Quasi Judicial Memo

City of Boulder City Council Quasi-Judicial Agenda Item Meeting Date: May 21, 2026 Agenda Title Consideration of a Site Review for the redevelopment of 777 Broadway with new residential uses. The project includes the demolition of an existing residential building for 63 units including one-, two-, three-, and four- bedroom units totaling 81,647 square feet. Reviewed under case no. LUR2025-00014

Staff Contact • •

Alison Blaine, Senior Planner, Planning & Development Services (P&DS) Brad Mueller, Director, Planning & Development Services (P&DS)

Executive Summary The purpose of this item is for the City Council to consider whether to call up the Planning Board’s decision on an application for a Site Review to redevelop the site at 777 Broadway with 63 attached dwelling units. The Site Review is required because the proposal exceeds the threshold in Subsection 9-2-14(b) “Scope,” B.R.C. 1981, for a proposal greater than 30,000 square feet in floor area in the RH-5 (Residential – High 5) zoning district. On April 28, 2026, the Planning Board held a public hearing and voted unanimously (50 with M. McIntyre and K. Nordback absent) to approve the Site Review application with conditions. The 30-day call up period concludes on May 28, 2026. City Council is scheduled to consider this application for call-up at its May 21, 2026, meeting.

The staff memorandum to Planning Board, recorded video, and the applicant’s submittal materials, along with other related background materials, are available in the city archives for Planning Board. The recorded video from the hearing can be found here: April 28, 2026 Planning Board Meeting (item starts 13:42 minutes into the video). The applicant’s submittal package is provided in Attachment A. The draft minutes for the meeting are provided in Attachment C.

Council Action Options Option

Outcome

Call up the application

To call up the application, council must pass a motion. Suggested motion language: Motion to call up Site Review application #LUR2025-00014. The called-up item will be scheduled for a public hearing at a future council meeting within 60 days of the date of call-up.

Do not call up the application No council action is needed. Decision of the lower body stands.

Planning Board History At the public hearing on April 28, 2026, the Planning Board held a quasi-judicial hearing to review the proposed Site Review described above. Following staff and applicant presentations and a public hearing, the Planning Board voted unanimously (5-0 with M. McIntyre and K. Nordback absent) to approve the Site Review application with conditions through the following motion: C. Hanson Thiem made a motion seconded by M. Roberts to approve Site Review application under #LUR2025-00014, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the conditions of approval recommended in the staff memorandum. Planning Board voted 5-0. Motion passed. The disposition of approval is provided as Attachment B.

Public Input Process 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 indicating the review requested. Staff received comments from neighboring property owners as part of the Site Review application. Neighbors expressed concern about traffic impacts, the

proposed height, the number of parking spaces, and construction impacts. Two community members spoke at the public hearing and expressed concerns with the proposed development.

Analysis – Alignment with Relevant Portions of Boulder Revised Code The staff memorandum to Planning Board that includes staff analysis, along with the meeting audio, and the applicant’s submittal materials are available on the Records Archive for Planning Board.

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Attachments Attachment A: Applicant’s Plan Set and Written Statement Attachment B: Planning Board Disposition Attachment C: Draft Planning Board Meeting Minutes

About Quasi-judicial Items Quasi-judicial decisions before council are constrained by very specific criteria. Specifically, unlike other Council decisions, direct fiscal impact to the city organization is not an allowable consideration. Development projects are required to pay fees and taxes to cover the costs of city review and approval processes and of the development’s impacts on the city’s capital facilities. Review of the project is part of the P&DS team’s standard workplan and its impacts are incorporated into the annual revenue forecasting as part of the annual budget development.