Attachment A_Rezoning Written Statement

Attachment C - Rezoning Written Statement

MEMORANDUM To: From: Project: Date:

Charles Ferro, Development Review Manager - CITY OF BOULDER Erin Bagnall – Sopher Sparn Architects Dan Kennelly – Quad Capital Partners 5501 & 5505 Arapahoe Ave Boulder Colorado May 28th, 2025 Rv 07.30.2025_RV 09.10.2025_RV 10.10.2025

Re: Written Statement for Rezoning Application - Review under regulations established in the recently adopted Ordinance 8669

Description of proposed project Project intent Quad Capital Partners (Developer) and Sopher Sparn (Architect) intend to create a TOD appropriate mixed-use building on the prominent corner of 55th and Arapahoe. The new building will provide a suitable density with a mix of residential units of varying sizes to support Boulder’s housing goals, and advance the vision established in the Station Area Master Plan (STAMP) through the East Boulder Subcommunity Plan.

General Description The proposed project components consist of the following: • Creating a new mixed-use building on the existing lots at 5501 and 5505 Arapahoe Ave • Aligning project with the City’s goals established in the Station Area Master Plan, The East Boulder Subcommunity Plan, the East Arapahoe Transportation Plan, the Transportation Master Plan and the Boulder Valley Comprehensive Plan • Providing a walkable, transit-oriented, activity hub with multifamily units to help address Boulder’s housing needs and meet the objectives for this site as stated in the city’s plans. • Creating a level of density needed to make the transit-oriented development successful • Creating retail space to replace the existing Premier Members Credit Union and keep the existing business in the neighborhood and on site. The new building is proposed as: • Five story building including 300 dwelling units. Residences will be a mix of unit types and sizes. • Residential Parking will be provided in a 4-story garage against the rear setback, wrapped by occupiable space on the street frontages. o The plans include 293 off street parking spaces. o The Plan includes 468 enclosed long term bike parking stalls and 136 short-term bike parking stalls (604 total bike stalls). Bike parking will provide various options of secured storage accommodating the varying ways people choose to use bikes in Boulder.  54 long term bike parking spaces will be EV charge/U racks at ground level, with 12 of these spaces sized for cargo bikes. (11% of long term bike parking at grade devoted to EV charging)  175 Units will be designed with an in-unit storage gear room with floor space for one bike, designed for those most comfortable with bikes in unit. EV charging will also be an option for these spaces. (an additional 37% of long term bike parking within units devoted to EV charging)

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 63% of all long term bike parking provided will be accessible at ground level with an automatic door to enter.  6 long term spaces will be provided at the mobility hub for commercial and public use and will include charging options. Site Plan and Organization: o Efficient site plan with appropriate dwelling unit count o Plan locates a singular and protected right in only vehicular access to the north of the site, enhancing the pedestrian experience along 55th and Arapahoe and allowing for functionality of the activated street frontages on the Type A street (55th). o Appropriately addresses the prominent corner of 55th and Arapahoe with attractive, pedestrian-scale architecture and ground floor commercial uses holding the corner. o Ground floor residential on the south (Type B), east (Type C), and a small amount on the west (Type A) elevations, appropriately sized and located along the improved streetscapes per the Form-Based Code. Residential and retail units directly address the street, providing frontage and visibility from the greatly improved ROW. Building Massing & Vertical Articulation: o Building design will follow the Form Based Code regulations per Chapter 14 – Form Based Code. o Schedule and Timeline – (subject to change) Form Based Code Approval and Development 2025, Tec Docs 2026, Permit and Construction 2026

Site Details: The project site consists of two obsolete and underused properties. The current buildings are aging auto-oriented structures with large surface parking areas along both 55th and Arapahoe. The existing site is highly divergent from the City’s vision as established in the plans. One property previously operated as the Boulder Dinner Theater (5501 Arapahoe) and the other is currently the Premier Members Credit Union (5505 Arapahoe). Prior to the developer acquiring the building, the Boulder Dinner Theater planned to cease operations. They have discontinued their lease on the building and vacated the site. The existing Premier Members Credit Union building is obsolete for the current needs of the business. They intend to relocate into a ground floor space of the new building when constructed, maintaining a long-standing East Boulder business in the community The current zoning of the two lots is BC-1. This zoning no longer aligns with the City’s goals for this prominent corner as established in the recently adopted Station Area Master Plan through the East Boulder Subcommunity Plan process. The Form-Based Code revision and regulating plan for East Boulder recommends rezoning to MU-4 and is the basis for the proposal herein. This project will meet the vision of the FBC regulating plan and the East Boulder Area Plan through the following elements:

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HOUSING AFFORDABILITY AND DIVERSITY – Creating the opportunity for housing diversity in the area planned for the Transit Oriented Development This project will introduce a variety of housing types and sizes to the East Boulder community – including studios, 1-bedroom, 2-bedroom, and 3bedrom units. Density at transit corridors is essential to accomplishing the goals outlined in the East Arapahoe Transit Plan and will accomplish BVCP goals for the area. In addition, the project will create a significant payment to the City’s affordable housing program, resulting in additional housing to further address the city’s acute need for housing.

ACCESS AND MOBILITY – Increasing pedestrian scale infrastructure and connections ROW improvements to 55th, Arapahoe Ave, and 56th will enhance the pedestrian experience and improve mobility at this crucial site along the future Bus Rapid Transit line

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ARTS AND CULTURE –Increasing the pedestrian experience at grade with streetscape plaza and integral art installations. Incorporation of a smaller, more attainable production business dedicated space along the Type A frontage will enhance availability for existing business and arts culture community to thrive in the neighborhood.

DESIGN AND QUALITY PLACEMAKING – The new building will improve and energize the corner of Arapahoe and 55th with excellent design and quality materials. Further, the building will be the first project in the STAMP area and help become a catalyst for future development aligned with the City’s vision.

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LOCAL BUSINESS – Providing community benefit through increased amenities for neighborhood through ground floor retail and relocation and support for the Premier Members Credit Union. The project will keep and relocate (onsite) an existing East Boulder business, the Premier Members Credit Union. The project will include the required Production Business Space that will provide opportunities for local enterprises to start and grow businesses at this location.

SUSTAINABILITY – The building will utilize sustainable technologies, incorporate stormwater management best practices, integrate EV charging stations, and follow Boulder’s recently updated energy code including being a 100% electric building.

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EXISTING LAND USE MAP FOR EAST BOULDER / EAST BOULDER SUBCOMMUNITY PLAN

RECOMMENDED ZONING MAP FOR EAST BOULDER / EAST BOULDER SUBCOMMUNITY PLAN

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Criteria for Rezoning 9-2-19 (e ) Additional Criteria for Rezoning 9-2-19 (f) Additional Criteria for the MU-4, RH-3, RH-6 and RH-7 zoning districts. In the MU-4, RH-3, RH-6 and RH-7 zoning districts, for an application not incidental to a general revision of the zoning map, the city council shall also find that the rezoning meets the following criteria, in addition to Subsection (e) above: (1) Transportation. The land proposed for rezoning is: (A) Subject to a right-of-way plan for the immediate area; (B) The right-of-way plan is capable of being implemented to the extent necessary to serve the property and to connect to the arterial street network through collector and local streets, alleys, multi-use paths and sidewalks concurrent with redevelopment; and (C) The public infrastructure can be paid for by way of redevelopment under the provisions of Section 9-9-8, "Reservations, Dedication and Improvement of Rights-of-Way," B.R.C. 1981, without contribution of funds by the city, or that there is a plan for financing and construction that has been approved by city council through the capital improvement program and the city council anticipates appropriating such funds within two years of the rezoning. (2) Water, Wastewater and Stormwater Management and Flood Control. The city council shall determine whether there are adequate public facilities available for the rezoning area. The city council shall determine whether there are adequate water, wastewater and stormwater management and flood control facilities by considering the following: (A) Whether the infrastructure meets the requirements of the City of Boulder Design and Construction Standards, adopted city master plans, the Boulder Valley Comprehensive Plan, subcommunity plans and area plans. (B) Whether the land proposed to be rezoned has adequate water, wastewater and stormwater management and flood control public facilities that are: (i) In place at the time of the rezoning request; (ii) Under construction and will be available at the time that the impacts of the proposed development will occur; or (iii) Guaranteed by an enforceable development agreement ensuring that the public facilities will be in place at the time that the impacts of the proposed development will occur. (C) Whether the property owner has, or will in the future, paid its fair share of the infrastructure needs of the surrounding area, as described in city master plans, subcommunity plans or area plans. (3) Travel Demand Management Services. In the MU-4, RH-6 and RH-7 zoning districts, the property subject to the rezoning is located within an area that has parking and transportation related service provided by a general improvement district or an equivalent organization or otherwise meets the trip generation requirements of Section 9-9-22, “Trip Generation Requirements for the MU-4, RH-6 and RH-7 Zoning Districts,” B.R.C. 1981. The applicant has made considerable effort to reduce the trips generated by the site by 30% though the following. • Site location as it relates to pedestrian connectivity is ripe for reduction of trips. See walk score, vicinity map and connectivity map in resubmittal documents. • The site is less than 300 feet from the JUMP route which provides convenient and frequent access to downtown Boulder • A city project will add dedicated bus lanes to Arapahoe this summer, further increasing the convenience of bus travel.

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• Bus routes serving the site

• The site is proposing to match the city's long term goal for this site along Arapahoe of having a MUP and a sidewalk level bike lane • The site is proposing to provide sidewalk-level bike lanes along 55th St • Enhanced bike parking and parking options. These upgraded long-term options will include covered cargo and e-bike charging stations, in-unit gear storage, and secure bike rooms—providing safer, more convenient solutions for daily riders. This approach supports up to date needs and encourages cycling every day. • The applicant is proposing a Mobility Hub/Outdoor courtyard open space type to facilitate less vehicular trips to and from the site. The mobility hub is located along the southernmost courtyard along the Type A frontage (55th) and will feature an inviting and accessible multi-modal network that provides improved connections within the Station Area and to the surrounding community for all residents, employees, and visitors. The mobility Hub is directly adjacent to the residential amenity, the bus stop, and the commercial retail. The Hub will provide a space for Lime scooter grove, improved pedestrian infrastructure, multimodal maps and wayfinding, and adjacent RTD bus stop, all in support of 'First Mile Last Mile Strategies' for the proposed TOD development.

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Additional Criteria for Land within the East Boulder Subcommunity Plan and 55th and Arapahoe Station Area Plan Boundaries. In the East Boulder Subcommunity Plan boundary and in the 55th and Arapahoe Station Area Plan boundary, for an application not incidental to a general revision of the zoning map, the city council shall also find, in addition to requirements in Subsection (e) above, that the land use code contains standards necessary to achieve the vision of the East Boulder Subcommunity Plan for the area proposed for rezoning. The intent of this requirement is to ensure that the land use code contains standards that will result in development of the area proposed for rezoning consistent with the vision of the plan, to ensure the rezoning will not otherwise negatively impact the achievement of the vision of the plan, and to not prevent rezoning until all anticipated land use code projects and programs of the plan have been completed. In making this determination, council shall consider, to the extent applicable for the area proposed for rezoning: 1) The ability of the proposed rezoning to achieve the place types and meet the place type performance standards established in the plan, MU-4 is recommended per the EB subcommunity plan’s "recommended zoning" diagram 2) The ability of the proposed rezoning to achieve new and upgraded transportation connections designated in the East Boulder Subcommunity Connections Plan concurrent with development or redevelopment, and MU-4 is recommended per the EB subcommunity plan’s "recommended zoning" diagram 3) Whether the proposed rezoning may impact the city's ability to incentivize the creation of or participation in one or more general improvement districts, or an equivalent organization, proposed in the plan. MU-4 is recommended per the EB subcommunity plan’s "recommended zoning" diagram

Supplemental information submitted Additional drawings - FBC submittal 4.19.2025,5.28.2025, 07.31.2025, 09.10.2025, 10.10.2025