Boulder City Council · Document
Attachment A - Applicant's Proposed Plans Compressed
Regular Meeting, October 15, 2026 · item 5A: Concept Plan Review for the proposed redevelopment of the Boulder Medical Center properties at 2750 Broadway, 1233 Balsam Ave. and 1310 Bals… · 29 pages
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BOULDER MEDICAL CENTER REDEVELOPMENT CONCEPT PLAN REVIEW NORTH SITE (1233 BALSAM)
EAST SITE (1310 BALSAM)
PRINCIPLE SITE (2750 BROADWAY)
2750 BROADWAY - PRINCIPLE SITE 1310 BALSAM AVE. - EAST SITE 1233 BALSAM AVE. - NORTH SITE BOULDER, CO 80304
SHEET INDEX 01-GENERAL G0.0 COVER PAGE G0.01 CURRENT AND PROPOSED LAND USE MAPS G0.02 CURRENT AND PROPOSED ZONING MAPS G0.03 EXISTING NEIGHBORHOOD CONTEXT MAP G0.04 CONTEXT FLOODPLAIN MAP G0.05 BASE FLOOD ELEVATION ANALYSIS - 2750 BROADWAY G0.06 SITE CONNECTIONS DIAGRAM G0.07 SITE CIRCULATION DIAGRAM
0-A0.3 1-A1.0 1-A1.1 1-A1.2 1-A1.3 1-A1.4 1-A2.1 1-A2.2 1-A2.3
CONCEPT RENDERINGS 2750 BROADWAY - PARKING LEVEL FLOOR PLAN 2750 BROADWAY - GROUND LEVEL FLOOR PLAN 2750 BROADWAY - SECOND LEVEL FLOOR PLAN 2750 BROADWAY - THIRD LEVEL FLOOR PLAN 2750 BROADWAY - FOURTH LEVEL FLOOR PLAN 2750 BROADWAY - NORTH ELEVATION 2750 BROADWAY - EAST & WEST ELEVATION 2750 BROADWAY - SOUTH ELEVATION
03-LANDSCAPE L0.01 COVER SHEET & PROJECT INFO L1.01 OVERALL SITE PLAN L2.01 2750 BROADWAY - SECOND FLOOR PLAN L2.02 1310 BALSAM - ROOF DECK PLAN
2-A1.0 2-A1.1 2-A2.1 2-A9.0
1233 BALSAM - GROUND & SECOND LEVEL 1233 BALSAM - THIRD LEVEL & ROOF PLAN 1233 BALSAM - EXTERIOR ELEVATIONS 1233 BALSAM - CONCEPT RENDERINGS
3-A1.0 3-A1.1 3-A2.1 3-A2.2 3-A3.0
1310 BALSAM - GROUND & SECOND LEVEL 1310 BALSAM - THIRD LEVEL & ROOF PLAN 1310 BALSAM - WEST & NORTH ELEVATIONS 1310 BALSAM - SOUTH & EAST ELEVATIONS 1310 BALSAM - CONCEPT RENDERINGS
05-ARCHITECTURAL 0-A0.0 OVERALL ARCHITECTURAL SITE PLAN 0-A0.1 CONCEPT RENDERINGS 0-A0.2 CONCEPT RENDERINGS
VICINITY MAP BMC REDEVELOPMENT | BOULDER, COLORADO
CONCEPT PLAN REVIEW
02.11.2026
COVER PAGE
G0.0
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
NORTH SITE (1233 BALSAM) BALSAM AVE.
PRINCIPLE SITE (2750 BROADWAY)
NOT TO SCALE
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
BALSAM AVE.
BALSAM AVE.
EAST SITE (1310 BALSAM)
BROADWAY
BROADWAY
BALSAM AVE.
EXISTING LAND USE
NORTH SITE (1233 BALSAM)
PROPOSED LAND USE
PRINCIPLE SITE (2750 BROADWAY)
EAST SITE (1310 BALSAM)
NOT TO SCALE
CONCEPT PLAN REVIEW
02.11.2026
CURRENT AND PROPOSED LAND USE MAPS
G0.01
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
NORTH SITE (1233 BALSAM)
NORTH SITE (1233 BALSAM)
EAST SITE (1310 BALSAM)
EAST SITE (1310 BALSAM)
PRINCIPLE SITE (2750 BROADWAY)
EXISTING ZONING
NOT TO SCALE
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
PRINCIPLE SITE (2750 BROADWAY)
PROPOSED RE-ZONING
NOT TO SCALE
CONCEPT PLAN REVIEW
02.11.2026
CURRENT AND PROPOSED ZONING MAPS
G0.02
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
ADJACENT USES LEGEND LOW - DENSITY RESIDENTIAL
HIGH - DENSITY RESIDENTIAL
MID - DENSITY RESIDENTIAL
COMMERCIAL
MUNICIPAL BUILDING
SCHOOL
+/- 35' HEIGHT
EXISTING STREET VIEWS AROUND SITES
+/- 25' HEIGHT
+/- 35' HEIGHT
+/- 40' HEIGHT
+/- 55' HEIGHT
+/- 55' HEIGHT
+/- 55' HEIGHT
PRINCIPLE SITE (2750 BROADWAY)
EAST SITE (1310 BALSAM) 13TH ST.
+/- 35' HEIGHT
BALSAM AVE.
BROADWAY
SITE UNDER CONSTRUCTION
NORTH SITE (1233 BALSAM)
EXISTING HEIGHT OF BOULDER MEDICAL CENTER +/- 50' +/- 19' HEIGHT +/- 35' HEIGHT ALPINE AVE.
1. LOOKING SOUTH ON BROADWAY
2. LOOKING EAST ON BALSAM AVE.
ADJACENT USES
NOT TO SCALE
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
3. LOOKING SOUTH ON 13TH ST.
CONCEPT PLAN REVIEW
02.11.2026
EXISTING NEIGHBORHOOD CONTEXT MAP
G0.03
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
5368.40'
5371.20'
'
.90
64
PRINCIPLE SITE (2750 BROADWAY)
53
5373.40'
NORTH SITE (1233 BALSAM)
EAST SITE (1310 BALSAM)
CONTEXT FLOOD MAP BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
CONTEXT FLOODPLAIN MAP
G0.04
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
BFE - 5368.4'
36
LEGEND
4.9
BROADWAY
'
BFE - 5373.4'
-5
OUTLINE OF RESIDENTIAL STRUCTURE, MIN 2'-0" ABOVE BASE FLOOD ELEVATION
E BF
BFE - 5371.2'
BALSAM AVE.
100 YEAR FLOOD ZONE
RESIDENTIAL ABOVE
OUTLINE OF PARKING STRUCTURE ABOVE
BASE FLOOD ELEVATION CROSS SECTIONS
13TH ST.
100-YEAR FLOODPLAIN BOUNDARY
PARKED RAMP 5% DN GARAGE RAMP
0'
10'
20'
40'
80'
11' - 0"
PARKING
MAX. BASE FLOOD ELEVATION = 5373.50'
1
2750 BROADWAY - E/W BUILDING 100-YEAR FLOOD SECTION
5371.20'
LINE OF BASE FLOOD ELEVATION BASED ON FEMA CROSS SECTIONS
2750 - ROOF 5420' - 6" 2750 - 04 FOURTH LEVEL 5410' - 0" 2750 - 03 THIRD LEVEL 5399' - 6" 2750 - 02 SECOND LEVEL 5389' - 0" 2750 - 01 GROUND LEVEL 5377' - 6"
FLOOD PROTECTION ELEV. 5375.50'
5364.90'
5368.40'
1' - 5 5/8"
BUILDING BASE FLOOD ELEVATION 5373.50'
PARKING: 3' - 7 3/4" ABOVE BASE FLOOD ELEVATION
PARKING 5373.40'
10' - 6" 10' - 6" 10' - 6"
SCALE: 1" = 20'-0"
1" = 20'-0"
BFE - 5364.9'
BFE - 5368.4'
PARKING ENTRY LEVEL: MAX 1'-6" BELOW BASE FLOOD ELEVATION
11' - 6"
2750 BROADWAY - PARKING LEVEL FLOOD MAP
1 G0.05
1' - 0" MIN. DISTANCE OF HABITABLE FLOOR LEVEL ABOVE FLOOD PROTECTION ELEVATION
2
BFE - 5371.2'
BFE - 5373.4'
1 G0.05
2750 - 00 PARKING LEVEL 5366' - 6"
PARKING ENTRY LEVEL: MAX. 1'-6" BELOW BASE FLOOD ELEVATION
1" = 20'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
BASE FLOOD ELEVATION ANALYSIS - 2750 BROADWAY
G0.05
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
8TH ST.
15TH ST.
SALBERG CENTER PARK
CEDAR AVE.
18TH ST.
17TH ST.
16TH ST.
WASHINGTON SCHOOL PARK
15TH ST.
11TH ST.
10TH ST.
9TH ST.
DELLWOOD AVE.
14TH ST.
13TH ST.
ELDER AVE.
DELLWOOD AVE.
7TH ST.
14TH ST.
EVERGREEN AVE.
WASHINGTON ST.
JEFFERSON ST.
NORTH BOULDER RECREATION CENTER
CEDAR AVE.
6TH ST.
BROADWAY
NORTH BOULDER PARK
SITE BALSAM AVE.
BALSAM AVE. 1/2 MILE
1/4 MILE
CIVIC FACILITIES
SITE
SITE
1/4 MILE
1/2 MILE
IDEAL SHOPPING CENTER
ALPINE AVE.
ALPINE AVE. COLONY SHOPPING CENTER DOWNTOWN 0.5 MILES
NORTH ST.
NORTH ST.
NORTH ST.
ON-STREET BIKE LANE
BUS STOP
DESIGNATED BIKE ROUTE
BUS ROUTE
PARKS
STREET
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
MULTI-USE PATH
NOT TO SCALE
CONCEPT PLAN REVIEW
02.11.2026
SITE CONNECTIONS DIAGRAM
G0.06
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
PROPERTY LINE BUILDING FOOTPRINT BUS STOP VEHICLE ENTRY PUBLIC ROAD ON STREET BIKE LANE
NORTH SITE (1233 BALSAM)
DESIGNATED BIKE ROUTE
LONG-TERM BIKE PARKING SHORT-TERM BIKE PARKING
BALSAM AVE.
SIDEWALK PRIVATE WALK
EAST SITE (1310 BALSAM)
PRINCIPLE SITE (2750 BROADWAY) 13TH ST.
BROADWAY SITE CIRCULATION
PEDESTRIAN ENTRY
0
16'
32'
0
64' 2"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
SITE CIRCULATION DIAGRAM
G0.07
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
NORTH SITE (1233 BALSAM)
BALSAM AVE. ON-STREET PARKING
13TH ST.
EAST SITE (1310 BALSAM)
SIDEWALK EASEMENT
BROADWAY
PRINCIPLE SITE (2750 BROADWAY)
5%
DN
SEWER EASEMENT
IDEAL SHOPPING CENTER
1
OVERALL SITE PLAN
0 0
1/32" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
16'
32'
64' 2"
CONCEPT PLAN REVIEW
02.11.2026
OVERALL ARCHITECTURAL SITE PLAN
0-A0.0
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
LOOKING SOUTH ON BROADWAY
LOOKING NORTH ON BROADWAY BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
CONCEPT RENDERINGS
0-A0.1
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
LOOKING SOUTHEAST FROM CORNER OF BALSAM AVE. AND BROADWAY
LOOKING WEST ON BALSAM AVE.
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
CONCEPT RENDERINGS
0-A0.2
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
LOOKING SOUTHWEST FROM BALSAM AVE.
LOOKING SOUTHWEST FROM CORNER OF BALSAM AVE. AND 13 ST. BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
CONCEPT RENDERINGS
0-A0.3
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
BFE - 5364.9'
OUTLINE OF STRUCTURE ABOVE
BFE - 5368.4'
BFE - 5371.2'
1
SIDEWALK EASEMENT
BFE - 5373.4'
1-A2.1
PARKING STRUCTURE ABOVE
13TH ST.
100-YEAR FLOODPLAIN BOUNDARY
ELEV. 100 SF 1-A2.2
2
STAIR 220 SF
19' - 0"
TRASH/BOH 858 SF
(3S)
(3S)
(3S)
(3S)
1
1-A2.2
(2S)
PARKING ENTRY
24' - 0"
LOADING
15' - 0"
UP
(3C)
(4C)
(3C)
(4C)
R
25
'-
UP
RAISED TRANSFORMER PAD
0"
SEWER EASEMENT
1
BUILDING LOW POINT - 5365.90'
1-A2.3
1
2750 BROADWAY - 00 PARKING LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
32' 2"
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - PARKING LEVEL FLOOR PLAN
1-A1.0
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
BALSAM AVE. 1-A2.1 1 ON-STREET BIKE LANE ON-STREET PARKING
(42 SHORT-TERM BIKE SPOTS) SIDEWALK EASEMENT
BUILDING ABOVE (4)
LOBBY 2,062 SF
1BR FLAT 800 SF
(4)
2BR FLAT 1,012 SF
(4)
(4)
2BR FLAT 1,012 SF
1BR FLAT 800 SF
(4)
1BR FLAT 800 SF
1BR FLAT 672 SF
1BR FLAT 800 SF
1BR FLAT 672 SF
1BR FLAT 800 SF
(4)
(8)
(4)
1BR FLAT 672 SF
1BR FLAT 672 SF
(4)
2BR FLAT 1,258 SF
1BR FLAT 800 SF
FFE = 5377.50'
(4C)
(3C)
(3C)
(4C)
(3C)
(4C)
(3C)
(4C)
1BR FLAT 784 SF
19' - 0"
(3S)
(3S)
(3S)
(3S)
STAIR 220 SF
(3S) (4C)
(1HC)
(1HC)
(3S)
24' - 0"
(3C)
(1HC)
FITNESS 1,982 SF
(3S)
DN
(3S)
(3S)
(3S)
(3S)
UP
TURN AROUND
5' - 0"
(3C)
19' - 0"
(1HC - VAN)
19' - 0"
STAIR 150 SF
ELEV. 100 SF
(12) CO-WORKING 601 SF
GARAGE FFE = 5377.50'
(4C)
(3C)
(2S)
(3S)
PARKED RAMP 5% DN
OPEN TO BELOW
24' - 0"
2
LEASING 845 SF
MAIL 114 SF
(38 SHORT-TERM BIKE SPOTS)
BROADWAY
ELEV. 100 SF
(3C)
1BR FLAT 884 SF
BOH 291 SF
13TH ST.
15' - 0"
(3C)
24' - 0"
ELEV. 100 SF
1-A2.2
FFE = 5376.50'
FFE = 5377.50'
(12)
(3S)
UP
BOH 2,047 SF
(94 ROLL-IN SPOTS)
15' - 0"
(12) POOL ABOVE
(3C)
(4C)
(3C)
(4C)
(4C)
(3C)
(3C)
(4C)
R (58 ELEVATED SPOTS)
BUILDING ABOVE
1
1-A2.2
TRASH BELOW
GARAGE RAMP BELOW
RAISED TRANSFORMER PAD
(1HC)
(4C)
TRASH 100 SF ELEC. / BOH 450 SF
(3S)
(4)
25
'-
0"
SEWER EASEMENT
1 1-A2.3
1
2750 BROADWAY - 01 GROUND LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
BUILDING LOW POINT - 5365.90'
32' 2"
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - GROUND LEVEL FLOOR PLAN
1-A1.1
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
1-A2.1 1 2 3
407' - 11 3/4" 68' - 0"
1BR FLAT 835 SF
3BR FLAT 1,768 SF
30' - 0"
ELEV. 100 SF 1BR FLAT 1,026 SF
52' - 0"
2BR FLAT 1,050 SF
2BR FLAT 1,050 SF
1BR FLAT 835 SF
48' - 0"
1BR FLAT 835 SF
1BR FLAT 672 SF
52' - 0"
1BR FLAT 672 SF
1BR FLAT 835 SF
BOH SAUNA 480 SF
ELEV. 100 SF
1BR FLAT 690 SF
1BR FLAT 690 SF
48' - 0"
1BR FLAT 835 SF
1BR FLAT 672 SF
50' - 0"
1BR FLAT 672 SF
BOH
1BR FLAT 800 SF 1BR + FLAT 1,052 SF
1BR + FLAT 1,052 SF
2BR FLAT 1,258 SF
1BR FLAT 800 SF
BOH 1BR FLAT 800 SF
16' - 0"
37' - 0"
58' - 11 3/4"
1BR FLAT 780 SF
1BR FLAT 872 SF
1BR + FLAT 1,052 SF
52' - 0"
SIDEWALK EASEMENT
43' - 9 1/2"
15' - 0"
RR 132 SF
ROOF DECK
STAIR 220 SF
COURTYARD DECK TRASH 100 SF 1BR + FLAT 1,052 SF
1BR FLAT 780 SF
1BR FLAT 728 SF
5%
1BR FLAT 766 SF
39' - 0"
1BR FLAT 800 SF
10' - 0"
1BR FLAT 800 SF
POOL
1BR + FLAT 1,052 SF
1
1-A2.2
1BR FLAT 781 SF
1BR FLAT 800 SF
BOH
POOL COURTYARD
1BR FLAT 888 SF
ELEV. 100 SF
1BR FLAT 728 SF
1BR FLAT 728 SF
1BR FLAT 1,026 SF
1BR FLAT 800 SF
BOH
49' - 0"
1BR FLAT 728 SF
BUILDING OUTLINE ABOVE
1BR FLAT 800 SF
STAIR 250 SF
2BR FLAT 1,178 SF
36' - 0"
2
30' - 0"
1-A2.2
178' - 9 1/2"
RR 132 SF
148' - 0"
1BR FLAT 772 SF
3BR FLAT 1,400 SF
DN
1BR FLAT 702 SF
2BR FLAT 1,149 SF
3BR FLAT 1,149 SF
2BR FLAT 1,035 SF
2BR FLAT 1,071 SF
CLUBHOUSE 1,122 SF BUILDING OUTLINE BELOW
SEWER EASEMENT
82' - 0"
46' - 0"
74' - 0"
103' - 0"
29' - 0"
71' - 0"
405' - 0" 1 1-A2.3
1
2750 BROADWAY - 02 SECOND LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
32' 2"
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - SECOND LEVEL FLOOR PLAN
1-A1.2
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
1-A2.1 1 2 3
407' - 11 3/4"
1BR FLAT 835 SF
1BR + FLAT 924 SF
1BR FLAT 690 SF
1BR FLAT 690 SF
1BR + FLAT 1,052 SF
1BR + FLAT 1,052 SF
1BR FLAT 800 SF
1BR FLAT 1,026 SF
OPEN TO DECK BELOW
30' - 0"
1BR FLAT 780 SF
1BR + FLAT 1,052 SF
1BR FLAT 800 SF
ELEV. 100 SF 1BR FLAT 800 SF
1BR + FLAT 1,052 SF
1BR FLAT 800 SF
BOH
1BR FLAT 702 SF
2BR FLAT 1,149 SF
STAIR 220 SF
TRASH 100 SF
2BR FLAT 1,035 SF
1
1-A2.2
1BR FLAT 781 SF
1BR FLAT 800 SF
BOH
3BR FLAT 1,353 SF
2BR FLAT 1,110 SF
1BR FLAT 780 SF
1BR FLAT 800 SF
1BR FLAT 872 SF
1BR FLAT 772 SF
1BR FLAT 800 SF
1BR FLAT 800 SF
2BR FLAT 1,258 SF
BOH
1BR FLAT 800 SF
1BR FLAT 800 SF
1BR + FLAT 1,052 SF
36' - 0"
1BR FLAT 672 SF
STAIR 250 SF
2BR FLAT 1,178 SF
2BR FLAT 924 SF
1BR FLAT 672 SF
16' - 0"
1BR FLAT 800 SF
OPEN TO DECK BELOW
30' - 0" 2
1BR FLAT 672 SF
1BR FLAT 835 SF
50' - 0"
BOH
1BR FLAT 800 SF 36' - 0"
175' - 9 1/2"
1-A2.2
ELEV. 100 SF
1BR FLAT 672 SF
1BR FLAT 835 SF
BOH
ELEV. 100 SF 1BR FLAT 1,026 SF
1BR FLAT 835 SF
48' - 0"
148' - 0"
2BR FLAT 1,050 SF
52' - 0"
37' - 0"
2BR FLAT 1,050 SF
48' - 0"
52' - 0"
1BR FLAT 835 SF
3BR FLAT 1,768 SF
52' - 0"
10' - 0"
68' - 0"
49' - 0"
58' - 11 3/4"
OPEN TO DECK BELOW
SIDEWALK EASEMENT
43' - 9 1/2"
15' - 0"
3BR FLAT 1,400 SF
2BR FLAT 1,275 SF
1BR FLAT 716 SF
SEWER EASEMENT
81' - 9"
46' - 0"
74' - 0"
103' - 0"
29' - 0"
71' - 0"
404' - 9" 1 1-A2.3
1
2750 BROADWAY - 03 THIRD LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
32' 2"
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - THIRD LEVEL FLOOR PLAN
1-A1.3
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
1-A2.1 1 2 3
2BR FLAT 1,104 SF
1BR FLAT 690 SF
2BR FLAT 864 SF
BOH
1BR + FLAT 1,052 SF
1BR + FLAT 1,052 SF
1BR FLAT 780 SF
1BR + FLAT 1,052 SF
1BR FLAT 800 SF
1BR FLAT 800 SF
1BR FLAT 800 SF
1BR FLAT 800 SF
STAIR 220 SF
TRASH 100 SF
1 1BR FLAT 628 SF
1BR + FLAT 1,052 SF
1-A2.2
1BR FLAT 800 SF BOH
3BR FLAT 1,400 SF 23' - 0"
BOH
3BR FLAT 1,353 SF
2BR FLAT 1,110 SF
1BR FLAT 780 SF
1BR FLAT 800 SF
1BR FLAT 702 SF
1BR FLAT 716 SF
OPEN TO DECK BELOW
1BR FLAT 800 SF
3BR FLAT 1,356 SF
ELEV. 100 SF
STAIR 250 SF 1BR FLAT 800 SF
2BR FLAT 952 SF
BOH
1BR FLAT 800 SF
1BR FLAT 800 SF
OPEN TO DECK BELOW
1BR FLAT 690 SF
1BR + FLAT 924 SF
ELEV. 100 SF
1BR FLAT 1,026 SF
30' - 0" 36' - 0"
2BR FLAT 1,104 SF
BOH
ELEV. 100 SF
1BR + FLAT 1,052 SF
2BR FLAT 924 SF
2BR FLAT 1,104 SF
1BR FLAT 728 SF
10' - 0"
2BR FLAT 1,084 SF
1BR FLAT 728 SF
52' - 0"
26' - 0"
1BR FLAT 672 SF
1BR FLAT 672 SF
48' - 0"
OPEN TO DECK BELOW
2BR FLAT 1,178 SF
2
2BR FLAT 1,084 SF
52' - 0"
1BR FLAT 800 SF 36' - 0"
175' - 9 1/2"
1-A2.2
67' - 11 3/4"
3BR FLAT 1,768 SF
1BR FLAT 1,026 SF
SIDEWALK EASEMENT
59' - 0"
30' - 0"
43' - 9 1/2"
15' - 0"
2BR FLAT 1,149 SF
2BR FLAT 1,035 SF
2BR FLAT 1,275 SF
SEWER EASEMENT
82' - 0 1/8"
46' - 0"
177' - 0"
29' - 0"
34' - 0"
28' - 0"
396' - 0 1/8" 1 1-A2.3
1
2750 BROADWAY - 04 FOURTH LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
32' 2"
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - FOURTH LEVEL FLOOR PLAN
1-A1.4
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
NORTH ELEVATION - WEST
10' - 6"
1' - 6" PARAPET
2750 - ROOF 5420' - 6"
PROPOSED BUILDING HEIGHT
54' - 7 1/4"
2750 - 03 THIRD LEVEL 5399' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
11' - 6"
10' - 6"
10' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - BUILDING LOW POINT 5365' - 10 3/4"
NORTH ELEVATION - EAST 1/8" = 1'-0"
4'
8'
0
2750 - ROOF 5420' - 6" 10' - 6"
1' - 6" PARAPET
0
16' 2" ELEVATOR OVERRUN BEYOND
NORTH ELEVATION - EAST
3
54' - 7 1/4"
2750 - 03 THIRD LEVEL 5399' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
PROPOSED BUILDING HEIGHT 11' - 6" 10' - 6"
10' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - BUILDING LOW POINT 5365' - 10 3/4"
NORTH ELEVATION - WEST 1/8" = 1'-0"
0
4'
8'
0
16' 2"
NORTH ELEVATION - WEST
NORTH ELEVATION - EAST
WESTERN CITY CAMPUS
13TH ST.
ELEVATOR OVERRUN BEYOND
16' - 0"
1
NORTH ELEVATION 1" = 20'-0"
50' - 7 3/4"
0 0
10'
46' - 8 1/2"
20'
53' - 3 1/2"
46' - 8 1/2"
53' - 3 1/2"
66' - 8 1/4"
59' - 7 3/4"
BROADWAY
2
14' - 10"
40' 2"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - NORTH ELEVATION
1-A2.1
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
ELEVATOR OVERRUN BEYOND
10' - 6"
1' - 6" PARAPET
2750 - ROOF 5420' - 6"
PROPOSED BUILDING HEIGHT
54' - 7 1/4"
2750 - 03 THIRD LEVEL 5399' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
11' - 6"
10' - 6"
10' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - BUILDING LOW POINT 5365' - 10 3/4"
2
WEST ELEVATION 1/8" = 1'-0"
0
4'
8'
0
16' 2" ELEVATOR OVERRUN BEYOND
10' - 6"
1' - 6" PARAPET
2750 - ROOF 5420' - 6"
10' - 6"
PROPOSED BUILDING HEIGHT
2750 - 03 THIRD LEVEL 5399' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
11' - 6"
54' - 7 1/4"
10' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
11' - 0"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - 00 PARKING LEVEL 5366' - 6"
1
EAST ELEVATION 1/8" = 1'-0"
0 0
4'
8'
16'
2750 - BUILDING LOW POINT 5365' - 10 3/4"
2"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - EAST & WEST ELEVATION
1-A2.2
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
10' - 6"
1' - 6" PARAPET
2750 - ROOF 5420' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
PROPOSED BUILDING HEIGHT
54' - 7 1/4"
2750 - 03 THIRD LEVEL 5399' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
11' - 6"
10' - 6"
10' - 6"
SOUTH ELEVATION - WEST
ELEVATOR OVERRUN BEYOND
11' - 0"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - 00 PARKING LEVEL 5366' - 6"
3
SOUTH ELEVATION - EAST
2
SOUTH ELEVATION - WEST
1/8" = 1'-0"
4'
8'
0
2750 - BUILDING LOW POINT 5365' - 10 3/4"
16' 2"
SOUTH ELEVATION - EAST
10' - 6"
2750 - ROOF 5420' - 6" 1' - 6" PARAPET
0
10' - 6"
2750 - 04 FOURTH LEVEL 5410' - 0"
10' - 6"
54' - 7 1/4"
2750 - 03 THIRD LEVEL 5399' - 6"
11' - 6"
2750 - 02 SECOND LEVEL 5389' - 0"
11' - 7"
2750 - 01 GROUND LEVEL 5377' - 6"
2750 - 00 PARKING LEVEL 5366' - 6"
1/8" = 1'-0"
4'
8'
0
BROADWAY
WESTERN CITY CAMPUS
1
0
16' 2"
ELEVATOR OVERRUN BEYOND
OUTLINE OF IDEAL MARKET
SOUTH ELEVATION 1" = 20'-0"
13TH ST.
2750 - BUILDING LOW POINT 5365' - 10 3/4"
0 0
10'
20'
40' 2"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
2750 BROADWAY - SOUTH ELEVATION
1-A2.3
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
UTILITY EASEMENT
CONC. GARAGE
2BR FLAT 795 SF
(1C)
TURN-AROUND
1BR FLAT 611 SF
(3C)
(3S)
ADJACENT LOT STAIR BOH
ADJACENT LOT: 1241 BALSAM
STAIR 200 SF
1BR FLAT 584 SF
2BR FLAT 789 SF
(4C)
(2S)
CONC. GARAGE 1
2-A2.1
T
1BR FLAT 585 SF
1BR FLAT 585 SF
2BR FLAT 789 SF
TRASH
(1S)
(1S)
LINE OF BUILDING OVERHEAD
4%
1BR FLAT 584 SF
STAIR
2BR FLAT 790 SF
1BR FLAT 650 SF
2BR FLAT 790 SF
(3S)
ALLEY
2BR FLAT 970 SF
(24)
FFE = 5377.67'
CORR 1,216 SF ELEV. 100 SF
2-A2.1
(4C)
(3S)
STAIR 200 SF
LOBBY 176 SF
ELEV. 100 SF
COVERED PARKING 10631 SF
(1HC)
1
(1HC - VAN)
1BR FLAT 584 SF
(3S)
BIKE PARKING 731 SF
(22)
BOH
STUDIO 462 SF
STUDIO 462 SF
STUDIO 462 SF
STUDIO 462 SF
ROOF BELOW
5' -
(8)
R2
(8)
0"
2
2
2-A2.1
2-A2.1
BUILDING LOW POINT: 5375.00'
2
1233 - 02 SECOND LEVEL 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
BALSAM AVE.
1
1233 - 01 GROUND LEVEL 1/16" = 1'-0"
0'
8'
16'
CONCEPT PLAN REVIEW
02.11.2026
1233 BALSAM - GROUND & SECOND LEVEL
2-A1.0
32'
64'
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
2" / 12"
12' - 0"
2" / 12"
13' - 0"
1BR FLAT 611 SF
12' - 0"
2BR FLAT 795 SF
2" / 12"
BOH
1BR FLAT 584 SF 20' - 0"
STAIR
2BR FLAT 789 SF
2" / 12" 2-A2.1
1
1BR FLAT 584 SF
2-A2.1
2" / 12" 2" / 12"
2" / 12"
1
1BR FLAT 585 SF
1BR FLAT 585 SF
2BR FLAT 789 SF
1BR FLAT 584 SF
CORR 1,216 SF
8" / 12" 8" / 12"
2
8" / 12" 8" / 12"
8" / 12" 8" / 12"
8" / 12"
2BR FLAT 970 SF
8" / 12"
STAIR
ELEV. 100 SF 1BR FLAT 650 SF
2
2
2-A2.1
2-A2.1
1233 - ROOF PLAN
1
1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
2BR FLAT 790 SF
2BR FLAT 790 SF
1233 - 03 THIRD LEVEL 1/16" = 1'-0"
0'
8'
16'
CONCEPT PLAN REVIEW
02.11.2026
1233 BALSAM - THIRD LEVEL & ROOF PLAN
2-A1.1
32'
64'
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
PROPOSED BUILDING HEIGHT
39' - 7 1/4"
1' - 0" PARAPET
1233 - ROOF 131' - 6"
1233 - 03 THIRD LEVEL 121' - 0"
1233 - 02 SECOND LEVEL 110' - 6"
10' - 6"
10' - 6"
ALLEY
10' - 6"
ELEVATOR OVERRUN
1233 - 01 GROUND LEVEL 100' - 0" 1233 - BUILDING LOW PT 5375' - 0"
1233 - SOUTH ELEVATION 1/8" = 1'-0"
PROPOSED BUILDING HEIGHT
39' - 7 1/4"
4' - 11 1/2"
1233 - ROOF 131' - 6"
1233 - 03 THIRD LEVEL 121' - 0"
1233 - 02 SECOND LEVEL 110' - 6"
10' - 6"
10' - 6"
BALSAM AVE.
10' - 6"
2
1233 - 01 GROUND LEVEL 100' - 0" 1233 - BUILDING LOW PT 5375' - 0"
1
1233 - EAST ELEVATION 1/8" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
1233 BALSAM - EXTERIOR ELEVATIONS
2-A2.1
SCALE: 1/8" = 1'-0" 0'
4'
8'
16'
32'
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
1233 BALSAM LOOKING NORTHWEST
1233 BALSAM LOOKING NORTHEAST BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
1233 BALSAM - CONCEPT RENDERS
2-A9.0
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
BALSAM AVE. 12' - 6" SETBACK
PROPERTY LINE 24' - 3" SETBACK
PROPERTY LINE
10' - 0" SET BACK
136' - 6"
2
2BR FLAT 792 SF
2BR FLAT 792 SF
T
2
2BR FLAT 960 SF
2BR FLAT 792 SF
2BR FLAT 998 SF
2BR FLAT 792 SF
3BR FLAT 1,200 SF
2BR FLAT 1,347 SF
BOH LOBBY 332 SF
(2S)
3-A2.1
1BR FLAT 684 SF
1
5% PARKED RAMP
3-A2.2
(3S)
PROPERTY LINE
(3S)
(2C) 2BR FLAT 1,287 SF
1BR FLAT 657 SF
2BR FLAT 813 SF
2BR FLAT 792 SF
2BR FLAT 792 SF
(2C)
TRASH/BOH 580 SF
BIKE PARKING 902 SF
2BR FLAT 834 SF
(3S)
(4C)
(2S)
R
9' - 6" SETBACK
(4C)
'-
25
PROPERTY LINE
1
0"
PROPERTY LINE
(3S)
60' - 0"
1BR FLAT 684 SF
PROPERTY LINE
1BR FLAT 711 SF
STAIR 210 SF
1 1 A 3.30
3-A2.2
3-A2.2
BUILDING LOW POINT 5362.30'
+/- 6'-0" RETAINING WALL ON NEIGHBORING PROPERTY
2
1310 BALSAM - 02 SECOND LEVEL FLOR PLAN 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
1
3-A2.2
2 A 3.30
(3S) STAIR 210 SF
2
PROPERTY LINE
2
PROPERTY LINE
1
TURN AROUND
(1HC)
(1HC - VAN)
42' - 0"
1BR FLAT 684 SF 3-A2.1
STAIR 200 SF
2BR FLAT 987 SF
ELEV. 100 SF
13TH ST.
STAIR 200 SF
1BR FLAT 684 SF
162' - 0"
2BR FLAT 987 SF
ELEV. 100 SF
BOH
60' - 9"
2BR FLAT 998 SF
3-A2.1
25' SOLAR FENCE TO RH-2
3-A2.1
1310 BALSAM - 01 GROUND LEVEL FLOOR PLAN 1/16" = 1'-0"
0 0
16'
32'
64'
CONCEPT PLAN REVIEW
02.11.2026
1310 BALSAM - GROUND & SECOND LEVEL
3-A1.0
4"
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
PROPERTY LINE
3-A2.1
3-A2.1
2
2
10" / 12"
10" / 12"
10" / 12"
10" / 12"
10" / 12"
10" / 12"
10" / 12"
8" / 12"
2BR FLAT 981 SF
STAIR 200 SF
ELEV. 100 SF
BOH
8" / 12"
10" / 12"
1BR FLAT 684 SF
2BR FLAT 1,347 SF
1BR FLAT 684 SF 3-A2.2
3-A2.1
1
2
1BR FLAT 684 SF
8" / 12"
STAIR 182 SF
1BR FLAT 684 SF
8" / 12"
8" / 12"
8" / 12"
8" / 12"
8" / 12" ROOF DECK
1
PROPERTY LINE
3-A2.2
2
2BR FLAT 1,287 SF
1BR FLAT 711 SF
VESTIBULE 130 SF
8" / 12"
3-A2.2
PROPERTY LINE
2
PROPERTY LINE
1
8" / 12"
3-A2.1
1310 BALSAM - ROOF PLAN 1/16" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
2BR FLAT 792 SF
2BR FLAT 792 SF
2BR FLAT 834 SF
1 3-A2.2
1
1310 BALSAM - 03 THIRD LEVEL FLOOR PLAN 1/16" = 1'-0"
0 0
16'
32'
64'
CONCEPT PLAN REVIEW
02.11.2026
1310 BALSAM - THIRD LEVEL & ROOF PLAN
3-A1.1
4"
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
PROPOSED BUILDING HEIGHT
49' - 3 7/8"
1310 - 03 THIRD LEVEL 121' - 0"
1310 - 02 SECOND LEVEL 110' - 6"
10' - 6"
10' - 6"
10' - 6"
1310 - ROOF 131' - 6"
1310 - 01 GROUND LEVEL 100' - 0"
1310 - BUILDING LOW POINT 5362' - 3 5/8"
2
NORTH ELEVATION 1/8" = 1'-0"
PROPOSED BUILDING HEIGHT
49' - 3 7/8"
1310 - 03 THIRD LEVEL 121' - 0"
1310 - 02 SECOND LEVEL 110' - 6"
10' - 6"
10' - 6"
10' - 6"
1310 - ROOF 131' - 6"
1310 - 01 GROUND LEVEL 100' - 0"
1310 - BUILDING LOW POINT 5362' - 3 5/8"
1
WEST ELEVATION 1/8" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0
8'
16'
32'
CONCEPT PLAN REVIEW
02.11.2026
1310 BALSAM - WEST & NORTH ELEVATIONS
3-A2.1
0
4"
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
PROPOSED BUILDING HEIGHT
49' - 3 7/8"
10' - 6"
10' - 6"
1310 - ROOF 131' - 6"
1310 - 03 THIRD LEVEL 121' - 0"
10' - 6"
1310 - 02 SECOND LEVEL 110' - 6"
1310 - 01 GROUND LEVEL 100' - 0"
1310 - BUILDING LOW POINT 5362' - 3 5/8"
2
EAST ELEVATION 1/8" = 1'-0"
PROPOSED BUILDING HEIGHT
49' - 3 7/8"
10' - 6"
10' - 6"
1310 - ROOF 131' - 6"
1310 - 03 THIRD LEVEL 121' - 0"
10' - 6"
1310 - 02 SECOND LEVEL 110' - 6"
1310 - 01 GROUND LEVEL 100' - 0"
1310 - BUILDING LOW POINT 5362' - 3 5/8"
1
SOUTH ELEVATION 1/8" = 1'-0"
BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
0 0
8'
16'
32'
CONCEPT PLAN REVIEW
02.11.2026
1310 BALSAM - SOUTH & EAST ELEVATIONS
3-A2.2
4"
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com
1310 BALSAM LOOKING EAST
1310 BALSAM LOOKING SOUTHEAST BMC REDEVELOPMENT | BOULDER, COLORADO DISCLAIMER: FEASIBILITY & CONCEPT STUDY The materials provided are for feasibility and conceptual planning purposes only. They represent preliminary analysis of development potential based on existing known municipal and site conditions. At this stage, some site conditions or regulatory factors may still be evolving, and minor discrepancies are possible. All content is provided for discussion and evaluation related to this project. Further use or distribution beyond this context should be coordinated with Sopher Sparn. Dimensions shown are preliminary and drawings should not be scaled for accuracy.
CONCEPT PLAN REVIEW
02.11.2026
1310 BALSAM - CONCEPT RENDERINGS
3-A3.0
2505 Walnut Street | Suite 200 | Boulder, CO 80302 | 303.442.4422 | www.sophersparn.com