with the City's solar
access requirements of section 9-9-17, B.R.C. 1981.
j. An address plat following the city’s addressing policy to create a new
address.
3. Prior to a building permit application, the Applicant shall submit for and receive
approval of a Land Use Review application for a Preliminary Plat and a Technical
Document Review application for a Final Plat, and execute a subdivision agreement
meeting the requirements of Chapter 9-12, “Subdivision,” B.R.C. 1981, and which
provide, without limitation and at no cost to the City, for the following, unless otherwise
approved by the City Manager:
a. The elimination of the existing parcels lines.
b. The dedication, to the City, of all right-of-way and easements shown on the
approved plans or necessary to serve the development.
c. The vacation of all easements where vacation is necessary for construction of
the development.
d. A financial guarantee, in a form acceptable to the Director of Public Works,
in an amount equal to the cost of constructing all public improvements
necessary to serve the development.
24 of 160
e. The construction of all public improvements necessary to serve the
development.
4. Prior to issuance of any building permit, the Applicant shall submit a financial
guarantee, in a form acceptable to the Director of Public Works, in an amount equal to
the cost of providing eco-passes to the residents of the development for three years after
the issuance of a certificate of occupancy for each dwelling unit as proposed in the
Applicant’s Transportation Demand Management (TDM) plan.
5. Prior to the issuance of the certificate of occupancy for the first building of this
approval, the parties will execute documentation necessary to have this approval
supersede the conditions of approval contained in any previous approvals, including but
not limited to, the following:
• Nonconforming Use Reviews #NC-75-34 and #NC-75-20
• Special Review #SR-77-6
• Planned Unit Development #P-77-58 and Height Review #H-77-09
• Planned Unit Development #P-78-54
• Site Review #LUR2000-SI023
6. The Applicant shall be responsible for maintaining all stormwater quality
improvements and stormwater detention improvements, including but not limited to
permeable parking lot paving.
7. Prior to a building permit application, the Applicant shall provide the City with a
reciprocal easement agreement between the Applicant and FW Co-Arapahoe Village
LLC c/o Regency Centers Corporation that allows for access along the southern boundary
of the property generally known as 2500 Arapahoe Avenue for the public to travel from
28th Street to Folsom Avenue in a form acceptable to the city manager.
Use Review
(Ground Floor Residential in BT-1)
1. The Applicant shall ensure that the development shall be in compliance with all
plans prepared by the Applicant on June 9, 2023, the written statement dated June 9,
2023, and the Transportation Demand Management (“TDM”) Plan dated April 7, 2023, all
on file in the City of Boulder Planning Department, except to the extent that the
development may be modified by the conditions of this approval.
2. The Applicant shall not expand or modify the approved use, except pursuant to
Subsection 9-2-15(h), B.R.C. 1981.
By:
Brad Mueller, Secretary to the Planning Board
25 of 160
ATTACHMENTS
Attachment A – Applicant’s proposed plans
Attachment B – Applicant’s written statement
Attachment C – Applicant’s Transportation Demand Management (TDM) Plan
Attachment D – Staff responses to review criteria
Attachment E – Development Review Committee (DRC) comments
Attachment F – Written Public Comments
Attachment G – Applicant’s response to DAB comments
Attachment H – Applicant’s tree exhibit
Attachment I – Applicant’s operating plan
Attachment J – Applicant’s parking study
26 of 160
PROJECT TEAM:
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
COVER SHEET | A00
Owner/Client Contract
The Standard at Boulder
Contact: Rob Turk
315 Oconee Street
Athens GA, 30601
706-715-6943
Architect
SAR+
Contact: Kevin Eronimous
1550 Wynkoop St., Suite 100
Denver CO, 80202
720-350-4964
Interior Design
B2 Interior Design
Contact: Whitney Prescia
2242 Monitor St., Suite 120
Dallas TX, 75207
719-281- 8329
Civil Engineer
JVA
Contact: Cody Gratny
1319 Spruce Street
Boulder CO, 80302
303-565-4966
Structural Engineer
JVA
Contact: Mark Flood
1319 Spruce Street
Boulder CO, 80302
303-565-4904
Landscape Architect
Wenk
Contact: Greg Dorolek
1130 31st. Street, Suite 101
Denver CO, 80205
303-628-0003
Mechanical/Plumbing Engineer
Galloway
Contact: Alicia Thorpe
5265 Ronald Reagan Blvd. Suite 210
Johnstown CO, 80534
970-800-3300
Electrical Engineer
MV Consulting
Contact: Marcus Vahling
4640 N. Pecos St., Unit F
Denver CO, 80211
303-325-3271
Lighting Consultant
LS Group
Contact: Sarah Erickson
2727 W 2nd Ave.
Denver CO, 80219
720-938-2442
Sustainability Consultant
Group14
Contact: Susan Reilly
1325 E 16th Avenue
Denver CO, 80218
720-221-1073
Envelope Consultant
Lerch Bates
Contact: Rick Shimonek
6275 Joyce Dr. Suite 200
Arvada CO, 80403
1345 28TH STREET
A34 CONCEPTUAL RENDERINGS
A35 CONCEPTUAL RENDERINGS
A36 CONCEPTUAL RENDERINGS
A37 CONCEPTUAL RENDERINGS
A42 3D VIEWS AND DETAILS
A43 3D VIEWS AND DETAILS
A44 3D VIEWS AND DETAILS
A45 3D VIEWS AND DETAILS
A46 3D VIEWS AND DETAILS
A47 3D VIEWS AND DETAILS
A48 WALL SECTIONS AND DETAILS
A49 WALL SECTIONS AND DETAILS
A60 MECHANICAL SCREENING STUDY
A61 MECHANICAL SCREENING STUDY
A62 MECHANICAL SCREENING STUDY
A00 COVER SHEET
A11 SITE PLAN
A12 LEVEL 1 PLAN
A13 LEVEL 2 PLAN
A14 LEVEL 3 PLAN
A15 LEVEL 4 PLAN
A16 ROOF PLAN
A17 FLOOR AREAS
A18 SHADOW ANALYSIS
A20 BUILDING MATERIALS
A21 BUILDING ELEVATIONS
A22 ELEVATIONS BUILDING 1
A23 ELEVATIONS BUILDING 1 COURTYARD
A24 ELEVATIONS BUILDING 2
A25 ELEVATIONS BUILDING 2 EAST
COURTYARD
A26 ELEVATIONS BUILDING 2 WEST
COURTYARD
A27 ELEVATIONS BUILDING 3
A28 ELEVATIONS BUILDING 3 COURTYARD
A30 BUILDING SECTIONS
A31 BUILDING SECTIONS
A33 HEIGHT MODIFICATION - PROXIMAL
BUILDING HEIGHT
SHEET INDEX:PROJECT LOCATION:
PROJECT DATA:
SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
27 of 160
331
D
AFUP
UP
UP
UP
UP
UP
UP
UP
UP
ARCHITECTURAL SITE PLAN
1. DIMENSIONS TO PROPERTY LINE (PL) ARE SHOWN FOR
ZONING SETBACKS ONLY. REFERENCE CIVIL FOR
BUILDING PLACEMENTS.
2. FOR UNIT LABELS AND UNIT FLOOR AREAS, REFER TO
INCLUSIONARY HOUSING UNIT INFORMATION EXCEL
SPREADSHEET.
PRIMARY RESIDENT/VISITOR BUILDING ENTRY
PRIMARY RESIDENT BUILDING ENTRY
BIKE ROOM BUILDING ENTRY
TRASH / MAINTENANCE ACCESS
BICYCLE ACCESS RAMP
BUILDING 3
5290.1' USGS
BUILDING HEIGHT
LOW POINT
BUILDING 2
5288.5' USGS
BUILDING HEIGHT
LOW POINT
BUILDING 1
5287.7' USGS
BUILDING HEIGHT
LOW POINT
25'-0"25'-0"25'-0"1
0
0
Y
E
A
R
F
L
O
O
D
H
I
G
H
H
A
Z
A
R
D
(E)
APARTMENTS
(E)
RETAIL
(E)
RETAIL
B O U L D E R C R E E K
BUILDING 3
Floodplain Elevation (FPE): 5297.2
Finish Floor Elevation (FFE): 5297.4
84'-1" TO PL
140'-9" TO PL
BLDG 3321'-11" TO PLBLDG 337'-9" TO PLLEVEL 4
ROOF DECK
LEVEL 4
ROOFDECKFOLSOM ST.28TH ST.WATER ENTRY
WATER ENTRY
WATER ENTRY
OLSON DRIVE
BLDG 238'-1" TO PLBLDG 166'-8" TO PLBLDG 2409'-0" TO PLBLDG 1332'-5" TO PLROW DEDICATION,
RE: CIVIL
PROPERTY LINE
EXISTING TO REMAIN
LEASED COMMERCIAL
BEAR RESISTANT
WASTE ENCLOSURE
Trash/
Recycling/
Compost
AT GRADE, THERMALLY-TEMPERED
POOL EQUIPMENT ROOM ~10'X20'
WITH ADJACENT OVERHEAD TRELLIS.
BUILDING 1
Floodplain Elevation (FPE): 5293.6
Finish Floor Elevation (FFE): 5293.8
BUILDING 2
Floodplain Elevation (FPE): 5295.3
Finish Floor Elevation (FFE): 5295.5
25'
-0"POOL EQUIPMENT ROOM
5289.1 USGS
BUILDING HEIGHT
LOW POINT
FENCE WITH ACCESS GATES TO
SCREEN ELECTRICAL EQUIPMENT,
EQUIPMENT TO BE MOUNTED ABOVE
BASE FLOOD ELEVATION
FENCE WITH ACCESS GATES TO
SCREEN ELECTRICAL EQUIPMENT,
EQUIPMENT TO BE MOUNTED ABOVE
BASE FLOOD ELEVATION
FENCE WITH ACCESS GATES TO
SCREEN ELECTRICAL EQUIPMENT,
EQUIPMENT TO BE MOUNTED ABOVE
BASE FLOOD ELEVATION
0'120'60'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
SITE PLAN | A11
Attachment A (1) - Applicant's Proposed Plans
28 of 160
WHWHWHWH1
0
0
Y
E
A
R
F
L
O
O
D
H
I
G
H
H
A
Z
A
R
D
B O U L D E R C R E E K
BUILDING 3
Floodplain Elevation (FPE): 5297.2
Finish Floor Elevation (FFE): 5297.4
Studio
1 Bed
2 Bed
3 Bed
4 Bed
Amenity
B.O.H.
Circulation
BIKE
WASTE
STUDY
WASTE
BIKE
ENTRY
CORRIDOR
WATER ENTRY
BIKE
CLUBROOM
FIREPLACE
FITNESS
WASTE
BULLPEN
162'-0"46'-0"258'-0"42'-0"158'-0"
PERCH248'-10"201'-6"25'-0"269'-0"33'-1"341'-9"ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
PRIMARY RESIDENT / VISITOR
BUILDING ENTRY
PRIMARY RESIDENT BUILDING
ENTRY
PRIMARY RESIDENT / BIKE
ROOM BUILDING ENTRY
TRASH / MAINTENANCE
ACCESS
BICYCLE ACCESS RAMP
58'-0"
COURTYARD
46'-0"58'-0"
MULTI-USE PATH
46'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
N/S CONNECTION
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
ROW DEDICATION,
RE: CIVIL
PROPERTY LINE
BUILDING 3 BUILDING 2 BUILDING 1
WATER ENTRY
ELEC / IDF JAN
MECH
MECH ELEC
MECH
ELEC
MECH
IDF
LEASING
3-STREAM
Trash/Recycling/Compost
3-STREAM
Trash/Recycling/Compost
3-STREAM
Trash/Recycling/Compost
MECHELEC / IDFPACKAGE
MAIL ROOM
BREAK ROOMJAN MECH
MECH MECHPOOLEQUIPMENTMEN'S
RESTROOM
WOMEN'S
RESTROOM
GOLF
SIMULATOR
CORRIDORHOLDING
COMPOST
ELEC
COMPOST
COMPOST
MECHMECH IDF JAN
STUDY ROOM
SAUNA
MDF
BUILDING 2
Floodplain Elevation (FPE): 5295.3
Finish Floor Elevation (FFE): 5295.5
BUILDING 1
Floodplain Elevation (FPE): 5293.6
Finish Floor Elevation (FFE): 5293.8
20'-0"10'-0"
BIKE
Electrical outlets provided
for e-bike charging at
interior bike rooms, typical.
Electrical outlets provided
for e-bike charging at
interior bike rooms, typical.
MAINTENANCE
SHOP
ELECWATER ENTRY
0'96'48'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
LEVEL 1 PLAN | A12
Courtyard opens to creek
Multi-use path
View through building
East-west bar with north-
south bars towards creek
Precedent Image
Precedent Image
Precedent Image
Precedent Image
Precedent Image
Attachment A (1) - Applicant's Proposed Plans
29 of 160
WHWH
STUDY
STUDY
248'-10"269'-0"33'-1"ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ROW DEDICATION,
RE: CIVIL
PROPERTY LINE
Studio
1 Bed
2 Bed
3 Bed
4 Bed
Amenity
B.O.H.
Circulation
ELEC / IDF JAN
MECH
STUDY
MECH
ELEC
MECH
JAN
IDF
MECH
STUDY
MECH
ELEC / IDF
WASTE
STUDY
ELEC / IDF
MECH
JANSTUDY
ELEC / IDF
STORAGE
STUDY
MECH
STORAGEWASTESTUDY STO
162'-0"46'-0"258'-0"42'-0"158'-0"
58'-0"
COURTYARD
46'-0"58'-0"
MULTI-USE PATH
46'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
N/S CONNECTION
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
BUILDING 3 BUILDING 2 BUILDING 1201'-6"21'-5"3'-7"279'-5"253'-7"341'-9"STUDY
ELEC
WASTE
ELU
<475 SF
JAN
0'96'48'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
LEVEL 2 PLAN | A13
1/32" = 1'-0"
LEVEL 2 ENTITLEMENT
Express circulation to break up
massing and help wayfinding
Rhythm and repetition
at bars facing creek
Precedent Image
Precedent Image
Precedent Image
Attachment A (1) - Applicant's Proposed Plans
30 of 160
WH 279'-5"253'-7"248'-10"201'-6"21'-5"3'-7"269'-0"33'-1"341'-9"ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ROW DEDICATION,
RE: CIVIL
PROPERTY LINE
Studio
1 Bed
2 Bed
3 Bed
4 Bed
Amenity
B.O.H.
Circulation
ELEC / IDF JAN
MECH
STUDY
MECH
STUDY
ELEC
MECH
JANIDFMECH
STUDY
MECH
ELEC / IDFWASTESTUDY
STUDY
WASTE
STUDY
ELEC
MECH
JAN
STUDY
ELEC
STORAGE
STUDY
MECH
STORAGE
JAN
STORAGE
162'-0"46'-0"258'-0"42'-0"158'-0"
58'-0"
COURTYARD
46'-0"58'-0"
MULTI-USE PATH
46'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
N/S CONNECTION
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
BUILDING 3 BUILDING 2 BUILDING 1
STUDY
ELU
<475 SF
ELEC
WASTE
0'96'48'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
LEVEL 3 PLAN | A14
1/32" = 1'-0"
LEVEL 3 ENTITLEMENT
Smaller scale as building
blends into nature facing creek
Balconies create human
scale and break up massing
Express entrances
with circulation slots
Precedent Image
Precedent Image
Precedent Image
Precedent Image
Attachment A (1) - Applicant's Proposed Plans
31 of 160
WHWH 257'-3"226'-10"248'-10"182'-11"25'-0"269'-0"33'-1"321'-11"ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ELU
<475 SF
ROW DEDICATION,
RE: CIVIL
PROPERTY LINE
Studio
1 Bed
2 Bed
3 Bed
4 Bed
Amenity
B.O.H.
Circulation
ELEC ELEC / IDF / PVJAN
MECH
STUDY
MECH
STUDY
ELEC
MECH
JAN
IDF
MECH
STUDY
MECH
ELEC / IDF / PVSTUDYSTORAGE
STUDY
WASTE
STUDY
ELEC / IDF
MECH
JAN
STUDY
ELEC / IDF
STUDY
MECH
STORAGE
JAN
WASTEELEC / PV
162'-1"46'-0"258'-0"42'-0"158'-0"
58'-0"
COURTYARD
46'-0"58'-0"
MULTI-USE PATH
46'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
N/S CONNECTION
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
BUILDING 3 BUILDING 2 BUILDING 1
STUDY
LEVEL 4 AMENITY ROOF DECK
ELU
<475 SF
WASTE
0'96'48'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
LEVEL 4 PLAN | A15
1/32" = 1'-0"
LEVEL 4 ENTITLEMENT
Architecture and landscape
meet seamlessly
Quiet roof decks face
creek and Flatirons
Precedent Image
Precedent Image
Precedent Image
Precedent Image
Attachment A (1) - Applicant's Proposed Plans
32 of 160
WHWHWH
BUILDING 3
HIGHEST POINT
ABOVE GRADE
BUILDING 2
HIGHEST POINT
ABOVE GRADE
BUILDING 1
HIGHEST
POINT ABOVE
GRADE
PHOTOVOLTAIC SOLAR PANELS
LAYOUT/EXTENT TBD
BUILDING 3 BUILDING 2 BUILDING 1257'-3"226'-10"248'-10"182'-11"25'-0"269'-0"33'-1"321'-11"58'-0"
COURTYARD
46'-0"58'-0"
MULTI-USE PATH
46'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
N/S CONNECTION
42'-0"58'-0"
COURTYARD
42'-0"58'-0"
ROW DEDICATION,
RE: CIVIL
PROPERTY LINE
STAIR
OVERRUN
STAIR
OVERRUN
STAIR
OVERRUNELEVATOR OVERRUNELEVATOR OVERRUNELEVATOR OVERRUNMECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
162'-0"46'-0"258'-0"42'-0"158'-0"
LEVEL 4 AMENITY ROOF DECK
PHOTOVOLTAIC SOLAR PANELS
LAYOUT/EXTENT TBD
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
PHOTOVOLTAIC SOLAR PANELS
LAYOUT/EXTENT TBD
PHOTOVOLTAIC SOLAR PANELS
LAYOUT/EXTENT TBD
BUILDING HEIGHT
1. BUILDING HEIGHT IS MEASURED FROM LOW POINT (RE: SITE PLAN) TO TOP
OF ROOF SHEATHING, PER 9-7-5 BUILDING HEIGHT (B) AND 9-7-7 BUILDING
HEIGHT APPURTENANCES (A)(1).
A. PARAPETS ARE MEASURED FROM T.O. ROOF SHEATHING AT
PERIMETER WALL TO TOP OF PARAPET COPING CAP.
B. PER 9-7-7 (A)(5) A PARAPET WALL MAY EXCEED THE HEIGHT
REQUIREMENTS OF THIS TITLE BY UP TO 18" IF THE PARAPET IS
NECESSARY TO ACCOMMODATE ROOFTOP DRAINAGE OR TO PROVIDE
FIRE PROTECTION.
C. PARAPET WALLS ONLY EXCEED THE HEIGHT REQUIREMENTS BY LESS
THAN 18".
2. FOR LOCATION AND EXTENT OF SCREENING AT ROOFTOP MECHANICAL
EQUIPMENT, REFER TO ROOF PLAN
A. THE EXTENT AND HEIGHT OF THE SCREEN IS THE MINIMUM
APPROPRIATE TO ADEQUATELY SCREEN THE MECHANICAL EQUIPMENT
PER 9-9-7 (A)(4)(C).
B. THE PROPOSED SCREENING IS MINIMUM TO AVOID INCREASING THE
APPARENT HEIGHT OF THE WALLS OF THE BUILDING PER 9-7-7 (A)(4)(D).
0'96'48'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
ROOF PLAN | A16
1/32" = 1'-0"
ROOF ENTITLEMENT
Rooftop Solar
(layout and extent TBD)
Level 4 setback on south
facade facing creek
Precedent Image
Precedent Image
Attachment A (1) - Applicant's Proposed Plans
33 of 160
32,100 SF
BUILDING 1 - LEVEL 1
42,202 SF
BUILDING 2 - LEVEL 1
36,988 SF
BUILDING 3 - LEVEL 1
** GENERAL NOTE: FLOOR AREA AS DEFINED IN SECTION 9-16-1 OF THE BOULDER MUNICIPAL
CODE AS MEASURED TO THE OUTSIDE SURFACE OF THE EXTERIOR FRAMING, WHICH INCLUDES
STAIRWAYS, ELEVATORS, AND THE PORTIONS OF ALL EXTERIOR ELEVATED ABOVE GRADE
CORRIDORS, BALCONIES, AND WALKWAYS THAT ARE REQUIRED FOR PRIMARY OR SECONDARY
EGRESS (EGRESS PATHS AS DEFINED IN CHAPTER 10-5 OF THE "BUILDING CODE"). ATRIUM
SPACES, COURTYARD SPACES, AND STAIRWAY OPENINGS AT THE UPPERMOST FLOOR OF THE
BUILDING, AND FLOOR AREA THAT MEETS THE DEFINITION OF UNINHABITABLE SPACE HAVE
BEEN EXCLUDED
BUILDING 1 - LEVEL 1
BUILDING 2 - LEVEL 1
BUILDING 3 - LEVEL 1
231 SF
BUILDING 1 - LEVEL 1
29,563 SF
BUILDING 1 - LEVEL 2
42,282 SF
BUILDING 2 - LEVEL 2
37,094 SF
BUILDING 3 - LEVEL 2
BUILDING 1 - LEVEL 2
BUILDING 2 - LEVEL 2
BUILDING 3 - LEVEL 2
31,702 SF
BUILDING 1 - LEVEL 3
42,282 SF
BUILDING 2 - LEVEL 3
37,094 SF
BUILDING 3 - LEVEL 3
BUILDING 1 - LEVEL 3
BUILDING 2 - LEVEL 3
BUILDING 3 - LEVEL 3
31,702 SF
BUILDING 1 - LEVEL 4
38,586 SF
BUILDING 2 - LEVEL 4
34,861 SF
BUILDING 3 - LEVEL 4
BUILDING 1 - LEVEL 4
BUILDING 2 - LEVEL 4
BUILDING 3 - LEVEL 4
0'120'60'
NN
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
FLOOR AREAS | A17
LEVEL 1 - GSF SITE REVIEW
LEVEL 2 - GSF SITE REVIEW
LEVEL 3 - GSF SITE REVIEW
LEVEL 4 - GSF SITE REVIEW
Attachment A (1) - Applicant's Proposed Plans
34 of 160
2
45
6
7
8
1
3
11
1
2
67
89
10
1314 15
16
19
22
2526
2728
29
33
34
4043
44
4749
5051
12
1 2
3 4
567 8
911
13141516
17
19
212223 24
25
27
2930
3132
3336
39
41
43
46
47
12
34
5 6
7 89 10
11 12
13141516
1719
21
2324
2627
28
313233 34
3538
41
4344
4546
47
495051 52
5356
57
5960
6162
63
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
PROPOSED BUILDING
*NOTE: TIMES ARE RELATIVE TO LOCAL SOLAR NOON,
AND ARE NOT ADJUSTED FOR DAYLIGHT SAVINGS
35' MASS AT THE REQUIRED SETBACK
(MEASURED FROM BUILDING 1 -LEVEL 1)
SHADOW
A shadow analysis, as described in the solar analysis
instructions provided by the city manager, that shows the
shadow cast by a thirty-five foot building located at the required
setback and the shadow cast by the proposed building.
RH-5
BT-1
BR-1
SA AREA II
SA AREA III
SA AREA III
FROM PL
20'-0"FROM PL20'-0"FROM PL
20'-0"FROM PL20'-0"Step 1 Step 2 Step 3 Step 4
Roof Element
(y)
Elevation of
Roof Element (y)
Elevation of Grade at
Property line (x)
Relative Height of
Roof Element (h)Length of Shadow (L)
10:00 AM 2:00 PM 10:00 AM 2:00 PM 10:00 AM 2:00 PM
1 5334.33 5295.23 - 39.10 37.37
2 5334.33 5295.24 - 39.09 37.34
3 5344.89 5295.25 - 49.64 65.30
4 5344.89 5295.06 - 49.83 65.80
5 5344.89 5295.06 - 49.83 65.80
6 5344.89 5294.03 - 50.86 68.53
7 5344.89 5294.03 - 50.86 68.53
8 5344.89 5292.01 - 52.88 73.88
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Notes:
1- Protected property adjacent to the site is to the west of Building 3.
2- Afternoon shadows do not shade protected property to west, and therefore 2:00 PM shadows are excluded from the worksheet.
3- Solar Analysis Worksheet Shadows (L) are shown in orange on DEC 21 - 10:00 AM view.
4- Adjusted Length of Shadow (L) assumes the Solar Fence Height (25') is subtracted from the Relative Height of Roof Element (h).
5- The "elevation of roof elements" and "elevation at grade at property line" are listed as USGS elevations.
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
SHADOW ANALYSIS | A18
JUNE 21 - 10AM
DEC 21 - 12PM DEC 21 - 2PM
MAR/SEPT 21 - 12PM MAR/SEPT 21 - 2PM
DEC 21 - 10AM
JUNE 21 - 12PM JUNE 21 - 2PM
MAR/SEPT 21 - 10AM
35' MASS - JUNE 10AM 35' MASS - JUNE 12PM 35' MASS - JUNE 2PM
35' MASS - MAR/SEPT 10AM 35' MASS - MAR/SEPT 12PM 35' MASS - MAR/SEPT 2PM
35' MASS - DEC 2PM35' MASS - DEC 12PM35' MASS - DEC 10AM
NN
Attachment A (1) - Applicant's Proposed Plans
35 of 160
BRICK 1 -DARK (BRK 1)
INTERSTATE BRICK
MOCHA, MATTE, MODULAR
CORRUGATED METAL PANEL
BERRIDGE METAL PANEL
MTL 1 -ZINC GRAY HR-16 NARROW -DARK
MTL 2 -CITYSCAPE HS-8 WIDE -LIGHT
THERMALLY TREATED WOOD (WD 1, WD 2)
CLEAR PINE CLADDING;
RE: BUILDING ELEVATIONS FOR ORIENTATION
BRICK 2 -MEDIUM (BRK 2)
INTERSTATE BRICK
CEDAR, MATTE, MODULAR
CI SYSTEM (CIS)
PAREX
GRAY-WHITE ACRYLIC COATING
SAND FINE FINISH
BRICK 3 -LIGHT (BRK 3)
INTERSTATE BRICK,
SAWGRASS, MATTE, MODULAR
GLAZING
VITRO LOW-E GLASS
*USED AT PUNCHED OPENING WINDOWS, STOREFRONTS, CURTAIN WALLS
METAL RAILING
* USED AT CANTILEVERED AND INSET BALCONIES
MATERIAL PALETTE
BOARD FORM CONCRETE (CP-1)
* USED AT GROUND LEVEL (AT-GRADE) BALCONIES
PHOTO EXHIBIT OF MATERIAL BOARD
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
BUILDING MATERIALS | A20
Attachment A (1) - Applicant's Proposed Plans
36 of 160
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
Attachment A (1) - Applicant's Proposed Plans
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1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
T.O.
1/16" = 1'-0"
BUILDING 3 - WEST COURTYARD ELEVATION
LEVEL 4 -BLDG 3
136'-11 59/64"
MAX HEIGHT -BLDG 3
5,345.05'
LOW POINT -BLDG 3
5,290.05'
LEVEL 1 -BLDG 3
103'-7 59/64" (5297.41')
LEVEL 2 -BLDG 3
115'-7 59/64"
LEVEL 3 -BLDG 3
126'-3 59/64"
ROOF SHEATHING -BLDG 3
149'-6 59/64"
T.O. PARAPET -BLDG 3
152'-0 43/64"
Attachment A (1) - Applicant's Proposed Plans
44 of 160
MAX HEIGHT -BLDG 3
5,345.05'
LOW POINT -BLDG 3
5,290.05'LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LOW POINT -BLDG 2
5,288.45'
MAX HEIGHT -BLDG 2
5,343.45'
MULTI-USE
PATH
NORTH / SOUTH
CONNECTION
PARKING
PARKING 28TH EXISTING BUILDING60'-0"EXISTING 5 STORY
HOTEL FOR SCALE
EXISTING 4 STORY
HOTEL FOR SCALE
EXISTING BUILDING44'-6"BUILDING 1BUILDING 2BUILDING 3
58'-0"
COURTYARD
42'-0"58'-0"42'-0"58'-0"
COURTYARD
42'-0"58'-0"
COURTYARD
42'-0"58'-0"46'-0"58'-0"
COURTYARD
46'-0"58'-0"
LEVEL 4 -BLDG 3
136'-11 59/64"
MAX HEIGHT -BLDG 3
5,345.05'
LOW POINT -BLDG 3
5,290.05'
LEVEL 1 -BLDG 3
103'-7 59/64" (5297.41')
LEVEL 2 -BLDG 3
115'-7 59/64"
LEVEL 3 -BLDG 3
126'-3 59/64"
BUILDING 3
COURTYARD 53'-3 41/128" (53'-3 1/4") TO ROOFMAXIMUM HEIGHT55'-0"12'-7"10'-8"10'-8"12'-0"T.O. ROOF SHEATHING -BLDG 3
149'-6 59/64"
T.O. PARAPET -BLDG 3
152'-0 43/64"
_______
A30
5
Sim 2'-5 3/4" PARAPETLEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
LEVEL 1 -BLDG 2
101'-9" (5295.50')
LEVEL 2 -BLDG 2
113'-9"
LEVEL 3 -BLDG 2
124'-5"
LEVEL 4 -BLDG 2
135'-1"
LOW POINT -BLDG 2
5,288.45'
MAX HEIGHT -BLDG 2
5,343.45'MAXIMUM HEIGHT55'-0"MAXIMUM HEIGHT55'-0"CLUBROOM
FIREPLACE
MULTI-USE PATH BUILDING 1BUILDING 2
STUDY
STUDY
STUDY
BIKE
Studio
1 Bed
2 Bed
4 Bed
Amenity
Circulation53'-4 51/256" (53'-4 1/4") TO ROOF52'-11 77/128" (52'-11 1/2") TO ROOF12'-7"10'-8"10'-8"13'-4"12'-7"10'-8"10'-8"12'-0"COURTYARDCOURTYARD COURTYARD
T.O. ROOF SHEATHING -BLDG 1
147'-3"
T.O. ROOF SHEATHING -BLDG 2
147'-8"
T.O. PARAPET -BLDG 1
150'-2 3/4"
T.O. PARAPET -BLDG 2
150'-10"
_______
A30
4
Sim 2'-11 3/4" PARAPET3'-2" PARAPETBUILDING HEIGHT
1. BUILDING HEIGHT IS MEASURED FROM LOW POINT (RE: SITE PLAN) TO TOP
OF ROOF SHEATHING, PER 9-7-5 BUILDING HEIGHT (B) AND 9-7-7 BUILDING
HEIGHT APPURTENANCES (A)(1).
A. PARAPETS ARE MEASURED FROM T.O. ROOF SHEATHING AT
PERIMETER WALL TO TOP OF PARAPET COPING CAP.
B. PER 9-7-7 (A)(5) A PARAPET WALL MAY EXCEED THE HEIGHT
REQUIREMENTS OF THIS TITLE BY UP TO 18" IF THE PARAPET IS
NECESSARY TO ACCOMMODATE ROOFTOP DRAINAGE OR TO PROVIDE
FIRE PROTECTION.
C. PARAPET WALLS ONLY EXCEED THE HEIGHT REQUIREMENTS BY LESS
THAN 18".
2. FOR LOCATION AND EXTENT OF SCREENING AT ROOFTOP MECHANICAL
EQUIPMENT, REFER TO ROOF PLAN
A. THE EXTENT AND HEIGHT OF THE SCREEN IS THE MINIMUM
APPROPRIATE TO ADEQUATELY SCREEN THE MECHANICAL EQUIPMENT
PER 9-9-7 (A)(4)(C).
B. THE PROPOSED SCREENING IS MINIMUM TO AVOID INCREASING THE
APPARENT HEIGHT OF THE WALLS OF THE BUILDING PER 9-7-7 (A)(4)(D).
LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
5'-0"
CONCRETE
6'-0"
PARKING
AREA
VEHICLE CHARGING EQUIPMENT
WINDOW
TREATMENTS AT
RESIDENTIAL UNITS
SIDEWALK
PLANTING AREA
LEVEL 1 -BLDG 3
103'-7 59/64" (5297.41')
LEVEL 2 -BLDG 3
115'-7 59/64"
CONCRETE
6'-0"2'-0"
SIDEWALK PLANTING AREA
PARKING
AREA
WINDOW
TREATMENTS AT
RESIDENTIAL UNITS
VEHICLE CHARGING
EQUIPMENT
0'48'24'
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
BUILDING SECTIONS | A30
1" = 30'-0"
SECTION - ENTITLEMENT - ALL BUILDINGS
1/16" = 1'-0"
SECTION - ENTITLEMENT - BLDG 3
1/16" = 1'-0"
SECTION - ENTITLEMENT - BLDGS 1 AND 2
1/8" = 1'-0"
BLDG 1 BASE OF WALL - EASTSIDE
1/8" = 1'-0"
BLDG 3 BASE OF WALL - WESTSIDE
Attachment A (1) - Applicant's Proposed Plans
45 of 160
LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
2 Bed
4 Bed
Amenity
Circulation
CREEK
BUILDING 1 MAXIMUM HEIGHT55'-0"12'-7"10'-8"10'-8"13'-4"FITNESS CLUBROOM
FIREPLACE ENTRY CORRIDOR
T.O. ROOF SHEATHING -BLDG 1
147'-3"
T.O. PARAPET -BLDG 1
150'-2 3/4"53'-4 51/256" (53'-4 1/4") TO ROOFBUILDING 1 2'-11 3/4" PARAPETLEVEL 1 -BLDG 2
101'-9" (5295.50')
LEVEL 2 -BLDG 2
113'-9"
LEVEL 3 -BLDG 2
124'-5"
LEVEL 4 -BLDG 2
135'-1"
LOW POINT -BLDG 2
5,288.45'
MAX HEIGHT -BLDG 2
5,343.45'
CREEK
BUILDING 2 MAXIMUM HEIGHT55'-0"52'-11 77/128" (52'-11 1/2") TO ROOF12'-7"10'-8"10'-8"12'-0"STUDY
T.O. PARAPET -BLDG 2
150'-10"
Studio
1 Bed
2 Bed
4 Bed
Amenity
BUILDING 2 3'-2" PARAPETLEVEL 4 -BLDG 3
136'-11 59/64"
MAX HEIGHT -BLDG 3
5,345.05'
LOW POINT -BLDG 3
5,290.05'
LEVEL 1 -BLDG 3
103'-7 59/64" (5297.41')
LEVEL 2 -BLDG 3
115'-7 59/64"
LEVEL 3 -BLDG 3
126'-3 59/64"
CREEK
BUILDING 3 53'-3 41/128" (53'-3 1/4") TO ROOFMAXIMUM HEIGHT55'-0"T.O. ROOF SHEATHING -BLDG 3
149'-6 59/64"
T.O. PARAPET -BLDG 3
152'-0 43/64"12'-7"10'-8"10'-8"12'-0"BUILDING 3 2'-5 3/4" PARAPETBUILDING HEIGHT
1. BUILDING HEIGHT IS MEASURED FROM LOW POINT (RE: SITE PLAN) TO TOP
OF ROOF SHEATHING, PER 9-7-5 BUILDING HEIGHT (B) AND 9-7-7 BUILDING
HEIGHT APPURTENANCES (A)(1).
A. PARAPETS ARE MEASURED FROM T.O. ROOF SHEATHING AT
PERIMETER WALL TO TOP OF PARAPET COPING CAP.
B. PER 9-7-7 (A)(5) A PARAPET WALL MAY EXCEED THE HEIGHT
REQUIREMENTS OF THIS TITLE BY UP TO 18" IF THE PARAPET IS
NECESSARY TO ACCOMMODATE ROOFTOP DRAINAGE OR TO PROVIDE
FIRE PROTECTION.
C. PARAPET WALLS ONLY EXCEED THE HEIGHT REQUIREMENTS BY LESS
THAN 18".
2. FOR LOCATION AND EXTENT OF SCREENING AT ROOFTOP MECHANICAL
EQUIPMENT, REFER TO ROOF PLAN
A. THE EXTENT AND HEIGHT OF THE SCREEN IS THE MINIMUM
APPROPRIATE TO ADEQUATELY SCREEN THE MECHANICAL EQUIPMENT
PER 9-9-7 (A)(4)(C).
B. THE PROPOSED SCREENING IS MINIMUM TO AVOID INCREASING THE
APPARENT HEIGHT OF THE WALLS OF THE BUILDING PER 9-7-7 (A)(4)(D).
0'48'24'
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
BUILDING SECTIONS | A31
1/16" = 1'-0"
ENTITLEMENT SECTION - BLDG 1
1/16" = 1'-0"
ENTITLEMENT SECTION - BLDG 2
1/16" = 1'-0"
ENTITLEMENT SECTION - BLDG 3
Attachment A (1) - Applicant's Proposed Plans
46 of 160
UP
UP
UP
UP
UP
UPUP
UP
UP
1
B O U L D E R C R E E K
2 3
5
4FOLSOM ST.28TH ST.TAFT DR.
OLSON DRIVE
TYP
100'-0" FROM PL
ROW DEDICATION, RE: CIVIL
PROPERTY LINE
1.
2.
3.
4.
5.
HEIGHT MODIFICATION -WRITTEN STATEMENT
A written statement and drawings which describes the way in which the proposal accommodates pedestrians, including without limitation
uses proposed for the ground level, percent of transparent material at the ground level, and signage and graphics.
The proposed design accommodates pedestrians by integrating more active uses on the ground level, scaling down the building
massing, maintaining appropriate ground level transparency, and providing pedestrian-oriented graphics and signage.
The more public building along 28th Street (Building 1) will house the leasing and primary amenity zones for the project. The main point
of entry fronts 28th Street – the entry will be clad with a welcoming wood material and it will have a large expanse of glazing into a two-
story leasing space. Designed to work with the constraints of the site, the project is planned to activate and improve the creek,
strengthen engagement to natural surroundings, and improve connectivity to existing multi-use paths and neighborhoods. The multi-use
path will be fronted with active amenity program uses including: the gym, club house and active, outdoor “perch”. Refer to architectural
plans for program uses.
The massing strategy helps step the building down to a pedestrian scale, particularly towards the creek. Refer to 'Proposed Concept'
massing diagrams in the Written Statement. The buildings are carefully situated in the landscape to accommodate the floodplain and will
step down with the grade, helping to break down the scale and create various outdoor rooms. With the rhythm of mass-open, or building-
courtyard, the project seeks to visually open itself up to the path and create an engaging experience to the community. The upper-level
setbacks at the south elevation reduce the perceived height of the building.
The ground level transparency creates interest and interaction at the ground level for adjacent pedestrians. Refer to architectural building
elevations for the ground level transparency percentages on elevations fronting the public way. The amenity uses offer large expanse of
glazing; the main entry at Building 1 provides views through the building to connect to the outdoor courtyard. Each unit balcony offers a
cadence at the ground floor with ample glazing.
The architectural building elevations indicate placeholder building signage, which will be reviewed in separate submittals.
PROXIMAL BUILDINGS
APPROXIMATE HEIGHT
AND BUILDING STORIES
1. HARVEST MANOR APARTMENTS INC
1444 FOLSOM ST 19'-0" 2 STORIES
2. FLOWER CHILD
2580 ARAPAHOE AVE 24'-0" 1 STORY
3. SAFEWAY
2798 ARAPAHOE AVE 23'-0" 1 STORY
4. UNIVERSITY VILLAGE AT BOULDER CREEK
2275 TAFT DR 49'-0" 4 STORIES
5. THE CARILLON AT BOULDER CREEK
2525 TAFT DR 94'-0" 9 STORIES
A list of the height of each principal building located or known to be proposed
or approved within one hundred feet of the proposed project.
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
HEIGHT MODIFICATION - PROXIMAL BUILDING HEIGHT | A33
1" = 100'-0"
SITE PLAN - NEIGHBORING BUILDINGS
NN
Attachment A (1) - Applicant's Proposed Plans
47 of 160
NFOLSOM STREET28TH STREETBOULDER CREEK
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
CONCEPTUAL RENDERINGS | A34
1
3
2
VIEW FROM CREEK LOOKING WEST02 VIEW FROM 28TH01
AERIAL VIEW ABOVE CREEK LOOKING NORTHWEST03
Attachment A (1) - Applicant's Proposed Plans
48 of 160
NFOLSOM STREET28TH STREETBOULDER CREEK
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
CONCEPTUAL RENDERINGS | A35
2
1
3
VIEW LOOKING NORTH IN BUILDING 1 COURTYARD02 VIEW LOOKING NORTH IN BUILDING 2 COURTYARD01
VIEW LOOKING SOUTH FROM BUILDING 2 COURTYARD03
Attachment A (1) - Applicant's Proposed Plans
49 of 160
NFOLSOM STREET28TH STREETBOULDER CREEK
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
CONCEPTUAL RENDERINGS | A36
VIEW LOOKING WEST FROM BUILDING 1 TO BUILDINGS 2 AND 302 VIEW LOOKING WEST ON BUILDING 1 EAST01
VIEW LOOKING AT BUILDING 2 AND BUILDING 3 NORTH03
2
1
3
Attachment A (1) - Applicant's Proposed Plans
50 of 160
NFOLSOM STREET28TH STREETBOULDER CREEK
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
CONCEPTUAL RENDERINGS | A37
2
1
VIEW LOOKING EAST ON BUILDING 3 WEST02 VIEW LOOKING AT BUILDING 3 NORTHEAST CORNER01
3
VIEW LOOKING AT BUILDING 3 NORTH ENTRY03
Attachment A (1) - Applicant's Proposed Plans
51 of 160
CONC SLAB ISOLATION JOINT FILLERVARIESINTERIOREXTERIOR
GLAZED ALUMINUM CURTAIN WALL
SYSTEM
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
JOINT SEALANT, MATCH ADJACENT
EXTERIOR FINISH COLOR
FOAM BOARD INSULATION
TO DEPTH PER CODE REQUIREMENT
PREFINISHED METAL FLASHING, FINISH
TO MATCH CURTAIN WALL, OVER
INSULATION AND BEHIND PAVING
CARRY WPING UP TO TOP OF
CONCRETE SLAB AND FOUNDATION
WALL, TYP.
DRAINAGE PANEL
GEOTEXTILE FABRIC OVER
DRAINBOARD, WRAP TOP OF FABRIC
OVER THICKNESS OF DRAINAGE
PANEL AT TOP TERMINATION
PREFINISHED METAL SILL FLASHING
WITH HEMMED DRIP EDGE
FLEXIBLE FLASHING, LAP OVER
EDGE OF FOUNDATION AND AWRB
FOAM BOARD INSULATION AT HEADER
WHERE PERMITTED STRUCTUALLY
JOINT SEALANT AND BACKER ROD
INTERIOR EXTERIOR
5/8" TYPE X GYP WALLBOARD
1/2"
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER THROUGH-WALL METAL
FLASHING
WOOD SIDING PANEL ATTACHED TO
SUB-FRAMING
WOOD SHIM / NAILER
RETURN
ALUMINUM FRAMED CURTAIN WALL
SYSTEM
PREFINISHED METAL FLASHING WITH
HEMMED EDGE
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AT ROUGH OPENING
JOINT SEALANT AND BACKER ROD
GLAZED ALUMINUM CURTAIN WALL
SYSTEM
WOOD SIDING PANEL
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
INTERIOR
EXTERIOR1/2"5/8" GWB RETURN AT WINDOW
JAMBS
WOOD SHIM / NAILER
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
PREFINISHED METAL SIDING TRIM
FOAM BOARD INSULATION
TO DEPTH PER CODE REQUIREMENT
INTERIOR EXTERIOR
ALUMINUM FRAMED STOREFRONT
SYSTEM
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
JOINT SEALANT, MATCH ADJACENT
EXTERIOR FINISH COLOR
PREFINISHED METAL FLASHING TO
MATCH CURTAIN WALL, OVER
INSULATION
3"CARRY WPING UP TO TOP OF
CONCRETE SLAB AND FOUNDATION
WALL, TYP.
DRAINAGE PANEL
GEOTEXTILE FABRIC OVER
DRAINBOARD, WRAP TOP OF FABRIC
OVER THICKNESS OF DRAINAGE
PANEL AT TOP TERMINATION
LANDSCAPE MATERIAL
PREFINISHED METAL SILL FLASHING
WITH HEMMED DRIP EDGE
FLEXIBLE FLASHING, LAP OVER
EDGE OF FOUNDATION AND AWRB
FOAM BOARD INSULATION AT HEADER
WHERE PERMITTED STRUCTUALLY
WITH DRIP AND END DAMS
METAL WALL PANEL
ALUMINUM FRAMED STOREFRONT
SYSTEM
JOINT SEALANT AND BACKER ROD
INTERIOR EXTERIOR JOINT SEALANT, MATCH WINDOW
FRAME COLOR
5/8" TYPE X GYP WALLBOARD
2"
WOOD SHIM / NAILER
PREFINISHED METAL FLASHING WITH
HEMMED EDGE
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER THROUGH-WALL METAL
FLASHING
RETURN
Z-GIRT SUBFRAMING SYSTEM
HSS8x4x1/4 STUB W/ CAP PLATE,
RE: STRUCTURE
SHOP-FABRICATED WOOD TRUSS
WOOD SIDING PANEL GIRT SYSTEM
WOOD SIDING SYSTEM
PRECAST STRUC CONC, RE: STRUC
STRUC STL FRAMING, RE: STRUC
WINDOW WALL ASSEMBLY
CONTINUOUS FLEXIBLE FLASHING
AROUND STUB PENETRATIONS AT
EXTERIOR WALL
PREFINISHED METAL THROUGH-
WALL FLASHING WITH HEMMED
EDGE
1/2"WRAP SELF-ADHERED FLEXIBLE
FLASHING AT WINDOW WALL
ROUGH OPENINGS, OVER WOOD
BLOCKING
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
EXTERIORINTERIOR
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
3D VIEWS AND DETAILS | A42
BUILDING 1 MAIN ENTRANCE AND LEASING
3" = 1'-0"
CURTAIN WALL SILL @ WOOD3
3" = 1'-0"
CURTAIN WALL HEAD @ WOOD4 3" = 1'-0"
CURTAIN WALL JAMB @ WOOD2
3" = 1'-0"
STOREFRONT SILL @ METAL PANEL5
3" = 1'-0"
STOREFRONT HEAD @ METAL PANEL6
5
1
2
3
4
1 1/2" = 1'-0"
BALCONY INSET @ WINDOW WALL1
6
Attachment A (1) - Applicant's Proposed Plans
52 of 160
WOOD SIDING PANEL GIRT SYSTEM
WOOD SIDING SYSTEM
1/2" MAX.
FOAM BOARD INSULATION
HSS8x4x1/4 STUB W/ CAP PLATE,
RE: STRUCTURE
SHOP-FABRICATED WOOD TRUSS
PRECAST STRUC CONC, RE: STRUC
CI SYSTEM WITH ACRYLIC COATING,
ROUGH SAND FINISH
RE: STRUCTURAL2"CONTINUOUS FLEXIBLE FLASHING AROUND
STUB PENETRATIONS AT EXTERIOR WALL
SEALANT JOINT AT CI SYSTEM AND
STUB INTERFACE
EXTEND CI SYSTEM ABOVE STEEL
SUPPORT, BEHIND PRECAST
CONC. DECK
PREFINISHED METAL THROUGH-
WALL FLASHING WITH HEMMED
EDGE
SIDING BEGINS 2" MIN. ABOVE TOP
OF CONCRETE DECK
INTERIOR EXTERIOR
PARAPET CLEATS SHALL BE SECURED 24" O.C. MAX WITH FASTENERS WITH NEOPRENE WASHERS. SLOTTED
HOLES SHALL BE PROVIDED AT ATTACHMENT POINT TO ALLOW FOR HORIZONTAL THERMAL MOVEMENT.
COPING LAPS SHALL BE SEALED
PARAPET COPING SHALL COMPLY WITH ANSI SPRI ES-1 SECTION 4.3 FOR LOW SLOPE ROOF EDGE
SECUREMENT.
CONTINUOUS PARAPET COPING CLEAT
SECURED AT 24" O.C.
TPO MEMBRANE ROOFING EXTENDED
OVER TOP OF NAILER AND SEALED TO
FACE OF AWRB
TOP OF PARAPET
1/2"AWRB
1/2" WD PANEL SHEATHING
FLEXIBLE FLASHING AT INSIDE AND
OUTSIDE CORNERS OF WD NAILER
PREFINISHED PARAPET COPING
SEALANT
CI SYSTEM WITH ACRYLIC COATING,
ROUGH SAND FINISH
FROM T.O. PARAPET COPING TO T.O. ROOF SHEATHINGPARAPET HEIGHT1/2" WD PANEL SHEATHING
AWRB
HIGH-DENSITY XPS BOARD INSULATION
SELF-ADHERED FLEXIBLE FLASHING
OVER PREFINISHED THROUGH-WALL
FLASHING
CI SYSTEM WITH ACRYLIC COATING,
ROUGH SAND FINISH
PREFINISHED METAL THROUGH WALL
FLASHING AT EXTERIOR WALL
TRANSITIONS, SECURED TO CLEAT
BLOCKING / WOOD NAILER
FLASHING CLEAT, FASTEN TO NAILER
5"
INTERIOR EXTERIOR
CI SYSTEM WITH ACRYLIC COATING,
ROUGH SAND FINISH
INTERIOR
1/2"
EXTERIOR
1/2" WD PANEL SHEATHING
WOOD SIDING SYSTEM
WOOD SIDING PANEL GIRT SYSTEM
AWRB
FOAM BOARD INSULATION
, CONTINUOUS WRAP AT BOTH ASSEMBLIES
PREFINISHED METAL TRIM CLOSURE
PIECE AT TERMINATION
WOOD SIDING SYSTEM
SLOPE
_______
A43
3
8"DECORATIVE METAL RAILINGS
PNTD HSS8x4x1/4 TUBE STEEL BEAM RE: STRUCTURE
PRECAST DECK
SHOP-FABRICATED WOOD TRUSS
AWRB, OVER WD PANEL SHEATHING, CONTINUOUS
BETWEEN EXTERIOR WALL SYSTEMS
3"
METAL EMBED PLATE, INSET 1/2"
INTO CONCRETE DECK
AT EACH TUBE STEEL POST
, AND AT END WALLS (BEYOND)
INTERIOR EXTERIOR
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
3D VIEWS AND DETAILS | A43
STAIR CIRCULATION EXPRESSED ON EXTERIOR, SET BACK TOWARDS CREEK
1 1/2" = 1'-0"
BALCONY INSET @ WOOD3
3" = 1'-0"
PARAPET COPING @ CI SYSTEM W12
3" = 1'-0"
CI SYSTEM TO BRICK TRANSITION DETAIL1
4
2
3
1
5
3" = 1'-0"
CI SYSTEM TO WOOD INSIDE CORNER41 1/2" = 1'-0"
TYPICAL PARTIALLY-INSET BALCONY5
Attachment A (1) - Applicant's Proposed Plans
53 of 160
FOAM BOARD INSULATION AT HEADER
WHERE PERMITTED STRUCTUALLY
JOINT SEALANT AND BACKER ROD
INTERIOR EXTERIOR JOINT SEALANT
5/8" TYPE X GYP WALLBOARD
1 1/2"
WINDOW WALL ASSEMBLY
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER THROUGH-WALL METAL
FLASHING
WOOD SIDING PANEL ATTACHED TO
SUB-FRAMING
WOOD SHIM / NAILER
PREFINISHED METAL FLASHING WITH
HEMMED EDGE
FOAM BOARD INSULATION
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
INTERIOR EXTERIOR
WOOD SIDING PANEL GIRT SYSTEM
WOOD SIDING PANEL
1 1/2"
WINDOW WALL ASSEMBLY
WOOD SHIM / NAILER
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
5/8" GWB RETURNS AT
WINDOW SILLS, TYP.
PREFINISHED METAL THROUGH
WALL FLASHING, HEMMED EDGE
WITH JOINT SEALANT AT UNDERSIDE
INTERIOR
EXTERIOR1 1/2"WOOD SIDING PANEL
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
5/8" GWB RETURN AT WINDOW
JAMBS
WOOD SHIM / NAILER
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
PREFINISHED METAL SIDING TRIM
WINDOW WALL SYSTEM
WOOD SIDING SYSTEM
INTERIOR
EXTERIOR
1 1/2"PREFINISHED METAL TRIM CLOSURE
PIECE AT TERMINATION
AWRB, CONTINUOUS WRAP
AT BOTH ASSEMBLIES
FACE BRICK
FOAM BOARD INSULATION
2"
JOINT SEALANT AND BACKER ROD1/2"SELF-ADHERED FLEXIBLE FLASHING
OVER PREFINISHED METAL FLASHING
PREFINISHED METAL THROUGH WALL
FLASHING AT EXTERIOR WALL
TRANSITIONS, SECURED TO CLEAT
1/2" WD PANEL SHEATHING
AWRB
HIGH-DENSITY XPS BOARD INSULATION1 1/2"FACING BRICK
SELF-SEALING MASONRY VENEER
ANCHOR
4"
BLOCKING / WOOD NAILER
FLASHING CLEAT, FASTEN TO NAILER
WOOD PANEL SIDING
INTERIOR EXTERIOR
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
3D VIEWS AND DETAILS | A44
EXPRESSION OF ENTRY AT BUILDING 2 OFF MULTI-MODAL PATH
3" = 1'-0"
WINDOW WALL HEAD @ WOOD3
3" = 1'-0"
WINDOW WALL SILL @ WOOD23" = 1'-0"
WINDOW WALL JAMB AT WOOD4
2
3
4
5
3" = 1'-0"
BRICK TO WOOD INSIDE CORNER5 3" = 1'-0"
WOOD TO BRICK EXTERIOR WALL TRANSITION DETAIL1
1
Attachment A (1) - Applicant's Proposed Plans
54 of 160
GROUT SOLID UP TO THROUGH-WALL
FLASHING
FOAM BOARD INSULATION
DRAINAGE PANEL
CONTINUOUS COVER OF DRAINBOARD
WITH GEOTEXTILE FABRIC
CAVITY MORTAR CONTROL SYSTEM
FACING BRICK
FOAM BOARD INSULATION
AWRB
EXTERIOR WALL AS SCHEDULED
MAINTAIN CONTINUITY OF INSULATION
TO DEPTH PER CODE REQUIREMENT
CARRY FLUID-APPLIED
WATERPROOFING UP BRICK LEDGE
TO TOP EDGE OF FLOOR
CAVITY VENT AND WEEP
DEPTH OF FOUNDATION VARIES1'-4"DIM. VARIESSELF-ADHERED FLEXIBLE FLASHING
OVER THROUGH-WALL FLASHING
SELF-ADHERED FLEXIBLE FLASHING
OVER TRANSITION FROM AWRB TO
BELOW-GRADE WATERPROOFING
PREFINISHED METAL THROUGH-WALL
FLASHING UNDER CAVITY VENT, PLACE
2 COURSES ABOVE GRADE, TYP.
UNDERSLAB VAPOR BARRIER
SLOPE
8"HSS W/ CAP
PLATE, RE:
STRUCTURE
HANGER BY TRUSS SUPPLIER
PRECAST DECK1'-0"1" MAXAWRB, OVER WD PANEL SHEATHING,
CONTINUOUS BETWEEN EXTERIOR
WALL SYSTEMS
CONTINUOUS FLEXIBLE FLASHING
AROUND STUB PENETRATIONS AT
EXTERIOR WALL
METAL EMBED PLATE, INSET
1/2" INTO CONCRETE DECK AT
EACH TUBE STEEL POST
DECORATIVE METAL RAILINGS
3"
EXTEND FOAM BOARD INSULATION
ABOVE STEEL SUPPORT, BEHIND
PRECAST CONC. DECK
JOINT SEALANT AT TUBE
PENETRATIONS
MASONRY VENEER EXTERIOR WALL
ASSEMBLY
STRUCTURAL LINTEL, HOLD BRICK
ABOVE PRECAST DECK
SELF-ADHERED FLEXIBLE FLASHING
OVER PREFINISHED METAL
THROUGH-WALL FLASHING
PREFINISHED METAL THROUGH-
WALL FLASHING WITH HEMMED
DRIP EDGE
CAVITY VENT AND WEEP
CAVITY MORTAR CONTROL
SYSTEM
AWRB
FACING BRICK
CAVITY WALL VENT
TPO MEMBRANE ROOFING EXTENDED
OVER TOP OF NAILER AND SEALED
TO FACE OF AWRB
TOP OF PARAPET
HIGH-DENSITY XPS BOARD INSULATION
FLEXIBLE FLASHING AT INSIDE AND
OUTSIDE CORNERS OF PARAPET CAP,
TYP.
CONTINUOUS PARAPET COPING
CLEAT SECURED AT 24" O.C.
PREFINISHED PARAPET COPING
FROM T.O. PARAPET COPING TO T.O. ROOF SHEATHINGPARAPET HEIGHTCAVITY MORTAR CONTROL SYSTEM
CAVITY VENT AND WEEP
MTL FABRICATION, LOOSE LINTEL, RE:
STRUC
FACING BRICK
INTERIOR EXTERIOR
ALUMINUM WINDOW
6"
WOOD SHIM / NAILER
5/8" GWB RETURN AT WINDOW
SILLS, TYP.
SELF-ADHERED FLEXIBLE
FLASHING OVER AWRB AND
EXTEND INSIDE ROUGH OPENING
PREFINISHED METAL THROUGH
WALL FLASHING, HEMMED EDGE
WITH JOINT SEALANT AT UNDERSIDE
JOINT SEALANT BOTH SIDES
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW
OPENING
PREFINISHED METAL FLASHING
AND DRIP EDGE
FACING BRICK, ROWLOCK COURSE
FACING BRICK
ALUMINUM WINDOW
6"
1"JOINT SEALANT
INTERIOR EXTERIOR
JOINT SEALANT, MATCH WINDOW
FRAME COLOR
GROUT SOLID AND SLOPE AT ANGLE
ABOVE TOP RUNNING COURSE OF
BRICK15°FOAM BOARD INSULATION, FROM 1
1/2" THK, TYP. 1" BEHIND ROWLOCK
WOOD SHIM / NAILER
JOINT SEALANT, BOTH SIDES
5/8" GWB RETURN AT WINDOW
SILLS, TYP.
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
PREFINISHED METAL THROUGH WALL
FLASHING, HEMMED EDGE WITH
JOINT SEALANT AT UNDERSIDE
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
3D VIEWS AND DETAILS | A45
BUILDING STEPS DOWN IN SCALE AS IT APPROACHES CREEK
1 1/2" = 1'-0"
GROUND PLANE INTERSECTION @ BRICK WALL2
1 1/2" = 1'-0"
FULL-PROJECTING BALCONY13" = 1'-0"
PARAPET COPING @ BRICK33" = 1'-0"
CASEMENT WINDOW HEAD @ BRICK5
3" = 1'-0"
WINDOW SILL @ BRICK4
14
5
3
2
Attachment A (1) - Applicant's Proposed Plans
55 of 160
ALUMINUM WINDOW
3"
METAL WALL PANEL
INTERIOR EXTERIOR
WOOD SHIM / NAILER
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
5/8" GWB RETURNS AT
WINDOW SILLS, TYP.
PREFINISHED METAL THROUGH
WALL FLASHING, HEMMED EDGE
WITH JOINT SEALANT AT UNDERSIDE
Z-GIRT SUBFRAMING SYSTEM
FOAM BOARD INSULATION AT HEADER
WHERE PERMITTED STRUCTUALLY
WITH DRIP AND END DAMS
METAL WALL PANEL
ALUMINUM WINDOW
JOINT SEALANT AND BACKER RODINTERIOREXTERIOR
5/8" TYPE X GYP WALLBOARD
3"
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER THROUGH-WALL METAL
FLASHING
WOOD SHIM / NAILER
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AT ROUGH OPENING
Z-GIRT SUBFRAMING SYSTEM
PREFINISHED METAL THROUGH-WALL
FLASHING WITH HEMMED EDGE
1"3 7/32"INTERIOR
EXTERIOR
ALUMINUM WINDOW
METAL WALL PANEL
METAL WALL PANEL TRIM
WOOD SHIM / NAILER
AWRB, EXTEND OVER WOOD
SHIM/NAILER AT WINDOW OPENING
SELF-ADHERED FLEXIBLE FLASHING
OVER AWRB AND EXTEND INSIDE
ROUGH OPENING
JOINT SEALANT AND BACKER ROD
BOTH SIDES
5/8" GWB RETURN AT WINDOW
JAMBS
1"FOAM BOARD INSULATION
WOOD SIDING SYSTEM
WOOD SIDING PANEL GIRT SYSTEM
INTERIOR
EXTERIOR
PREFINISHED METAL TRIM CLOSURE
PIECE AT WOOD SIDING TERMINATION
AWRB, CONTINUOUS WRAP
AT BOTH ASSEMBLIES
METAL WALL PANEL TRIM
METAL WALL PANEL
Z-GIRT SUBFRAMING
SYSTEM
SELF-ADHERED FLEXIBLE FLASHING
OVER Z-GIRT AND THROUGH-WALL
METAL FLASHING
DRAINAGE PANEL
AWRB
MAINTAIN CONTINUITY OF INSULATION
CARRY WIPING TO TOP OF SLAB
CONC SLAB ISOLATION JOINT FILLER
METAL WALL PANEL
VARIESCONTINUOUS COVER OF
DRAINBOARD WITH GEOTEXTILE
FABRIC
SELF-ADHERED FLEXIBLE FLASHING,
PLACE OVER TRANSITION FROM
FOUNDATION WATERPROOFING TO
AWRB
FOAM BOARD INSULATION
TO CODE REQUIRED DEPTH
PREFINISHED METAL THROUGH-WALL
FLASHING WITH HEMMED EDGE
PREFINISHED SHEET METAL SILL
FLASHING, FINISH TO MATCH METAL
PANEL
UNDERSLAB VAPOR BARRIER
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
3D VIEWS AND DETAILS | A46
PATH BETWEEN BUILDINGS 2 AND 3, LOOKING TOWARD BIKE ROOM
3" = 1'-0"
WINDOW SILL @ METAL PANEL1
3" = 1'-0"
WINDOW HEAD @ METAL PANEL23" = 1'-0"
CASEMENT WINDOW JAMB @ METAL PANEL4
3
2
4
5
3" = 1'-0"
METAL PANEL TO WOOD INSIDE CORNER5
1 1/2" = 1'-0"
GROUND PLANE INTERSECTION @ METAL PANEL3
1
Attachment A (1) - Applicant's Proposed Plans
56 of 160
1/2" WD PANEL SHEATHING
AWRB
HIGH-DENSITY XPS BOARD INSULATION
INTERIOR EXTERIOR
SELF-SEALING MASONRY VENEER
ANCHOR
FACING BRICK
1 1/2"
INTERIOR
EXTERIOR
SELF-SEALING MASONRY VENEER
ANCHOR
HIGH-DENSITY XPS BOARD INSULATION
AWRB
1/2" WD PANEL SHEATHING
FACING BRICK
STEEL HSS 8X4; RE:
STRUCTURE
CORRUGATED DECK
WITH STEEL EDGE PLATE
2X4 WOOD SLAT SURROUND
HSS STEEL CAP TO MATCH
METAL FRAMING AT
EACH 2X4 WOOD SLAT
STEEL HSS 8X4 BEYOND;
RE: STRUCTURE
CORRUGATED DECK
WITH STEEL EDGE PLATE
2X4 WOOD SLAT SURROUND
METAL FRAMING AT
EACH 2X4 WOOD SLAT
WOOD SLAT SURROUND AT FULLY-PROJECTING,
SOUTH-FACING BALCONIES
BRICK PATTERNING AND PROJECTING COURSES
RELATE TO WINDOW LANGUAGE ABOVE
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
3D VIEWS AND DETAILS | A47
3" = 1'-0"
SECTION DETAIL -EXTERIOR BRICK13" = 1'-0"
PLAN DETAIL -EXTERIOR BRICK2
3" = 1'-0"
BALCONY SURROUND DETAIL33" = 1'-0"
PLAN DETAIL -BALCONY SURROUND4
Attachment A (1) - Applicant's Proposed Plans
57 of 160
LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
T.O. PARAPET -BLDG 1
150'-2 3/4"18" MAX1'-3 15/16"MECHANICAL LOUVER, METAL PAINTED
TO MATCH EXTERIOR CLADDING
BRK 2
WD 1
MTL 2
MTL 1 MAXIMUM HEIGHT55'-0"LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
_______
A48
1
CORRIDOR
14C
CORRIDOR
13C
CORRIDOR
12C
CORRIDOR
1109
STUDY
14S.4
STUDY
12S.4
STUDY
13S.3
_______
A48
2
_______
A48
3
~ 12'-2" AFFT.O. PARAPET -BLDG 1
150'-2 3/4"
PREFINISHED SHEET METAL SILL
FLASHING, FINISH TO MATCH METAL
PANEL
FOAM BOARD INSULATION
DRAINAGE PANEL
FLUID APPLIED WPING
COVER TOP OF DRAINBOARD
WITH GEOTEXTILE FABRIC
AWRB, FLUID APPLIED, SEALED PER
MANUFACTURER RECOMMENDATIONS
FLEXIBLE FLASHING OVER
TRANSITION FROM AWRB TO
WATERPROOFING
MAINTAIN CONTINUITY OF INSULATION
TO DEPTH PER CODE REQUIREMENT
OPTION TO USE ADHERED SHEET
CARRY WRAPPING UP TO TOP OF
CONCRETE SLAB AND FOUNDATION
WALL, TYP.
CONC SLAB ISOLATION JOINT FILLER
WOOD SIDING PANEL GIRT SYSTEM
WOOD SIDING SYSTEM
VARIES6-8" TYP.Z-GIRT SUB-FRAMING, ATTACH
PREFINISHED METAL FLASHING AT
BASE FRAMING
PREFINISHED SHEET METAL BASE,
FINISH TO MATCH METAL PANEL
SELF-ADHERED FLEXIBLE FLASHING
OVER Z-GIRT AND METAL FLASHING
UNDERSLAB VAPOR BARRIER
GRANULAR FILL PER GEOTECH
REPORT
TPO MEMBRANE ROOFING EXTENDED
OVER TOP OF NAILER AND SEALED TO
FACE OF AWRB
FOAM BOARD INSULATION
WOOD SIDING PANEL
AWRB
WOOD SIDING PANEL GIRT
SYSTEM
PREFINISHED PARAPET COPING
CONTINUOUS PARAPET COPING CLEAT
SECURED AT 24" OC
FLEXIBLE FLASHING AT INSIDE AND
OUTSIDE CORNERS OF WD NAILER
TOP OF PARAPET
FROM T.O. PARAPET COPING TO T.O. ROOF SHEATHINGPARAPET HEIGHTWOOD SIDING PANEL
WOOD SIDING PANEL GIRT
SYSTEM
PREFINISHED METAL THROUGH-
WALL FLASHING WITH HEMMED
DRIP EDGE
SELF-ADHERED FLEXIBLE
FLASHING OVER THROUGH-WALL
METAL FLASHING
CONTINUOUS AWRB, CONTINUES
BETWEEN DIFFERENT EXTERIOR
WALL ASSEMBLIES
WOOD SIDING SOFFIT
WOOD SIDING PANEL GIRT
SYSTEM AT SOFFITS
METAL WALL PANEL, WITH METAL
PANEL TRIM PIECE AT
TERMINATION
METAL WALL PANEL GIRT SYSTEM
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
WALL SECTIONS AND DETAILS | A48
1/4" = 1'-0"
BUILDING 1 -EAST ELEVATION5 1/4" = 1'-0"
BUILDING 1 -SECTION 14 1 1/2" = 1'-0"
GROUND PLANE INTERSECTION @ WOOD1
3" = 1'-0"
PARAPET COPING @ WOOD2
3" = 1'-0"
WOOD SOFFIT DETAIL @ BUILDING OVERHANG3
Attachment A (1) - Applicant's Proposed Plans
58 of 160
LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
T.O. PARAPET -BLDG 1
150'-2 3/4"18" MAX1'-3 15/16"MAXIMUM HEIGHT55'-0"MTL 2 WD 2
MTL 1
MECHANICAL LOUVER, METAL PAINTED
TO MATCH EXTERIOR CLADDING
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
SIGNAGE SHOWN FOR REFERENCE
ONLY, TO BE REVIEWED IN
SUBSEQUENT SUBMITTAL
LEVEL 1 -BLDG 1
100'-0" (5293.75')
LEVEL 2 -BLDG 1
113'-4"
LEVEL 3 -BLDG 1
124'-0"
LOW POINT -BLDG 1
5,287.65'
MAX HEIGHT -BLDG 1
5,342.65'
LEVEL 4 -BLDG 1
134'-8"
B1.2
1408
B1.2
1308
_______
A49
1
~ 12'-4" AFFT.O. PARAPET -BLDG 1
150'-2 3/4"
LEVEL 2 -BLDG 1
113'-4"
GALVANIZED Z-FLASHING SEAL TO
TOP OF CHANNEL AND UNDERSIDE OF
SHEET METAL ROOF
GALVANIZED SHEET METAL ROOF
HSS TUBE SUPPORT, SLOPED TO
BUILDING, RE: STRUCTURAL
WOOD SIDING PANEL
3/4" RESILIENT CHANNEL FOR SIDING
ATTACHMENT
RESILIENT CHANNEL HANGER, EYELET
ATTACHMENT TO UNDERSIDE OF TUBE
STEEL
DOUBLE CHANNELS STRUCTURAL
SUPPORT, WELDED CONNECTION
RE: STRUCTURAL
ENTRY SIGN "THE STANDARD"
WELDED TO CHANNEL FRAME
CURTAIN WALL SYSTEM
STEEL TAB CONNECTION (BEYOND) TO
VERTICAL SUPPORTS, RE: STRUCTURAL,
PLAN DETAILS
SLOPE
METAL WALL PANEL
METAL WALL PANEL TRIM
METAL WALL PANEL
TRIM
5/8" TYPE X GWB WRAP
AT COLUMNS
HSS TUBE COLUMN, RE:
STRUCTURAL
WRAP AWRB AND SELF-
ADHERED FLEXIBLE
FLASHING INTO ROUGH
OPENING
WRAP AWRB AND SELF-
ADHERED FLEXIBLE
FLASHING INTO ROUGH
OPENING
CURTAIN WALL
SYSTEM
CURTAIN WALL SYSTEM1/2"5/8" TYPE X GWB WRAP AT
COLUMNS
METAL STUD WALL, GWB
FINISH
METAL WALL PANEL
1/2" JOINT AT STUD WALL
AND CURTAIN WALL
INTERFACE
WRAP AWRB AND SELF-
ADHERED FLEXIBLE
FLASHING INTO ROUGH
OPENING
HSS TUBE COLUMN, RE:
STRUCTURAL
METAL WALL PANEL TRIM
CURTAIN WALL SYSTEM
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
WALL SECTIONS AND DETAILS | A49
1/4" = 1'-0"
BUILDING 1 -EAST ELEVATION5 1/4" = 1'-0"
BUILDING 1 -SECTION 14 1 1/2" = 1'-0"
SECTION DETAIL @ ENTRY CANOPY1
1 1/2" = 1'-0"
PLAN DETAIL -COLUMN WRAP @ ENTRY21 1/2" = 1'-0"
PLAN DETAIL -ENTRY CANOPY SUPPORT3
Attachment A (1) - Applicant's Proposed Plans
59 of 160
MECHANICAL SCREENING STUDY
Existing ground-level perspective views taken from various points around the property to inform optimal
locations for condenser units on the roof to reduce visibility from grade and minimize required screening.
The condenser units have been located as from the south edge of the property as possible to minimize
visibility. For extent of rooftop mechanical equipment that would need to be screened from view, refer to
associated site sections and 3D views on subsequent sheets.
See Architectural Roof Plan on A16 for extent of screening proposed.
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
MECHANICAL SCREENING STUDY | A60
Attachment A (1) - Applicant's Proposed Plans
60 of 160
331
D
A
FBVIEW 5A
VIEW 5B
BOULDER CREEK
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
SAFEWAY
VIEW 2BVIEW 2A
MECHANICAL
EQUIPMENT SCREEN
VIEW 4
BOULDER CREEK
HARVEST MANOR
VIEW 3
MECHANICAL EQUIPMENT SCREEN
OPENNESS FACTOR <50%
VIEW 1
28TH STREET
5
A61
______
2
A61
______
4
A61
______
3
A61
______
1
A61
______
VIEW 5A
VIEW 1
VIEW 2A
VIEW 3
VIEW 4
VIEW 2B
VIEW 5B
HARVEST
MANOR 28TH STSAFEWAY
FOLSOM STREET28TH STREETFLOWER CHILD
UNIVERSITY
VILLAGE
(4 STORIES)(9 STORIES)(4 STORIES)
THE CARILLON
BUILDING HEIGHT
1. BUILDING HEIGHT IS MEASURED FROM LOW POINT (RE: SITE PLAN) TO TOP
OF ROOF SHEATHING, PER 9-7-5 BUILDING HEIGHT (B) AND 9-7-7 BUILDING
HEIGHT APPURTENANCES (A)(1).
A. PARAPETS ARE MEASURED FROM T.O. ROOF SHEATHING AT
PERIMETER WALL TO TOP OF PARAPET COPING CAP.
B. PER 9-7-7 (A)(5) A PARAPET WALL MAY EXCEED THE HEIGHT
REQUIREMENTS OF THIS TITLE BY UP TO 18" IF THE PARAPET IS
NECESSARY TO ACCOMMODATE ROOFTOP DRAINAGE OR TO PROVIDE
FIRE PROTECTION.
C. PARAPET WALLS ONLY EXCEED THE HEIGHT REQUIREMENTS BY LESS
THAN 18".
2. FOR LOCATION AND EXTENT OF SCREENING AT ROOFTOP MECHANICAL
EQUIPMENT, REFER TO ROOF PLAN
A. THE EXTENT AND HEIGHT OF THE SCREEN IS THE MINIMUM
APPROPRIATE TO ADEQUATELY SCREEN THE MECHANICAL EQUIPMENT
PER 9-9-7 (A)(4)(C).
B. THE PROPOSED SCREENING IS MINIMUM TO AVOID INCREASING THE
APPARENT HEIGHT OF THE WALLS OF THE BUILDING PER 9-7-7 (A)(4)(D).
ROOFTOP CONDENSER UNITS
MECHANICAL EQUIPMENT SCREEN
NOTE: PROPOSED AND EXISTING TO REMAIN
TREES ARE NOT SHOWN IN SCREENING STUDIES.
1345 28TH ST, BOULDER, CO 80302 | SITE CORRECTIONS | 2023.06.09
MECHANICAL SCREENING STUDY | A61
VIEW 5 - FROM SOUTH OF CREEK TOWARDS BUILDING 1
VIEW 2 - FROM NORTH LOOKING SOUTH
VIEW 4 - FROM SOUTH OF CREEK
VIEW 3 - FROM FOLSOM ROAD
VIEW 1 - FROM 28TH ST FRONTAGE ROAD SIDEWALK
Attachment A (1) - Applicant's Proposed Plans
61 of 160
331
D
A
FBVIEW 1
VIEW 2
VIEW 3VIEW 4
VIEW 5
VIEW 6VIEW 7
VIEW 8
SAFEWAY
HARVEST
MANORFOLSOM STREET28TH STREET(4 STORIES)(9 STORIES)(4 STORIES)
THE CARILLON
UNIVERSITY
VILLAGE
FLOWER CHILD
ROOFTOP CONDENSER UNITS
MECHANICAL EQUIPMENT SCREEN
NOTES:
1.3D PERSPECTIVE VIEWS ARE TAKEN FROM A
PEDESTRIAN VIEWPOINT (6' ABOVE GRADE).
2.PROPOSED AND EXISTING TO REMAIN TREES
ARE NOT SHOWN IN SCREENING STUDIES.
1345 28TH ST, BOULDER, CO 80302 | SITE REVIEW #5 | 2023.06.09
MECHANICAL SCREENING STUDY | A62
VIEW 2 - FROM 28TH STREET LOOKING WEST AT BUILDING 1VIEW 1 - FROM NORTH LOOKING SOUTH TO BUILDING 2
VIEW 7 - FROM BOULDER CREEK PATH LOOKING EASTVIEW 6 - FROM BOULDER CREEK LOOKING NORTH TO BUILDING 3 COURTYARD
VIEW 5 - FROM BOULDER CREEK LOOKING NORTH TO BUILDING 2 COURTYARDVIEW 4 - FROM BRIDGE AT BOULDER CREEK LOOKING NORTHWEST
VIEW 3 - FROM BOULDER CREEK LOOKING NORTH TO BUILDING 1
VIEW 8 - FROM FOLSOM ST. LOOKING SOUTHEAST
ADJACENT BUILDING,
HARVEST MANOR
ELEVATOR OVERRUN
Attachment A (1) - Applicant's Proposed Plans
62 of 160
LEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAEASEMENTRIGHT OF WAYWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFEREXISTING CONTOURSSTEEL EDGERHANDRAILGUARDRAIL STAIRSSTEEL EDGER8" CONC BAND AT BUILDINGCONCRETE CHEEKWALLSTONE CURBCONCRETE BANDCONCRETE WALLSTONE SLAB WALLCONC PAVING W/ SCORING (ROW & M.U.P.)CONC PAVING W/ SCORINGCONC PAVING (SAND FINISH) W/ SCORINGEXPANSION JOINT / CONTROL JOINTPEDESTRIAN CONCRETE PAVERSVEHICULAR CONCRETE PAVERSPERMEABLE VEHICULAR PAVERSCRUSHER FINES PAVINGSTONE SLABSSTABILIZED CREEK ACCESSWOOD BENCHCOURTYARD FENCEDOG RUN FENCEPOOL FENCEPICKLEBALL COURT FENCETREE GRATE BICYCLE RACK - TYPE ABICYCLE RACK - TYPE BBICYCLE RACK - TYPE C(WALL MOUNTED)STREET LIGHTPARKING LOT LIGHTPEDESTRIAN LIGHT POLEBOLLARD LIGHTWALL LIGHTPENDANT/SCONCELED STRIP LIGHTPLANTING AREARAIN GARDENPOLLINATOR PLANTINGSELECTIVE PLANTING REVEGETATIONRIPARIAN SHRUBLANDEXISTING TREESBUILDING SIGNEVSE INSTALLEDEV READYEV CAPABLEPARGPPRURSDA
FB1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Overall Landscape Plan | L1.0N0 25 50100 FTBOULDERCREEK01OVERALL LANDSCAPE PLAN1"=50'-0"28TH STREET 100 YEAR FLOODPLAINBOULDER CREEK PATHNORTH CREEKPARKEXISTING BOULDERCREEK BRIDGEEXISTING FISHOBSERVATORYHIGH HAZARDPROPERTY LINEL1.1L1.2BUILDING 1BUILDING 2BUILDING 3PROPERTY LINEOLSON DRIVEENTRY PLAZAPRIVATECOURTYARDPRIVATECOURTYARDPRIVATEPOOLCOURTYARDL1.3SOUTH CREEKPARKPRIVATECOURTYARDL$ND6&$3EN27E61. LANDSCAPING SCHEDULE: (A) NOTHING SHALL BE PLANTED BETWEEN OCTOBER 15 AND MARCH 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. STOCK, OTHER THANCONTAINER-GROWN STOCK, SHALL NOT BE PLANTED BETWEEN JUNE 1 AND SEPTEMBER 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. BARE ROOT STOCK SHALL NOT BEPLANTED AFTER APRIL 30 OR IF PLANTS HAVE BEGUN TO LEAF OUT. (B) NOTHING SHALL BE PLANTED DURING FREEZING OR EXCESSIVELY WINDY, HOT, OR WET WEATHER ORWHEN THE GROUND CONDITIONS CANNOT BE PROPERLY WORKED FOR DIGGING, MIXING, RAKING, OR GRADING. (C) NOTHING SHALL BE PLANTED UNTIL THE ADJACENT SITEIMPROVEMENTS, PAVEMENTS, IRRIGATION INSTALLATION AND FINISH GRADING IS COMPLETED. THE CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM IN THE PRESENCE OF THEDIRECTOR. THE IRRIGATION SYSTEM SHALL BE IN APPROVED, OPERATING CONDITION PRIOR TO ANY PLANTING.2. SITE PREPARATION AND ALL PLANTING FOR ALL NEW PLANTING AREAS OR DISTURBED AREAS SHALL BE COMPLETED, AT A MINIMUM, IN ACCORDANCE WITH THE CITY OF BOULDERDESIGN AND CONSTRUCTION STANDARDS. SITE PREPARATION SHALL INCLUDE TILLING THE SOIL TO A MINIMUM DEPTH OF SIX INCHES BELOW THE FINISHED GRADE, TOGETHERWITH SOIL AMENDMENTS THAT ARE APPROPRIATE TO ENSURE THE HEALTH AND SUSTAINABILITY OF THE LANDSCAPING TO BE PLANTED.3. ALL NEW PLANTING BEDS AND A 3-FOOT DIAMETER RING AT THE BASE OF NEW TREE WITHIN SOD OR SEEDED AREAS SHALL BE MULCHED WITH ORGANIC MULCH AT LEAST 4" DEEP.WEED BARRIER FABRIC SHALL NOT TO BE USED IN ANY NEW PLANTING AREAS.4. GRAVEL, ROCK MULCH, OR CRUSHER FINES SHALL BE REMOVED FROM UNDER STREET TREES AND REPLACED WITH ORGANIC MULCH. NEW ROCK OR GRAVEL MAY NOT BE USED INNEW PLANTING AREAS AND MAY ONLY BE USED AS A SPECIFIC ORNAMENTAL FEATURE IN LIMITED AREAS (SUCH AS AT THE BOTTOM OF A DRAINAGE SWALE OR DRY RIVER BED)OR AS A PEDESTRIAN PATH OR PATIO.5. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED FOR ALL NEW LANDSCAPING AND NEW OR EXISTING STREET TREES IF ONE DOES NOT CURRENTLY EXISTING. INSTALL ASMART SYSTEM THAT ADJUSTS FOR RAINFALL, SOIL MOISTURE, AND OTHER WEATHER FACTORS FOR ALL NEW IRRIGATION ZONES.6. PROTECTIVE MAINTENANCE: AN APPLICANT FOR CONSTRUCTION APPROVAL SHALL PROVIDE MAINTENANCE AND CARE FOR ALL EXISTING TREES REQUIRED TO BE PROTECTED INTHE PUBLIC RIGHT-OF-WAY ADJACENT TO ANY PROJECT OR CONSTRUCTION SITE DURING CONSTRUCTION ACTIVITIES AND THE PUBLIC IMPROVEMENT WARRANTY PERIOD TOENSURE THAT EXISTING TREES SURVIVE AND ARE NOT DAMAGED. REFER TO CHAPTER 3 OF THE DESIGN AND CONSTRUCTION STANDARDS FOR ALL TREE PROTECTIONREQUIREMENTS.7. ALL NEW TREES SHALL BE LOCATED A MINIMUM OF 10' FROM ANY EXISTING WATER OR SEWER UTILITY LINES OR FROM LIGHT POLES OR OVERHEAD UTILITY POLES. ALL NEWUTILITY LINES SHALL BE LOCATED A MINIMUM OF 10' FROM ANY EXISTING PUBLIC STREET TREE.:5,77EN67$7E0EN7SITUATED ALONG THE BOULDER CREEK PATH, ADJACENT TO THE CU BOULDER MAIN CAMPUS, THE STANDARD AT BOULDERPROJECT WILL PLAY AN IMPORTANT ROLE IN CREATING A DESTINATION ALONG BOULDER CREEK PATH, CONVERTINGUNDERUTILIZED OPEN SPACE WITHIN THE FLOODPLAIN TO USABLE OPEN SPACE THAT ALIGNS WITH THE BOULDER CREEK MASTERPLAN.CURRENTLY, THE EXISTING BOULDER CREEK PATH MIXES PEDESTRIANS, PARK USERS, AND BIKERS TOGETHER CREATINGCONFLICTS BETWEEN HIGHER SPEED BIKERS AND LEISURELY PARK USERS. THE PROJECT REALIGNS THE BOULDER CREEK PATH,PEELING AWAY FROM THE CREEK'S EDGE, PROVIDING SEPARATION OF CYCLISTS AND PEDESTRIANS SIMILAR TO RECENTIMPROVEMENTS AT THE CIVIC AREA PARK. THE REALIGNMENT OF THE PATH RESOLVES SAFETY ISSUES AND CREATES A MOREUSABLE CONTINUOUS CREEK PARK EDGE COMPLETE WITH AN INFORMAL PASSIVE LAWN, LEISURE SPACE ALONG THE CREEK BANK,AND CREEK ACCESS OFFERING DIVERSE OPPORTUNITIES FOR MICRO-CLIMATES (SUN AND SHADE). THE CREEK BANK EDGE IS ASOUGHT-AFTER SPACE, WITH SEATING BENEATH THE MATURE RIPARIAN TREE CANOPIES THAT PROVIDE SHADE AND COMFORT INTHE SUMMER MONTHS.THE PROJECT MEETS THE DESIGN INTENT OF THE BOULDER VALLEY REGIONAL CENTER PLAN, ALLOWING FOR NORTH-SOUTH PUBLICACCESS THROUGH THE SITE. A DESIGNATED MULTI-USE PATH IS DESIGNED THROUGH A COURTYARD BETWEEN BUILDINGS 1 AND 2AND MANAGES BIKE SPEEDS WITH SLIGHTLY CURVED PATHS. THE PLAN CREATES HIGH-QUALITY OPEN SPACE WITH THE BUILTENVIRONMENT, AND INCLUDES VEGETATED RAIN GARDENS WITH GROVES OF TREES THAT PROVIDE STORMWATER QUALITYTREATMENT AND CREATES A NATURAL SEPARATION BETWEEN THE PUBLIC CREEK PARK AND THE FOUR PRIVATE BUILDINGCOURTYARDS.THE PROJECT POSITIVELY CONTRIBUTES TO THE FUNCTIONALITY, SUSTAINABILITY, AND AESTHETICS OF BOULDER CREEK AND THEMULTI-USE PATH WITH A CREEK PARK FOR LOCALS AND VIBRANT NEIGHBORHOOD FOR RESIDENTS.63 of 160
50'-0"50'-0"DA
FBLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAEASEMENTRIGHT OF WAYWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFEREXISTING CONTOURSSTEEL EDGERHANDRAILGUARDRAIL STAIRS WITH HANDRAILSSTEEL EDGER8" CONC BAND AT BUILDINGCONCRETE CHEEKWALLCONCRETE BANDCONCRETE WALLSTONE SLAB WALLMSE BLOCK WALLCONCRETE PAVING W/ SCORING (ROW & M.U.P.)CONC. PAVING W/ SCORINGCONC. PAVING (SAND FINISH) W/ SCORINGEXPANSION JOINT / CONTROL JOINTPEDESTRIAN CONCRETE PAVERSVEHICULAR CONCRETE PAVERSPERMEABLE VEHICULAR PAVERSCRUSHER FINES PAVINGWHEEL STOPGRAVEL PAVINGSPORT COURT POST-TENSIONCOURTYARD FENCEDOG RUN FENCEPOOL FENCEPICKLEBALL COURT FENCEPARGPPSTONE SLABSSTABILIZED CREEK ACCESSWOOD BENCHTREE GRATE BICYCLE RACK - TYPE ABICYCLE RACK - TYPE BBICYCLE RACK - TYPE C(WALL MOUNTED) STREET LIGHTPARKING LOT LIGHTPEDESTRIAN LIGHT POLEBOLLARD LIGHTWALL LIGHTPENDANT/SCONCELED STRIP LIGHTPLANTING AREARAIN GARDENPOLLINATOR PLANTINGSELECTIVE PLANTING REVEGETATIONRIPARIAN SHRUBLANDEXISTING TREESBUILDING SIGNEVSE INSTALLEDEV READYEV CAPABLEDOUBLE EVSE-INSTALLED SET IN RAISED CONCRETE CURBDOUBLE EV-READY SET IN RAISED CONCRETE CURBDOUBLE EV-CAPABLE SET IN RAISED CONCRETE CURBRURS1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09MATCHLINE L1.2MATCHLINE L1.1BUILDING 2BUILDING 3OLSON DRIVEPARGPAPAPARGRGRGPALandscape Plan | L1.1N0 15 3060 FT01LANDSCAPE PLAN ENLARGEMENT1"=30'-0"BOULDERCREEK100 YEAR FLOODPLAIN BOULDER CREEK PATHTURF LAWNHIGH HAZARDPROPERTY LINE 12' WIDE MULTI-USEPATH8' WIDE CONC.SIDEWALK(2) BIKE RACKTYPE A, TYP.(16) SPACES6' WIDECONCRETEWALKWAYVEHICULARCONCRETEPAVERS, TYP.12' WIDEBOULDER CREEKMULTI-USE PATH8' WIDEPEDESTRIANCONC. WALKWAYFENCED DOGRUN / PETRELIEFCOVERED LONG-TERMBIKE STORAGE: BIKERACK TYPE C, TYP. OF(28) SPACESMEETS LIGHTING &SECURITYREQUIREMENTS PERSECTION 9-9-6(g)(4)COVERED LONG-TERMBIKE STORAGE: BIKERACK TYPE C, TYP. OF(36) SPACESMEETS LIGHTING &SECURITYREQUIREMENTS PERSECTION 9-9-6(g)(4)PAPAPAPAPRIVATECOURTYARDPRIVATECOURTYARDPAPATRANSFORMERAND SCREENING16' WIDE ACCESSEASEMENTPROPOSED R.O.W.PROPERTY LINE /ZONE LOT BOUNDARY,TYP.LOCKEDCOURTYARDFENCE ANDGATE, TYP.PUBLICCORRIDORSTONE BENCHSLABS, TYP.STONE PAVEMENTEDGE, TYP.STABILIZED CREEKACCESSSTONE SLAB WALL, TYP.PEDESTRIAN CONCPAVERS, TYP.16' WIDE ACCESSEASEMENTPEDESTRIANCONCRETEPAVERS, TYP.OVERHEADSTRUCTUREOUTDOORKITCHEN,WITH GRILLSACCESSIBLERAMPSLOPEDWALKWAYSLOPEDWALKWAYSLOPEDWALKWAYSLOPEDWALKWAYCONCRETETERRACES, TYP.ACCESSIBLERAMPSTONEBENCH, TYP.9' WIDE UTILITYEASEMENTPAPAPACONC PAVINGWITH SANDFINISH, TYP.STONE BENCH,TYP.WOODBENCH, TYP.CONC. STAIRSWITH HANDRAILAND RUNNELSTAIRRUNNELPA(4) BIKE RACKSTYPE A, TYP.(32) SPACESWETLANDSBOUNDARY OUTERBUFFER EXTENTSWETLANDSBOUNDARY INNERBUFFER EXTENTSWETLANDSBOUNDARYMATCHLINE L1.1MATCHLINE L1.3BIKE RACKCONCRETEPAD (BELOW),TYP.LOCKEDCOURTYARDFENCE ANDGATE, TYP.(1) BIKE RACKSTYPE A, TYP.(8) SPACESSTONEBENCH, TYP.WOODBENCH,TYP.WOODBENCH,TYP.STONEBENCH, TYP.WOODBENCH, TYP.BOLLARDLIGHT, TYP.BOLLARDLIGHT, TYP.BOLLARDLIGHT, TYP.SIGHT TRIANGLE, TYP.PEDESTRIAN LIGHTPOLE, TYP.(27) EV CAPABLE TYP.(52) SPACES(6) EV READY TYP.(12) SPACES(2) EVSE INSTALLED TYP.(3) SPACESPARKING LOT LIGHT, TYP.PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPARURUPAGRAVELPAVINGMSE BLOCKRETAINING WALLTO PROTECTEXISTING TREESPAPAPAKEY MAPNNTSL1.2L1.1L1.3MSE BLOCKWALL(2) BIKE RACKSTYPE B, TYP.(16) SPACESPAPAPAPEDESTRIANCONC. PAVERS,TYPPEDESTRIANCONC. PAVERS,TYPPEDESTRIANCONC. PAVERS,TYP.CONC.PAVINGPEDESTRIANCONC.PAVERS,TYP.PEDESTRIANCONC.PAVERS,TYP.CONC. PAVINGWITH SANDFINISHCONC.PAVINGWITH SANDFINISHCONC.PAVING WITHSAND FINISHCONC.STAIRS &HANDRAILPAPAMAIN ENTRYRADIUSMAIN ENTRYRADIUSCONC. STAIRS &HANDRAILSTONE BENCH,TYP.CONC.PAVINGWITH SANDFINISHCONC.STAIRS WITHHANDRAILAND RUNNELCONC. PAVINGWITH SAND FINISH3' CRUSHER FINESBANDFLAGSTONEBROWN COLOREDCONC IN ESMNTRAISEDCONCRETEPLANTERRGCONCRETETERRACES, TYP.CONC. STAIRS &HANDRAILCONCRETETERRACES, TYP.POST-TENSIONBASKETBALLHALF COURT8' WIDE CONCRETEPATH CONNECTION TOEXISTING SIDEWALK64 of 160
DAFB 50'-0"50'-0"50'-0"50'-0"DA
FBLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAEASEMENTRIGHT OF WAYWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFEREXISTING CONTOURSSTEEL EDGERHANDRAILGUARDRAIL STAIRS WITH HANDRAILSSTEEL EDGER8" CONC BAND AT BUILDINGCONCRETE CHEEKWALLCONCRETE BANDCONCRETE WALLSTONE SLAB WALLMSE BLOCK WALLCONCRETE PAVING W/ SCORING (ROW & M.U.P.)CONC. PAVING W/ SCORINGCONC. PAVING (SAND FINISH) W/ SCORINGEXPANSION JOINT / CONTROL JOINTPEDESTRIAN CONCRETE PAVERSVEHICULAR CONCRETE PAVERSPERMEABLE VEHICULAR PAVERSCRUSHER FINES PAVINGWHEEL STOPGRAVEL PAVINGSPORT COURT POST-TENSIONCOURTYARD FENCEDOG RUN FENCEPOOL FENCEPICKLEBALL COURT FENCEPARGPPSTONE SLABSSTABILIZED CREEK ACCESSWOOD BENCHTREE GRATE BICYCLE RACK - TYPE ABICYCLE RACK - TYPE BBICYCLE RACK - TYPE C(WALL MOUNTED) STREET LIGHTPARKING LOT LIGHTPEDESTRIAN LIGHT POLEBOLLARD LIGHTWALL LIGHTPENDANT/SCONCELED STRIP LIGHTPLANTING AREARAIN GARDENPOLLINATOR PLANTINGSELECTIVE PLANTING REVEGETATIONRIPARIAN SHRUBLANDEXISTING TREESBUILDING SIGNEVSE INSTALLEDEV READYEV CAPABLEDOUBLE EVSE-INSTALLED SET IN RAISED CONCRETE CURBDOUBLE EV-READY SET IN RAISED CONCRETE CURBDOUBLE EV-CAPABLE SET IN RAISED CONCRETE CURBRURSMATCHLINE L1.2MATCHLINE L1.1BOULDERCREEK1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09100 YEAR FLOODPLAIN
HIGH HAZARD BUILDING1BUILDING2OLSON DRIVEPRIVATECOURTYARDPOOLDECKPRIVATEPOOLCOURTYARDEXISTING FISHOBSERVATORYEXISTING BRIDGETO REMAINPAPAPARGPAPAPAPAPAPAPA12' WIDEMULTI-USEPATHCLUBHOUSEPERCH/PATIO12'-0"EXISTING SIDEWALKTO REMAIN28TH STREETRGRGLandscape Plan | L1.201LANDSCAPE PLAN ENLARGEMENT1"=30'-0"N0 15 3060 FT(1) BIKE RACK TYPE A,TYP. (8) SPACESGLASS RAILINGENHANCED CONCRETEPAVING WITH SAND FINISHAND DECORATIVE SCORINGWOOD BENCH,TYP.SPAPOOL60" HEIGHT POOLFENCE AND GATESBIKE RACKTYPE B, TYP.(6) SPACESPAVEHICULAR PAVER DROP-OFF/RIDE SHARE LOADING ZONEENTRY PLAZAFLUSH CURB WITH CHANGE INPAVEMENT AND VEHICULARBARRIERSPAPAPAPAPAPAPA
PA8' WIDE SIDEWALKPROPERTY LINEPROPOSED R.O.W.PROPERTY LINE /ZONE LOT BOUNDARY,TYP.EXISTING TREE TOREMAIN, TYP.REPLACE PORTION OFEXISTING SIDEWALK6' WIDE CONCRETEPATH CONNECTION TOEXISTING SIDEWALKPAPAPAPAMATCHLINE L1.2MATCHLINE L1.1BOULDERCREEKBOULDERCREEKBOULDER CREEK PATHPROPER
T
Y
L
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E PAPAPAPAPAPAPAPAPAPARGPAPAPAEXISTING BRIDGETO REMAINPA6' WIDECONCRETEWALKWAYOUTDOORJUMBOTRONPAPAVEHICULAR CONCRETEPAVERS, TYP.PAPPRUPPPP TRANSFORMERAND SCREENINGTRANSFORMERS& SCREENINGBOLLARDS, TYP.STONE BENCH, TYP.RAISED PEDESTRIANCROSSING, RE:CIVIL16' WIDEACCESSEASEMENTEXISTINGLIGHTPOLE TOREMAINRELOCATED EXISTINGLIGHTPOLESTONE SLABWALL, TYP.SLOPEDWALKWAYSLOPEDWALKWAYOUTDOORKITCHENOVERHEADTRELLISACCESSIBLERAMP60" HEIGHTPOOL FENCEAND GATESSTONE SLABSTEPS, TYP.PAACCESSIBLERAMPPASTAIRRUNNELCONCRETESTAIRS WITHHANDRAILSAND STAIRRUNNELCONC STAIRS WITHHANDRAILS AND STAIRRUNNEL(6) BIKE RACKTYPE A, TYP.(18) SPACES(3) BIKE RACK TYPE B, TYP.(12) SPACES(3) BIKERACK TYPEA, TYP. (24)SPACESVEHICULAR PERMEABLEPAVERS, TYP.RAISED PEDESTRIANCROSSING, RE:CIVILWETLANDSBOUNDARY OUTERBUFFER EXTENTSWETLANDSBOUNDARY INNERBUFFER EXTENTSWETLANDSBOUNDARYMATCHLINE L1.2MATCHLINE L1.3RGRGRGRAISED PEDESTRIANCROSSING, RE:CIVIL6' WIDE CONCRETEPATH ACCESS TOEXISTING STAIRSLOCKEDCOURTYARDGATEWAY FENCEAND GATE, TYP.CONC. PAVINGWITH SAND FINISH8' WIDEENHANCEDCONCRETEPED WALKWAYWOOD BENCH,TYP.RUSTREETLIGHT, TYP.PLACEHOLDERSIGNAGE, TYP.BIKE RACK CONCRETEPAD (BELOW), TYP.BOLLARDLIGHT, TYP.SIGHTTRIANGLE,TYP.SIGHT TRIANGLE, TYP.(8) EV CAPABLE TYP.(16) SPACES(4) EVSEINSTALLED TYP.(8) SPACESWHEEL STOP, TYP.(4) EV READY,TYP.(8) SPACES(12) EV CAPABLE,TYP.(24) SPACES(8) EVREADY TYP.(16) SPACES(4) EVCAPABLE TYP.(8) SPACESPARKING LOT LIGHT, TYP.8' WIDE CONCRETEPATHPAPAPAPAPAPAPAPAPAPAPAPAKEY MAPNNTSL1.2L1.1L1.3BUILDING SIGN,PLACEHOLDER - TOBE REVIEWED INSUBSEQUENTSUBMITTALSPAPPPAPACONC. STAIRS& HANDRAILSTONE BENCH,TYP.RADIUS TOMAIN ENTRANCEPAPAPAPEDESTRIAN CONC.PAVERS, TYP.PEDESTRIAN CONC.PAVERS, TYP.CONCRETETERRACES,TYPCONC. STAIRS &HANDRAILS, TYP.PAPEDESTRIANCONC. PAVERSTYP.UTIL. BOX,RE: CIVILPED. CONC.PAVERSTRELLISRE: ARCHPOOLEQUIP.BLDGPAEXISTING SIDEWALKTO REMAINRIPRAPRE: CIVIILPAPAPAWOOD TERRACETYP.ENHANCEDCONCRETEPAVING WITHSAND FINISHCONC PAVINGWITH SANDFINISH(6) EV CAPABLE, TYP.(12) SPACES(4) EV INSTALLED,TYP.(8) SPACES(2) EV CAPABLE,TYP.(4) SPACESMAIN ENTRYRADIUSMAIN ENTRYRADIUSMAIN ENTRYRADIUS WOOD BENCH,TYP.CONCRETEPLANTERWALL, TYP.36" HEIGHTGATE FORFIRE EGRESSCONC STAIRS& HANDRAILCONCSTAIRS &HANDRAILSPA
GUARDRAIL ONPEDESTRIAN SIDE OFRAIN GARDEN2' CONC RETAININGWALLPA PAEXISTINGMEMORIALBENCHES TOREMAINPEDESTRIAN CONC.PAVERS, TYP.FLAGSTONEBROWN COLOREDCONC IN ESMNTRGCRUSHER FINESPAVING65 of 160
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FBLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAEASEMENTRIGHT OF WAYWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFEREXISTING CONTOURSSTEEL EDGERHANDRAILGUARDRAIL STAIRS WITH HANDRAILSSTEEL EDGER8" CONC BAND AT BUILDINGCONCRETE CHEEKWALLCONCRETE BANDCONCRETE WALLSTONE SLAB WALLMSE BLOCK WALLCONCRETE PAVING W/ SCORING (ROW & M.U.P.)CONC. PAVING W/ SCORINGCONC. PAVING (SAND FINISH) W/ SCORINGEXPANSION JOINT / CONTROL JOINTPEDESTRIAN CONCRETE PAVERSVEHICULAR CONCRETE PAVERSPERMEABLE VEHICULAR PAVERSCRUSHER FINES PAVINGWHEEL STOPGRAVEL PAVINGSPORT COURT POST-TENSIONCOURTYARD FENCEDOG RUN FENCEPOOL FENCEPICKLEBALL COURT FENCEPARGPPSTONE SLABSSTABILIZED CREEK ACCESSWOOD BENCHTREE GRATE BICYCLE RACK - TYPE ABICYCLE RACK - TYPE BBICYCLE RACK - TYPE C(WALL MOUNTED) STREET LIGHTPARKING LOT LIGHTPEDESTRIAN LIGHT POLEBOLLARD LIGHTWALL LIGHTPENDANT/SCONCELED STRIP LIGHTPLANTING AREARAIN GARDENPOLLINATOR PLANTINGSELECTIVE PLANTING REVEGETATIONRIPARIAN SHRUBLANDEXISTING TREESBUILDING SIGNEVSE INSTALLEDEV READYEV CAPABLEDOUBLE EVSE-INSTALLED SET IN RAISED CONCRETE CURBDOUBLE EV-READY SET IN RAISED CONCRETE CURBDOUBLE EV-CAPABLE SET IN RAISED CONCRETE CURBRURS1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Landscape Plan | L1.3KEY MAPNNTSN0 15 3060 FT01LANDSCAPE PLAN ENLARGEMENT1"=30'-0"02LANDSCAPE PLAN ENLARGEMENT1"=30'-0"N0 15 3060 FTMATCHLINE L1.1MATCHLINE L1.3MATCHLINE L1.2MATCHLINE L1.3MATCHLINE SEE BELOWMATCHLINE SEE ABOVEMATCHLINE SEE BELOWMATCHLINE SEE ABOVE
L1.2L1.1L1.3PICKLEBALL COURTSCRUSHER FINES PAVINGBOULDERCREEKBOULDERCREEKBOULDERCREEKPROPER
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EPROPERTY LINEPROPERTY LINEPROPERTY LINEBOULDER CREEK PATHFENCED DOGPARKTURF LAWNEXISTING BUILDINGTO REMAINRSPPPPPAPPPAPARGWETLANDSBOUNDARY OUTERBUFFER EXTENTSWETLANDSBOUNDARY INNERBUFFER EXTENTSWETLANDSBOUNDARYPAPICKLEBALL COURTSDOG PARKSTONE BENCH, TYP.WOOD BENCH, TYP.INFORMAL PLAY ELEMENTS, TYP.CONCRETEPAVING, TYP.9' WIDE CONCRETEWALKWAY, TYP.PEDESTRIAN CONC.PAVERS, TYP.(6) PICNIC TABLES, TYP.DOG PARKENTRANCE GATE6' WIDE CONCRETEWALKWAY, TYP.CONCRETE PAVINGPICKLEBALL FENCING, TYPWETLANDSBOUNDARY OUTERBUFFER EXTENTSWETLANDSBOUNDARY INNERBUFFER EXTENTSWETLANDSBOUNDARY6' WIDE CONCRETEWALKVEHICULARTURNAROUNDRE: CIVILRURUPADROPOFFPARKING LOT LIGHT, TYP.GRAVEL PAVING, TYP.9' WIDE WALKWAY CONNECTIONTO SOUTH PROPERTY(2) BIKE RACK TYPEB, TYP. (12) SPACESPARKING LOT LIGHT, TYP.STONE BENCHSLABS, TYP.RURURURURURUPARUPAPAPAPAPAPAEXISTINGBRIDGE TOREMAINPAEXISTING SIDEWALKTO REMAINEXISTING FENCETO REMAINPEDESTRIAN CONC.PAVERS, TYP.PAPPPPCRUSHER FINESPEDESTRIAN CONCPAVERS, TYP.CONC BAND, TYP.PAPAPPPACONCRETE BANDSCRUSHER FINESPAVINGSTONE SLABBENCH(6) WOOD BENCH, TYP.RURUCONCRETE WALKWAYDOG PARKMAINTENANCE GATEPAPA6' WIDE CONCRETEWALKWAY, TYP.66 of 160
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FB9.50 O.C.9.50 O.C.9.50 O.C.9.50 O.C.9.50 O.C.9.50 O.C.NTSKEY PLAN28TH STREETBOULDERCREEK010203040501 ENTRY PLAZA LOOKING SOUTH-WEST02 MULTI-USE PATH CORRIDOR LOOKING SOUTH03 MULTI-USE PATH CORRIDOR LOOKING NORTH04 BOULDER CREEK PATH AT CREEK PARK LOOKING WEST05 BOULDER CREEK PATH AT CREEK PARK LOOKING EAST1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09OLSON DRIVELandscape Renderings | L1.406 MULTI-USE PATH LOOKING SOUTH BETWEEN BUILDINGS 1&207 NORTH ENTRANCE LOOKING SOUTH BETWEEN BUILDINGS 2&3060767 of 160
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FBNTSKEY PLAN28TH STREETBOULDERCREEK1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09OLSON DRIVELandscape Renderings | L1.509 THE POOL COURTYARD08 BOULDER CREEK LOOKING EAST080910 THE HANGOUT COURTYARD12 THE GATHERING COURTYARD101111 THE QUIET COURTYARD1213 BUILDING 3 NORTH ENTRY1368 of 160
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FBLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESPARGPPRURITREES QTY BOTANICAL / COMMON NAMECONTAM18ACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & BAM7 2 ACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & BAN25ACER NEGUNDO / BOX ELDER15 GALAN1 2 ACER NEGUNDO / BOX ELDER5 GALAN3 16ACER NEGUNDO 'SENSATION' / BOX ELDERB & BAC2 2 ACER PLATANOIDES 'COLUMNARE' / COLUMNAR NORWAY MAPLEB & BAB 11 ACER SACCHARUM 'BAILSTA' / FALL FIESTA® SUGAR MAPLEB & BAG10ACER TATARICUM 'GARANN' TM / HOT WINGS TATARIAN MAPLEB & BAH 17 ALNUS HIRSUTA 'HARBIN' / PRAIRIE HORIZON® MANCHURIAN ALDERB & BAT3 10ALNUS INCANA TENUIFOLIA / THINLEAF ALDER15 GALAT42ALNUS INCANA TENUIFOLIA / THINLEAF ALDERB & BAS5AMELANCHIER ALNIFOLIA / SERVICEBERRYB & BCF312CARPINUS BETULUS 'FASTIGIATA' / PYRAMIDAL EUROPEAN HORNBEANB & BCS8CATALPA SPECIOSA / NORTHERN CATALPAB & BCO11CELTIS OCCIDENTALIS / COMMON HACKBERRYB & BCP220CELTIS OCCIDENTALIS 'JFS-KSU1' / PRAIRIE SENTINEL® HACKBERRYB & BCC5CERCIS CANADENSIS / EASTERN REDBUDB & BCK 4 CLADRASTIS KENTUKEA / AMERICAN YELLOWWOODB & BCA5CORNUS ALTERNIFOLIA / PAGODA DOGWOODB & BCT25CORYLUS COLURNA / TURKISH FILBERTB & BFT 7 FAGUS SYLVATICA 'TRICOLOR' / TRICOLOR EUROPEAN BEECHB & BGP 2 GINKGO BILOBA 'PRINCETON SENTRY' / PRINCETON SENTRY MAIDENHAIR TREEB & BGT 27 GLEDITSIA TRIACANTHOS 'SHADEMASTER' / HONEY LOCUSTB & BGK13GYMNOCLADUS DIOICA 'ESPRESSO' / KENTUCKY COFFEE TREEB & BKP10KOELREUTERIA PANICULATA / GOLDEN RAIN TREEB & BMA9MAACKIA AMURENSIS / AMUR MAACKIAB & BPH25POPULUS DELTOIDES / EASTERN COTTONWOOD15 GALPH1 22 POPULUS DELTOIDES / EASTERN COTTONWOOD5 GALPH311POPULUS DELTOIDES / EASTERN COTTONWOODB & BPA210POPULUS X ACUMINATA / LANCELEAF COTTONWOOD15 GALPA16POPULUS X ACUMINATA / LANCELEAF COTTONWOOD5 GALPA3 13POPULUS X ACUMINATA / LANCELEAF COTTONWOODB & BPM3 8PRUNUS MAACKII / AMUR CHOKECHERRYB & BQB11QUERCUS BICOLOR / SWAMP WHITE OAKB & BQM2QUERCUS MUEHLENBERGII / CHINKAPIN OAKB & BQH30QUERCUS ROBUR 'CRIMSON SPIRE' / ENGLISH OAKB & BSA 14 SALIX AMYGDALOIDES / PEACH LEAF WILLOW15 GALTA26TILIA AMERICANA / AMERICAN LINDENB & BTI 2 TILIA TOMENTOSA GREEN MOUNTAIN / SILVER LINDENB & BUA2 9ULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & BUA6ULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & BUD7 ULMUS DAVIDIANA JAPONICA 'DISCOVERY' / DISCOVERY ELMB & BN0 25 50100 FTBOULDERCREEK01OVERALL PLANTING PLAN1"=50'-0"28TH STREET
100 YEAR FLOODPLAIN
CREEK PARKEXISTING BOULDERCREEK BRIDGEEXISTING FISHOBSERVATORYHIGH HAZARDPROPERTY LINEL2.1L2.2BUILDING 1BUILDING 2BUILDING 3PROPERTY LINEOLSON DRIVE1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Overall Planting Plan | L2.0MINIMUM PLANT SIZES - R.O.W.SIZEDECIDUOUS TREES2" CALEVERGREEN TREES6' HTORNAMENTAL TREES1.5" CALSHRUBS5 GALCONTAINERTREE DIVERSITY TABLE- OLSON DRIVEFAMILYGENUSSPECIES EXISTING/PROPOSED PERCENTAGESAPINDACEAE ACERMIYABEIPROPOSED3/24 = 12.5%SAPINDACEAE ACERSACCHARUM PROPOSED3/24 = 12.5%BIGNONIACEAE CATALPA SPECIOSAPROPOSED2/24 = 8.3%CANNABACEAE CELTISOCCIDENTALIS PROPOSED3/24 = 12.5%BETULACEAE CORYLUS COLURNA PROPOSED3/24 = 12.5%FABACEAE GYMNOCLADUS DIOICUS PROPOSED3/24 = 12.5%PINACEAE PINUSPONDEROSA EXISTING1/24 = 4.2%FAGACEAE QUERCUS BICOLOR PROPOSED4/24 = 16.67%ULMACEAE ULMUSDAVIDIANAPROPOSED2/24 = 8.3%BOULDER CREEK
PATHENTRY PLAZAPRIVATECOURTYARDPRIVATECOURTYARDPRIVATECOURTYARDPRIVATEPOOLCOURTYARDMULTI-USE PATHMULTI-USE PATHWATER CONSERVATION AND XERISCAPE NOTE:IN ORDER TO MAINTAIN THE WATER WISE STANDARDSEXPLAINED, THE ASSOCIATED DESIGN INCORPORATES THEFOLLOWING XERIC PRINCIPLES. HIGH WATER USE TURF ISMINIMIZED TO LARGE, PUBLICLY ACCESSIBLE, ACTIVE-USESPACES. THE SMALLER COURTYARD AREAS ARE TO BEVEGETATED WITH PLANTS APPROPRIATE FOR THE CLIMATE- NATIVE AS REASONABLY PERMISSIBLE. MOREOVER, THEYARE TO BE ORGANIZED AND GROUPED SUCH THAT PLANTSOF SIMILAR WATER NEEDS REMAIN TOGETHER. THESECOURTYARDS ARE TO BE EFFECTIVELY MULCHED WITHAPPROVED GROUND COVER. MAINTENANCE PLANS CAN BERECOMMENDED TO THE RESPONSIBLE PARTIES TO BESTPROTECT PLANTS AND PRESERVE WATER.L2.3TREE DIVERSITY TABLE- 28TH STREETFAMILYGENUSSPECIES EXISTING/PROPOSED PERCENTAGESAPINDACEAE ACERMIYABEIPROPOSED2/23 = 8.7%SAPINDACEAE ACERNEGUNDO EXISTING2/23 = 8.7%BETULACEAE ALNUSINCANA PROPOSED2/23 = 8.7%BIGNONIACEAE CATALPA SPECIOSAPROPOSED1/23 = 4.3%CANNABACEAE CELTISOCCIDENTALIS PROPOSED1/23 = 4.3%BETULACEAE CORYLUS COLURNA PROPOSED2/23 = 8.7%FABACEAE GYMNOCLADUS DIOICUS PROPOSED1/23 = 4.3%FABACEAE GLEDITSIA TRIACANTHOS EXISTING2/23 = 8.7%SALICACEAE POPULUS ACUMINATA PROPOSED1/23 = 4.3%SALICACEAE POPULUS DELTOIDES PROPOSED1/23 = 4.3%SALICACEAE SALIXAMYGDALOIDES EXISTING/PROPOSED2/23 = 8.7%MALVACEAETILIACORDATA EXISTING6/23 = 26.1%MAINTENANCE NOTE:LIMIT USE OF PESTICIDES AND FERTILIZERS TO AREASNORTH OF THE DEVELOPMENT. USE SELECTIVEHERBICIDES, SPOT-SPRAYING TECHNIQUES AND TARGETTHE MOST VULNERABLE LIFE STAGE OF THE WEED IFHERBICIDE USE IS NECESSARY.ALL PLANTINGS ABUTTING OR DRAINING IN THE DIRECTIONOF BOULDER CREEK SHALL BE MAINTAINED WITHOUT THEUSE OF CHEMICAL AGENTS. AVOID INSECTICIDE USE INFAVOR OF OTHER MANAGEMENT TOOLS, SUCH ASPHYSICAL CONTROLS, BIOLOGICAL CONTROLS AND APLANT HEALTH CARE APPROACH.PLANTING SCHEDULE69 of 160
XXXXXX(4) TA(1) AS(2) QB(1) AM(2) MA(1) CO(2) CT(2) CC(2) UA(1) GT(1) MA(1) CF3(1) CA(1) AS(2) AB(2) TA(1) QB(3) CF3(1) PH3(1) PA3(1) CO(1) PH1(1) CT(2) TA(1) TA(1) KP(1) KP(1) KP(1) KP(1) FT(1) FT(4) CP2(2) CP2(1) CP2(2) QH(3) QH(4) QH(1) QH(1) PA2(1) AN3(1) AN3(1) CS(1) AM(4) CF3(2) QH(5) QH(1) KP(1) CT(2) QH(2) KP(1) CT(1) KP(1) CT(2) UA2(1) SA(1) PH3(1) PH3(1) UA(4) CF3(1) UD(1) FT(1) MA(1) AS(1) CT(1) MA(1) PH1(3) GT(3) CT(1) AM(1) CT(3) AH(3) AH(2) AH(3) AH(1) CS(1) CT(1) AM(1) CK(1) CP2(2) CK(4) CP2(2) UD(3) GT(2) AB(2) QB(2) AB(2) CO(2) GK(1) AN342'-4"30'-0"31'-1"33'-1"33'-0"33'-0"19'-10"SEWER32'-11"5'-0"DRIVE10'-0"SEWER14'-6"GAS13'-2"SEWER31'-0"33'-0"20'-0"SEWER12'-9"WATERDA
FB(6) PB(6) EI(30) AM3(14) RS(6) PB(34) KX(34) PL(35) CK2(47) PL(4) PB(21) KX(1) RS(10) RG(8) GW(4) AA3(15) AP(9) AP(8) AM3(1) EI(9) RG(6) RGTREESAMAM7AN2AN1AN3AC2ABAGAHAT3AT4ASCF3CSCOCP2CCCKCACTFTGPGTGKKPMAPH2PH1PH3PA2PA1PA3PM3QBQMQHSATATIUA2UAUDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESLEGENDPARGPPRURIBOTANICAL / COMMON NAMECONT CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 2.5"CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 3"CALACER NEGUNDO / BOX ELDER15 GALACER NEGUNDO / BOX ELDER5 GALACER NEGUNDO 'SENSATION' / BOX ELDERB & B 2"CALACER PLATANOIDES 'COLUMNARE' / COLUMNAR NORWAY MAPLEB & B 2.5"CALACER SACCHARUM 'BAILSTA' / FALL FIESTA® SUGAR MAPLEB & B 2.5"CALACER TATARICUM 'GARANN' TM / HOT WINGS TATARIAN MAPLEB & B 2.5"CALALNUS HIRSUTA 'HARBIN' / PRAIRIE HORIZON® MANCHURIAN ALDERB & B 2.5"CALALNUS INCANA TENUIFOLIA / THINLEAF ALDER15 GALALNUS INCANA TENUIFOLIA / THINLEAF ALDERB & B 2"CALAMELANCHIER ALNIFOLIA / SERVICEBERRYB & B 2.5"CALCARPINUS BETULUS 'FASTIGIATA' / PYRAMIDAL EUROPEAN HORNBEANB & B 2"CALCATALPA SPECIOSA / NORTHERN CATALPAB & B 2.5"CALCELTIS OCCIDENTALIS / COMMON HACKBERRYB & B 2.5"CALCELTIS OCCIDENTALIS 'JFS-KSU1' / PRAIRIE SENTINEL® HACKBERRYB & B 2.5"CALCERCIS CANADENSIS / EASTERN REDBUDB & B 2.5"CALCLADRASTIS KENTUKEA / AMERICAN YELLOWWOODB & B 2.5"CALCORNUS ALTERNIFOLIA / PAGODA DOGWOODB & B 2"CALCORYLUS COLURNA / TURKISH FILBERTB & B 2.5"CALFAGUS SYLVATICA 'TRICOLOR' / TRICOLOR EUROPEAN BEECHB & B 2.5"CALGINKGO BILOBA 'PRINCETON SENTRY' / PRINCETON SENTRY MAIDENHAIR TREEB & B 2.5"CALGLEDITSIA TRIACANTHOS 'SHADEMASTER' / HONEY LOCUSTB & B 3"CALGYMNOCLADUS DIOICA 'ESPRESSO' / KENTUCKY COFFEE TREEB & B 2.5"CALKOELREUTERIA PANICULATA / GOLDEN RAIN TREEB & B 2.5"CALMAACKIA AMURENSIS / AMUR MAACKIAB & B 2.5"CALPOPULUS DELTOIDES / EASTERN COTTONWOOD15 GALPOPULUS DELTOIDES / EASTERN COTTONWOOD5 GALPOPULUS DELTOIDES / EASTERN COTTONWOODB & B2"CALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD15 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD5 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOODB & B2"CALPRUNUS MAACKII / AMUR CHOKECHERRYB & B2.5"CALQUERCUS BICOLOR / SWAMP WHITE OAKB & B2.5"CALQUERCUS MUEHLENBERGII / CHINKAPIN OAKB & B2.5"CALQUERCUS ROBUR 'CRIMSON SPIRE' / ENGLISH OAKB & B2.5"CALSALIX AMYGDALOIDES / PEACH LEAF WILLOW15 GALTILIA AMERICANA / AMERICAN LINDENB & B2.5"CALTILIA TOMENTOSA GREEN MOUNTAIN / SILVER LINDENB & B2.5"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B2"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B2.5"CALULMUS DAVIDIANA JAPONICA 'DISCOVERY' / DISCOVERY ELMB & B2"CALXXX1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09MATCHLINE L2.2MATCHLINE L2.1KEY MAPNN0 15 3060 FT01TREE PLANTING PLAN ENLARGEMENT1"=30'-0"BOULDERCREEK100 YEAR FLOODPLAINBOULDER CREEK PATHTURF LAWNHIGH HAZARDBUILDING 2BUILDING 3OLSONDRIVEPROPERTY LINE
Planting Plan | L2.1PAPAPAPAPAPATREE SCHEDULEWATER CONSERVATION AND XERISCAPE NOTE:IN ORDER TO MAINTAIN THE WATER WISE STANDARDS EXPLAINED, THE ASSOCIATED DESIGN INCORPORATES THE FOLLOWING XERICPRINCIPLES. HIGH WATER USE TURF IS MINIMIZED TO LARGE, PUBLICLY ACCESSIBLE, ACTIVE-USE SPACES. THE SMALLER COURTYARD AREASARE TO BE VEGETATED WITH PLANTS APPROPRIATE FOR THE CLIMATE - NATIVE AS REASONABLY PERMISSIBLE. MOREOVER, THEY ARE TO BEORGANIZED AND GROUPED SUCH THAT PLANTS OF SIMILAR WATER NEEDS REMAIN TOGETHER. THESE COURTYARDS ARE TO BE EFFECTIVELYMULCHED WITH APPROVED GROUND COVER. MAINTENANCE PLANS CAN BE RECOMMENDED TO THE RESPONSIBLE PARTIES TO BEST PROTECTPLANTS AND PRESERVE WATER.MATCHLINE L2.1MATCHLINE L2.3PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPARGRGRGRGRURURGRURUPAPAPAPAPAPAPAPAPAPAPAEXISTING HONEYLOCUSTTO REMAINEXISTINGRED OAKL2.1L2.2L2.3PLANTING PLANENLARGEMENTRE: 01/L2.4PARIRIPONDEROSA PINE,DBH: 18"PAPAPAPAPAPAPP70 of 160
XXXXXXXXXXXX19'-11"WATER(1) QB(1) AM(1) CO(1) CS(1) AM(1) CS(1) AM(1) CT(1) CT(1) GK(1) GK(1) AH(1) CA(1) CA(1) GT(2) AG(1) GT(1) GK(1) CS(1) GT(1) GT(2) AG(2) TA(2) CC(1) MA(1) AM(2) TI(2) GK(1) AN3(1) UA(1) AG(1) UD(2) CO(2) CT(1) CK(1) MA(1) CO(1) AB(1) AB(1) AB(2) AG(1) AG(1) AH(2) AS(1) AH(1) PH3(1) PH3(1) PA3(1) PA1(2) PH1(1) PA3(1) AM7(1) AM7(1) PM3(1) PM3(1) PM3(1) PM3(1) PM3(1) CP2(1) FT(1) CP2(2) CP2(2) CP2(2) QH(2) QH(2) QH(6) GT(1) PA2(1) AN2(1) AN1(1) PA2(1) FT(1) AN3(1) AN3(2) QH(3) QH(1) CT(1) KP(1) CT(1) CT(1) CT(2) AG(1) SA(2) SA(1) PH1(1) PA3(1) UA2(1) UA2(1) UA2(2) PA3(1) PA1(1) SA(1) SA(2) PH1(2) SA(1) AT3(2) AT3(1) PM3(2) PM3(1) UD(1) CO(1) CO(2) CP2(1) CT(2) MA(2) PH1(7) TA(1) AB(1) GK(1) CO(1) CT(1) QB(1) AB(1) GK(1) CS(1) AC2(1) AC2(1) AN2(2) CO(2) GK(3) AH(2) CT35'-0"14'-4"SEWER33'-0"33'-0"33'-0"33'-1"30'-3"19'-8"FIRE10'-0"WALK13'-7"LIGHT19'-0"DRIVE.10'-0"DRIVE10'-0"WATER10'-5"STORM11'-0"WATER10'-0"GAS23'-11"STORM17'-11"STORM12'-3"STORM12'-9"FIRE8'-4"GAS10'-0"SEWER3'-0"FO3'-0"ELEC2'-2"FO2'-11"ELEC28'-3"35'-10"29'-10"38'-8"28'-1"PROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESLEGENDPARGPPRURIDA
FB(6) PB(6) EI(30) AM3(14) RS(6) PB(34) KX(34) PL(35) CK2(47) PL(4) PB(21) KX(1) RS(10) RG(8) GW(4) AA3(15) AP(9) AP(8) AM3(1) EI(9) RG(6) RGBOTANICAL / COMMON NAMECONT CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 2.5"CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 3"CALACER NEGUNDO / BOX ELDER15 GALACER NEGUNDO / BOX ELDER5 GALACER NEGUNDO 'SENSATION' / BOX ELDERB & B 2"CALACER PLATANOIDES 'COLUMNARE' / COLUMNAR NORWAY MAPLEB & B 2.5"CALACER SACCHARUM 'BAILSTA' / FALL FIESTA® SUGAR MAPLEB & B 2.5"CALACER TATARICUM 'GARANN' TM / HOT WINGS TATARIAN MAPLEB & B 2.5"CALALNUS HIRSUTA 'HARBIN' / PRAIRIE HORIZON® MANCHURIAN ALDERB & B 2.5"CALALNUS INCANA TENUIFOLIA / THINLEAF ALDER15 GALALNUS INCANA TENUIFOLIA / THINLEAF ALDERB & B 2"CALAMELANCHIER ALNIFOLIA / SERVICEBERRYB & B 2.5"CALCARPINUS BETULUS 'FASTIGIATA' / PYRAMIDAL EUROPEAN HORNBEANB & B 2"CALCATALPA SPECIOSA / NORTHERN CATALPAB & B 2.5"CALCELTIS OCCIDENTALIS / COMMON HACKBERRYB & B 2.5"CALCELTIS OCCIDENTALIS 'JFS-KSU1' / PRAIRIE SENTINEL® HACKBERRYB & B 2.5"CALCERCIS CANADENSIS / EASTERN REDBUDB & B 2.5"CALCLADRASTIS KENTUKEA / AMERICAN YELLOWWOODB & B 2.5"CALCORNUS ALTERNIFOLIA / PAGODA DOGWOODB & B 2"CALCORYLUS COLURNA / TURKISH FILBERTB & B 2.5"CALFAGUS SYLVATICA 'TRICOLOR' / TRICOLOR EUROPEAN BEECHB & B 2.5"CALGINKGO BILOBA 'PRINCETON SENTRY' / PRINCETON SENTRY MAIDENHAIR TREEB & B 2.5"CALGLEDITSIA TRIACANTHOS 'SHADEMASTER' / HONEY LOCUSTB & B 3"CALGYMNOCLADUS DIOICA 'ESPRESSO' / KENTUCKY COFFEE TREEB & B 2.5"CALKOELREUTERIA PANICULATA / GOLDEN RAIN TREEB & B 2.5"CALMAACKIA AMURENSIS / AMUR MAACKIAB & B 2.5"CALPOPULUS DELTOIDES / EASTERN COTTONWOOD15 GALPOPULUS DELTOIDES / EASTERN COTTONWOOD5 GALPOPULUS DELTOIDES / EASTERN COTTONWOODB & B 2"CALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD15 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD5 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOODB & B 2"CALPRUNUS MAACKII / AMUR CHOKECHERRYB & B 2.5"CALQUERCUS BICOLOR / SWAMP WHITE OAKB & B 2.5"CALQUERCUS MUEHLENBERGII / CHINKAPIN OAKB & B 2.5"CALQUERCUS ROBUR 'CRIMSON SPIRE' / ENGLISH OAKB & B 2.5"CALSALIX AMYGDALOIDES / PEACH LEAF WILLOW15 GALTILIA AMERICANA / AMERICAN LINDENB & B 2.5"CALTILIA TOMENTOSA GREEN MOUNTAIN / SILVER LINDENB & B 2.5"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B 2"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B 2.5"CALULMUS DAVIDIANA JAPONICA 'DISCOVERY' / DISCOVERY ELMB & B 2"CALTREESAMAM7AN2AN1AN3AC2ABAGAHAT3AT4ASCF3CSCOCP2CCCKCACTFTGPGTGKKPMAPH2PH1PH3PA2PA1PA3PM3QBQMQHSATATIUA2UAUDXXXXXXXXXXXXDAFB
(6) PB(6) EI(30) AM3(14) RS(6) PB(34) KX(34) PL(35) CK2(47) PL(4) PB(21) KX(1) RS(10) RG(8) GW(4) AA3(15) AP(9) AP(8) AM3(1) EI(9) RG(6) RGMATCHLINE L2.2MATCHLINE L2.11345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09BOULDERCREEKKEY MAPN100 YEAR FLOODPLAIN
HIGH HAZARD BUILDING1BUILDING 2OLSONDRIVE28TH STREETN0 15 3060 FT01TREE PLANTING PLAN ENLARGEMENT1"=30'-0"Planting Plan | L2.2LINDEN,MUNICIPALID: 54902DBH: 4"PAPAPAPAPAPAPAPALINDEN,MUNICIPALID: 54889DBH: 8"LINDEN,MUNICIPALID: 54891DBH: 7"LINDEN,MUNICIPALID: 54896DBH: 5"LINDEN,MUNICIPALID: 54904DBH: 6"HONEYLOCUST,MUNICIPALID: 54907DBH: 7"EXISTING FISHOBSERVATORYEXISTINGBRIDGE TOREMAINMATCHLINE L2.2MATCHLINE L2.3PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPARURGRGRGENHANCEDPLANTING,TYP.ENHANCEDPLANTINGTYP.ENHANCEDPLANTINGTYP.TURFRGPAPPRURURURUWATER CONSERVATION AND XERISCAPE NOTE:IN ORDER TO MAINTAIN THE WATER WISE STANDARDS EXPLAINED, THE ASSOCIATED DESIGN INCORPORATES THE FOLLOWING XERICPRINCIPLES. HIGH WATER USE TURF IS MINIMIZED TO LARGE, PUBLICLY ACCESSIBLE, ACTIVE-USE SPACES. THE SMALLER COURTYARDAREAS ARE TO BE VEGETATED WITH PLANTS APPROPRIATE FOR THE CLIMATE - NATIVE AS REASONABLY PERMISSIBLE. MOREOVER, THEYARE TO BE ORGANIZED AND GROUPED SUCH THAT PLANTS OF SIMILAR WATER NEEDS REMAIN TOGETHER. THESE COURTYARDS ARE TO BEEFFECTIVELY MULCHED WITH APPROVED GROUND COVER. MAINTENANCE PLANS CAN BE RECOMMENDED TO THE RESPONSIBLE PARTIESTO BEST PROTECT PLANTS AND PRESERVE WATER.PAPAPAPAPARGSYNTH.TURFTREE PLANTING ON 28TH STREET TO BE POTHOLED & HAND
DUG DURING INSTALLATION DUE TO EXISTING FIBER OPTIC
AND ELECTRICAL LINES. DO NOT USE MECHANICAL
EXCAVATION METHODS.L2.1L2.2L2.3PLANTING PLANENLARGEMENTRE: 02/L2.4PLANTING PLANENLARGEMENTRE: 03/L2.5PLANTINGPLANENLARGEMENTRE: 04/L2.5PLANTINGPLANENLARGEMENTRE:05/L2.6TREE SCHEDULERGPAENHANCEDPLANTING,TYP.PAPAPP11'-3"PARGRURIRIRIRUPAPAPAPA71 of 160
DAFBDA
FB(3) GT(2) CS(2) UA(1) TA(1) GT(1) TA(1) TA(1) GT(1) UD(1) QB(1) UD(1) QB(1) AM(1) CC(1) TA(1) AM(1) GT(2) GK(1) CA(1) QB(1) CA(2) GK(1) AM(3) PH1(1) PH3(3) PH1(1) PA2(3) PH1(2) PA2(1) PA3(1) GT(3) AM(2) TA(2) TA(1) GT(2) GT(1) PH2(1) PH2(1) AM(1) AM(2) PH2(1) KP(1) FT(1) FT(2) QM(1) PA2(2) PA1(2) PA2(1) AN2(1) AN1(2) GP(1) PA1(1) SA(1) SA(1) AT3(1) SA(1) AT3(2) PH1(2) SA(2) AT3(1) PA3(2) UA2(1) UA2(1) UA2(3) AN3(1) AN3(2) PA3(2) PH3(1) PH3(1) AT3(1) PA1(1) PH1(1) SA(2) AT3(1) AM(3) AN3(2) AT4(1) PA2(1) AN2(1) PH3(1) PH1(1) PA3(1) AM(1) PH2(1) AN2(3) AN3(1) PA3(1) PH3(1) PA3PROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESLEGENDPARGPPRURITREESAMAM7AN2AN1AN3AC2ABAGAHAT3AT4ASCF3CSCOCP2CCCKCACTFTGPGTGKKPMAPH2PH1PH3PA2PA1PA3PM3QBQMQHSATATIUA2UAUDBOTANICAL / COMMON NAMECONT CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 2.5"CALACER MIYABEI 'MORTON' TM / STATE STREET MIYABE MAPLEB & B 3"CALACER NEGUNDO / BOX ELDER15 GALACER NEGUNDO / BOX ELDER5 GALACER NEGUNDO 'SENSATION' / BOX ELDERB & B 2"CALACER PLATANOIDES 'COLUMNARE' / COLUMNAR NORWAY MAPLEB & B 2.5"CALACER SACCHARUM 'BAILSTA' / FALL FIESTA® SUGAR MAPLEB & B 2.5"CALACER TATARICUM 'GARANN' TM / HOT WINGS TATARIAN MAPLEB & B 2.5"CALALNUS HIRSUTA 'HARBIN' / PRAIRIE HORIZON® MANCHURIAN ALDERB & B 2.5"CALALNUS INCANA TENUIFOLIA / THINLEAF ALDER15 GALALNUS INCANA TENUIFOLIA / THINLEAF ALDERB & B 2"CALAMELANCHIER ALNIFOLIA / SERVICEBERRYB & B 2.5"CALCARPINUS BETULUS 'FASTIGIATA' / PYRAMIDAL EUROPEAN HORNBEANB & B 2"CALCATALPA SPECIOSA / NORTHERN CATALPAB & B 2.5"CALCELTIS OCCIDENTALIS / COMMON HACKBERRYB & B 2.5"CALCELTIS OCCIDENTALIS 'JFS-KSU1' / PRAIRIE SENTINEL® HACKBERRYB & B 2.5"CALCERCIS CANADENSIS / EASTERN REDBUDB & B 2.5"CALCLADRASTIS KENTUKEA / AMERICAN YELLOWWOODB & B 2.5"CALCORNUS ALTERNIFOLIA / PAGODA DOGWOODB & B 2"CALCORYLUS COLURNA / TURKISH FILBERTB & B 2.5"CALFAGUS SYLVATICA 'TRICOLOR' / TRICOLOR EUROPEAN BEECHB & B 2.5"CALGINKGO BILOBA 'PRINCETON SENTRY' / PRINCETON SENTRY MAIDENHAIR TREEB & B 2.5"CALGLEDITSIA TRIACANTHOS 'SHADEMASTER' / HONEY LOCUSTB & B 3"CALGYMNOCLADUS DIOICA 'ESPRESSO' / KENTUCKY COFFEE TREEB & B 2.5"CALKOELREUTERIA PANICULATA / GOLDEN RAIN TREEB & B 2.5"CALMAACKIA AMURENSIS / AMUR MAACKIAB & B 2.5"CALPOPULUS DELTOIDES / EASTERN COTTONWOOD15 GALPOPULUS DELTOIDES / EASTERN COTTONWOOD5 GALPOPULUS DELTOIDES / EASTERN COTTONWOODB & B 2"CALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD15 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOOD5 GALPOPULUS X ACUMINATA / LANCELEAF COTTONWOODB & B 2"CALPRUNUS MAACKII / AMUR CHOKECHERRYB & B 2.5"CALQUERCUS BICOLOR / SWAMP WHITE OAKB & B 2.5"CALQUERCUS MUEHLENBERGII / CHINKAPIN OAKB & B 2.5"CALQUERCUS ROBUR 'CRIMSON SPIRE' / ENGLISH OAKB & B 2.5"CALSALIX AMYGDALOIDES / PEACH LEAF WILLOW15 GALTILIA AMERICANA / AMERICAN LINDENB & B 2.5"CALTILIA TOMENTOSA GREEN MOUNTAIN / SILVER LINDENB & B 2.5"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B 2"CALULMUS AMERICANA `ACCOLADE' / ACCOLADE ELMB & B 2.5"CALULMUS DAVIDIANA JAPONICA 'DISCOVERY' / DISCOVERY ELMB & B 2"CAL1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09KEY MAPNPlanting Plan | L2.3TREE SCHEDULEWATER CONSERVATION AND XERISCAPE NOTE:IN ORDER TO MAINTAIN THE WATER WISE STANDARDS EXPLAINED, THE ASSOCIATEDDESIGN INCORPORATES THE FOLLOWING XERIC PRINCIPLES. HIGH WATER USE TURF ISMINIMIZED TO LARGE, PUBLICLY ACCESSIBLE, ACTIVE-USE SPACES. THE SMALLERCOURTYARD AREAS ARE TO BE VEGETATED WITH PLANTS APPROPRIATE FOR THE CLIMATE- NATIVE AS REASONABLY PERMISSIBLE. MOREOVER, THEY ARE TO BE ORGANIZED ANDGROUPED SUCH THAT PLANTS OF SIMILAR WATER NEEDS REMAIN TOGETHER. THESECOURTYARDS ARE TO BE EFFECTIVELY MULCHED WITH APPROVED GROUND COVER.MAINTENANCE PLANS CAN BE RECOMMENDED TO THE RESPONSIBLE PARTIES TO BESTPROTECT PLANTS AND PRESERVE WATER.N0 15 3060 FT01LANDSCAPE PLAN ENLARGEMENT1"=30'-0"02LANDSCAPE PLAN ENLARGEMENT1"=30'-0"N0 15 3060 FTMATCHLINE L2.1MATCHLINE L2.3MATCHLINE SEE BELOWMATCHLINE SEE ABOVEMATCHLINE SEE BELOWMATCHLINE SEE ABOVE
MATCHLINE L2.2MATCHLINE L2.3BOULDERCREEKPROPERTY LINERUBOULDERCREEKBOULDERCREEKPROPERTY LINEPROPERTY LINEPROPERT
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L
I
N
E
EXISTINGPEDESTRIANBRIDGETURF LAWNBOULDER CREEK PATHDOG PARKPARURGEXISTINGBUILDINGEXISTINGBUILDING
EXISTINGPEDESTRIANBRIDGERURUPAPAPAPAPAPAPARUPARURURUPPPPPPPPPAPAPAPAPAPAPARUL2.1L2.2L2.3PLANTINGPLANENLARGEMENTRE: 05/L2.6PARIRIPAPPRIRIHONEYLOCUST,MUNICIPAL ID:54907DBH: 7"WILLOW,MUNICIPAL ID:XXXDBH: 9"PPRUPPPAPALINDEN,MUNICIPALID: 54910DBH: 4"BOXELDER,MUNICIPALID: 54909DBH: 4.5"HONEYLOCUST,MUNICIPALID: 54908DBH: 8"72 of 160
DA
FB5'-0"DRIVE(6) RG(6) PB(6) EI(25) AM3(30) AR(6) RG(6) PB(6) MR(12) GW(6) EI(6) CF2(6) MR(12) GW(6) EI(20) AM3(30) AR(6) RG(16) PA4(4) RG(9) GW(14) PA4(5) AF(8) AF(10) EI(2) AB(2) QB(1) AM(1) CT(1) UD(1) CT(1) AM(1) AM(2) AB(7) GW42'-4"15'-4"GAS31'-1"33'-1"33'-0"10'-0"SEWER14'-6"GAS31'-0"20'-0"SEWERLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESRGPARUPPRI10'-0"CTR.(6) RG(6) CF2(6) EI(20) AM3(26) AR(6) RG(6) PB(4) EI(4) RG(16) PA4(12) AF(8) GW(4) RG(16) PA4(6) EI(6) MR(6) EI(12) AF(9) GW(12) GW(10) PB(10) MR(3) RG(2) CS(1) GK(2) CO(1) AB(1) GK(1) UD(2) GK(1) AB(1) GK(1) CS(1) AH(1) CO(12) GW(2) QB(12) GW(1) CT(10) AF33'-0"33'-0"32'-11"19'-8"FIRE10'-0"WALK13'-7"LIGHT19'-0"CTR.10'-0"DRIVE11'-0" WATER10'-0"GAS12'-9"FIRE13'-2"SEWER18'-6"SEWERSHRUBS QTY BOTANICAL / COMMON NAMESIZE SALT TOLERANCECF26CARYOPTERIS X CLANDONENSIS 'FIRST CHOICE' / FIRST CHOICE BLUEBEARD5 GALEI28ERICAMERIA NAUSEOSA VAR. NAUREOSUS / BABY BLUE RABBITBRUSH5 GALMR12 MAHONIA REPENS / CREEPING MAHONIA5 GALPB12 PRUNUS PUMILA BESSEYI / WESTERN SAND CHERRY5 GALRG22 RHUS AROMATICA 'GRO-LOW' / GRO-LOW FRAGRANT SUMAC5 GALPERENNIALSQTYBOTANICAL / COMMON NAMESIZE SALT TOLERANCEAM345ACHILLEA X 'MOONSHINE' / MOONSHINE YARROW5 GALAR65 AGASTACHE RUPESTRIS / THREADLEAF HYSSOP5 GALAF8 ARTEMISIA FRIGIDA / FRINGED WORMWOOD5 GALGW33 GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES' / WHIRLING BUTTERFLIES GAURA 5 GALPA416 PENNISETUM ALOPECUROIDES / FOUNTAIN GRASS5 GALPLANT SCHEDULE ENLARGEMENT 1SHRUBS QTY BOTANICAL / COMMON NAMESIZE SALT TOLERANCECF26CARYOPTERIS X CLANDONENSIS 'FIRST CHOICE' / FIRST CHOICE BLUEBEARD5 GALEI22 ERICAMERIA NAUSEOSA VAR. NAUREOSUS / BABY BLUE RABBITBRUSH5 GALMR16MAHONIA REPENS / CREEPING MAHONIA5 GALPB16 PRUNUS PUMILA BESSEYI / WESTERN SAND CHERRY5 GALRG13RHUS AROMATICA 'GRO-LOW' / GRO-LOW FRAGRANT SUMAC5 GALPERENNIALSQTYBOTANICAL / COMMON NAMESIZE SALT TOLERANCEAM320 ACHILLEA X 'MOONSHINE' / MOONSHINE YARROW5 GALAR26AGASTACHE RUPESTRIS / THREADLEAF HYSSOP5 GALAF24 ARTEMISIA FRIGIDA / FRINGED WORMWOOD5 GALGW45GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES' / WHIRLING BUTTERFLIES GAURA5 GALPA416 PENNISETUM ALOPECUROIDES / FOUNTAIN GRASS5 GALPLANT SCHEDULE ENLARGEMENT 21345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09KEY MAPNStreetscape Planting Plan | L2.4N0 5 1020 FT01ENLARGEMENT- OLSON DRIVE WEST1"=10'-0"02ENLARGEMNET - OLSON DRIVE CENTER1"=10'-0"MATCHLINE RE: 01/L2.4
MATCHLINE RE: 02/L2.4
MATCHLINE RE: 01/L2.4MATCHLINE RE: 02/L2.4
MATCHLINE RE: 02/L2.4
MATCHLINE RE: 01/L2.5 OLSON DRIVEOLSON DRIVEN0 5 1020 FTPAPA0102PAPAPAPAPINUS PONDEROSA,DBH: 18"73 of 160
DAFB(6) PB(6) EI(30) AM3(14) RS(6) PB(34) KX(34) PL(35) CK2(47) PL(4) PB(21) KX(1) RS(10) RG(8) GW(4) AA3(15) AP(9) AP(8) AM3(1) EI(9) RG(6) RGLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESRGPARUPPRI(6) RG(6) PB(6) EI(25) AM3(30) AR(6) RG(6) MR(9) GW(6) EI(6) CF2(6) MR(9) GW(6) EI(6) CF2(4) RG(6) PB(6) EI(30) AM3(6) RG(6) CF2(1) QB(1) AM(1) CO(1) CS(3) CT(1) CT(1) QB14'-4"SEWER33'-0"33'-0"33'-0"33'-1"10'-0"SEWER10'-0"WATER30'-3"8'-4" GAS10'-0"SEWER18'-6"SEWER(14) RS(6) PB(34) KX(34) PL(35) CK2(47) PL(4) PB(21) KX(1) RS(38) RG(5) AP(1) EI(1) CF2(10) RG(8) GW(4) AA3(8) GW(36) MR(29) RG(10) CK3(2) AA3(3) GW(15) AP(9) AP(8) AM3(24) SL(25) PVH(1) EI(1) EI(4) AM3(10) AP(4) AM3(3) AM3(8) AP(4) AM3(9) AP(5) AM3(9) RG(12) DF(11) RG(1) CF2(4) AP(9) AP(4) AM3(9) AP(3) AM3(12) MR(3) AM3(4) AP(6) AP(1) CF2(1) EI(12) DF(4) AA3(10) GW(3) AM3(15) GW(34) JS(4) DF(5) GW(3) AA3(6) DF(3) SO2(4) AA3(4) GW(21) AP(5) MR(10) PVH(14) SL(4) AA3(8) CS2(10) SO2(3) CK3(7) CK3(8) GW(2) AA3(10) CK3(1) EI(3) AM3(3) AP(9) SL(8) AP(5) AP(7) AM3(4) AP(14) SL(5) AP(11) AM3(12) JS(7) GW(12) DF(8) GW(4) AA3(8) SO(5) AM3(4) AP(16) RG(7) AP(2) AM3(3) AM3(5) AP(1) CF2(1) CF2(4) AM3(8) SO2(6) CS2(12) DF(8) SO2(6) CK3(4) AA3(8) GW(2) AA3(8) GW(4) AA3(21) SL(14) PVH(4) AM3(6) AP(5) AP(1) CF2(9) MR(83) RC(49) PL(39) MR2(52) PL(41) MR2(56) PL(30) RC(4) MR(65) RC(8) MR(44) RS(44) RS(44) RS(60) PL(2) AA3(8) MR(9) DF(3) AA3(4) SO2(4) GW(8) SO2(10) CK3(6) CS2(7) GW(3) CS228'-3"35'-10"29'-10"27'-4"STORM11'-4"STORM31'-1"SHRUBS QTY BOTANICAL / COMMON NAMESIZEAA350ARONIA MELANOCARPA 'AUTUMN MAGIC' / AUTUMN MAGIC BLACK CHOKEBERRY5 GALCF229CARYOPTERIS X CLANDONENSIS 'FIRST CHOICE' / FIRST CHOICE BLUEBEARD5 GALCK353CORNUS SERICEA 'KELSEYI' / KELSEY'S DWARF RED TWIG DOGWOOD5 GALCS229CYTISUS PURGANS 'SPANISH GOLD' / SPANISH GOLD BROOM5 GALDF82DASIPHORA FLORIBUNDA / SHRUBBY CINQUEFOIL5 GALEI38ERICAMERIA NAUSEOSA VAR. NAUREOSUS / BABY BLUE RABBITBRUSH5 GALJS51JUNIPERUS SABINA 'SCANDIA' / SCANDIA JUNIPER5 GALMR94 MAHONIA REPENS / CREEPING MAHONIA5 GALPB21 PRUNUS PUMILA BESSEYI / WESTERN SAND CHERRY5 GALRG142 RHUS AROMATICA 'GRO-LOW' / GRO-LOW FRAGRANT SUMAC5 GALSO8SYMPHORICARPOS OCCIDENTALIS / WESTERN SNOWBERRY5 GALSO241 SYMPHORICARPOS ORBICULATUS / CORALBERRY5 GALGRASSESQTYBOTANICAL / COMMON NAMESIZECK236CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS1 GALMR280MUHLENBERGIA REVERCHONII / SEEP MUHLY1 GALPVH100PANICUM VIRGATUM 'HEAVY METAL' / HEAVY METAL SWITCH GRASS1 GALSL122SCHIZACHYRIUM SCOPARIUM / LITTLE BLUESTEM1 GALPLANT SCHEDULE ENLARGEMENT 3 AND 4PERENNIALSQTYBOTANICAL / COMMON NAMESIZEAP187ACHILLEA MILLEFOLIUM 'PAPRIKA' / PAPRIKA COMMON YARROW1 GALAM3134ACHILLEA X 'MOONSHINE' / MOONSHINE YARROW5 GALAR30AGASTACHE RUPESTRIS / THREADLEAF HYSSOP5 GALAF12 ARTEMISIA FRIGIDA / FRINGED WORMWOOD5 GALGW130GAURA LINDHEIMERI 'WHIRLING BUTTERFLIES' / WHIRLING BUTTERFLIES GAURA5 GALKX38KNIPHOFIA X 'POCO SUNSET' / POCO SUNSET HOT POKER5 GALPA416 PENNISETUM ALOPECUROIDES / FOUNTAIN GRASS5 GALPL329PEROVSKIA ATRIPLICIFOLIA 'LITTLE SPIRE' / LITTLE SPIRE RUSSIAN SAGE1 GALRC178RATIBIDA COLUMNIFERA / YELLOW PRAIRIE CONEFLOWER1 GALRS103RUDBECKIA FULGIDA 'LITTLE GOLDSTAR' / LITTLE GOLDSTAR CONEFLOWER1 GAL1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09KEY MAPNStreetscape Planting Plan | L2.5N0 5 1020 FT03ENLARGEMENT - OLSON DRIVE EAST1"=10'-0"04ENLARGEMENT - 28TH STREET NORTH1"=10'-0"TREE PLANTING ON 28TH STREET TO BE HAND DUG DURING INSTALLATION DUE TO EXISTINGFIBER OPTIC AND ELECTRICAL LINES. DO NOT USE MECHANICAL EXCAVATION METHODS.MATCHLINE RE: 02/L2.4MATCHLINE RE: 03/L2.5
MATCHLINE RE: 03/L2.5MATCHLINE RE: 04/L2.5N0 5 1020 FTMATCHLINE RE: 03/L2.5MATCHLINE RE: 04/L2.5
MATCHLINE RE: 04/L2.5
MATCHLINE RE: 05/L2.6 28TH STREETOLSON DRIVE0304(1)RGRGRG74 of 160
DAFB(1) GK(1) GK(1) CS(1) CT(1) CS(1) GTLEGENDPROPERTY LINE / ZONE LOT BOUNDARY100 YEAR FLOODPLAINHIGH HAZARD AREAWETLANDS BOUNDARYWETLANDS INNER BUFFERWETLANDS OUTER BUFFERENHANCED PLANTINGTURFPLANTING AREARAIN GARDENSELECTIVE PLANTING REVEGETATIONPOLLINATOR PLANTINGRIPARIAN SHRUBLANDPROPOSED TREESEXISTING TREESRGPARUPPRI(6) MR(36) PL(19) MR2(23) PL(17) MR2(20) PL(17) MR2(29) RC(3) MR(13) MR(71) RC(24) PL(12) MR2(8) AP(6) AM3(16) MR(2) AM3(4) JS(2) AP(1) AM3(4) AU(34) PVH(4) RG2(1) AM3(1) EI(13) JS(2) AM3(1) JS(1) EI(5) AM3(1) EI(2) AM3(2) AP(3) AP(2) PC2(13) PB(5) AP(4) AM3(1) CF2(1) EI(5) JS(2) AM3(1) EI(6) AM3(2) AP(5) AM3(2) AP(1) CF2(15) MR(32) PVH(26) SL(28) SL(10) RG(5) RC2(7) RG2(3) AU(22) SL(11) PB(30) DF(5) PB(4) CR(25) PVH(5) RG2(9) PB(11) PB(3) CR(2) AU(2) AU(2) PC2(2) AU(25) DF(3) AP(7) AM3(2) CF2(3) AP(6) MR2(9) PL(14) DF(7) RC2(9) CF2(79) RC(33) JS(12) RG(33) MR(1) GK(1) GK(1) CS(1) CT(1) CS(1) GT(3) RC2(6) PB(34) DF(3) CR(6) EI(26) MR2(26) AP(3) PB(21) SL(22) AP(33) AM327'-5"SHRUBS QTY BOTANICAL / COMMON NAMESIZEAU14 AMELANCHIER UTAHENSIS / UTAH SERVICEBERRY5 GALCF221 CARYOPTERIS X CLANDONENSIS 'FIRST CHOICE' / FIRST CHOICE BLUEBEARD 5 GALCR13CHRYSOTHAMNUS NAUSEOSUS / RUBBER RABBITBRUSH5 GALDF105DASIPHORA FLORIBUNDA / SHRUBBY CINQUEFOIL5 GALEI18ERICAMERIA NAUSEOSA VAR. NAUREOSUS / BABY BLUE RABBITBRUSH5 GALJS58JUNIPERUS SABINA 'SCANDIA' / SCANDIA JUNIPER5 GALMR134MAHONIA REPENS / CREEPING MAHONIA5 GALPB58PRUNUS PUMILA BESSEYI / WESTERN SAND CHERRY5 GALPC25PRUNUS VIRGINIANA / CHOKECHERRY5 GALRG23RHUS AROMATICA 'GRO-LOW' / GRO-LOW FRAGRANT SUMAC5 GALRG225RIBES AUREUM / GOLDEN CURRANT5 GALRC224 RIBES CEREUM / WAX CURRANT5 GALGRASSESQTYBOTANICAL / COMMON NAMESIZEMR297MUHLENBERGIA REVERCHONII / SEEP MUHLY1 GALPVH94PANICUM VIRGATUM 'HEAVY METAL' / HEAVY METAL SWITCH GRASS1 GALSL97SCHIZACHYRIUM SCOPARIUM / LITTLE BLUESTEM1 GALPERENNIALSQTYBOTANICAL / COMMON NAMESIZEAP94 ACHILLEA MILLEFOLIUM 'PAPRIKA' / PAPRIKA COMMON YARROW1 GALAM384 ACHILLEA X 'MOONSHINE' / MOONSHINE YARROW5 GALPL112PEROVSKIA ATRIPLICIFOLIA 'LITTLE SPIRE' / LITTLE SPIRE RUSSIAN SAGE1 GALRC181 RATIBIDA COLUMNIFERA / YELLOW PRAIRIE CONEFLOWER1 GALPLANT SCHEDULE ENLARGEMENT 51345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09KEY MAPN Streetscape Planting Plan | L2.6N0 5 1020 FT05ENLARGEMENT - 28TH STREET CENTER1"=10'-0"TREE PLANTING ON 28TH STREET TO BE HAND DUG DURINGINSTALLATION DUE TO EXISTING FIBER OPTIC AND ELECTRICAL LINES.DO NOT USE MECHANICAL EXCAVATION METHODS.28TH STREETMATCHLINE RE: 04/L2.5MATCHLINE RE: 05/L2.6
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01ROW TREE PLANTINGNTS02TREE PROTECTION NTS03CONCRETE WALK AND MULTI-USE PATHSNTS04CONCRETE WALK AND MULTI-USE PATH JOINTSNTS05BIKE RACKS - TYPE A/ SHORT TERMNTS07BIKE RACKS- TYPE C/ LONG TERM EXTERIORNTS06BIKE RACKS - TYPE B/ SHORT TERMNTS1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Landscape Details | L3.076 of 160
03COURTYARD FENCE AND GATENTS01COVERED LONG-TERM BIKE STORAGENTS02TRELLIS/TV WALLNTS1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Landscape Details | L3.177 of 160
01CONCRETE PAVING (SAND FINISH) WITH SCORINGNTS04PEDESTRIAN CONCRETE PAVERS NTS07PEDESTRIAN CONCRETE PAVERSNTS02VEHICULAR / PERMEABLE VEHICULAR CONCRETE PAVERSNTS05PEDESTRIAN CONCRETE PAVERSNTS08LINEAR PLANK PAVERSNTS03PEDESTRIAN CONCRETE PAVERNTS06CRUSHER FINES PAVINGNTS09GRAVEL PAVINGNTS1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Landscape Details | L3.278 of 160
355353462193468461460458457292291293455456454452450288448285286352283446282284279443442278281277276349348-X347275440274272262261263260-X258259257256252255253254247244250249345344245342241231228230229340226225223331330329325409030408029406026025335332232341022021400020251248246395310009389010007008304381303378372371366-X367-X365006-X001361360003358357-X004324302464-X463-X465-X470-X469-X467-X466-X290-X459-X289-X453-X451-X449-X287-X447-X351350445-X191-X444-X441-X346-X438-X439-X273-X437-X435-X436-X267-X264-X265-X266-X434343-X243-X426-X427-X428-X227-X425-X424-X423-X224-X422-X421-X328-X327-X326414-X410-X413-X411-X412-X031-X319-X318-X317-X028-X316-X336-X334-X333430-X315-X314-X404-X313-X312-X405-X023-X403-X402-X311-X401-X396-X309-X394-X393-X392-X390-X305-X388-X387-X385-X386-X384-X383-X382380-X379-X376-X374-X373-X375-X370-X369-X368-X002-X363-X364-X301-X362-X359-X005-X169-X377308-X307-X391-X306-X123106100099098093092091097096095070073074075104103105107112110114115066065061060059058043047044140137157158159160161155154156090083089040037036035135046042101039167138139079078077111109118119120121122124125126127128129130131132133134141142143144145146148149150152151082080076072071069102108113049048050054051055056064062063045041038032153018017014015033171174176177034187271270269268197199200202203204205206207208209210211212215217218234237201163164172013190299300162175216214213235236220012196188166239067165294019168085088084068117186354322323337338356016057173189192221222233242295296297298320321339397398399415416417418419420433471472136429087240182238086011407-X024N0 20 4080 FT1"=40'-0"TREE REMOVAL & PROTECTION PLAN: EXISTING CONDITIONS01001001TREE REMOVAL & PROTECTION LEGENDEXISTING TREE TO BE REMOVED BY LICENSEDTREE SERVICE EXISTING TREE TO REMAIN BOULDER CREEK1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09TREE PROTECTIONTree Inventory and Protection Plan | L4.0TREE NUMBER / IDINDICATES A TREE INTENDED FOR REMOVAL######-XNOTES:1. SEE SHEETS L4.2 & L4.3 FOR TREEINVENTORY, TREE PROTECTION DETAIL,AND TREE REMOVAL/PROTECTION NOTES28TH STREETEXISTING CONTOURS00100179 of 160
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FB355353462193468461460458457292291293455456454452450288448285286352283446282284279443442278281277276349348-X347275440274272262261263260-X258259257256252255253254247244250249345344245342241231228230229340226225223331330329325409030408029406026025335332232341022021400020251248246395310009389010007008304381303378372371366-X367-X365006-X001361360003358357-X004324302464-X463-X465-X470-X469-X467-X466-X290-X459-X289-X453-X451-X449-X287-X447-X351350445-X191-X444-X441-X346-X438-X439-X273-X437-X435-X436-X267-X264-X265-X266-X434343-X243-X426-X427-X428-X227-X425-X424-X423-X224-X422-X421-X328-X327-X326414-X410-X413-X411-X412-X031-X319-X318-X317-X028-X316-X336-X334-X333430-X315-X314-X404-X313-X312-X405-X023-X403-X402-X311-X401-X396-X309-X394-X393-X392-X390-X305-X388-X387-X385-X386-X384-X383-X382380-X379-X376-X374-X373-X375-X370-X369-X368-X002-X363-X364-X301-X362-X359-X005-X169-X377308-X307-X391-X306-X123106100099098093092091097096095070073074075104103105107112110114115066065061060059058043047044140137157158159160161155154156090083089040037036035135046042101039167138139079078077111109118119120121122124125126127128129130131132133134141142143144145146148149150152151082080076072071069102108113049048050054051055056064062063045041038032153018017014015033171174176177034187271270269268197199200202203204205206207208209210211212215217218234237201163164172013190299300162175216214213235236220012196188166239067165294019168085088084068117186354322323337338356016057173189192221222233242295296297298320321339397398399415416417418419420433471472136429087240182238086011N0 20 4080 FT1"=40'-0"TREE REMOVAL & PROTECTION PLAN: PROPOSED CONDITIONS01BOULDER CREEK1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Tree Inventory and Protection Plan | L4.1NOTES:1. SEE SHEETS L4.2 & L4.3 FOR TREEINVENTORY, TREE PROTECTION DETAIL,AND TREE REMOVAL/PROTECTION NOTESOLSON DRIVE28TH STREETTREE MITIGATIONTOTAL # LISTED TREES472# REMOVED SINCE ORIGINAL ARBORIST REPORT8OFFSITE TREES14TOTAL # EXISTING TREES ON SITE450TOTAL TREES TO BE REMOVED279TO BE REMOVED - HEALTH CONDITION 1 & 2158TO BE REMOVED - HEALTH CONDITION 3 & 4121EXISTING TREES TO REMAIN171TOTAL NEW TREES440+TOTAL EXISTING TREES & NEW TREES611PROPOSED TREESTREE REMOVAL & PROTECTION LEGENDEXISTING TREE TO BE REMOVED BY LICENSEDTREE SERVICE EXISTING TREE TO REMAIN TREE PROTECTIONTREE NUMBER / IDINDICATES A TREE INTENDED FOR REMOVAL######-XEXISTING CONTOURS00100180 of 160
DTL./SHT. #SURVEYSURVEYSURVEYSURVEYCIVILCIVILCIVILEXISTING TREE INVENTORY LIST1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09 # Common Name Species DBH Health Private/ Remove/ ID # Public RetainTree Inventory | L4.2 # Common Name Species DBH Health Private/ Remove/ ID # Public Retain # Common Name Species DBH Health Private/ Remove/ ID # Public Retain # Common Name Species DBH Health Private/ Remove/ ID # Public Retain # Common Name Species DBH Health Private/ Remove/ ID # Public Retain81 of 160
TREE REMOVAL AND PROTECTION NOTES1.CONTRACTOR SHALL FIELD VERIFY ALL DEMOLITION WITH OWNER'SREPRESENTATIVE PRIOR TO CONSTRUCTION.2. CONTRACTOR SHALL CONTACT ALL UTILITY LOCATOR SERVICES ANDVERIFY ALL SERVICE LINES AND EQUIPMENT LOCATIONS WITHIN THE LIMITSOF WORK PRIOR TO COMMENCING DEMOLITION OPERATIONS. CALL UTILITYNOTIFICATION CENTER OF COLORADO TO LOCATE SITE UTILITIES AT1-800-922-1987 OR 303-534-6700 3 DAYS PRIOR TO COMMENCING THE WORK.3. CONTRACTOR SHALL BE AWARE THAT UNDERGROUND IMPROVEMENTS MAYEXIST THAT ARE NOT SHOWN IN THE CONSTRUCTION PLANS INCLUDING,BUT NOT LIMITED TO, LIGHTING CONDUITS & IRRIGATION. THE CONTRACTORSHALL IMMEDIATELY NOTIFY THE OWNER'S REPRESENTATIVE IF THESEUNKNOWN IMPROVEMENTS ARE FOUND OR DAMAGED.4. CONTRACTOR SHALL PUT IN PLACE ALL TREE PROTECTION FENCING,BARRICADES, SIGNAGE, AND EROSION CONTROL MEASURES AS DESCRIBEDIN THE SPECIFICATIONS PRIOR TO COMMENCING DEMOLITION OPERATIONS.5. CONTRACTOR SHALL THOROUGHLY REMOVE AND DISPOSE OF ALL PLANTMATERIALS EXISTING WITHIN AREAS SHOWN FOR DEMOLITION.6. CONTRACTOR SHALL COORDINATE SITE DEMOLITION OPERATIONS WITH ALLOTHER TRADES PERFORMING WORK ON THE PROJECT.7. CONTRACTOR SHALL REPLACE OR REPAIR TO ORIGINAL CONDITION ALLBUILDINGS, UTILITIES, AND SITE IMPROVEMENTS NOT DESIGNATED FORREMOVAL THAT ARE DAMAGED AS A RESULT OF CONSTRUCTIONOPERATIONS AT NO ADDITIONAL COST TO OWNER.8. CONTRACTOR SHALL REPAIR ELECTRICAL SYSTEMS, CONDUIT,CONNECTIONS IF DISRUPTED BY CONSTRUCTION OR REMOVALS AT NOADDITIONAL COST TO OWNER.9. FIELD VERIFY LOCATION OF TREE PROTECTION FENCE WITH OWNER'S REP.PRIOR TO CONSTRUCTION.10. CONTRACTOR SHALL BE RESPONSIBLE FOR WATERING AND MAINTENANCEFOR ALL TREES WITHIN PROJECT LIMITS.11. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO EXISTINGTREES, BUILDINGS, AND SITE IMPROVEMENTS CAUSED BYCONSTRUCTION.12. ALL WORK WILL BE SUBJECT TO NOISE ORDINANCE REGULATIONS.13. REMOVAL OF TREES MUST BE PERFORMED BY A BOULDER LICENSED TREESERVICE. TREE REMOVAL PERMIT IS REQUIRED FROM CITY FORESTERPRIOR TO REMOVAL OF TREES WITHIN THIS PROJECT.14. REFER TO 01/L4.3 FOR TREE PROTECTION DETAIL.15. ALL TREE PROTECTION STANDARDS OF CH 3 AND 10 OF THE DESIGN ANDCONSTRUCTION STANDARDS SHALL BE MET WITH PARTICULAR ATTENTIONGIVEN TO GRADING IMPACTS, LIMITATIONS OF STOCKPILING, SOILCOMPACTION PREVENTION AND VEHICULAR ROUTES. TREE PROTECTIONFENCING SHALL BE INSTALLED PRIOR TO ANY SITE DISTURBANCE ANDREMAIN IN PLACE FOR THE DURATION OF THE PROJECT. ONLY HANDDIGGING MAY OCCUR WITHIN THE DRIPLINE OF ANY TREE TO BEPRESERVED. PROVIDE SUFFICIENT IRRIGATION THROUGHOUTCONSTRUCTION TO MAINTAIN THE LONG TERM HEALTH OF THE TREES.1. BOULDER COUNTY IS CURRENTLY UNDER AN ASH TREE QUARANTINEFOLLOWING THE DISCOVERY OF THE EMERALD ASH BORER, ADESTRUCTIVE PEST THAT THREATENS THE TREES.2. THE QUARANTINE PROHIBITS MOVING UNTREATED ASH TREES ORTHEIR PARTS OUT OF THE COUNTY AND SURROUNDING AREAS.3. THE EMERALD ASH BORER IS AN INVASIVE SPECIES RESPONSIBLEFOR KILLING MORE THAN 50 MILLION ASH TREES ACROSS 21 U.S.STATES SINCE 2002, ACCORDING TO OFFICIALS.4. THE QUARANTINED AREA INCLUDES ALL OF BOULDER COUNTY ANDMORE.5. ITEMS THAT FALL UNDER THE QUARANTINE INCLUDE LOGS, GREENLUMBER, NURSERY STOCK, WOOD CHIPS, MULCH, STUMPS, ROOTS,BRANCHES, AND FIREWOOD, ACCORDING TO THE NEWS RELEASE.EXCEPTIONS TO THE QUARANTINE INCLUE SEEDS, LEAVES,KILN-DRIED, PROCESSED FIREWOOD, AND FINISHED WOODPRODUCTS WITHOUT BARK, ACCORDING TO THE STATE'S ORDER.6. ASH TREES MUST BE REMOVED BY A LICENSED TREE ARBORIST.THE FOLLOWING SITES WILL BE ACCEPTING ASHTREE MATERIALS WITHIN THE QUARANTINED AREA:FOR MORE INFORMATION ABOUT THE EMERALD ASHBORER AND THE QUARANTINE, VISIT EABcolorado.com·DENVER REGIONAL LANDFILL, 1441 WELD COUNTY ROAD 6, ERIE·FRONT RANGE LANDFILL, 1830 WELD COUNTY ROAD 5, ERIE·REPUBLIC LANDFILL, 8900 COLO. 93, GOLDENNTSTREE PROTECTION011345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09Tree Removal and Protection Notes | L4.3CONDITION DESCRIPTIONASH TREE QUARANTINE1 - (DEAD):LITTLE TO NO INDICATION OF LIFE.2 - (POOR):THE TREE IS IN DECLINE AND LIKELY WILL NOT RECOVER. FOLIAGE QUALITY ANDCOLOR IS POOR. DEAD OR MISSING BRANCHES COMPRISE OVER 50 PERCENT OFTHE TREE CANOPY. THERE MAY BE SERIOUS STRUCTURAL DEFICIENCIES IN THETREE.3 - (FAIR):THE VIGOR IS NORMAL OR REDUCED. THERE IS AN ACCUMULATION OF DEADBRANCHES. DEFECTS ARE PRESENT IN THE CANOPY THAT MAY OR MAY NOT BECORRECTABLE. THERE MAY BE AN ACTIVE PEST INFESTATION. THE CANOPY HASBEEN REDUCED OR IS ASYMMETRICAL.4 - (GOOD):THE VIGOR IS NORMAL FOR THE TREE SPECIES WITH MINOR TWIG DIEBACK.DEFECTS ARE MINOR AND EASILY CORRECTED. THE CANOPY MAY HAVE MINORASYMMETRY WHICH COULD BE DUE TO PRUNING FOR CLEARANCE.82 of 160
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FB01OPEN SPACE DIAGRAM1"=20'-0"DECORATIVE PAVING: (colored/textured concrete, concrete pavers, crushers fines, etc.)BOULDER CREEKPLANTING AREA: ON PROPERTYPLANTING AREA: SCREENING & PARKING LOTOUTDOOR RECREATION AREAS (sport courts, pool, playground, dog run, fish observatory)DEDICATED R.O.W. (not included in Open Space Calculations)1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09N0 25 50100 FT28TH STREET MULTI-USE PATHOpen Space Diagram | L5.1DEDICATED R.O.W.FUTURE R.O.W.PROPERTY LINEDOG RUNLAWNTAFT STREETDOGRUNHALFCOURTBOULDER
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TH PRIVATECOURTYARDOLSON DRIVEPRIVATECOURTYARDPRIVATECOURTYARDPICKLEBALLEXISTING BRIDGETO REMAINBOULDER CREEK PATHBOULDER CREEKEXISTINGBUILDINGS TOREMAINPOOLEXISTING R.O.W.OPEN SPACE LEGENDOPEN SPACE CALCULATIONS WETLAND BOUNDARYOUTER BUFFER WETLAND BOUNDARYINNER BUFFERCREEK WETLAND WETLAND BOUNDARYOUTER BUFFER WETLAND BOUNDARYINNER BUFFERCREEK WETLANDLAWNLAWNEXISTINGPLAYGROUNDMSE BLOCK WALLTO PRESERVEEXISTING TREES83 of 160
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OVERALL GRADING & DRAINAGE PLAN | C100
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1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED GRADING & DRAINAGE PLAN | C101
86 of 160
D
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED GRADING & DRAINAGE PLAN | C102
87 of 160
D
D
D
AFBD
AFB1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED GRADING & DRAINAGE PLAN | C103
88 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED GRADING & DRAINAGE PLAN | C104
89 of 160
D
D
D
AFBD
AFB1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
OVERALL UTILITY PLAN | C200
90 of 160
D
D
D
AFBD
AFBC301
C304
C302
C303
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
OVERALL HORIZONTAL CONTROL PLAN | C300C305
91 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED HORIZONTAL CONTROL PLAN | C301
92 of 160
D
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED HORIZONTAL CONTROL PLAN | C302
93 of 160
D
AFBD
D
D
AFB1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED HORIZONTAL CONTROL PLAN | C303
94 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
DETAILED HORIZONTAL CONTROL PLAN | C304
95 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
EXISTING NB 28TH STREET LEFT TURN LANE | C305
96 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
OLSON ROAD PLAN & PROFILE | C400
97 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
OLSON ROAD PLAN & PROFILE | C401
98 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
WEST MU PATH PLAN & PROFILE | C402
99 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
SOUTH MU PATH PLAN & PROFILE | C403
100 of 160
D
AF
BD
AF
B1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
SOUTH MU PATH PLAN & PROFILE | C404
101 of 160
DD
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
CENTER MU PATH PLAN & PROFILE | C405
102 of 160
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
TYPICAL ROADWAY SECTIONS | C500
103 of 160
D
D
1345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.091345 28th St, Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
EASEMENT EXHIBIT | EX-1
104 of 160
9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C.
D
A
FBDWDW@ 15"USB@ 15"USB@ 15"USB@ 15"
USB@ 15"
USB
@ 15"
USB
@ 15"USB@ 15"USBE1.0A
1
E1.0B
1
E1.0C
1
E1.0D
1
E1.0E
1
E1.0F
1
E1.0H
1
E1.0G
1
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Lighting Key Plan | E1.0
1" = 40'-0"E1.0
1 Site Lighting Key Plan
105 of 160
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.1
0.7
1.4
1.7
1.7
1.7
0.9
0.2
0.8 0.1
0.0 0.0
0.3
0.0
0.0
0.1
0.0
0.0
0.0
0.0
0.1
0.0
0.6
0.0
0.1
1.2
0.1
0.0
0.2
0.1
0.0 0.0 0.0 0.0 0.0
0.2
0.1 0.1
0.0 0.0 0.0
0.1 0.0 0.0
0.1 0.2
1.4 0.1 0.0
2.6 0.1 0.0
1.9 0.1
2.8 0.1 0.0
1.2 0.1
0.1 0.1
0.0 0.0 0.0
0.1 0.0 0.0
1.0 0.0 0.0
1.9 0.0 0.0
0.0
2.3 2.0 0.9
0.0
3.4
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.1
2.7
0.1
0.2
0.7
0.2 0.2 0.2 0.6 0.9 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0
2.2
0.3
0.0
0.0
2.0
4.7
3.1
0.0
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.6
0.7
0.0
0.0
0.0 0.0
0.1 0.2
2.2 2.6
0.0
0.0
0.0 0.0
0.0 0.1
0.0
0.0
0.3
1.3 1.3
1.2 1.2
1.2 1.2
1.3 1.3
1.2 1.2
1.3 1.2
1.5 1.5
1.6 1.6
1.5 1.5
1.4 1.4
1.4 1.4
1.4 1.4
1.3 1.4
1.5 1.7
1.5 1.8
1.5 1.8
1.5 1.7
1.5 1.7
1.6 1.7
1.7 1.7
1.6 1.5
1.3 1.3
1.2 1.3
1.3 1.4
1.3 1.4
1.2 1.3
1.4 1.4
1.6 1.5
1.5 1.5
1.2 1.2
1.0 1.1
0.8 0.9
0.0
0.1
0.1 0.0
0.2
0.1
0.0
0.0
0.0
0.0
0.1
0.3
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.4
3.3
3.1
0.0 0.1 0.1
0.1 0.1 2.8
1.6 0.1 2.7
2.8 0.1 2.4
0.1 0.1
0.0 0.0
0.0 0.0 2.8
0.0 0.0 2.3
0.0 0.2 2.3
0.2 0.2 0.5 0.9 0.9 0.7 0.2 0.1 0.0 0.0 0.1 0.1 0.2 0.3 0.4 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
3.71.0 2.0
0.1 0.1 0.1 0.3 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.1 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.1 0.2
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.1 0.2
0.0 0.0 0.2
0.0 0.1 0.1
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.1 0.2
0.0 0.0 0.1
0.0 0.1 0.1
0.0 0.1 0.2
0.0 0.1 0.3
0.0 0.1 0.2
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.1 0.1
0.1 0.1 0.2
0.1 0.1 0.3
0.1 0.2 0.3
0.2 0.2 0.3
0.2 0.3 0.3
0.3 0.3 0.3
0.4 0.4 0.3 0.4 0.4 0.4 0.3
0.5 0.5 0.4 0.3 0.2 0.2 0.2
0.5 0.5 0.4 0.3 0.2 0.2 0.1
3.1
3.1
3.2
0.7
0.5
0.9
1.6
2.0
1.1
0.5
0.6
1.1
2.3
1.5
0.9
0.5
0.8
1.5
2.8
2.3
0.2
0.6
1.2
2.3
2.5
2.9
3.1
3.5
3.2
1.2 1.0 0.8 0.7 0.7 0.7
1.1 1.0 0.8 0.8 0.7 0.7
1.1 1.0 0.9 0.9 0.9 1.1
1.3 1.2 1.0 0.9 1.2 1.8
1.3 1.1 1.0 0.9 1.3 2.1
1.1 1.0 0.9 0.9 1.2 1.7
1.1 1.0 0.8 0.8 0.9 1.0
1.2 1.0 0.9 0.8 0.7 0.6
1.3 1.1 0.9 0.8 0.8 0.8
1.4 1.2 1.0 0.9 1.1 1.3
1.5 1.3 1.1 1.0 1.3 2.0
1.6 1.3 1.1 1.0 1.3 2.2
1.5 1.3 1.1 1.0 1.2 1.5
1.4 1.3 1.1 1.0 0.9 0.9
1.5 1.3 1.1 1.0 0.9 0.7
1.6 1.4 1.2 1.0 1.0 1.0
1.6 1.4 1.1 1.0 1.2 1.6
1.6 1.3 1.1 1.0 1.3 2.2
1.6 1.3 1.1 1.0 1.3 1.9
1.5 1.3 1.1 1.0 1.0 1.2
1.3 1.1 1.0 0.9 0.8 0.8
1.2 1.0 0.9 0.8 0.8 0.8
1.1 1.0 0.9 0.9 1.1 1.4
1.3 1.1 1.0 1.0 1.4 2.2
1.4 1.2 1.0 1.0 1.6 2.6
1.2 1.1 1.0 1.1 1.7 2.5
1.1 1.0 0.9 1.0 1.6 2.5
1.2 1.0 0.8 0.9 1.3 2.1 2.3 0.8 1.3 1.7 1.8 1.8 1.9 1.6 1.6 0.6 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.2 0.3 0.1 0.1 0.1
1.2 1.0 0.8 0.8 1.0 1.3 1.3 1.2 1.4 1.4 1.5 1.5 1.5 1.3 2.2 1.7 0.3 0.0 0.0 0.2 0.5 0.7 1.1 2.2 2.5 1.5 0.8 0.6 0.9
1.2 0.9 0.7 0.6 0.6 0.7 0.8 1.2 1.0 0.4 0.4 0.4 0.4 0.4 0.7 0.9 0.2 0.0 0.0 0.2 0.6 1.0 1.4 2.4 2.6 1.7 1.1 0.8 0.3 0.1 0.1 0.4 0.8 1.1
1.0 0.8 0.6 0.5 0.4 0.4 0.6 1.7 1.6 0.3 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.4 0.3 0.4 0.3 0.4 0.5 0.6 0.6 0.4 0.3 0.2 0.1 0.0 0.1 0.1 0.2 0.3
0.9 0.7 0.6 0.4 0.3 0.3 0.6 2.6 2.4 0.1 0.0 0.0 0.1 0.2 0.5 0.8 1.2 2.4 2.1 1.0 0.8 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1
0.8 0.7 0.5 0.4 0.2 0.2 0.6 2.6 2.3 0.1 0.0 0.0 0.0 0.1 0.5 0.9 1.2 1.9 2.1 1.5 1.0 0.8 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1
0.0 0.0 0.1
0.8 0.1 0.1
0.5 0.1 0.2
2.0 0.2 0.6 1.7
0.7
0.5
0.1 0.1
X11
X11
X10
X10
X10
X03
X03
X05
X05
X05
X05
X07
X03
X07
X04 X04 X04
X12
X12
X19
X19X19
X19
X12
X22-HS
X22-HS
X22-HS
X22-HS
X21
X21
X21
X21
X03
X03
X03
X11
X11
X11
X24
EXISTING FIXTURE TO
REMAIN AS SHOWN.
X13
X13
X13
X03
X03
X19
X19
X03
X19
X19
X13
X13
X13
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Photometric Plan Area A | E1.0A
1/16" = 1'-0"E1.0A
1 Site Photometric Plan - Area A
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
X19 MOUNTED AT 9' 7" A.F.F.
106 of 160
0.0
0.0 0.1
0.4 1.4
0.4
0.0
0.0
0.1
0.3 0.6
0.0
0.0
0.1 0.0
3.1 0.1 0.1
0.8 3.8 0.2 0.1
0.3
0.3
0.2
0.4
0.4
0.2
0.1
0.0
0.0
0.0
0.0 0.0 0.0 0.0
0.1
0.1
0.3 0.1
0.1 0.1 0.1 0.2
0.5 0.6 0.5
0.5 0.7 0.6
0.8 0.7 0.5
1.3 1.5 1.1
2.2 1.9 2.4
1.4 1.5 1.2
2.0 0.3 2.3
0.2 1.9 0.1
0.4 0.1 0.5
0.0 0.0 0.0
2.0
0.0
2.1 1.9 1.8
1.0 1.0 0.2
0.4 0.3
0.4 0.5 0.5 0.3
0.0
0.0
2.5
0.0
0.0
0.0
0.2
0.1
0.2
0.1
0.0
0.0
0.3
0.1
0.1
0.0
0.0
0.0
0.0
0.0 0.0
2.02.8
2.2
0.1 0.4
0.1
0.1 0.8
0.1 0.1 0.1 0.1 0.1 0.3 0.1 0.0
0.0
0.0
0.3 0.9
0.2
1.5
1.0 0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0 0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
1.4
2.9
0.0
0.3
0.0
0.1
0.0 0.6
0.0 0.1
0.0
0.2
0.0
0.3
0.0
0.0
0.0
1.3
0.4
0.0
0.2
0.7 0.2
0.0 0.0
0.0
0.1
0.0 0.0
0.0
0.3 0.3 0.1 0.1
0.0 0.0
0.0 0.0
0.0 0.0
0.1 0.0
1.5 0.1
2.6
0.3
1.9
1.7
1.3
1.6
0.9 1.8
0.3
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.0
0.0
1.62.7
1.11.7
0.1 0.1
0.1 0.2
0.1
0.1 0.2
0.1 0.5
0.6
0.7 1.4
1.0 2.6
1.5
0.4
0.4
0.1
0.3 0.2
0.9 0.3
1.0 1.1
1.2 0.9
0.0
0.6
1.2
0.6 1.4 2.5 1.0
0.4 1.1 1.5 0.9
0.2 0.3 0.9 1.4 1.0
0.7 0.2 0.3 0.8 1.0 1.1
1.1
1.0
0.8
0.7 0.1 0.2 0.4 0.5
0.5 0.2 0.2 0.3 0.4
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0
0.0
0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 0.7 0.8 0.9 0.5 0.4 0.3 0.4 0.4 0.6
0.3 0.5 0.5 0.6
0.3 0.5 0.5 0.5
0.4 0.6 0.4 0.5
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.1 0.2 0.2 0.2 0.2
3.5
3.1
3.0
3.6 3.3 3.3
3.0
3.2
3.1
3.3
3.0
1.5 1.3 1.3 1.6 1.2 1.6 1.5 1.4 1.7 1.6 1.2 2.8
1.2 1.0 0.9 1.1 0.9 1.0 1.0 1.0 1.3 1.6 1.3
0.9 0.5 0.4 0.4 0.3 0.3 0.3 0.4 1.5 2.0 0.7 1.3
0.1 0.2 0.1 0.2 0.5 0.6 0.2 0.3 0.3 0.5 0.6 0.7 0.5 0.3 0.4 1.0 1.9 2.2 2.0 1.2 1.3 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.2 2.5 0.9
0.9 1.8 2.7 2.1 2.7 1.7 0.7 0.9 1.1 2.0 1.8 1.1 0.9 1.0 1.2 1.6 2.5 2.3 1.5 0.8 0.5 0.3 0.1 0.0 0.0 0.1 0.6 1.8
1.1 2.0 2.6 2.0 1.2 0.9 0.7 0.6 0.7 0.9 1.3 1.1 0.8 0.6 0.6 0.9 1.2 1.8 2.9 1.7 1.1 0.8 0.3 0.1 0.0 0.0 0.1 0.6 1.8 1.2
0.3 0.5 0.5 0.5 0.3 0.2 0.2 0.1 0.1 0.2 0.3 0.3 0.2 0.1 0.2 0.3 0.4 0.5 0.7 0.7 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.1 0.6 1.2 0.9 2.2 1.2 0.2 0.3 0.6 0.8
0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.5 0.8 0.9 1.6 0.1 0.3 0.5 0.7
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.5 0.2 0.3 0.5 0.6
1.0
1.7 2.0
2.1 2.3
2.5
2.9 1.6
1.0 0.7
2.7
1.8
X10X10
X10 X10
X10
X04 X04X04
X03
X19
X19
X07
X04X04 X04
X09
X09
X09
X09
X09
X09
X09
X09
X07
X07 X07
X07
X07
X07
X04 X04
X12
X12
X13
X13
X13
X13
X07X07
X07X07
X19
X19X19X19X19
X19
X12X12
X12
X13
X04
X13 X13
X13
X15
X15
0.8
1.0 2.2
1.50.9
0.6 0.9
0.30.20.1
0.1
0.2
0.3
0.4
0.4
X19
X02
X08
X08X08
X08 X08
X10
X09
X09
X13
X12
X13
X13
X13
X12
X04
X12
X19
X13
X13
X13
X15
X07X07
X07 X07
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Photometric Plan Area B | E1.0B
1/16" = 1'-0"E1.0B
1 Site Photometric Plan - Area B
'X04' MOUNTED AT 21'-0" A.F.G.
'X19' MOUNTED AT 12'-0"
A.F.G.
0.3
0.3
0.3
0.4
0.2
0.3
0.1
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
4.3
3.0
2.6
1.2
1.4
2.7
2.01.1
1.81.10.3
2.41.3
0.40.1
0.1
0.1
0.1 2.2
4.1 1.6
4.61.7
0.6
0.5
0.7
0.8
0.6
0.3
0.3
0.3
2.9
1.3
1.4 4.8
0.8
0.5
1.70.7
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
2.9
X19 MOUNTED AT 8' 0" A.F.F.
107 of 160
9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C. 9.50 O.C.DWDW@ 15"USB@ 15"USB@ 15"USB@ 15"
USB@ 15"
USB
@ 15"USB@ 15"USB0.3
0.4 0.2 0.1
0.1
0.1
0.1
0.1
0.2
0.5
0.4
0.4
0.1
0.1
0.5
0.8 0.8
2.0 1.3 2.0 1.0
2.4 1.5 2.6 0.8
1.0 1.0 0.9 0.6
0.6 0.7 0.6 1.4
0.4 1.7 0.4
0.4 2.8 0.3
0.2 2.5 0.2
0.6 0.2 0.2
0.3
0.00.00.00.00.00.5
0.9 1.5 1.1
1.4
0.7
0.8
1.0
1.1
0.5
0.1
0.3
2.6 0.4 0.3 1.9 2.8
1.6 1.9 2.2 2.6 2.7 2.3 1.8 1.3 1.0 0.8 0.7 0.7
1.8 2.0 2.2 2.4 2.4 2.1 1.6 1.3 1.0 0.9 0.8 0.8
1.9 1.9 2.0 2.1 2.1 1.8 1.4 1.2 1.1 0.9 0.8 0.8
2.0 2.0 2.1 2.1 1.9 1.6 1.3 1.1 1.1 1.0 0.8 0.7
2.2 2.1 2.1 2.2 2.0 1.6 1.3 1.1 1.0 0.9 0.7 0.6
1.7 1.5 1.7 1.8 1.8 1.6 1.3 1.2 1.0 0.8 0.6 0.5
1.1 1.2 1.4 1.7 1.8 1.6 1.3 1.1 0.9 0.7 0.5 0.5
1.2 2.2
1.4 2.0
1.1 1.5 1.0
0.3 0.4 0.4 0.4 0.5 0.6 0.9 1.1 1.2
0.4 0.4 0.3 0.4 0.5 0.7 1.0 1.4 1.6
0.8 0.7 0.3 0.5 0.6 0.7 1.3 1.6 1.8
0.9 0.9 0.3 0.4 0.7 0.9 1.3 1.7 2.1
1.0 1.0 0.3 0.4 0.8 1.1 1.4 2.0 2.5
1.3 1.4 0.3
1.4 1.7
1.3 1.6
1.1 1.1
5.92.9 2.1 0.3 1.5 1.6 1.7 2.5 2.8 2.4 2.5
0.4 0.5 0.6 0.9 1.5 1.7
0.2 0.1 0.1 0.2 0.4 0.7 0.9 0.8 0.4
0.2 0.1 0.1 0.2 0.2 0.4 0.5 0.5 0.5 0.6 0.9 0.9 0.6 0.5 0.5 0.4 0.3 0.2 0.3 0.6 0.5
0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1
0.0 0.0
0.8 0.9
0.9 1.0
0.9 0.5
4.4
1.2
0.9
0.7
0.7
0.8
1.0
1.3
1.1
0.7
0.6
0.4
1.3 0.4
0.4
0.5
0.6
0.9
1.4
1.4
1.3
2.6
1.0
0.6
1.2 1.3 1.6 2.0 1.5 1.9 1.4 1.1 0.8 0.6 0.5 0.6
2.4 2.1
0.5 0.2 0.1 0.1 0.1 0.1 0.2 0.3 0.4
1.3 1.9
0.5 0.4
0.8 0.5 0.7 0.6
1.2 2.0
0.6 0.5
0.6 0.5 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2
0.5 0.5 0.1 0.1 0.1
0.5 0.5 0.1 0.1 0.0
1.2 1.1
1.3 2.2
1.2 1.4
1.2 1.2
0.11.50.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 .0 0.0 0.0 0.0 0.0
0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.1 0.0 0.0 0.0 0.0
0.1 0.1 0.0 0.0 0.0
0.1 0.0 0.1 0.1 0.1
0.1 0.1 0.2 0.2 0.2
0.1 0.1 0.4 0.4 0.3
0.0 0.1 0.5 0.5 0.4
0.0 0.2 0.6 0.6 0.5
0.1 0.2 0.8 0.7 0.6
0.1 0.3 1.0 0.8 0.6
0.1 0.1 0.3 1.0 0.8 0.6
0.1 0.1 0.2 0.8 0.7 0.6
0.0 0.0 0.1 0.6 0.6 0.5
0.0 0.0 0.1 0.5 0.5 0.4
0.0 0.0 0.1 0.3 0.3 0.3
0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.1 0.0 0.0 0.0 0.0
3.4 3.2
3.6 3.6
3.3 3.7
1.1 1.0 0.8 0.8 0.8 0.9 1.0 1.0 0.8 0.6 0.6 0.8 0.3 0.5 0.7
1.0 1.0 0.9 0.8 0.8 0.8 0.8 0.8 0.7 0.6 0.7 0.4 0.6 0.6 0.5
1.0 0.9 0.9 0.8 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.2 0.2 0.3 0.3
0.9 0.9 0.9 0.8 0.9 0.9 0.9 0.9 0.8 0.7 0.7 0.7 0.9 0.9 0.8
1.0 0.9 0.8 0.8 0.9 1.0 1.2 1.1 0.9 0.7 0.7 0.8 0.9 0.9 0.8
1.1 1.0 0.8 0.8 0.9 1.2 1.5 1.3 0.9 0.6 0.7 0.9 1.0 0.9 0.8
1.1 1.0 0.9 0.9 1.0 1.4 1.8 1.6 0.9 0.5 0.6 0.8 0.9 0.9 0.9
1.1 1.0 1.0 1.0 1.2 1.6 2.1 1.8 0.9 0.4 0.6 0.7 0.8 1.0 0.9
1.0 1.0 1.0 1.1 1.3 1.7 2.2 1.9 0.9 0.4 0.6 0.7 0.9 1.1 1.1
0.9 0.9 1.0 1.1 1.3 1.7 2.0 1.9 1.0 0.5 0.6 0.8 1.0 1.3 1.4
0.8 0.8 1.0 1.1 1.4 1.7 2.0 1.8 1.2 0.6 0.6 0.7 1.0 1.2 1.4
0.7 0.8 0.9 1.1 1.4 1.8 2.0 1.8 1.2 0.7 0.5 0.7 0.9 1.1 1.1
0.7 0.8 0.9 1.1 1.4 1.8 2.0 1.7 1.1 0.6 0.5 0.6 0.7 0.9 0.9
0.8 0.8 0.9 1.1 1.4 1.8 2.0 1.7 1.0 0.5 0.4 0.5 0.6 0.7 0.7
0.9 0.9 1.0 1.1 1.3 1.8 2.2 1.8 0.8 0.3 0.4 0.4 0.5 0.5 0.5
1.0 1.0 0.9 1.0 1.2 1.7 2.1 1.8 0.7 0.2 0.3 0.3 0.3 0.3 0.2
1.1 1.1 0.9 0.9 1.1 1.5 1.9 1.7 0.7 0.2 0.2 0.2 0.1 0.1 0.1
1.2 1.1 0.9 0.9 1.0 1.3 1.6 1.4 0.8 0.3 0.1 0.1 0.1 0.1 0.1
1.4 1.3 1.1 1.0 1.0 1.2 1.3 1.2 0.8 0.4 0.2 0.2 0.1 0.1 0.1
1.8 1.7 1.4 1.2 1.1 1.1 1.1 0.9 0.7 0.5 0.3 0.3 0.3 0.3 0.2
2.0 1.8 1.6 1.4 1.3 1.1 1.0 0.7 0.5 0.4 0.4 0.5 0.5 0.5 0.4
1.4 1.3 1.3 1.4 1.4 1.3 0.9 0.6 0.4 0.4 0.5 0.6 0.7 0.7 0.6
0.9 0.8 1.0 1.4 1.6 1.5 1.0 0.5 0.3 0.4 0.6 0.7 0.9 0.9 0.8
1.1 1.5 1.9 1.8 1.1 0.5 0.4 0.5 0.7 0.9 1.1 1.2 1.1
1.3 1.7 2.3 2.2 1.2 0.5 0.5 0.7 0.9 1.1 1.3 1.4 1.4
1.4 1.9 2.5 2.5 1.5 0.7 0.7 0.9 1.1 1.2 1.4 1.5 1.5
1.0 1.2 1.5 1.9 2.5 2.6 1.9 1.2 1.1 1.1 1.2 1.3 1.4 1.4 1.3
1.0 1.2 1.6 2.0 2.5 2.6 2.2 1.7 1.4 1.4 1.4 1.4 1.4 1.3 1.1
0.9 1.2 1.6 2.1 2.5 2.7 2.5 2.2 1.9 1.8 1.7 1.5 1.4 1.2 0.9
1.0 1.3 1.7 2.1 2.6 2.9 2.9 2.9 2.7 2.3 2.0 1.6 1.4
1.5 1.9 2.4 2.8 2.8 2.3 1.7 1.3
1.0 1.2 1.6
0.7 0.9
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.2
0.2
0.1
0.1
0.7 0.3 0.1
0.5 0.2 0.1
1.5 1.5 1.1 1.3 1.3 1.0 0.8 0.5 0.3 0.1 0.1
X20
X07
X07
X07
X07
X07
X02 X02
X16
X16
X16
X08
X08
X08
X08
X08
X15
X15
X15
X15
X15
X15
X15
X15X15
X13
X22-HS
X22
X22
X22-HS
X22-HS
X22-HS
X21
X21
X19
X22
X22
X07 X07 X07
X07 X07 X07
X19
X19
0.60.61.1
4.4
1.30.60.50.50.81.83.9
X12 X12
X23
EXISTING FIXTURE
TO BE RELOCATED
AS SHOWN
X04
X12
X04
X09
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Photometric Plan Area C | E1.0C
1/16" = 1'-0"E1.0C
1 Site Photometric Plan - Area C
'X04' MOUNTED AT 21'-0" A.F.G.
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
108 of 160
0.9
0.2 0.4
0.9 2.9
0.3
1.0
1.7
0.2
0.6
0.2
2.0
0.1
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.80.00.00.00.00.00.1
0.0
0.0
0.0
0.0
0.0 0.0
0.0 0.0
0.0
1.6
0.8 3.7 0.0
3.0
0.1
0.0
0.0
0.0
0.1
0.7
1.0 2.8
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0
0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0
0.0
3.2
4.0
3.9
0.0
0.0 2.6 0.2
0.1 2.0
0.1 0.1
0.0 0.0
0.0 0.0
0.0
0.0
0.0
0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0
1.2
1.1
1.0
1.1
1.3 1.3
0.0
1.2 0.0
0.4 0.0
0.0
0.0 0.0
0.0 0.1 0.0
0.0 0.1 0.1
0.31.00.6
0.0
0.0 0.0
0.0 0.0
1.1 0.3
0.3 0.2 0.0
0.1 0.1 0.0
0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 2.6
0.0 0.0 0.2
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.1
0.0 0.0 0.3
0.0 0.1 0.3
0.0 0.1 0.8
0.0 0.2 1.3
0.0 0.2 1.3
0.0 0.1 1.2
0.0 0.1 1.4
0.0 0.1 1.4
0.0 0.2 1.5
0.1 0.2 1.3
0.0 0.1 1.1
0.0 0.1 1.2
0.0 0.1 1.1
0.0 0.1 1.0
0.1 0.2 1.1
0.1 0.2
3.1
0.0
2.2
1.3
0.9
1.2
2.1
1.5
0.9
0.5
0.7
1.4
2.5
2.5
1.3
0.7
4.0
4.3
3.9
3.3
3.9
3.0
3.4 4.1
3.0
3.5 3.2
3.2
3.3
0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0
0.1
0.5
0.2 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
1.7 0.0 0.0 0.0 0.0 2.4 0.0 0.0 0.0
0.5 0.0 0.0 0.0 0.0 1.0 1.9 0.0 0.0 0.1
0.0 0.0 0.0 0.0 0.0
0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.1
0.0 0.0 0.1
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.1
0.0 0.1 2.8
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
1.4 0.0
1.9 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 2.2
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 2.6 1.8 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.1 2.6 0.0 0.0 0.0 0.0 2.3 2.6 0.0
0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.3 0.3 0.3 0.3 0.2 2.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.5 0.5 0.4 0.3 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.8 0.7 0.5 0.5 0.4 0.4 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.9 0.7 0.6 0.6 0.7 0.9 0.7 0.1 0.0 0.0 0.0 0.0 0.0 0.0
1.1 0.9 0.7 0.8 1.1 1.6 1.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0
1.3 1.0 0.8 0.9 1.3 2.1 0.0 0.0 0.0 0.0
1.5 1.2 1.0 1.0 1.3 1.8 0.0 0.0 0.0 0.0
1.5 1.3 1.1 1.1 1.1 1.2
1.6 1.3 1.1 1.0 1.0 1.0
1.6 1.3 1.1 1.0 1.1 1.4
1.5 1.3 1.1 1.0 1.4 2.0
1.4 1.2 1.0 1.0 1.4 2.1
1.3 1.1 0.9 1.0 1.2 1.5
1.2 1.0 0.9 0.9 0.9 0.9
1.2 1.1 1.0 0.9 0.8 0.7
1.4 1.2 1.0 0.9 0.9 0.9
1.4 1.2 1.0 1.0 1.2 1.5
1.2 1.1 0.9 0.9 1.3 2.1
1.2 1.0 0.9 0.9 1.3 1.9
1.2 1.0 0.8 0.8 1.0 1.2
X03
X03
X03
X07 X07
X07X07
X03
X22-HS
X22-HS
X21
X21
X21
X19
X03
X03
X07
X07(3)
(3)
X19
X08
X08
X08
X08
X08
X03
X22-HS
X03
X03
X03
X03
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Photometric Plan Area D | E1.0D
1/16" = 1'-0"E1.0D
1 Site Photometric Plan - Area D
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
109 of 160
0.0 0.0 0.0
0.0 0.0
0.0
0.0
0.0
0.2
0.0
0.0
0.0
0.1
0.0
0.0
0.10.4
0.9 2.0
0.0
1.4
1.5 0.3
0.0
3.9
0.0
0.0 0.0
0.0 2.2
1.8 0.5
0.0 0.0
0.0
0.0
0.0 0.0
0.0
0.0 0.0
0.0
0.0 0.0
0.0
0.0
3.1 3.1 3.3
0.1 1.3
0.0 0.2
0.0 0.0
0.0 0.0
0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 2.0 2.2 0.5 0.0 0.0 0.4 1.1 2.3 0.8
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 1.9 0.1 1.0 2.9 1.3 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.1
0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.1
0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.0
0.0 0.0
2.1 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0
0.0 0.0
0.0
0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0
0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.5
0.0
0.0
0.1
0.3
0.0
0.0
0.0
0.0
0.3
0.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
1.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
3.8
0.0 0.0 0.3
0.1 0.0 0.0 0.0 2.0
0.0
0.0 0.0 0.0 0.0 0.0 0.1 0.2
0.0 0.0 0.0 0.0
0.1 0.1 0.0
0.1 0.1 0.0
1.1
0.0 0.0
0.0 0.0
0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0
0.0
0.0 0.0 0.0 0.0
0.2 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.8 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.9
0.0 0.0
0.0
7.8
3.8
0.0 0.0
0.0 0.0 0.0 0.2 0.0 0.0 0.0 2.0 2.9
0.0 0.0 0.0 0.1 0.4 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.2
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4.2 4.3 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.4 3.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 4.4 0.6 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.9 3.5 0.3 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.8 3.7 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.8 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.4 2.7 0.1 0.0 0.0 0.0 0.0 0.0 1.9 5.9 0.2
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 3.1 0.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.00.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0
0.0
0.0 0.0
0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0
0.0 0.0 0.0
X03 X03
0.0
0.0
0.0
0.0 0.0
0.0
0.0
1.7
0.0 X03
0.0
X07 X07
X07X07
X03 X09
0.00.0
0.0 0.0
0.0
0.0
0.0
0.0
0.00.20.4
0.4
0.0 0.0 0.0
0.9
0.2
0.8
0.3
0.1
0.4
1.3
4.6
2.41.10.1
0.00.0
0.00.0
0.00.00.00.00.00.00.0
0.1 0.0
0.20.1
0.7
0.3
0.0
1.2
X12
0.00.0
0.0
0.0 X10
X09
X03
X03
X03
X03 X03
X03
X03
X03 X03
X03
NN
Boulder, CO 80302 | SITE CORRECTIONS | 2023.06.09
Site Photometric Plan Area E | E1.0E
1/16" = 1'-0"E1.0E
1 Site Photometric Plan - Area E
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
110 of 160
D
AFB0.5
1.5 2.1 2.6 2.6
3.0
1.8 2.2 2.6
2.6 1.9
1.8 2.7 2.9
2.4 2.5 2.5
1.4
0.8
4.5 4.5 4.1 3.5
4.8 4.7 4.7 4.1
0.6 0.6 0.5
0.1
4.5 4.0 4.1
3.2 4.0 3.4
3.7 3.6
3.9 3.9
4.7 3.7
3.4 3.4 3.4 3.2
1.4
2.7 2.0
2.5 2.3
0.2 2.0
0.1 0.2 2.4 2.1 2.9 2.1 2.2 2.6 2.1
0.1 0.1 0.6 1.6 1.3 2.9 2.6 2.2 1.7
0.5 0.1 0.0 2.5
0.0 0.0 0.0
0.2 0.1
0.2 0.1
0.5 0.3 0.1 0.1
3.2 8.70.7 0.1
3.8
1.5
2.5 2.7
2.1 2.5
2.8 2.9
0.6 0.8
0.1 0.3
0.1
0.80.1
0.0
0.0
0.0 0.0
0.0 0.0 0.0
0.5 0.1
2.4
2.9
2.6
1.9
1.6
1.4
1.2
1.3
1.6
1.1
0.8
0.7
0.8
1.0
1.7
2.3
0.2
0.4
0.5
0.6
0.9
1.2
0.9
0.0
3.0
1.2
0.5 0.2
0.8 0.4
1.0 0.5
1.3 0.9
1.1 1.5 1.2
0.9 1.2 0.8
0.8 0.9 0.5
0.7 0.7 0.4
0.4 0.3 0.2
0.1 0.1 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.0 0.0 0.0
0.1 0.0 0.0
0.6
0.6 0.7 0.8 0.8
1.1 1.0 0.8 0.7 0.8 0.9 1.0
1.8 1.5 1.2 1.1 0.9 0.9 0.9 1.0 1.2 1.4
1.9 1.8 1.5 1.2 1.1 1.0 0.9 1.0 1.1 1.3 1.5
1.9 1.7 1.4 1.1 0.9 0.9 0.9 1.0 1.1 1.2 1.4
1.7 1.5 1.3 1.0 0.8 0.7 0.8 0.8 0.9 1.1 1.1 1.0
2.5 2.1 1.7 1.4 1.2 0.9 0.7 0.6 0.6 0.7 0.8 0.9 1.0 0.9
2.6 2.2 1.7 1.3 1.1 0.8 0.7 0.5 0.5 0.6 0.7 0.8 0.9 0.8
2.1 1.6 1.2 1.0 0.8 0.7 0.6 0.5 0.6 0.7 0.8 0.8 0.7 0.6
1.9 1.5 1.2 1.0 0.9 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.6
1.4 1.2 1.0 1.0 0.9 0.9 0.9 0.9 0.8 0.7 0.6 0.3 0.4
1.0 1.0 1.0 1.2 1.2 1.1 0.8 0.6 0.6 0.4 0.4
1.2 1.1 1.0 1.0 1.1 1.3 1.5 1.3 0.9 0.5 0.6 0.5 0.6
1.2 1.1 1.0 1.0 1.1 1.5 1.8 1.6 0.8 0.5 0.6 0.8 0.6 1.0 1.0
1.2 1.1 0.9 1.0 1.2 1.7 2.1 1.7 0.8 0.4 0.6 0.8 0.7 1.0 1.2
1.1 1.0 0.9 0.9 1.1 1.6 2.1 1.7 0.7 0.3 0.5 0.8 1.0 1.1 1.4
1.1 1.0 0.9 0.9 1.1 1.4 1.8 1.6 0.8 0.4 0.5 0.7 0.9 1.3 1.6
1.0 1.0 0.9 0.9 1.0 1.2 1.4 1.3 0.8 0.5 0.5 0.6 0.8 1.5 1.6
1.0 1.0 0.9 0.9 0.9 1.1 1.2 1.1 0.8 0.5 0.4 0.5 0.8 1.2 1.3
1.1 1.1 1.0 0.9 0.9 1.0 1.0 0.9 0.7 0.5 0.4 0.4 0.4 0.6 0.9
1.2 1.1 0.9 0.9 0.9 0.9 0.9 0.8 0.7 0.5 0.3 0.2 0.5 0.5 0.7
1.2 1.1 0.9 0.9 0.9 1.0 1.0 1.0 0.7 0.4 0.2 0.1 0.1 0.2 0.3
1.1 1.0 0.9 0.8 0.9 1.1 1.2 1.1 0.8 0.4 0.2 0.1 0.1 0.2 0.2
0.9 0.9 0.8 0.8 0.9 1.2 1.5 1.4 0.9 0.4 0.2 0.2 0.2 0.2 0.2
0.8 0.8 0.8 0.8 1.0 1.5 1.9 1.7 0.9 0.3 0.3 0.4 0.4 0.3 0.3
0.7 0.8 0.8 0.9 1.1 1.6 2.1 1.9 0.8 0.3 0.4 0.8 0.9 1.0 1.0
0.8 0.8 0.8 0.9 1.1 1.5 2.0 1.8 0.9 0.3 0.4 0.6 0.7 1.1 1.3
0.9 0.9 0.8 0.8 0.9 1.3 1.6 1.5 0.9 0.4 0.5 0.6 0.8 1.0 1.4
1.1 1.0 0.8 0.8 0.8 1.1 1.3 1.2 0.9 0.6 0.6 0.7 1.0 1.1 1.1
0.0
0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0
0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.3 0.1 0.0 0.0 0.0 0.0
0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.4 0.3 0.1 0.0 0.0 0.0
0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.2 0.1 0.0 0.0 0.0
0.0 0.1 0.1 0.2 0.2 0.3 0.4 0.5 0.7 0.7 0.4 0.1 0.0 0.0 0.0
0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 0.9 1.1 0.8 0.2 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.6 1.5 1.7 1.9 1.9 0.4 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 1.8 2.2 2.1 1.8 0.4 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.9 2.4 0.1 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.1 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.2 0.1 0.0
0.4 0.2 0.1
0.8 0.5 0.2
1.1 0.7 0.4
1.3 0.8 0.6
0.9 0.6 0.7
0.7
0.8
0.8
0.8
0.7
0.6
0.5
0.5
0.3
0.1
0.0
0.0
0.0
0.1
0.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 4.4 1.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0
X19
X14
X14
X13
X13
X13
X13
X17
X10
X22-HS
X22-HS
X22-HS
X22
X22X21
X21
X17X17
X17
0.3 0.0 0.0
0.0 0.0 0.0
0.0 0.0
0.0 0.0 0.0 0.0
0.0
0.0
0.0
0.0
0.6
0.2
0.00.00.00.0
0.0
0.0
0.2
0.0
0.0
0.0
0.7
0.90.50.10.00.30.0
0.2
0.7 1.2
0.0
0.0
0.1
0.0
0.3
0.0
0.0
0.1
0.0 0.0 0.0 0.0
0.0 0.0
X10
0.2
0.1
0.1 0.1
0.3 0.2
0.9 0.5
1.0
0.6
1.2
0.8
1.5
0.7
0.0 0.0
0.6
0.1
X22-HS
EXISTING
FIXTURE TO BE
RELOCATED AS
SHOWN
X23
(2)
X13
X14
X14
X14
X14
X08 X08
X08X08
X08
X08
X08X08
X17
X03
X17
X03
NN
Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Site Photometric Plan Area F | E1.0F
1/16" = 1'-0"E1.0F
1 Site Photometric Plan - Area F
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
111 of 160
0.2 0.3 0.3 0.4 0.5 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0
0.2 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.4 0.5 0.5 0.5 0.4 0.2 0.2 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0
0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.5 0.6 0.7 0.7 0.6 0.5 0.5 0.5 0.7 0.9 0.9 0.6 0.5 0.4 0.3 0.3 0.4 0.5 0.7 1.0 0.9 0.6 0.5 0.4 0.2 0.1 0.2 0.3 0.4 0.5 0.7 1.0 0.8 0.6 0.5 0.4 0.4 0.4 0.5 0.6 0.9 0.9 0.7 0.5 0.4 0.3 0.2 0.2
0.2 0.2 0.3 0.3 0.3 0.3 0.4 0.4 0.7 0.9 1.0 0.9 0.9 1.0 1.1 1.2 1.5 1.7 1.6 1.3 1.1 0.9 0.7 0.8 1.0 1.1 1.4 1.7 1.6 1.3 1.0 0.8 0.5 0.3 0.4 0.7 0.9 1.1 1.5 1.7 1.6 1.3 1.1 0.9 0.8 0.9 1.0 1.3 1.6 1.7 1.3 1.0 0.9 0.6 0.4 0.5
0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.8 1.2 1.2 1.1 1.2 1.4 1.4 1.3 1.5 1.6 1.5 1.3 1.2 1.1 1.0 1.0 1.1 1.2 1.4 1.5 1.5 1.3 1.1 1.0 0.7 0.5 0.6 0.8 1.1 1.3 1.5 1.7 1.6 1.4 1.3 1.2 1.1 1.1 1.1 1.3 1.4 1.5 1.3 1.0 0.9 0.6 0.5 0.7
0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.6 1.2 1.5 1.6 1.6 1.7 1.6 1.5 1.5 1.5 1.4 1.2 1.2 1.2 1.1 1.1 1.1 1.2 1.3 1.4 1.4 1.2 1.1 1.0 0.9 0.8 0.8 0.9 1.1 1.3 1.5 1.6 1.6 1.4 1.4 1.4 1.4 1.2 1.1 1.1 1.2 1.2 1.0 0.8 0.7 0.6 0.6 0.7
0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.9 1.8 2.1 2.0 1.9 1.8 1.7 1.6 1.5 1.3 1.2 1.1 1.1 1.2 1.2 1.1 1.2 1.4 1.4 1.4 1.2 1.1 1.0 0.9 0.9 0.9 1.0 1.1 1.3 1.6 1.7 1.7 1.6 1.6 1.6 1.6 1.3 1.1 1.1 1.1 1.0 0.8 0.6 0.5 0.6 0.6 0.6
0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.7 1.8 2.4 2.2 2.0 1.9 1.8 1.7 1.5 1.2 1.1 1.0 0.9 1.0 1.1 1.2 1.2 1.4 1.4 1.3 1.2 1.0 0.9 0.8 0.8 1.0 1.1 1.2 1.4 1.6 1.7 1.8 1.7 1.7 1.7 1.6 1.4 1.2 1.1 1.0 0.8 0.6 0.4 0.4 0.4 0.5 0.5
0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.2 2.0 2.2 2.1 2.1 2.1 2.0 1.6 1.3 1.1 0.8 0.6 0.8 1.0 1.2 1.3 1.5 1.6 1.4 1.2 1.1 0.8 0.6 0.6 0.9 1.1 1.3 1.5 1.7 1.8 1.9 1.9 1.9 1.7 1.6 1.5 1.2 1.1 0.9 0.6 0.3 0.2 0.2 0.3 0.3 0.3
0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.4 1.2 1.9 2.0 2.1 2.3 2.1 1.5 1.1 0.9 0.6 0.4 0.5 0.8 1.1 1.3 1.6 1.8 1.5 1.1 0.9 0.6 0.4 0.4 0.7 1.0 1.2 1.6 1.9 1.8 1.8 1.9 1.9 1.8 1.8 1.6 1.3 1.1 0.8 0.4 0.2 0.1 0.1 0.1 0.1 0.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 1.0 1.1 1.1 1.1 1.0 0.6 0.5 0.3 0.2 0.2 0.2 0.3 0.4 0.5 0.8 0.8 0.6 0.4 0.4 0.2 0.2 0.2 0.3 0.4 0.5 0.7 0.9 0.8 0.8 1.0 1.0 1.2 1.4 1.2 0.9 0.7 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.1
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
X22-HSX22-HSX22-HS
X22-HS
X22-HSX22-HS
X22-HS
X22-HS
X22-HS
X25
EXISTING FIXTURE TO REMAIN AS SHOWN.
NN
Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Site Photometric Plan Area G | E1.0G
1" = 20'-0"E1.0G
1 Site Photometric Plan - Area G
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
112 of 160
0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.3 0.4 0.5 0.8 0.8 0.5 0.4 0.3 0.2 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.6 0.4 0.3 0.2 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.7 0.5 0.4 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.8 1.0 1.3 1.6 1.6 1.2 1.0 0.8 0.5 0.3 0.4 0.7 1.0 1.2 1.5 1.6 1.3 1.0 0.8 0.6 0.4 0.4 0.7 1.0 1.2 1.5 1.7 1.4 1.1 0.9 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.9 1.1 1.3 1.5 1.5 1.2 1.1 0.9 0.6 0.5 0.6 0.9 1.0 1.2 1.4 1.4 1.2 1.0 0.9 0.6 0.5 0.6 0.9 1.1 1.3 1.5 1.6 1.4 1.2 1.1 0.8 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.8 1.0 1.1 1.2 1.2 1.1 1.0 0.9 0.8 0.7 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.8 0.7 0.6 0.6 0.7 0.9 1.0 1.2 1.3 1.4 1.4 1.2 1.1 0.9 0.7 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.7 0.9 1.0 1.1 1.2 1.2 1.1 1.1 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.7 0.6 0.6 0.6 0.6 0.7 0.9 1.0 1.1 1.3 1.4 1.4 1.3 1.2 1.0 0.8 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.5 0.7 0.9 1.0 1.1 1.2 1.2 1.2 1.1 1.1 1.0 0.9 0.7 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.2 1.3 1.4 1.5 1.4 1.2 1.1 0.9 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.4 0.6 0.8 1.0 1.1 1.3 1.3 1.3 1.2 1.2 1.1 0.9 0.6 0.5 0.5 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.8 1.0 1.3 1.4 1.6 1.8 1.7 1.4 1.2 0.9 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 1.0 0.8 1.0 0.7 0.9 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.7 0.9 0.8 0.9 0.7 1.0 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.2 0.4 0.8 1.0 1.2 1.5 1.6 1.5 1.3 1.2 1.1 0.9 0.7 0.6 0.7 0.7 0.8 0.8 0.8 0.9 0.8 0.8 0.9 1.1 1.4 1.6 1.9 2.1 1.9 1.5 1.1 0.8 0.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.5 1.2 0.9 1.2 0.8 1.0 0.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.0 1.0 1.0 1.0 0.8 1.0 0.2 0.0 0.0 0.0 1.8 3.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.3 0.6 0.8 1.0 1.3 1.5 1.3 1.0 0.9 0.9 0.8 0.8 0.8 0.9 1.0 1.0 0.9 1.0 1.1 1.0 0.9 0.9 1.1 1.2 1.2 1.3 1.4 1.2 0.7 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 1.3 2.6 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.3 1.6 0.1 0.0 0.0 0.0 0.0 0.0 1.0 2.0 0.3 0.0 0.0 0.0 0.2 0.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 3.2 4.5 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0
0.0 0.1 0.1 0.2 0.3 0.4 0.5 0.4 0.3 0.3 0.5 0.7 0.9 1.0 1.2 1.3 1.3 1.1 1.2 1.3 1.1 1.0 1.0 1.1 1.1 1.0 0.9 0.8 0.6 0.3 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.2 4.7 5.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 3.1 5.6 0.1 0.0 0.0 0.0 0.0 0.0 4.0 5.1 0.5 0.0 0.0 0.0 2.3 5.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.4 0.0 0.0 0.0 0.0 0.0 0.4 4.5 3.7 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.6 0.9 1.1 1.4 1.7 1.5 1.2 1.3 1.3 1.3 1.2 1.3 1.5 1.4 1.2 1.0 0.8 0.5 0.2 0.1 0.4 1.2 0.8 0.2 1.1 1.0 0.3 1.3 1.3 0.3 0.0 0.0 0.0 0.0 0.0 0.0 1.3 1.8 0.0 0.0 0.0 0.0 0.0 0.0 1.3 1.3 2.4 2.1 0.0 0.0 1.9 2.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 4.5 2.5 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.5 0.7 0.9 1.1 1.0 0.7 0.7 0.9 1.0 1.0 1.3 1.6 1.5 1.1 0.9 0.7 0.4 0.1 0.1 0.2 0.5 0.3 0.1 0.5 0.4 0.2 0.5 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 4.0 2.6 0.0 0.0 0.5 4.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.2 0.3 0.4 0.5 0.7 0.6 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.3 4.9 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 4.7 4.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 4.5 2.1 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 4.0 2.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 3.5 1.8 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 4.5 1.8 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
X22-HS X22-HS X22-HS
X22-HS
X22-HS
X22-HS
X03
X22-HS
X03
X03
X03
X03
X03X03 X03
X03
X03
X03
X03X03X03X03
X22-HS
NN
Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Site Photometric Plan Area H | E1.0H
1" = 20'-0"E1.0H
1 Site Photometric Plan - Area H
X02 MOUNTED TO UNDERSIDE OF SOFFIT/PATIO,
HEIGHT RESPECTIVE OF SOFFIT/PATIO.
X03 MOUNTED AT GRADE.
X04 MOUNTED TO WALL AT 16'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X05 RECESSED IN WALL AT 1'-0" ABOVE FINISHED
GRADE.
X06 MOUNTED AT 8'-0" ABOVE FINISHED GRADE.
X07 RECESSED IN WALL AT 0'-8" ABOVE FINISHED
GRADE.
X08 MOUNTED TO UNDERSIDE OF TRELLIS, HEIGHT
RESPECTIVE OF TRELLIS HEIGHT.
X09 MOUNTED IN PLANTERS, PLANTER HEIGHT
RESPECTIVE OF FINISHED GRADE.
X10 MOUNTED IN TREES AT 9'-0" ABOVE FINISHED
GRADE.
X11 MOUNTED TO TRELLIS AT 8'-0" ABOVE FINISHED
GRADE.
X12 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X13 MOUNTED AT 1'-6" ABOVE FINISHED GRADE.
X14 MOUNTED AT 12'-0" ABOVE FINISHED GRADE.
X15 MOUNTED AT 10'-0" ABOVE FINISHED GRADE.
X16 MOUNTED TO SURFACE OF TABLE TOP, HEIGHT
RESPECTIVE OF TABLE.
X17 MOUNTED AT 13'-0" ABOVE FINISHED GRADE.
X19 MOUNTED TO WALL AT 10'-0" ABOVE FINISHED
GRADE, UNLESS OTHERWISE NOTED.
X20 RECESSED IN UNDERSIDE OF CANOPY AT 12'-4"
A.F.F.
X21 MOUNTED TO WALL AT 12'-0" ABOVE FINISHED
GRADE.
X22 MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
X22-HS MOUNTED AT 20'-0" ABOVE FINISHED GRADE.
EXISTING SITE PEDESTRIAN POLES (X23/X24/X25)
ARE INCLUDED IN PHOTOMETRIC CALCULATION AND
ARE RESPONSIBLE FOR LIGHT LEVELS AS DETAILED
IN THE PUBLIC ROW.
113 of 160
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Hangout Courtyard Illuminance Fc 0.47 2.4 0.0 N.A.N.A.
Pool Area Illuminance Fc 1.60 8.7 0.0 N.A.N.A.
Pool Perimeter Illuminance Fc 3.03 8.7 0.1 30.30 87.00
Gathering Courtyard Illuminance Fc 0.31 2.9 0.0 N.A.N.A.
Quiet Courtyard Illuminance Fc 0.33 2.9 0.0 N.A.N.A.
Parking East Illuminance Fc 0.79 4.4 0.0 N.A.N.A.
Parking West Illuminance Fc 0.74 3.3 0.0 N.A.N.A.
Pedestrian Corridor Illuminance Fc 0.85 4.6 0.0 N.A.N.A.
Pedestrian Corridor_2 Illuminance Fc 0.47 4.1 0.0 N.A.N.A.
Site North Illuminance Fc 0.60 4.9 0.0 N.A.N.A.
Site South Illuminance Fc 0.13 7.8 0.0 N.A.N.A.
South Parking Illuminance Fc 0.14 4.9 0.0 N.A.N.A.
Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Exterior Calculation & Lighting Fixture Schedules | E1.2
ARCHITECTURAL LIGHTING FIXTURE SCHEDULE
TYPE MANUFACTURER MODEL DESCRIPTION LUMENS CCT
X02 CSL DOWNLIGHT:
GSD-1-30-90-R-*-*-50-FR-NL
ROUGH-IN PAN; GSD-1-PAN
Gyroshift downlight, 1in, 3000K, 90CRI, round trim, trim and reflector color TBD,
50deg beam angle, frosted media, no lens media.
Pan and hanger bar for 1in downlight.
802 3000
X03 TECH 700BARK2-830-36-*-UNV-PC Arkay Two bollard, 80 CRI 3000K, 36in length, finish TBD, 120-277V, photocell
option.
<varies> 3000
X04 ARCLUCE FIXTURE: P-TU0103*A
ACC: X-TU-WPCUS-*
Tul;a one-way sconce, 25deg optic, 3000 CCT, finish TBD, 120V.
Wall plate tule, finish TBD.
439 3000
X05 TARGETTI FIXTURE: ZEL-41-FW-*-L2-30
ACC: 1E3447
Zedge line, universal dimming, floor washer, finish TBD, 9W, 3000K.
PVC installation back box.
245 3000
X07 AURORALIGHT LSW8-BR-W-F-30-*-*Meridian LED step / wall light, brass faceplate, 40deg wide optic, frosted lens,
3000K, mount TBD, finish TBD.
<varies> 3000
X08 AURORALIGHT LSW8-FL-BR-W-F-30-H-*-*Meridian LED, brass faceplate, 4deg wide optic, frosted lens, 3000K, hex baffle
accessory, mount TBD, finish TBD.
138 3000
X09 VISTA PRO PR-4201-*-2.5-W-T3 Model 4201 landscape path light, finish TBD, 2.5W T3 warm LED T3 lamp. <varies> 3000
X10 VISTA PRO TR-5003-TR-*-2.5-W-60-FR Landscape up / accent light, tree mount junction box, 5003 model, finish TBD,
2.5W, warm CCT, 60deg wide flood distribution, frosted lens accessory.
97 3000
X11 TECH 700OPASH-L930-D-*-UNV Ash outdoor pendant, LED low output 90 CRI 3000K, clear lens, finish TBD,
120-277V.
400 3000
X12 NLS TRC-1-T2-16L-35-30K8-UNV-SGL-*-PC-1
2
Trac 1 pole light, type II distribution, 16 LEDs, 350mA / 18W, 3000K 80 CRI,
120-277V, single configuration, finish TBD, photocell option, 12ft pole height.
2412 3000
X13 Q-TRAN AND-SW-*-WET-30K-SO-ENC/TL-*-*-*-
*-PERPLAN
Flexible LED encapsulated fixture, mounting TBD, IP67, 3000K, 1w/ft, enclosed
translucent lens, wire type TBD, caps TBD, length per plan.
<varies> 3000
X14 TEGAN EX5-K-C-35-DL-*-Kore EX5 LED downlight, 35 deg beam, finish TBD.247 2700
X15 CELESTIAL HYA-STL-AC-G*27-*Hydra STL series 120V exterior LED light string, 2700K, globe type TBD, socket
spacing TBD.
1380 2700
X16 VISTA PRO AC-4005-*-4.5-W-60-HL Landscape light, architectural canopy mounting, finish TBD, 4.5W LED, warm
color temp, 60deg wide flood, honeycomb louver..
120 3000
X17 LIGMAN UOD-50001-21W-VW-W30-*-120/277V-
DIM-A80121
Odessa 1 small flood light, 21W 1673 lumens, very wide 47deg beam, 3000K,
finish TBD, 120-277V, 0-10V dimming, honeycomb louvre.
1673 3000
X19 TECH 700WSPIT-S-*-LED830 Pitch single wall sconce, finish TBD, LED 80 CRI 3000K 120V.<varies> 3000
X20 Q-TRAN FL3SW-1.5-30-ENC-STD-TL-*-BW-BW-*
-*-SST-*-PERPLAN
FlUR encapsulated linear fixture, 1.5W/ft, 3000K, IP67, standard efficiency,
translucent lens, input/output TBD, bare wire in, bare wire out, wire color TBD,
wire type TBD, standard mounting, finish TBD, length per plan.
58 3000
X21 LITHONIA LIGHTING WDGE2
LED-P2-30K-80CRI-T4M-MVOLT
WDGE2 LED architectural wall sconce, 3000K, 80CRI, type IV medium
distribution, 120-277V.
2000 3000
X22 NLS LIGHTING VSR-1-T4-32-700-30K-UNV-DP6-BLK VSR-1 site lighting, type 4 micro optics, 32 LEDs, 700 milliamps, 3000K,
120-277V, single pole mounting, black.
7896 3000
X22-HS NLS LIGHTING VSR-1-T4-32-700-30K-UNV-DP6-BLK-
HSS
VSR-1 site lighting, type 4 micro optics, 32 LEDs, 700 milliamps, 3000K,
120-277V, single pole mounting, black, house side shield.
7896 3000
X23 EXISTING EXISTING Existing light, see plan for details.EXISTING EXISTING
X24 EXISTING EXISTING Existing light, see plan for details.EXISTING EXISTING
X25 EXISTING EXISTING Existing light, see plan for details.EXISTING EXISTING
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Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Exterior Lighting Cut Sheets | E1.3
X02 X03
X04 X05 X06
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Boulder, CO 80302 | SITE REVIEW #5 | 2023.02.03
Exterior Lighting Cut Sheets | E1.4
X07 X08 X09
X10 X11 X12
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Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Exterior Lighting Cut Sheets | E1.5
X13 X14 X15
X16 X17 X19
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Boulder, CO 80302 | SITE REVIEW #5 | 2023.06.09
Exterior Lighting Cut Sheets | E1.6
X20 X21
X22 X22-HS
118 of 160
1345 28th Street
Shears Adkins Rockmore Architects
Site Review Written Statement Boulder, CO June 9, 2023
Landmark Properties+
Attachment B - Applicant Written Statement
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Index
Introduction
Circulation Plan
Millennium Har vest House
Landscape Plan
Traffi c Demand Management, Access & Circulation
Waste Management
Historic Context Public Realm Improvements
Context Map
Parking and Flood Zones
Height Modifi cations
Site and Parcel Information
Private / Public Designation
Market Demand
Proposed Concept
Management Services and Community Staffi ng
Relationship to University of Colorado
A3 A13
A4
A15
A14
A5
A6
A7
A8
A9
A10
A16
A11
A17
A12
Community Engagement
A18
Site Review Criteria
A19
Use Review Criteria
A20
Development Schedule
A21
A26
A27
Attachment B - Applicant Written Statement
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Introduction
Existing Site Looking Northwest Existing Site Looking Southeast Existing Site Looking Southwest
Existing Site Aerial Existing Drone Point Cloud
Located at 1345 28th St., the Millennium Hotel was developed in 1959
under the Hilton Harvest House PUD. The property has experienced
facility additions and renovations through the years and other property
improvements including the tennis courts and outdoor facilities.
The Boulder Creek path traverses the site between Folsom and 28th
Street.
The site permits both residential uses and non-residential uses. The
Standard at Boulder seeks to redevelop the roughly 15.9 acre property
into a residential development that signifi cantly enhances the Boulder
Creek path and its’ community amenities. 28th StreetFolsom StreetSafewayFlower Child
Attachment B - Applicant Written Statement
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The Millennium Harvest House was
originally constructed as a hotel in 1959
and has since experienced several
alterations in the 1970s, 1980s, and in
2000 and 2011. The Millennium Harvest
House was a social hub in Boulder in
the 1950s-1980s and even hosted Scott
Carpenter for a welcome home ceremony
after his orbital fl ight in space on the
Mercury-Atlas 7. The Standard at Boulder
intends to honor the socially vibrant past
of the Millennium hotel site and extend its
relevance into the 21st century.
In the decades since its origination, the
Millennium has become in increasing
need of redevelopment as the building
is in poor condition. The hotel no
longer retains its original character and
design integrity, and therefore no longer
functions as the social hub it could be.
The City of Boulder Historic Preservation
staff approved a Historic Preservation
Demolition application in April 2021 and
renewed the approval in September 2022,
as the staff have determined that the
Millennium Hotel is not potentially eligible
for landmark designation. The Standard at
Boulder produced, as requested by staff,
a professional report that documents the
property’s social history, which has been
donated to the Carnegie Library.
The site’s connection to
Boulder Creek has made
it an impor tant outdoor
gathering place for the
Boulder community.
Many concerts, Friday
Afternoon Clubs, and CU
events have been held
here over its life.
NOWTHEN&
Millennium Harvest House
Attachment B - Applicant Written Statement
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In 1910 during the City Beautiful
Movement, Frederick Law Olmsted
Jr. (son of New York City‘s landscape
architect for Central Park) was
commissioned to develop an
improvement plan for the City of
Boulder.
The plan responded to a
transformation of the City from its
historic mining town roots into a
new focus on the university town we
know today. Rather than focusing
on the temporary mining lifestyle,
the improvement plan offered the
committed, long-term residents a
sense of community with a life style
they enjoyed.
Olmsted’s plan recommended that
the City purchase both sides of the
creek to be used for recreation. The
creek as a public amenity is still
appreciated by Boulder residents
today.28th StreetArapahoe Ave
SITE
Pearl Str
e
e
t
Fishing
Tubing / Float-to-Work Day
Multi-Use Path
March 1910 | City of Boulder Plan of Improvements | Proposed by Frederick Law Olmsted Jr.
“[Boulder Creek] is a vein
of life delivered from the
mountains.”
- James Dziezynski for RootsRated
Historic Context on the Creek
Attachment B - Applicant Written Statement
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SITE
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Context Map
RH-2
RL-1
RH-5
RH-5
RH-5
RL-1
RM-2
RL-1
BT-1
BT-1
RM-2
BR-1
BT-2
COLORADO AVENUE
ARAPA HOE AVE
FOLSOM
FIELD
STADIUM
ATHLETICS
PRACTICE
FIELD
EAST RIDGE
SCOTT
CARPENTER
PARK
ARAPAHOE VILLAGE
PKU
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PKU/O
PKU/O
PKU/O
NEWTON COURT
GOLD RUN
CONDOS28TH STREETFOLSOM STTAFT DR
UNIVERSITY HEIGHTS AVE
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View of
Flatirons
View of
Foothills
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Zoning
BVCP and Land Use
The property has three Boulder Valley
Comprehensive Plan land use designations,
including Transitional Business (TB), Park Urban
Other (PK-U/O), and High Density Residential (HR).
The property is located in the Boulder Valley
Regional Center, which is described in the BVCP
as being established in 1979 as an urban renewal
district and is “a primarily commercial area,
providing retail at a range of scales, restaurants,
offi ces and hotels in the geographic center of
Boulder.”
Adjacency to existing private and University
housing, and to campus, reinforce the appropriate
site use of complementary residential uses.
The property is located in the Business Transitional
1 (BT-1) zoning district. This project aligns with
the zoning district described as: areas which
generally buffer a residential area from a major
street and are primarily used for commercial and
complementary residential uses, including without
limitation, temporary lodging and offi ce uses.
Attachment B - Applicant Written Statement
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Flood Zones
The property is located within the 100-year fl oodplain, with the outer portions of the site in
the High Hazard fl ood zone along with the conveyance zone. Portions of the existing building
are located within the High Hazard zone. The regulations of the High Hazard don’t allow for
fl ood proofi ng, therefore the proposal includes removal of the hotel building and replacement
with new buildings that are outside of the High Hazard and are elevated above the fl oodplain
elevation. New building construction is not allowed in the High Hazard zone, with the
exception of balconies and overhangs, and is limited by use in the 100-year fl oodplain, which
has signifi cantly infl uenced the Site Review design.
The Standard at Boulder has coordinated with the city’s Utilities, Greenways, and Floodplain
Permitting departments on planned fl ood mitigation projects in the area. No planned mitigation
efforts are currently funded or scheduled by the city to begin. The project will need to complete
fl oodplain development permits during the entitlements and Technical Document phases in
order to support the proposed project design. The project has engaged fl oodplain modeling
experts to aid in this permitting process. The project team has submitted a Conditional Letter
of Map Revision application based on coordination with City staff.
The property includes 15 tennis courts on either side of Boulder Creek that were constructed
in 1977 and are located in the High Hazard fl ood zone. They are operational under a
grandfathered, seasonal permit that allows them to function in the fl ood zone but ultimately
cannot remain in redevelopment due to current fl oodplain regulations. The tennis courts are
proposed for removal and will be replaced with passive and active recreational and public
realm uses.
The entire property is within the 100-yr fl oodplain
and a majority of the site is High Hazard and
Conveyance zones. The City code does not permit
any new parking within these High Hazard /
Conveyance zones. Many competing needs from
the City have infl uenced proposed parking supply on
this project. For example, the construction of Olson
Drive and stormwater quality treatment needs have
removed proposed parking from the original concept.
The parking stall per unit ratio varies by unit type;
the proposed project parking is 348 stalls per 944
beds. It is anticipated that not all residents will need
an automobile, and the project has adjusted parking
standards to refl ect that. Vehicle parking is provided
along the perimeter of the property while short and
long-term bicycle parking will be provided according
to city code 9-9-6(g). Existing parking counts south
of the creek will be maintained for the project.
Flood Zones - Existing Aerial
[100-year fl oodplain, conveyance, and high-hazard]
Flood Zones - Existing Aerial
[100-year fl oodplain and conveyance]
Flood Zone - Proposed Building Linework
[100-year fl oodplain, conveyance, and high-hazard]
HIGH HAZARD 100-YEAR FLOODPLAINCONVEYANCE BOULDER CREEK
Tennis Courts and the Floodplain
Vehicle Parking and the Floodplain
Parking
Parking Req'd: 728
Parking Supplied:348
Parking Reduction (from code):52%
Parking in High Hazard / Conveyance
Existing
516
Proposed
9
246
Refer to TDM. Parking Reduction (from demand) is less than 30%
Standard/Compact 503
ADA 13
Standard 190
Compact 47
ADA
Attachment B - Applicant Written Statement
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Height Modifi cations
The topography of the property varies throughout and
gradually slopes downward to the east towards 28th
Street. This sloping topography, along with the 100-year
fl oodplain creates signifi cant building height constraints
due to the base reference from which height is measured,
as well as the required fl ood protection elevation level
(which also varies across the site). Roughly 3 feet in
building height is lost due to the fl ood protection elevation
level when compared to the City’s standard building
height measurement methods. Of the 15.9 acre property,
approximately only 5 acres are suitable for development
due to the fl oodplain, thus further constraining the building
envelope for any buildings.
The existing hotel is 60 feet in height according to a City
Staff memo to the Planning Board from 2001. This height
was approved by the Hilton Harvest House PUD. At the
time of approval, the disposition notes that “Planning
Department recommends approval of the Height
Exception, #P-77-9, and Planned Unit Development,
#P-77-58, fi nding that the height of the building will not
disrupt views or create a bulk which will be out of scale
with the site or the surrounding properties.”
These aforementioned constraints result in challenges if
only 3 stories were allowed for the proposed building. A
height variance will be requested in order to achieve 3-4
stories and provide for adequate fl oor to ceiling height at
each level. Please see the submitted architectural building
elevations depicting the proposed building height’s
relationship to the fl ood protection elevation level and
existing/actual grade. See also architectural drawings for
ground level transparency calculations, shadow analysis,
and proximal building heights.
These overlay diagrams illustrate the mass of the existing
buildings in gold, with the proposed buildings from
Concept in gray. While the height of the new buildings is
held to less than 55’, the overall height is very similar due
to the new buildings needing to be raised up above the
fl oodplain.
Overlay Massing Diagrams
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Site and Parcel Information
”
Refer to Architectural drawings for Project Data Summary.
CHAUTAUQUA
PARK
CU BOULDER
CU EAST
CAMPUSCC
UNIVERSITY
HILL
DOWNTOWN
BOULDER
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29TH
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SITE
Attachment B - Applicant Written Statement
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The site is a key gateway to Boulder with its proximity
to CU Boulder and U.S. Hwy 36. The current buildings
are outdated and the site is currently underutilized.
Redevelopment of the site has the opportunity to bring
vibrancy to the area through a development that is focused
on the public realm and activation of Boulder Creek.
This project seeks to provide for the growing demand for
quality purpose-built student housing generated by a
steady increase in enrollment and the need of students to
be centrally located in Boulder. The creation of 303 units
of student housing in Studios, 1, 2, 3, and 4 bedroom unit
confi gurations will serve to alleviate student pressure
on housing supply in the Boulder market and provide a
professionally managed environment for students. This
housing solution is in direct proximity to CU Boulder and
is also ideally located along a multi-use path corridor and
near shopping, recreation, and transit.
The majority of the property is located in the High Hazard
and Conveyance fl ood zones and the remainder of the site
is in the 100-year fl ood plain, limiting the site’s buildable
area. The proposed building footprint generally follows the
built area of the existing hotel structure.
Designed to work with the site, the project is planned to
activate and improve the creek, strengthen engagement to
Proposed Concept
natural surroundings, and improve connectivity to existing
multi-use paths and neighborhoods. The building massing
has a strong east to west circulation spine with extensions
of the building towards the south, reducing in scale
towards the creek. The buildings are carefully situated in
the landscape to accommodate the fl oodplain and will
step down with the grade, helping to break down the
scale and create various outdoor rooms. With the rhythm
of mass-open, or building-courtyard, the project seeks to
visually open itself up to the path and create an engaging
experience to the community. Reorientation of the multi-use
path is planned to allow for safer thru-site circulation and
to allow for improved access to the creek, creating a larger
public use area than currently exists.
The proposed development is predominantly residential,
and in close proximity to the University of Colorado (CU).
Located in central Boulder, within walking distance to two
of the three Regional Centers identifi ed in the Boulder
Valley Comprehensive Plan (the Boulder Valley Regional
Center and CU), and along key transportation corridors
such as 28th Street and the Boulder Creek path, the
property is well suited to house a variety of individuals
contributing to the Boulder community. Neighborhood retail
is located directly north of the site, with a grocery store and
many other service retail and restaurants within 5 minute
walking distance.
1. Initial Concept
3. Arc in Response to Creek
5. Breaks in Linear Facade
7. Courtyards
2. Open the Mass
4. Reduce Perceived Height
6. Connective Walkways
8. Public Park
Preliminary Concept Sketch
Attachment B - Applicant Written Statement
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Relationship to University of Colorado
North Boulder Creek
SITE
The property is located within close proximity to the CU Boulder Main Campus.
Residents will easily be able to access Main and East Campuses by multi-use paths
via bike or walking and enjoy the many amenities provided on campus and nearby.
CU Boulder Main Campus 30-Year Vision | Proposed Framework
Olson Drive
Taft DriveFolsom StAttachment B - Applicant Written Statement
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bikes5.
6.
3.WASTE PICK-UPbikesCirculation Plan
Circulation, Connections and Site Details
28th StreetFolsom StreetPer 9-2-14 (d) (8), circulation plan showing the internal traffi c and circulation systems, off-street parking areas, service areas, loading areas and major points of access to public rights-of-way.
Olson Drive
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OFF-STREET
PARKING
OFF-STREET
PARKING
bldg 3
waste
maint.
room
bldg 2
waste
bldg 1
waste
bldg 1
bike
bldg 1
bike
50ft rad
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s
BLDG 1&2
LOADINGBLDG 3 LOADINGBLDG 1
BLDG 2BLDG 3
bikes
bikesbikes
bikesbikesbikespath to TaftFols
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4.
3.
2.
WASTE TRUCK ROUTE (re: civil for auto turn exhibits)
DELIVERIES ROUTE (re: civil for auto turn exhibits)1.
2.
INTERBUILDING WASTE ROUTE
Reversing shown Reversing shown with dashed line.g Reversing shown with dashed line.with dashed line.Reversing shown with dashed line.Reversing shown with dashed line.Primary Resident Building Entry
Vehicular Access
Pedestrian Site Access
Accessible Routes
Multi-use Path
Bike Route
Bus Route(s)
Bus Stop(s)
Floodplain
Vehicular Route
Trash / Maintenance Access
Bike Room Building Entry
Interbuilding Trash Route
Bike parking within 50ft from building entries
Primary Resident / Visitor Building Entry
Long-term, covered bike parking (re: landscape)
Short-term bike parking (re: landscape)
Attachment B - Applicant Written Statement
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Waste Management
Trash, Recycling, and Compost
The property will have 3-stream waste: trash, recycling, and compost.
The waste truck haulers will pick-up all waste from building 3. In
Buildings 1 and 2, there will be holding areas within the buildings
for containers which building maintenance staff will transfer to the
collection area at the NW corner of Building 3.
Trash Rooms & Access for Buildings 1,2,3
Residents Route to Room:
- All Buildings Level 1:
o Mainstream waste and Recycle chutes: Residents’
accessible path of travel to access point is at Level 2 via
elevator.
o Level 1 on all buildings will have accessible path of
travel to vestibules containing compost/food waste.
- All Building Levels 2-4 Access:
o Residents will have access to Mainstream waste and
Recycle chutes on level 2 to 4.
- Building 1 Level 1:
o Building 1 Level 1 will have “valet style” waste pick-ups
with maintenance staff picking up tenant trash.
Trash Pick-Ups:
- Trash will be transported by maintenance staff on pick-up
days along a maintenance path (highlighted on attached exhibits).
- Maintenance will use rolling bins to transport trash from
Buildings 1 and 2 to Building 3 staging area at NW corner of
building. Maintenance will have access to gators (housed in the
maintenance shop on West side of Building 3) if necessary.
o Level 1 rooms in Buildings 1 and 2 will be serviced by
maintenance as needed to prevent overfl ow.
- The hauler’s pick-up location for mainstream waste, recycling,
and compost is located at the NW corner of building 3 in a striped
loading zone designated for staging. Trash will be serviced by a
Front load truck that will have access to the 2-yard Compacted
Mainstream containers and 3-yard non compacted recycle
containers along with compost waste.
Refer to architectural fl oor plans for more plan context.
Building 3 Waste Room
Building 2 Waste Room
Building 1 Waste Room
Level 1
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Attachment B - Applicant Written Statement
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The site has excellent vehicular, pedestrian, bicycle and transit
access. Vehicle access points will remain as is with two access
points along 28th Street. This site is impacted by planned
connections that were adopted by City Council as part of the
Boulder Valley Regional Center Transportation Connections Plan
(BVRC TCP). These planned connections include:
• Three north / south multi-use path connections through the
site providing connectivity between the Boulder Creek Path and a
planned east / west street as well as future connectivity into the
property north of the site. Pedestrian access and circulation will be
provided along the eastern edge of the building connecting to the
existing and planned paths, as seen in the Circulation Plan of this
document. The multi-use paths should be twelve feet wide within
a sixteen-foot-wide public access easement dedicated to the city
(Page 11 of the BVRC TCP).
• Improving the existing east / west vehicle access street across
the site at the north end of the site to the design standards of a
Base Street. The improved street should provide access into the site
and would be served by a right-in / right-out access point from 28th
Street on the East, and a connection to Folsom on the West.
The project team met with City staff to discuss the three multi use
path improvements, It was discussed that the westernmost path
and the central path (connecting to the Safeway shopping center)
were the preferred connections, and that the third connection was
not necessary. Staff supports the removal of the eastern-most
planned multi-use connection, given the proximity of the existing
and planned paths that will be constructed by the project. The
removal of a multi-use path from the project will require an update
to the Boulder Valley Regional Center’s connection plan, which the
applicant will request as part of the Site Review process.
Based on discussions with the City Transportation and Fire
departments, the project is pursuing keeping one access point onto
28th Street. The southern access point would remain in its current
location and arrangement. The existing north access point will
be converted into a Right of Way. The proposed local connection
along the northern property line will need to be phased due to the
fact that it would span the property line and the proposed project
does not own the neighboring property to the north. This project
would implement the southern portion of the roadway in the interim,
which would be 20’ of roadway, 8’ tree lawn, and 8’ sidewalk. The
City Transportation staff indicated that they would be open to not
implementing a full roadway for this interim condition. At the time
that the north property redevelops, the northern portion of the
Right of Way would be implemented. There would be a dedicated
access easement across the northern property to allow east-west
connection with vehicles coming through the existing site. Three
new access points onto the proposed local connector will be needed
to support the development.BVRC Transportation Connection Plan
The Site Review proposal includes a robust Travel Demand
Management (TDM) Plan that supports and demonstrates
the ability for this property to be an alternate transportation-
friendly site with a 52-percent parking reduction from
code minimum. The parking reduction from code minimum
translates to less than 30-percent parking reduction from a
conservative demand study. The main elements of the TDM
Plan include:
• $75 per year alternative transportation fund for
residents that do not bring a vehicle.
• Short and long term bike storage on-site.
• Infrastructure improvements to surrounding sidewalks
and the Boulder Creek multi-use path.
• Signifi cant marketing material and evaluation tools
to increase awareness and effectiveness of alternative
transportation tools.
• Limited, paid and managed parking for some residents,
separate from their lease.
• A bike share program for residents with trailer and
basket options available with approximately ten bikes.
Transportation Demand Management, Access and Circulation
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Travel Demand Management Plan
SITE
Attachment B - Applicant Written Statement
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Boulder Creek Path Activation and Public Realm Improvements
A key component of this project includes signifi cant
improvements along the creek to create both passive
and active recreation areas for both the residents of
the project as well as the general public. The Boulder
Creek Path will be signifi cantly enhanced and
amenitized to create a sense of place for this vital
link of the entire Boulder multi-use path network.
The Site Review plan proposes enhancing the
public user experience along the Boulder Creek
Path by creating additional public and semi-private
amenities along the creek and around the buildings
that are safe, active, and promote healthy living for
site residents and visitors. An enhanced pedestrian
passive edge along the creek is created by re-
aligning the multi-use path trail into the site and
creating a better connection to the existing creek
bridge. Peeling the pathway away from the creek’s
edge engages trail users with the public lawn and
simultaneously encourages slowing of bicycle traffi c
along the trail, thus improving shared bike and
pedestrian movement. A slower pedestrian edge
engages users with the creek at several access or
overlook points, celebrating the current in-creek
recreation and providing new opportunities for creek
activation.
The goal of the creek park is to develop a destination
along the Boulder Creek Path that is open and
accessible to the public and designed for all ages
and abilities. The park enhances how visitors arrive
on site and creates a more versatile space with
increased pathway connections to adjacencies
and creek access. A goal of the project is to protect
mature and healthy trees along the creek corridor
to maintain an established tree canopy for shade
comfort. Additional shade trees and riparian-like
vegetation will be strategically located throughout
the site to create comfortable spaces for recreation
and enjoyment.
Public Realm Improvements
Upstream Project at Civic Center
Attachment B - Applicant Written Statement
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1” = 50’
The project proposes enhancing the public user experience along the Boulder Creek Path by creating additional public and semi-private amenities along the creek and around the buildings. It serves the public interest
by improving the existing multi-use path, integrating it into public and semi-public landscape elements, and enhances the overall experience along Boulder Creek. An enhanced pedestrian passive edge along the
creek is created by re-aligning the multi-use path trail into the site and creating a better connection to the existing creek bridge from both sides. Peeling the pathway away from the creek’s edge engages trail users
with the public amenities and simultaneously encourages slowing of bicycle traffic along the trail improving shared bike and pedestrian movement. A slower pedestrian edge engages users with the creek. The goal of
the creek park is to develop a destination along the Boulder Creek Path that is open and accessible to the public and designed for all ages and abilities.
N
0 50 100 200
Creek Access
Open Lawn
Creek Edge Path
Boulder Creek PathFOLSOM STREET28TH STREETOLSON DRIVE
SAFEWAY
BOULD
E
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C
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K 100 Year Floodplain1 proposed building
2 multi-use path
3 creek edge trail
4 creek stabilized access
5 clubhouse perch
6 gathering plaza
7 seating areas along
multi-use path
8 open lawn
9 existing bridge
11 private courtyards
12 half-court basketball
13 north entry
14 pedestrian path
15 private pool courtyard
16 existing fish observatory
17 rain garden planting
18 covered bike parking
19 pickleball courts
20 existing buildings
21 dog park
10 shared urban corridor
with multi-use path
1 1
1
2
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511 1111
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Illustrative Landscape Plan
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Attachment B - Applicant Written Statement
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Private/Public Designation
FOLSOM STREET28TH STREETOLSON DRIVE
SAFEWAY
BUILDING 3 BUILDING 2
BUILDING 1
PRIVATE COURTYARDPRIVATE COURTYARDPRIVATE COURTYARDAPRIVATE COURTYARDPRIVATE UNIT
BALCONY, TYP.
FENCED DOG RUN
EXISTING DAYCARE
PLAYGROUND
EXISTING BUILDINGS
T
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RIV
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1” = 50’N
0 50 100 200
LEGEND
private space
courtyard fence and gate
Boulder multi-use path circulation
public space
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Private Space
Four private courtyards interior to the building
layout will be designated for resident use only,
clearly delineated by fencing with keyed access
on the south ends. The primary private residential
spaces are visually defined by large rain garden
planting areas that run from west to east along
the south legs of the buildings. The large swath of
planting buffers private courtyards from publicly
accessible park and allows for transitional space
between the designated zones. Additional private
amenities include a fenced dog run on the north
side of the creek as well as an existing fenced
daycare playground south of the creek.
Public Space
The remainder of the site will largely consist of
publicly accessible space. The Boulder Creek
Trail and Boulder Creek itself are immense public
amenities that the project seeks to enhance and
build upon to provide a better park experience.
By revising the Boulder Creek Path alignment, the
project creates safer circulation along the path for
cyclists and pedestrians and additionally allows
for larger areas of public park open space along
the creek. Designated creek access to safe water
entry locations is a project priority to improve creek
access, bank stabilization, and reduce erosion of
slopes.
Additional public program elements include grass
lawns, pickleball courts, seating areas, dog park,
and the existing fish observatory. The pickleball
courts incorporate an element of recreation at a
smaller scale in lieu of the existing tennis courts.
Since dogs are allowed on site at the Standard at
Boulder location the larger dog park accommodates
any on site dog needs within a designated location
and can provide for public use of dog park as well.
Operations
Proposed maintenance and operation of the spaces
is included within the Good Neighbor Agreement.
The pickleball cour t and dog park will be available
for community use from dawn to dusk. The
project will provide limited removal of trash from
the pickleball courts and dog park areas. Safety
lighting elements are located minimally at primary
pathways in order to limit light pollution along the
creek corridor.
Attachment B - Applicant Written Statement
135 of 160
There is signifi cant market demand for purpose-built student
housing in Boulder given the growing student body and limited
supply of available housing products. The University of Colorado
only requires freshmen to live on campus, which creates a large
pool of student renters in the Boulder market who spread out
among traditionally single-family neighborhoods, market-rate
apartment complexes and purpose-built student housing assets.
The majority of students living off campus are currently living
in the “shadow market”, which means that they are residing in
converted residences not purposely built for students and many
times managed by an absentee landlord. As such, there is a lack of
central management and oversight that has the potential to lead to,
among other things, behavioral issues and lack of maintenance.
The Standard at Boulder presents an alternative to the shadow
market by capturing a meaningful number of student renters and
placing them in a professionally managed environment.
By placing students in a well-managed environment with a clear
set of rules and regulations that are tied to their lease, we are able
to better ensure good behavior and adherence to our community
living standards, thus avoiding a party-like atmosphere at our
properties.
There are currently 25 hotels with roughly 3,000 rooms in Boulder.
Market occupancy at Boulder hotels between 2014-2019 hovered
between 71% and 73% in any given year, thus suggesting that
there are available rooms in the market that can absorb the loss
of Millennium’s 269 guest rooms. Additionally, the opening of
new hotels such as the Hill Hotel (189 guest rooms) and the CU
conference center (250 guest rooms) will add additional capacity to
the market to make up the lost beds at Millennium Harvest House.
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Market Demand
The property will be overseen by on-site property
management and governed by community rules and
regulations that are incorporated into residents’ leases,
as agreed to in the draft Good Neighbor Agreement.
Market Demand
Attachment B - Applicant Written Statement
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The Standard at Boulder has proactively included a draft Good
Neighbor Agreement to demonstrate its commitment to managing
the proper ty effectively and being a positive contribution to the
neighborhood.
The Standard at Boulder’s in-house management team currently
manages over 55,000 beds between the Company’s owned
portfolio and 3rd-party managed assets. The Standard at Boulder’s
management services are focused on providing and delivering
an exceptional resident, neighbor and owner experience through
disciplined management practices and resident oversight. Property
management services are the foundation upon which the company
was built and remains one of its core competencies.
Management Services
The Standard at Boulder employs experienced industry
professionals with a focus on employee development and training
at all levels. Each manager is committed to building a community
where residents feel they belong and assist in enhancing the overall
quality of life for every resident. Managers, Maintenance team, and
Community Assistants are available on site during offi ce hours
(typically staffed seven days a week) to assist future and current
residents with any questions, concerns, or needs they may have.
Furthermore, The Standard at Boulder utilizes a 24 hour community
hotline to allow residents, neighbors, and other interested parties
access to the management team during non-offi ce hours.
The Standard at Boulder encourages all Community Managers
and property leaders to actively participate in their local apartment
association and Chamber of Commerce as this is an excellent way
to keep the property connected within the local community. As an
off-campus housing provider for students across the nation, The
Standard at Boulder expects its on-site associates to be involved
at the University and community levels while working to build
meaningful relationships in the markets in which we operate.
Community Staffi ng
A typical staffi ng model includes:
• Community Manager
• Resident Ser vices Manager
• Leasing & Marketing Manager
• Maintenance Supervisor
• Maintenance Technician(s)
• Groundskeeper(s)
• Community Assistant(s) – Average of 1 per 100 beds
Our on-site property management staff is dedicated to resident
satisfaction not only for our own residents but the community
around us. By providing responsive on-site management, we are
able to manage potential issues before they become problems
which leads to better student behavior which, in turn, leads to fewer
issues with the surrounding community.
Resident Management:
The Standard at Boulder intends to provide the following security
and safety protocols:
• Pending approval from the Boulder Police Department, The
Standard at Boulder will commit to offering a unit at a below
market rate to a Courtesy Offi cer who will live on-site. The Courtesy
Offi cer will conduct routine rounds of the community and be
available in the event of a disturbance on site.
• After hours answering service and on-call schedules are put
into place to ensure a team member is available to address any
issues that may come up from maintenance emergencies, resident
lock out, addressing lease violation or security concerns, etc. Staff
members are trained to address after hours concerns and escalate
to maintenance, managers, and Security based on the nature of the
issue.
• The Standard at Boulder will install cameras covering all
common area amenities, access-controlled entrances, high traffi c
areas, hallways and elevators (both elevator lobbies and the
elevators themselves).
• The Standard at Boulder will utilize electronic-fob access for all
building access points to residents. Fobs will also be used to secure
elevator access and unit front doors.
In addition to the measures described above, The Standard at
Boulder takes additional measures intended to ensure the behavior
of residents, security of the property, and interaction with the
neighborhood the asset is located within:
• The Community Rules & Regulations addendum is part of the
residential leases to ensure residents understand their responsibility
for themselves, their guests, and the facility with regards to their
behavior and overall community policies. See below for a handful of
key policies from this document:
o All parties/gatherings of fi fteen or more guests must be
registered with the Landlord and comply with local laws and
ordinances. Failure to do so will result in an escalating fi ne structure
with the possibility of eviction should this be a reoccurring issue.
Residents are required to comply with all noise and disturbance
regulations for registered parties.
o Noise complaints are registered with the property and the
offenders face an escalating series of fi nes with the possibility of
eviction.
o Residents are required to keep balconies and patios clean and
uncluttered by not hanging items from the unit or using the balcony
for storage. Violations of this clause will result in written warnings
and/or a fi ne in addition to any clean-up costs or repairs required as
a result of said violation.
o All household trash and garbage must be placed directly
in (not around or in the vicinity of) the applicable trash chute,
bin, dumpster, or compactor located on the site. Residents are
prohibited from disposing of furniture/boxes/construction debris
on site and will be liable for the cost of any additional clean-up or
repairs required as a result of any violation of these provisions.
• The Standard at Boulder has written policies and an emergency
management plan to direct staff in appropriate response measures.
• The Standard at Boulder performs criminal background
screening on residents and employees.
Link to The Standard at Boulder Rules and Regulations:
https://indd.adobe.com/view/ba9f2b25-ffb1-4476-b378-65ad03dc0b83
Management Services and Community Staffi ng
Attachment B - Applicant Written Statement
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Since Concept Review, The Standard at Boulder coordinated
meetings with multiple individual neighbors and nearby
organizations to share information about the Standard at Boulder
and seek feedback prior to Site Review. The team met with or
reached out to:
• The Carillon Boulder senior housing property manager
• Owners of the Safeway shopping center
• Harvest Manor property management
• Small business owners
• Rocky Mountain Tennis Center (RMTC)
• Individual property owner in Gold Run
• University of Colorado
In general, meeting participants seemed excited and hopeful about
the Millennium property being redeveloped and expressed interest in
a variety of topics including Boulder Creek improvements, additional
residents in the area, tennis and parking management. As a result
of feedback from Planning Board and City Council, as well as
community outreach, The Standard at Boulder has drafted a Good
Neighbor Agreement to address key concerns and to ensure that
impacts are either mitigated or managed accordingly.
The project has considered the community’s feedback in several
ways:
• Confi rming The Standard at Boulder’s commitment to well-
managed tenant agreements that establish standards and
disciplinary actions for behaviors and parking.
• Planning for a robust transportation demand management
(TDM) program that encourages alternative modes of
transportation and enforces parking permits and towing as
necessary.
• Understanding the importance of tennis in the Boulder
community, while communicating the regulatory constraints that
restrict continued use of the “bubble” (indoor usage) due to fl ood
safety regulations.
• Coordinating access, loading, deliveries and future road
connections with Safeway shopping center to the north.
The Standard at Boulder will continue to work with neighbors
throughout the Site Review process, during construction and post
completion.
The Carillon
Harvest Manor
Safeway
shopping center
Gold Run
University of Colorado
small business
owners
SITERMTC
community engagement
property line
Communit y Engagement
Attachment B - Applicant Written Statement
138 of 160
SITE REVIEW CRITERIA TEAM RESPONSE
1. Boulder Valley Comprehensive Plan
(A) The proposed site plan is consistent with the land use map and the service area map and, on balance, the policies of the Boulder Valley
Comprehensive Plan.
The land use map for the property designates three land uses: Transitional Business (TB), Park Urban Other (PK-
U/O), and High Density Residential (HR). The proposed use includes student-focused residential with ground
fl oor amenity space such as a leasing offi ce, study space, and resident communal areas like a communal kitchen
and gym. The property is located in the Boulder Valley Regional Center , and will as a gateway into the city of
Boulder and is in close proximity to CU Boulder. The project conforms with many BVCP policies:
1.11 Jobs: Housing Balance
2.01 Unique Community Identify
2.09 Neighborhoods as Building Blocks
2.15 Compatibility of Adjacent Land Uses
2.18 Boulder Valley Regional Center & 28th Street
2.23 Boulder Creek, Tributaries & Ditches as Important Urban Design Features
2.24 Commitment to a Walkable & Accessible City
2.25 Improve Mobility Grid & Connections
2.26 Trail Corridors / Linkages
2.33 Sensitive Infi ll & Redevelopment
2.36 Physical Design for People
2.37 Environmentally Sensitive Urban Design
2.41 Enhanced Design for All Projects
3.01 Incorporating Ecological Systems into Planning
3.05 Maintain & Restore Natural Ecological Processes & Natural Disturbances
3.13 Water Conservation
3.22 Floodplain Management
3.23 Non-Structural Approach to Flood Management
4.01 Climate Action: Reduce Greenhouse Gas Emissions
4.03 Energy Conservation & Renewable Energy
4.07 Energy-Effi cient Land Use
4.08 Energy-Effi cient Building Design
4.09 Building Construction Waste Minimization
5.18 Support for the University of Colorado & Federal Labs
6.01 All-Mode Transportation System & Safe and Complete Streets
6.03 Low Stress Walk and Bike Network
6.07 Integrated Transportation Demand Management (TDM) Programs
6.13 Access Management & Parking
6.14 Transportation Impacts Mitigated
7.11 Balancing Housing Supply with Employment Base
(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 three-hundred-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:
The site is designated as BT-1 and there is no maximum residential density under this designation. The
proposed project is within the allowable Intensity Standards of the BT-1 designation.
(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 9-8,
“Intensity Standards,” B.R.C. 1981.
(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.
The project is committed to balancing as many BVCP policies as possible while keeping implementation
feasibility in mind. The property is constrained by the fl oodplain and is along a highly-valued community
amenity of Boulder Creek, and the project is best considering the economics to improve the overall quality of the
property and create the development in a way that is economically practical.
2. Site Design
Projects should preser ve 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:
This project is creatively designed to enhance the Boulder Creek natural and built environment, improve the
multi-use path along the creek, and encourage a stronger sense of place along Boulder Creek for both residents
and the general public. A key component of this project includes signifi cant improvements along the creek to
create both public and semi-private passive and active recreation areas.
(A) Open Space: Open space, including, without limitation, parks, recreation areas, and playgrounds:
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(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;
Reorientation of the multi-use path allows for safer thru-site circulation and improved creek access, creating a
larger public use area than currently exists consisting of both shaded tree edges and useable open lawn.
(ii) Private open space is provided for each detached residential unit;There are no detached units proposed.
(iii) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy
long-lived trees, signifi cant 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 project team has worked closely with staff to limit adverse impacts to natural features along Boulder Creek
including riparian habitat and plant communities and maintain as many healthy mature trees on the property as
possible, particularly along Boulder Creek.
(iv) The open space provides a relief to the density, both within the project and from surrounding development;The open space creek park amenities act as a buffer and thoughtful transition between Boulder Creek and the
built environment, providing a relief to the density with expansive softscape lawn areas and riparian-like rain
garden plantings. Tree canopies and vegetation are included along the site’s perimeter to provide screening from
adjacencies.
(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 ser ve;
The proposal provides a signifi cant amount of passive and active useable public open space, including
programmed active recreational space and enough fl at, usable, lawn space for informal, spontaneous recreation
like fl ag football or frisbee.
(vi) The open space provides a buffer to protect sensitive environmental features and natural areas; and (vii) If possible, open space is
linked to an area- or city-wide system.
As mentioned, the open space with rerouted Boulder Creek Trail, expansive lawn, and lush plantings acts
as a buffer between the Boulder Creek natural habitat and built environment, developed to protect sensitive
environmental features and natural areas.
(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 non-residential uses that will meet the needs of the anticipated residents, occupants, tenants, and
visitors of the property; and
The open space balances public open space along Boulder Creek that transitions seemlessly into private open
space areas for residents in internal courtyards and space.
(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 was designed to encourage active areas for recreation and includes a multi-use path for
alternate transportation, complemented by passive areas of landscape design to buffer the natural to built
environment and is well-suited for all users of the property.
(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;
Approximately 54% of the property is open space and has been design to enhance the aesthetic of the open
space, Boulder Creek, and built environment on the site. A variety of plant material is planned including native
wet meadow plant communities along the riparian edge, drought-tolerant native vegetation throughout the
site, and shade-tolerant groupings within shaded corridors. The project site landscape plans to incorporate
hard surface materials complimentary of the building such as concrete pavers, faux wood, crusher fi nes paving,
enhanced concrete, and stone paving.
(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;
The design team has coordinated with the city on preserving and planning for natural vegetation areas,
especially along Boulder Creek, by preserving the majority of the existing creek bank conditions, and improving
opportunity for ecological habitat into the property with lush planting areas and rain gardens.
(iii) The project provides signifi cant 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 project team hasn’t designed the understory planting plan yet throughout the site, though will be able to
consider plant material in excess of requirements as Site Review submissions continue.
(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.
There has been great attention to all setbacks, yards and usable open space along right-of-way and is
thoughtfully landscaped with tree canopies and understory plant material to enhance the site’s perimeter
conditions.
(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 proposed circulation and transportation system generally aligns with the Boulder Valley Regional Center
transportation plan with the addition of an east/west connector to provide vehicular access along the northern
edge of the property. Connections are designed to discourage high speeds.
(ii) Potential confl icts with vehicles are minimized;Pedestrians are drawn to open areas of the property near Boulder Creek, and there is separation between
roadways and parking to the pedestrian-designed areas to minimize potential confl icts.
(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 integrates the public multi-use path along Boulder Creek and proposes a re-alignment of the
path that will integrate it into the site and improve its condition. There are three north/south multi-use path
connections through the site that improves bike and walking access in and around the property and to Folsom
where bus access is located.
(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;
The proposal is strategically designed as a limited-vehicle / limited-parking site, with a signifi cant emphasis on
safety, multi-modal access, and walkability.
(v) Where practical and benefi cial, a signifi cant shift away from single-occupant vehicle use to alternate modes is promoted through the
use of travel demand management techniques;
A Transportation Demand Management plan is included in the submission to suppor t and promote alternative
transportation opportunities.
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(vi) On-site facilities for external linkage are provided with other modes of transportation, where applicable;The proposal fulfi lls missing or improved connections identifi ed in the Boulder Valley Regional Center
transportation plan. The proposal includes rerouting and improving the Boulder Creek multi-use path that
connects the entire multi-use path system along the creek.
(vii) The amount of land devoted to the street system is minimized; and There is minimal land devoted to the street system.
(viii) The project is designed for the types of traffi c expected, including, without limitation, automobiles, bicycles, and pedestrians, and
provides safety, separation from living areas, and control of noise and exhaust.
A traffi c study is included in the submission, and the project team is confi dent that the design supports the
expected traffi c from all forms of transportation.
(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; 18
Parking is limited on this property due to fl oodplain constraints and is located along the perimeter of the
property, which is convenient for residents, separate from the majority of pedestrian movements on site, and
meets the fl oodplain requirements.
(ii) The design of parking areas makes effi cient use of the land and uses the minimum amount of land necessary to meet the parking
needs of the project;
The project team believes the TDM Plan, Parking Study, and Traffi c Study support the parking reduction on this
project and is able to reduce the amount of land dedicated to parking as a result.
(iii) Parking areas and lighting are designed to reduce the visual impact on the project, adjacent properties, and adjacent streets; and The parking area will be buffered with landscaped areas to reduce the visual impact and is utilizing an effi cient
design that limits land use designated to parking.
(iv) 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.
The project balances parking, landscape and fl oodplain requirements, and the design proposed is the project
team’s suggested approach to balancing competing needs for suffi cient parking, appropriate parking landscape
areas, and fl oodplain constraints.
(F) Building Design, Livability, and Relationship to the Existing or Proposed Surrounding Area:
(i) The building height, mass, scale, orientation, and confi guration are compatible with the existing character of the area or the character
established by an adopted plan for the area;
The building height, mass, scale and orientation are compatible with the existing character in the area (see
response to (F)(ii). In fact, the property is in the Boulder Valley Regional Center boundary and the proposal meets
or exceeds each of these objectives in the plan:
• 3.1.E. Lay out the site to support pedestrian circulation
• 3.1.G Preserve and capitalize on views to the west
• 3.1.F Useable open space should be integral to the plan
• 3.1.K. Provide vehicular and pedestrian links
• 3.2.A. Internal drives should connect public streets
• 3.2.B. Connect with adjacent parking lots or drives
• 3.3.A. Provide a complete pedestrian network
• 3.3.B. Provide interior pedestrian links to adjacent properties
• 3.5.A Try to minimize parking needs
• 3.6.A Provide useable outdoor open space;
• 3.6.B Locate and design open space to encourage use;
• 5.1.A Break down the mass of the building
• 5.1.C. Transition to adjacent buildings
• 5.1.E Intermingle the building interior and exterior
• 5.2.A Orient the building to the street
• 5.2.C Emphasize building entrances
• 5.2.D Avoid large blank walls
• 5.2.E Provide pedestrian interest on the ground level
• 5.2.F Design all sides of the building
• 5.2.G Standardized designs and foreign styles are discouraged
• 5.2.I Use human-scale materials
• 5.2.J Select high-quality exterior materials.
(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 existing structure on the property is 60-feet, and the height of the proposed project is 55-feet and is of
similar height, mass, and scale to the Carillon (south), Safeway (north), 29th Street Mall (northeast), and CU
Boulder Main Campus (southwest).
(iii) The orientation of buildings minimizes shadows on and blocking of views from adjacent properties;The orientation of the building is constrained by the fl oodplain, but does not block views of adjacent properties.
(iv) If the character of the area is identifi able, the project is made compatible by the appropriate use of color, materials, landscaping,
signs, and lighting;
The character of the area is identifi ed by the Boulder Valley Regional Plan, see response to (F)(i).
(v) Projects are designed to a human scale and promote a safe and vibrant pedestrian experience through the location of building
frontages along public streets, plazas, sidewalks and paths, and through the use of building elements, design details and landscape
materials that include, without limitation, the location of entrances and windows, and the creation of transparency and activity at the
pedestrian level;
The project’s design is sensitive to the human scale with street facing activation, shaped outdoor space,
conscious ground fl oor uses, and integrated landscaped and pedestrian areas.
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(vi) To the extent practical, the project provides public amenities and planned public facilities;The project will enhance the public elements along Boulder Creek for everyone to enjoy and utilize, which will be
carefully blended with private open space areas as well.
(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 includes a variety of 1, 2, 3 and 4 bedrooms to attract a variety of residents, particularly marketed
toward student housing.
(viii) For residential projects, noise is minimized between units, between buildings, and from either onsite or offsite external sources
through spacing, landscaping, and building materials;
The massing and scale support limited noise between units.
(x) A lighting plan is provided which augments security, energy conservation, safety, and aesthetics;The lighting is an important aesthetic, safety, and energy conservation element to the design. The project team
has carefully considered lighting placement for residents to access exterior areas of the property while ensuring
the lighting isn’t a barrier to enjoying the enhanced Boulder Creek.
(xi) The project incorporates the natural environment into the design and avoids, minimizes, or mitigates impacts to natural systems;The project has carefully considered, and coordinated with staff on, how to integrate the design into the natural
environment along Boulder Creek. Measures will be taken to minimize and avoid impacts to natural systems
such as reduced light trespass into the creek corridor by strategically placed pathways lights that reduce light
spill, and focusing planting strategies on native plant communities.
(xii) 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.
The project will incorporate the Boulder Energy Conservation Code requirements and seeks opportunities to
continue minimizing energy use through light covered roofi ng, photovoltaic panels, shading structures, and
energy effi cient mechanical and electrical systems. Construction wastes will be minimized and there will be
consideration of water quality during construction for the project’s proximity to Boulder Creek.
(xiii) 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;
The design uses glazing, brick, metal panel, and wood cladding to bring a sense of permanence to the building,
combined with physical permanence with breaks in the building for landscaped outdoor plazas.
(xiv) Cut and fi ll 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, mudfl ow or subsidence, and minimizes the potential threat to property caused by
geological hazards;
Cut and fi ll is expected to be limited as the property is generally level, and the new design is suited toward
the existing natural contours onsite. Proper techniques will be used to minimize erosion and instability during
construction.
(xv) 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-defi ned urban edge; and 19
Not applicable as the property is not near Area II or III.
(xvi) 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 defi ned urban edge and a transition between rural and urban areas.
Not applicable as the property is not near Area II or III.
(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:
(i) 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.
The design of the open space areas are centralized around the Boulder Creek, as the majority of property is
in the high hazard fl oodplain. The design has carefully considered the orientation of the building and its plaza
areas to encourage a mix of sun and shade areas.
(ii) 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.
While the location and orientation of the building is mostly informed by fl oodplain constraints, the design
supports maximizing solar potential. The roof form is fl at and will be coordinated with mechanical equipment to
maximize solar potential.
(iii) 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 form of the building has considered all aspects for balancing the utilization of solar energy, the special
attention giving to the open space and Boulder Creek, and developing a proposal that meets the solar access
protection and siting requirements.
(iv) Landscaping: The shading effects of proposed landscaping on adjacent buildings are minimized.The landscape design has minimized, to the extent possible, shading effects. The project is also preserving
existing trees that may generate some shade in the open space areas, but not any shade generation anticipated
near the building or adjacent structures any moreso than existing conditions.
(H) Additional Criteria for Poles Above the Permitted Height:
No site review application for a pole above the permitted height will be approved unless the approving agency fi nds all of the following:Not applicable as no poles are proposed above the permitted height.
(i) The light pole is required for nighttime recreation activities, which are compatible with the surrounding neighborhood, or the light or
traffi c signal pole is required for safety, or the electrical utility pole is required to serve the needs of the City; and
(ii) The pole is at the minimum height appropriate to accomplish the purposes for which the pole was erected and is designed and
constructed so as to minimize light and electromagnetic pollution.
(I) Land Use Intensity Modifi cations:
(i) Potential Land Use Intensity Modifi cations: (a) The density of a project may be increased in the BR-1 district through a reduction
of the lot area requirement or in the Downtown (DT), BR-2, or MU-3 districts through a reduction in the open space requirements. (b)
The open space requirements in all Downtown (DT) districts may be reduced by up to one hundred percent. (c) The open space per lot
requirements for the total amount of open space required on the lot in the BR-2 district may be reduced by up to fi fty percent. (d) Land
use intensity may be increased up to 25 percent in the BR-1 district through a reduction of the lot area requirement.
Not applicable as the property is in the BT-1 district.
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Site Review Criteria
Attachment B - Applicant Written Statement
142 of 160
Site Review Criteria
(ii) Additional Criteria for Land Use Intensity Modifi cations: A land use intensity increase will be permitted up to the maximum amount
set forth below if the approving agency fi nds that the criteria in paragraph (h)(1) through subparagraph (h)(2)(H) of this section and
following criteria have been met: 20 (a) Open Space Needs Met: The needs of the project’s occupants and visitors for high quality and
functional useable open space can be met adequately; (b) Character of Project and Area: The open space reduction does not adversely
affect the character of the development or the character of the surrounding area; and (c) Open Space and Lot Area Reductions: The
specifi c percentage reduction in open space or lot area requested by the applicant is justifi ed by any one or combination of the following
site design features not to exceed the maximum reduction set forth above: (i) Close proximity to a public mall or park for which the
development is specially assessed or to which the project contributes funding of capital improvements beyond that required by the
parks and recreation component of the development excise tax set forth in chapter 3-8, “Development Excise Tax,” B.R.C. 1981:
maximum one hundred percent reduction in all Downtown (DT) districts and ten percent in the BR-1 district; (ii) Architectural treatment
that results in reducing the apparent bulk and mass of the structure or structures and site planning which increases the openness of
the site: maximum fi ve percent reduction; (iii) A common park, recreation, or playground area functionally useable and accessible by
the development’s occupants for active recreational purposes and sized for the number of inhabitants of the development, maximum
fi ve percent reduction; overdeveloped facilities within the project designed to meet the active recreational needs of the occupants:
maximum fi ve percent reduction; (iv) Permanent dedication of the development to use by a unique residential population whose needs
for conventional open space are reduced: maximum fi ve percent reduction; (v) The reduction in open space is part of a development
with a mix of residential and non-residential uses within an BR-2 zoning district that, due to the ratio of residential non-residential uses
and because of the size, type, and mix of dwelling units, the need for open space is reduced: maximum reduction fi fteen percent; and (vi)
The reduction in open space is part of a development with a mix of residential and non-residential uses within an BR-2 zoning district
that provides high quality urban design elements that will meet the needs of anticipated residents, occupants, tenants, and visitors of
the property or will accommodate public gatherings, important activities, or events in the life of the community and its people, that may
include, without limitation, recreational or cultural amenities, intimate spaces that foster social interaction, street furniture, landscaping,
and hard surface treatments for the open space: maximum reduction 25 percent.
The proposed project is within the allowable Intensity Standards of the BT-1 designation.
(J) Additional Criteria for Floor Area Ratio Increase for Buildings in the BR-1 District:
(i) Process: For buildings in the BR-1 district, the fl oor area ratio (“FAR”) permitted under table 8-2, section 9-8-2, “Floor Area Ratio
Requirements,” B.R.C. 1981, may be increased by the city manager under the criteria set forth in this subparagraph.
Not applicable as the project is not located in the BR-1 district.
(ii) Maximum FAR Increase: The maximum FAR increase allowed for buildings thirty-fi ve feet and over in height in the BR-1 district shall
be from 2:1 to 4:1.
(iii) Criteria for the BR-1 District: The FAR may be increased in the BR-1 district to the extent allowed in subparagraph (h)(2)(J)(ii) of this
section if the approving agency fi nds that the following criteria are met: (a) Site and building design provide open space exceeding the
required useable open space by at least ten percent: an increase in FAR not to exceed 0.25:1. 21 (b) Site and building design provide
private outdoor space for each offi ce unit equal to at least ten percent of the lot area for buildings 25 feet and under and at least 20
percent of the lot area for buildings above 25 feet: an increase in FAR not to exceed 0.25:1. (c) Site and building design provide a street
front facade and an alley facade at a pedestrian scale, including, without limitation, features such as awnings and windows, well-
defi ned building entrances, and other building details: an increase in FAR not to exceed 0.25:1. (d) For a building containing residential
and non-residential uses in which neither use comprises less than 25 percent of the total square footage: an increase in FAR not to
exceed 1:1. (e) The unused portion of the allowed FAR of historic buildings designated as landmarks under chapter 9-11, “Historic
Preservation,” B.R.C. 1981, may be transferred to other sites in the same zoning district. However, the increase in FAR of a proposed
building to which FAR is transferred under this paragraph may not exceed an increase of 0.5:1. (f) For a building which provides one full
level of parking below grade, an increase in FAR not to exceed 0.5:1 may be granted.
(K) Additional Criteria for Parking Reductions:
The off-street parking requirements of section 9-9-6,, “Parking Standards,” B.R.C. 1981, may be modifi ed as follows:
(i) Process: The city manager may grant a parking reduction not to exceed fi fty percent of the required parking. The planning board or
city council may grant a reduction exceeding fi fty percent.
The project requests a parking reduction of 52%, to be considered by Planning Board or City Council.
(ii) Criteria: Upon submission of documentation by the applicant of how the project meets the following criteria, the approving agency
may approve proposed modifi cations to the parking requirements of section 9-9-6, “Parking Standards,” B.R.C. 1981 (see tables
9-1, 9-2, 9-3 and 9-4), if it fi nds that: (a) For residential uses, the probable number of motor vehicles to be owned by occupants of
and visitors to dwellings in the project will be adequately accommodated; (b) The parking needs of any non-residential uses will be
adequately accommodated through on street parking or off-street parking; (c) A mix of residential with either offi ce or retail uses is
proposed, and the parking needs of all uses will be accommodated through shared parking; (d) If joint use of common parking areas is
proposed, varying time periods of use will accommodate proposed parking needs; and (e) If the number of off-street parking spaces is
reduced because of the nature of the occupancy, the applicant provides assurances that the nature of the occupancy will not change.
The applicant has provided several reports to support the parking reduction request, including a Transportation
Demand Management plan, Traffi c Study, and Parking Study. The project team believes the reports establish
that parking can be adequately accommodated on site with the requested reduction.
(L) Additional Criteria for Off-Site Parking:
The parking required under section 9-9-6, “Parking Standards,” B.R.C. 1981, may be located on a separate lot if the following conditions
are met:
Not applicable as no off-site parking is proposed.
(i) The lots are held in common ownership;
(ii) The separate lot is in the same zoning district and located within three hundred feet of the lot that it serves; and
(iii) The property used for off-site parking under this Subsection continues under common ownership or control.
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Attachment B - Applicant Written Statement
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Use Review Criteria
USE REVIEW CRITERIA TEAM RESPONSE
1. Consistency with Zoning and Non-conformity
The use is consistent with the purpose of the zoning district as set forth in Section 9-5-2, “Zoning Districts Established”, B.R.C. 1981, except in
the case of a non-conforming use;
The property is located in the Business Transitional-1 (BT-1) zoning district, which has the following description
in the code: Transitional business areas which generally buffer a residential area from a major street and are
primarily used for commercial and complementary residential uses, including without limitation, temporary lodging
and offi ce uses.
The primary use of the proposed project is residential and aligns with the zoning district.
The project is required to complete a Use Review, as attached dwelling units are allowed as by-right in the zoning
district, except when located on the ground fl oor facing a street. The project proposed ground level dwelling units,
however, there is signifi cant distance from the units to 28th Street and there is landscape and parking buffers as
well.
2. Rationale
The use either:
(A) Provides a direct ser vice or convenience to or reduces adverse impacts to the surrounding uses or neighborhood;
(B) Provides a compatible transition between higher intensity and lower intensity uses;
(C) Is necessary to foster a specifi c city policy, as expressed in the BVCP, including without limitation, historic preservation, moderate income
housing, residential and non-residential mixed uses in appropriate location, and group living arrangements for special populations; OR
(D) Is an existing legal non-conforming use or a change thereto that is permitted under subsection (e) of this section.
The proposed use is designed for student housing and is well-suited for the nearby CU Main and East Campuses.
The project is surrounded by commercial and high density uses such as the Safeway shopping center to the north,
senior housing to the south, and 29th Street mall across the 28th to the north. The Boulder Valley Regional Center
encourages residential uses and this proposal fulfi lls many aspects of BVCP and BVRC goals.
The use directly supports the surrounding neighborhood, particularly CU Boulder Main Campus, by providing
student housing and increases functionality to surrounding neighborhoods with the improvements to the Boulder
Creek open space and multi-use space. The proposed open space improvements directly supports the surrounding
community and the uses are well-suited to directly support the neighborhood.
3. Compatibility
The location, size, design, and operating characteristics of the proposed development or change to an existing development are such that the
use will be reasonably compatible with and have minimal negative impact on the use of the nearby properties;
The proposed development will replace a large, 269-room hotel and is designed to limit impacts to surrounding
properties with its open space design along Boulder Creek and compact building design. In addition, the
proposal designs a connection to the Safeway property to the North, which will facilitate alternative modes of
transportation in between the shopping center and the Boulder Creek Path.
4. Infrastructure
As compared to development permitted under Section 9-6-1, “Permitted Uses of Land”, B.R.C. 1981, in the zone, or as compared to the
existing level of impact of a nonconforming use, the proposed development will not signifi cantly or adversely affect the infrastructure of the
surrounding area, including without limitation, water, wastewater, and storm draining utilities and streets.
The proposed development is not expected to signifi cantly or adversely affect infrastructure in the surrounding
area. The project will enhance fl oodplain safety and enhance public infrastructure elements along Boulder Creek.
5. Character of Area
The use will not change the predominant character of the surrounding area.The proposed development aligns with the existing character of the surrounding area with a mix of commercial
and high density residential nearby and meets the design guidelines in the Boulder Valley Regional Center (see
response in Site Review Criteria to (F)(i)
6. Conversion of Dwelling Units to Non-Residential Uses
Conversion of Dwelling Units to NonResidential Uses: There shall be a presumption against approving the conversion of dwelling units in the
residential zoning districts set forth in Subsection 9-6-1(d), B.R.C. 1981, to non-residential uses that are allowed pursuant to a use review, or
through the change of one non-conforming use to another nonconforming use. The presumption against such a conversion may be overcome
by a fi nding that the use to be approved serves another compelling social, human services, governmental, or recreational need in the
community including, without limitation, a use for a day care center, park, religious assembly, social service use, benevolent organization use,
art or craft studio space, museum, or an educational use.
Not applicable as the conversion of dwelling units to non-residential uses is not proposed.
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Development Schedule
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Travel Demand Management Plan
THE STANDARD AT BOULDER
Boulder, Colorado
Prepared for
The Standard at Boulder, LLC
315 Oconee Street
Athens, GA 30601
Prepared by
LSC Transportation Consultants, Inc.
1889 York Street
Denver, CO 80206
(303) 333-1105
May 6, 2022
Revised: August 19, 2022
Revised: December 2, 2022
Revised: February 2, 2023
Revised: April 7, 2023
LSC #210641
Attachment C - Applicant's TDM Plan
146 of 160
Introduction
This Travel Demand Management (TDM) Plan has been prepared for The Standard at
Boulder redevelopment in Boulder, Colorado. The site is located south of Arapahoe
Avenue, west of 28nd Street (US 36), and east of Folsom Street. The existing hotel is propo-
sed to be redeveloped as off-campus student housing with 944 bedrooms to be supported
by several amenities including a clubhouse, fitness center, and bike storage. In addition,
a small daycare and other minor office uses will continue to operate on the area of the site
south of Boulder Creek.
Three-quarter and right-in-only access exists to 28th Street (US 36) and full movement
access exists to Folsom Street via cross access through a neighboring property. The right-
in-only access is proposed to be expanded to right-in/right-out through coordination with
CDOT.
The location of the site with respect to the surrounding land uses and roadway system
is shown in Figure 1. The conceptual site plan is shown in Figure 2.
This TDM Plan supports a 30 percent alternative travel mode reduction for trip generation
and a 31 percent parking reduction from the calculated maximum parking demand in the
Parking Analysis prepared by the Fox Tuttle Transportation Group (FTTG) (Parking Ana-
lysis) which will support the project meeting the criteria for a parking reduction discussed
in Subsection 9-9-6(f), “Motor Vehicle Parking Reductions”, of the Boulder Revised Code,
1981. The formal reduction from code is 52 percent.
The applicant team feels the 31 percent parking reduction request can be achieved with
the typical TDM measures such as providing bus passes, making connections to bike and
pedestrian facilities, and providing access to transit considering the proposed land use
and site location along with additional measures that are being proposed such as an
alternative transportation fund and lease language restricting vehicle ownership.
Parking Supply vs. Demand
The Parking Analysis finds the site could require as many as 493 residential parking
spaces and 9 non-residential parking spaces for a total of 502 parking spaces. The appli-
The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
LSC Transportation Consultants, Inc.Page 1
Attachment C - Applicant's TDM Plan
147 of 160
cant is proposing 348 on-site parking spaces which results in a parking reduction request
of about 31 percent from demand and 52 percent from code. The 348 proposed parking
spaces are the maximum that can be provided on the site due to floodplain constraints.
The Parking Analysis, Parking Management Plan, and this TDM Plan provide the
appropriate support for approving the requested parking reduction per the Boulder Revi-
sed Code.
Existing Alternate Travel Modes Description
The following existing conditions contribute to the transportation demand management
goals of the City of Boulder. The site is well-positioned to make good use of these existing
opportunities.
Existing Transit Service
The Regional Transportation District (RTD) is the governing body responsible for fixed-
route transit (public transportation) service throughout the Denver metropolitan area, in-
cluding Boulder. Figure 3 shows the existing bus stops and transit routes within the
vicinity of the site, including the following routes:
• 205
•AB2
• FF4
• FF6
• BOLT
• BOUND
•CLIMB
•FLEX
• HOP
•JUMP
Demand-responsive services are available to both seniors and persons with disabilities
through Via (formerly Special Transit). Established in 1979, this non-profit provides safe
and affordable rides in accessible buses to people with limited mobility. Rides are sche-
duled in advance, and have a 30-minute pick-up window.
In addition the University operates the Buff Bus between the various campuses.
The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
LSC Transportation Consultants, Inc.Page 2
Attachment C - Applicant's TDM Plan
148 of 160
Existing Bicycle and Pedestrian Network
The City of Boulder maintains an extensive bicycle and pedestrian network throughout
the City. Figure 4 shows bicycle and pedestrian routes within the vicinity of the site. The
Boulder Creek multi-use path passes through the site and provides regional pedestrian
and bicycle connectivity. In addition, many of the streets in the project vicinity have
attached or detached sidewalks.
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Attachment C - Applicant's TDM Plan
149 of 160
SITEMapFigure 1VicinityScale: 1"=600'Approximate ScaleThe Standard at Boulder TDM (LSC #210641)The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023LSC Transportation Consultants, Inc.Page 4Attachment C - Applicant's TDM Plan150 of 160
The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
LSC Transportation Consultants, Inc.Page 5Attachment C - Applicant's TDM Plan151 of 160
AB2
Colorado Ave 9th StCollege Ave
Ave 20th
St13th StEuclid Ave
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B
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206•236•FF6•AB2FF4•FLEX•BOLT
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AT DEPOT SQUAREDEDE
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SITEThe Standard at Boulder TDM Plan (LSC #210641)April 7, 2023LSC Transportation Consultants, Inc.Page 6Attachment C - Applicant's TDM Plan
152 of 160
University of ColoradoBoulderMain Campus
University of Colorado
Boulder
East Campus
Boulder
SITE
LEGEND:
On-Street Bike Lane
Designated Bike Route
Multi-Use Path
Paved Shoulder
Climbing LaneThe Standard at Boulder TDM Plan (LSC #210641)April 7, 2023LSC Transportation Consultants, Inc.Page 7Attachment C - Applicant's TDM Plan
153 of 160
Transportation Demand Management (TDM) Strategy for Multi-Family Residential Units
The City of Boulder’s draft residential development toolkit packages are shown in Table 1.
The site is proposed to include off-campus student housing with 944 bedrooms to be
supported by several amenities including a clubhouse, fitness center, and bike storage.
The “core elements” section of the table shows elements required of all new residential
developments, including orientation packets, participation in TDM evaluation programs,
and pedestrian, bike, and transit enhancements.
Two “package elements” are available under City of Boulder standards, Package A and
Package B. Package A is the most advantageous for the site considering the available
transit routes in the area. Package A includes establishing a NECO Pass Program,
meeting the short-term and long-term bicycle parking requirements, and management of
on-street parking where applicable.
Table 2 shows the actions The Standard at Boulder developer intends to take to increase
the percentage of alternative travel modes and to decrease parking demand for the propo-
sed residential land use.
The applicant proposes to include the following language in their lease document:
Resident acknowledges that parking is available in the designated parking areas
at the facility for the use of Residents who have leased an individual parking space
for the Monthly Parking Fee ("Parking Space"). If Resident has elected to lease a
Parking Space in the facility, Resident shall pay the amount listed below each
month along with monthly Rent Installment. If no Parking Confirmation or Monthly
Parking Fee is listed below resident will not have access to a Parking Space in the
facility. In the event that Resident does not elect to lease a Parking Space, Resident
hereby acknowledges that Resident will not be parking a vehicle at the facility and
either; a) does not have a vehicle in Boulder; or b) Resident has arranged to store
their vehicle on private property through a separate and unrelated agreement.
This TDM Plan by LSC and the Parking Analysis and Parking Management Plan by Fox
Tuttle Transportation Group (FTTG) support an alternative travel mode reduction of 30
percent and a parking reduction of 31 percent from the calculated parking demand and
52 percent from the parking required per code. This information supports the proposed
parking reduction consistent with the Boulder Revised Code.
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Attachment C - Applicant's TDM Plan
154 of 160
Transportation Demand Management (TDM) Strategy for Daycare/Office Uses
The City of Boulder’s draft commercial development toolkit packages are shown in
Table 3. The site currently includes a small daycare and other minor office uses on the
area of the site south of Boulder Creek. These uses are expected to remain. The “core ele-
ments” section of the table shows elements required of all new office/commercial develop-
ments, including meeting the short- and long-term bicycle parking code; participation in
eGo car share and B-Cycle bike share where appropriate, pedestrian and bicycle enhance-
ments; consideration of showers and changing facilities; and establishing a transportation
information center.
The most advantageous package for the site is Package A which requires the establish-
ment of a BECO bus pass participation program for employees.
Table 4 shows the actions The Standard at Boulder developer intends to take to increase
the percentage of alternative travel modes utilized by the existing non-residential portions
of the site.
These existing uses include the Lake Eldora Racing Team (LERT), Single Track Mountain
Bike Adventures (SMBA), and Dream Makers Preschool. The LERT and SMBA groups are
served by the space with minimal day to day peak-hour activity and the preschool has
four employees and serves about 15 children.
Details of $75 Per Year Alternative Transportation Fund
Residents that sign a lease not allowing on-site parking (see suggested lease language
above) will be eligible for a $75 per year alternative transportation fund.
The $75 alternative transportation fund will allow students to access alternative modes
of transportation including ride share programs like Uber and Lyft as well as car share
programs such as Colorado Car Share and Zip Car. For context, Colorado Car Share
offers a $12/month membership option and per hour costs from $5.00/hour. These rates
are further discounted for students, thus enhancing the value of the $75 fund. Zip Car
offers a student membership option for $35/year with per hour costs from $11/hour. As
such, the $75 fund will allow residents to subsidize the cost of joining and using these
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Attachment C - Applicant's TDM Plan
155 of 160
programs. Furthermore, the property will provide information about transit services in the
orientation packets and the building manager will have an on-site employee serve as the
transportation coordinator to assure that residents are fully aware of the various TDM
measures available to them. The transportation coordinator will work with the City and
University’s micro-mobility program to advertise and promote new micro-mobility options
as they become available in the City such as Lime Scooters when they are available west
of 28th Street. CU students receive ECO bus passes for both local and regional trips and
are eligible for a free B-Cycle membership and free local rides. Lastly, students have
access to the Buff Bus which the University operates between the various campuses. All
of these benefits provide residents with transportation options aside from personal
vehicles which enhance their mobility in and around the Boulder area.
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Attachment C - Applicant's TDM Plan
156 of 160
The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
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Pkg A Pkg B Pkg A Pkg B Pkg A Pkg B Pkg A Pkg B
Orientation Packets
Evaluation
Pedestrian
Enhancements
Bike Enhancements
Transit Enhancements
Alternative
Transportation
Subsidy Fund
Carshare Subsidy
Bikeshare Subsidy
NECO Pass Program
Participation
Meet Short-Term
Bicycle Parking Code
Exceed Short-Term
Bicycle Parking Code
Meet Long-Term
Bicycle Parking Code
Exceed Long-Term
Bicycle Parking Code
Managed On-Street
Parking
Unbundled Parking CORE ELEMENTSTDM Toolkit Element
MULTI-FAMILY ELEMENTSPACKAGE ELEMENTSTable 1
City of Boulder Residential Development Toolkit Packages
Single Family
≤10 Units
Single Family
11 or More Units
Multi-Family
≤10 Units
Multi-Family
11 or More Units
Residential Toolkit Packages
Attachment C - Applicant's TDM Plan
157 of 160
The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
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Actions for Package A
Orientation
Packets
An orientation packet will be provided to each new resident which includes brochures, maps,
and other resources to inform residents of their transportation options. This packet will include
RTD bus information, the City of Boulder bicycle and pedestrian map (or similar), and
information on special events. This packet will be provided initially by the developer at the
time of sale or by a lessor thereafter.
Evaluation
Through sales or lease agreement, the site's residents will agree to participate in annual on-
line or paper surveys regarding their use and satisfaction with transportation demand
management programs. The evaluation is expected to be administered by the property
management - the City of Boulder will provide the survey questions using Survey Monkey or
similar on-line tools.The developer will secure agreement to participate, with the expectation
that 10-20% of residents will actually participate based on typical survey return rates. The City
of Boulder will be responsible for data analysis and summarization.
Pedestrian
Enhancements
Improvements will be made to the existing sidewalks around the site as needed to connect
the site to the existing sidewalks on 28th Street (US 36), Arapahoe Avenue, and Folsom
Street and to the regional Boulder Creek multi-use path adjacent to the site.
Bike
Enhancements
The site will have connections to the existing sidewalks and paths in the vicinity of the site
including the on-street bike lanes on Folsom Street west of the site and to the regional
Boulder Creek multi-use path adjacent to the site. The applicant proposes to implement a bike
share program for residents with trailer and basket options available. The program will include
about ten bikes. In addition, CU students have a free membership with free local rides to B-
Cycle
Transit
Enhancements
Information about transit service will be provided in the orientation packets, also described
above. The building manager will have an on-site employee serve as the transportation
coordinator to assure residents are fully aware of the various TDM measures that are
available.PACKAGE ELEMENTSNECO Pass
Program
Particiaption
The site proposes to participate in the NECO Pass program. The applicant will pay the cost of
providing NECO passes to employees for a period of three years. Residents will likely be
provided with a NECO Pass through their relationship with CU. Any residents that don't
receive this benefit will also be provided a NECO pass by the applicant for a period of three
years. The applicant will need feedback from the City regarding the cost of the program.
Meet Short-Term
Bicycle Parking
Requirement
The site is proposing 172 short-term bicycle parking spaces which exceeds the requirement of
157 short-term bicycle parking spaces.
Meet Long-Term
Bicycle Parking
Requirement
The site is proposing 961 long-term secure and covered bicycle parking spaces which
exceeds the requirement of 457 long-term bicycle parking spaces. This area will
accommodate the parking and charging of electric bikes.
Managed On-
Street Parking
The applicant is proposing 348 vehicle parking spaces which is less than the maximum
parking requirement of 502 parking spaces which is a 31% reduction from the calculated
demand and 52 percent from code. The 502-space demand is supported in the separate
Parking Analysis by Fox Tuttle Transportation Group. All spaces will meet the City's SUMP
principles with spaces being paid separately from the bedroom rent beginning at $75 per
month. A percentage of the parking spaces will provide electric vehicle charging. 338 of the
348 parking spaces will be dedicated to residents and staff. The applicant is proposing a $75
per year alternative transportation fund available to residents that sign a lease agreement
stating they will have no vehicles locally unless acceptably stored via other options. This is
detailed further in the report narrative.PACKAGE ELEMENTSCORE ELEMENTSTable 2
The Standard at Boulder TDM Plan
TDM Toolkit Element
Attachment C - Applicant's TDM Plan
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The Standard at Boulder TDM Plan (LSC #210641)April 7, 2023
LSC Transportation Consultants, Inc.Page 13
CAGID
Pkg A Pkg B Pkg C Pkg A Pkg B Pkg C Pkg A Pkg A Pkg B Pkg C
Meet Short‐Term
Bicycle Parking Code
Meet Long‐Term
Bicycle Parking Code
Ratio of MOV Mode
Share
Pedestrian
Enhancements
Bike Enhancemetns
Showers ‐ Conditional
Changing Facilities ‐
Conditional
Transportation
Information Center/
Access/Employee
Transportation
Coordinator (ETC)
Network
Transit Enhancements
‐ Conditional
Business Eco Pass
Program (BECO Pass) ‐
3 years
*
Alternative
Transportation
Subsidy Fund
Lease Requirements
for BECO Pass ‐ 3
years
Managed Off‐Street
Parking ‐ Conditional CORE ELEMENTSPACKAGE ELEMENTSTable 3
Commercial Development Toolkit Matrix of Packages
TDM Toolkit Element
Commercial Toolkit Packages ‐ Multiple Business/Developer
Within CTN Buffer Outside CTN Buffer Uni‐Hill
Multiple Business Development ‐ Developer
Attachment C - Applicant's TDM Plan
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LSC Transportation Consultants, Inc.Page 14
Outside CTN Buffer
Package A
Meet Short-Term
Bicycle Parking Code
A total of 12 short-term bicycle parking spaces is being provided south of
Boulder Creek which exceeds the code requirement of 5 short-term
bicycle parking spaces. These spaces are included in the totals in Table 2.
Meet Long-Term
Bicycle Parking Code
A total of 3 long-term bicycle parking spaces is being provided south of
Boulder Creek which meets the code requirement of 3 long-term bicycle
parking spaces. These spaces are included in the totals in Table 2.
Ratio of MOV Mode
Share
The site will include ridesharing information in its employee orientation
packets. This may include eGo Car sharing, B-Cycle bike sharing,
DRCOG's RideArrangers, and ride sharing with Uber/Lyft.
Pedestrian
Enhancements
The existing buildings south of Boulder Creek are currently served by
sidewalks.
Bike Enhancements Employees will have access to the proposed bike share program.
Showers - Conditional Showers for employees are not proposed at this time.
Changing Facilities -
Conditional
The existing and proposed restrooms will serve as suitable changing
facilities.
Transportation
Information Center/
Access/Employee
Transportation
Coordinator (ETC)
Network
The site will include transportation information in its employee
packets/employee orientation process. The information will also be
available in interior brochure racks within the building. The developer
proposes to work with future tenants to assure each has an on-site
employee to serve as an employee transportation coordinator (ETC).
BECO Pass
Participation
The applicant will provide and fund BECO-Passes to site employees for
three years. Coordination will be needed with the City to determine the
appropriate size of the program.
Managed Off-Street
Parking - Conditional
The applicant is proposing 348 vehicle parking spaces which is less than
the maximum requirement of 502 parking spaces which is a 31% reduction
from demand and 52 percent from code. The 502-space demand is
supported in the separate Parking Analysis by Fox Tuttle Transportation
Group. Ten of the parking spaces are dedicated to the non-residential
uses south of Boulder Creek as shown in the Parking Management Plan.
The applicant has chosen not to charge for the use of these ten spaces
because one is a non-profit and another a small locally owned daycare
which have not historically paid for parking.
Table 4
The Standard at Boulder TDM Plan ‐ Commercial
TDM Toolkit Element
CORE ELEMENTSPACKAGE ELEMENTSAttachment C - Applicant's TDM Plan
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