Attachment A_Applicant's Plan Set and Written Statement

Regular Meeting, November 20, 2025 · item 5A: Concept Plan Review and Comment Request for proposed development of the Boulder Storage site at 4880 and 4898 Pearl Street in the IG zone wi… · 25 pages

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Attachment A - Applicant's Plan Set and Written Statement

CONCEPT PLAN REVIEW BOULDER STORAGE SCOPE OF WORK

SHEET INDEX

SCOPE OF WORK: APPROXIMATELY 86000SF COMMERCIAL BUILDING AND APPROXIMATELY 281 RESIDENTIAL UNITS WITH ASSOCIATED COMMUNITY AMENITIES, STUDIO, LIVE/WORK, 1BED, 2BED AND 3 BED UNITS AND LARGE OUTDOOR OPEN SPACES ZONING: IG SETBACK MINIMUMS: 5'-10' BUILDING TYPE: MULTI-FAMILY RESIDENTIAL / COMMERCIAL NUMBER OF BUILDINGS: 5 PROPOSED BUILDING AREA: APPROXIMATELY 393,000 SF

A0 A1 A2 A3 A4 A5 A6 A7 A8 A9 A10 A11 A12 A13 A14 A15 A16 A17 A18

ARCHITECT

COVER SHEET CONNECTIONS TO BOULDER - TRANSIT CONNECTIONS TO BOULDER - SERVICES SURROUNDING RESIDENTIAL FABRIC MAIN STREET GREENWAY BUILDING MASSING DIAGRAM ILLUSTRATIVE SITE PLAN PROPERTY LINE DIAGRAM PARKING & OPEN SPACE DIAGRAM BUILDING USE DIAGRAM PRECEDENTS PRECEDENTS RENDERINGS RENDERINGS RENDERINGS RENDERINGS RENDERINGS RENDERINGS RENDERINGS

COBURN ARCHITECTURE 2718 PINE ST #100 BOULDER, COLORADO 80302 P: (303) 442-3351

OWNER MAPLE MULTI-FAMILY LAND TX, L.P. 2420 17TH STREET, SUITE #250 DENVER, CO 80202 P: (303) 284-6875

IS-2 IG P IS-1

IG TREET PEARL S

IG IG IS-1

49TH STREET

SITE

ST 47TH

IS-2

48T H

ST R EET

REET

IS-2

PEARL PKWY

VICINITY MAP 1" = 200'-0"

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

COVER SHEET PLAN

TRUE

Attachment A - Applicant's Plan Set and Written Statement

CONNECTIONS TO BOULDER - TRANSIT GUNBARREL

FOOTHILLS PKWY

30TH ST

28TH ST

NORTH BOULDER

VALMONT RD

DOWNTOWN BOULDER

10 M IN W ALK

1 1/4 MILE

1 MILE

3/4 MILE

1/2 MILE

1/4 MILE

W AL K

1/4 MILE

1/2 MILE

3/4 MILE

1 MILE

1 1/4 MILE

1 1/2 MILE

WY K LP R A PE

L ST R A E P

BI KE

55TH ST

BIKE E N 5 MI

10 MI N

1 1/2 MILE 10 MIN E-BIKE

5M IN

ARAPAHOE AVE

CU BOULDER A MOBILITY HUB PER THE EAST BOULDER SUB-COMMUNITY PLAN IS A PLACE WHERE PEOPLE CAN CONNECT TO MULTIPLE MODES OF TRANSPORTATION FOR SAFE, CONVENIENT, AND RELIABLE TRIPS.

BICYCLE AND MICROMOBILITY PARKING, CAR SHARE VEHICLES, AND WAYFINDING AND REAL TIME INFORMATION AND ARE ALL POTENTIAL COMPONENTS OF MOBILITY HUBS

LEGEND EAST COMMUNITY MOBILITY HUB

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER JUNCTION

BUS STOP

PROPOSED MULTI-USE PATH

MULTI-USE PATH

BOULDER STORAGE @ 49TH & PEARL

BUS ROUTE

ON-STREET BIKE LANE

EAST BOULDER SUBCOMMUNITY BOUNDARY

CONCEPT PLAN REVIEW 2025.05.07

PLAN

TRUE

CONNECTIONS TO BOULDER - TRANSIT

Attachment A - Applicant's Plan Set and Written Statement

CONNECTIONS TO BOULDER - SERVICES NORTH BOULDER

28TH ST

30TH ST

FOOTHILLS PKWY

GUNBARREL

VALMONT RD

10 M IN W ALK

DOWNTOWN BOULDER 1 1/2 MILE 10 MIN E-BIKE

1 1/4 MILE

1 MILE

3/4 MILE

1/2 MILE

5M IN

1/4 MILE

W AL K

1/4 MILE

1/2 MILE

1 MILE

3/4 MILE

1 1/4 MILE

1 1/2 MILE

WY K LP R A PE

L ST R A E P

10 MI N

BI KE

55TH ST

BIKE E N 5 MI

ARAPAHOE AVE

CU BOULDER

LEGEND BANK

BAR/BREWERY

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

CAFE

DOCTOR

GAS STATION

BUS ROUTE

PROPOSED MULTI-USE PATH

GYM

BIKE SHOP

MULTI-USE PATH

BOULDER STORAGE @ 49TH & PEARL

PHARMACY

RESTAURANT

SALON

SCHOOL

SHOPPING

EAST BOULDER SUBCOMMUNITY BOUNDARY

CONCEPT PLAN REVIEW 2025.05.07

PLAN

TRUE

CONNECTIONS TO BOULDER - SERVICES

Attachment A - Applicant's Plan Set and Written Statement

28TH ST

30TH ST

FOOTHILLS PKWY

SURROUNDING RESIDENTIAL FABRIC

VALMONT RD

1 1/4 MILE

1 MILE

3/4 MILE

1/2 MILE

1/4 MILE

PEARL ST

1/4 MILE

1/2 MILE

1 MILE

3/4 MILE

1 1/4 MILE

WY K LP R A PE

55TH ST

L ST R A E P

ARAPAHOE AVE

LEGEND RESIDENTIAL AS PRIMARY USE OPPORTUNITY PER EAST BOULDER SUBCOMMUNITY PLAN

EXISTING RESIDENTIAL

IG ZONING, RESIDENTIAL ALLOWED WITH CONDITIONS

EAST BOULDER SUBCOMMUNITY BOUNDARY

very similar color choice

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PLAN

TRUE

SURROUNDING RESIDENTIAL FABRIC

Attachment A - Applicant's Plan Set and Written Statement

MAIN STREET GREENWAY

ET PEARL STRE

1/4 MILE

49TH STREET

SITE

LEGEND BAR/BREWERY

BANK

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

CAFE

DOCTOR

GAS STATION

BUS ROUTE

PROPOSED MULTI-USE PATH

GYM

BIKE SHOP

MULTI-USE PATH

BOULDER STORAGE @ 49TH & PEARL

PHARMACY

RESTAURANT

SALON

SCHOOL

SHOPPING

EAST BOULDER SUBCOMMUNITY BOUNDARY

CONCEPT PLAN REVIEW 2025.05.07

MAIN STREET GREENWAY PLAN

TRUE

Attachment A - Applicant's Plan Set and Written Statement

4 STORIES OFF STREET PARKING PEDESTRIAN

EXISTING SITE

CREATE BUFFER TO WESTERN NEIGHBOR WORK YARD

STREET TYPES

PEDESTRIAN MOMENTS / MOVEMENT

OPEN SPACE

COMMUNITY SPACES AND BUILDING ARTICULAITON

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PLAN

TRUE

BUILDING MASSING DIAGRAM

Attachment A - Applicant's Plan Set and Written Statement

BOULDER STORAGE SITE PLAN 0

25'

50'

100'

SCALE: 1" = 50'-0"

TY LINE PROPER

EET R T S L R PEA BUILDING R2

BUILDING R1

PLAZA

3 STORIES

FEATURES GATHERING SPACES, ART OPPORTUNITIES, FIRE PIT, PINIC TABLES

4 STORIES

E TRASH

Y LIN PROPERT

BUILDING C1

Y PROPERT

4 STORIES

LINE

FEATURES COMMUNITY GARDENS, UBER PICK-UP/DROP OFF AREA, FOOD DELIEVERY AREA, GATHERING SPACES, ART OPPORTUNITIES, PINIC TABLES, SHADE STRUCTURES

BUILDING R3 4 STORIES

PROPERTY LINE BUILDING R4.a 4 STORIES

49TH STREET

CENTRAL PLAZA

PROPERTY LINE

POOL

POOL AREA FEATURES GATHERING SPACES, ART OPPORTUNITIES, SHADE STRUCTURES, SWIMMING POOL

PEDSTRIAN PATH FEATURES GATHERING SPACES, ART OPPORTUNITIES, BENCHES SHADE STRUCTURES

PROPERTY LINE

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

ILLUSTRATIVE SITE PLAN PLAN

TRUE

Attachment A - Applicant's Plan Set and Written Statement

PROPERTY LINE DIAGRAM - 1/6TH 0

25'

50'

100'

SCALE: 1" = 50'-0"

TY LINE PROPER

EET R T S L R PEA

/4"

231'-9 1/2"

Y LIN PROPERT

210'-1 3/4"

150'-2 1

PHASE 1

Y PROPERT

LINE

49TH STREET

PHASE 2 PROPERTY LINE

PROPERTY LINE

PHASE 3 PROPERTY LINE

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PROPERTY LINE DIAGRAM PLAN

TRUE

OPEN SPACE DIAGRAM

PARKING DIAGRAM

1" = 60'-0"

Attachment A - Applicant's Plan Set and Written Statement

BIKE SHARING SPACES 0

30'

60'

120'

SCALE: 1" = 60'-0"

30'

60'

120'

SCALE: 1" = 60'-0"

BUILDING R1

BUILDING R1 3 STORIES

BUILDING R2

3 STORIES

BUILDING R2 4 STORIES

4 STORIES

PLAZA

TRASH

BUILDING C1

4 STORIES

BUILDING R3

4 STORIES

BUILDING R4.a

4 STORIES

POOL

CAR SHARING SPACES

STANDARD SURFACE PARKING SPOTS STANDARD CARPORT/GARAGE PARKING SPOTS COMPACT PARKING SPOTS COMPACT CARPORT/GARAGE PARKING SPOTS

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PLAN

TRUE

PARKING & OPEN SPACE DIAGRAM

Attachment A - Applicant's Plan Set and Written Statement

BOULDER STORAGE SITE USES & BUILDING METRICS

BUILDING R4

BUILDING R2 BUILDING C1 BUILDING R1 BUILDING R3

AMENITY SKY LOUNGE

GARAGES

BUILDING R4.a

AMENITY MARKER SPACE

GARAGES

AMENITY POOL

BUILDING R3

BUILDING AREA: PER LEVEL

GARAGES

CARPORTS

BUILDING E

49TH STREET CARPORTS

CARPORTS

PEARL STREET

BUILDING R1

BUILDING AREA: PER BUILDING

BUILDING R2

AMENITY LEASING OFFICE

BUILDING AREA: TOTAL SITE

COMMERCIAL SPACE

TOTAL CIRCULATION TOTAL RESI

TOTAL COMMERCIAL

281 TOTAL UNITS

STUDIO RESIDENTIAL UNIT

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

1BED RESIDENTIAL UNIT

2BED RESIDENTIAL UNIT

3BED RESIDENTIAL UNIT

BOULDER STORAGE @ 49TH & PEARL

NON-RESIDENTIAL - LIGHT BLUE

1.0 RESIDENTIAL FAR

OPEN SPACE

CONCEPT PLAN REVIEW 2025.05.07

TRUE

0.38 COMMERCIAL FAR

CAR PORT OPPORTUNITY

BUILDING USE DIAGRAM PLAN

TOTAL AMENITY

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PRECEDENTS PLAN

TRUE

A10

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

PRECEDENTS PLAN

TRUE

A11

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A12

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A13

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A14

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A15

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A16

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A17

Attachment A - Applicant's Plan Set and Written Statement

2718 Pine Street #100 Boulder, Colorado p: 303-442-3351

BOULDER STORAGE @ 49TH & PEARL

CONCEPT PLAN REVIEW 2025.05.07

RENDERINGS PLAN

TRUE

A18

Attachment A - Applicant's Plan Set and Written Statement

May 2, 2025 2505 49th Street and Adjacent properties Concept Plan Review – Written Statement Introduction This new development for Boulder is located along Pearl Street and 49 th. It is bordered by light industrial to the south, car sales to the west, and Valmont Park on the north. The site is currently occupied by shipping containers used for storage. The intent of this development is to maintain the storage use in a purpose-built building that uses far less land area and add residential units to the newly freed up land to provide residential in an area of town rife with jobs but lacking places for people to live. Project Site The parcel is located just east of Foothills Parkway on the south side of Pearl Street, and west of 49th Street. Adjacent uses are a mix of manufacturing, car sales, personal service, restaurants, gyms and other small businesses. Valmont Park is immediately adjacent to the north, as is the Goose Creek Greenway. Site Plan The 7.1 acres / 309,250 sf site is currently made up of several parcels that will be consolidated into different configurations. We propose to include an arrangement of 5 buildings containing 281 residential units. The residential buildings are organized around a central green spine, while the new storage building is along the western property line to provide a buffer to the NW neighbor. The gathering area/ green spine runs north/south through the project, providing residential open space and community gathering, as well as connecting the community to Valmont Park and Goose Creek Greenway. Parking is at grade, and much of it is located inside an XCEL easement within which no buildings may be constructed. This surface parking limits the infrastructure devoted to cars, lowering the project cost and needed rents. We are assuming other utility easements, other than the Xcel easement, will be reconfigured. Parking along the drive on the west side will likely be screened and will add a buffer between the residential and the neighboring uses. Goose Creek as Main Street The Goose Creek Greenway is slowly turning into a bike-first main street in much of Boulder. This area is no exception. In the immediately area along Goose Creek as it runs along Pearl between 47th and Valmont Park, there are a host of services, venues and shops including multiple restaurants including the Parkway Diner and La Choza, multiple gyms, multiple performance venues including Roots Music Hall and The Spark, two coffee shops including

Attachment A - Applicant's Plan Set and Written Statement

Prodigal Coffee, two breweries, a meadery, a spa, the Ice Coop climbing gym, and a Florist, among others. In addition, the recreational opportunities of Valmont Park, including the bike park, the soccer fields, the frisbee golf course, and general open space and bike paths are all available. Uses, Units and Buildings – micro manufacturing onsite The site area has many small shops as detailed above, along with small and micro manufacturing units. There are a host of jobs in the area, and these new residential workforce units will be well placed to allow residents to live closer to their workplaces. The project will have a unique approach to the amenities provided. There will be a string of home occupation units along the 49th street side, allowing for small-scale home businesses to have 2 story units with store frontage along 49th and living on the second floor above. Additionally, among the amenity space in the project will be workshop areas, usable by the residents for anything from sewing to building guitars. The project will embrace the home-grown small scale makers spaces in the area and add to that tradition. The apartments will be comprised of studios, 1-, 2- and 3-bedroom units with the final mix and counts to be determined as the demands evolve. The buildings are proposed to be 3 to 4 stories tall. While the design is still in the concept stage the desire for sculptural buildings and moving roofs on site make it likely that we will be seeking some additional height through Site Review beyond the code limit of 40’. Community Benefits This project will satisfy a host of city goals. It will provide additional residential units for the general population near employers, mass transit and existing bike connections, providing commercial uses with needed employees and customers in turn. The project more efficiently utilizes an existing developed parcel that is well situated to take advantage of existing alternative modes of transportation, thereby providing existing vehicular traffic with an opportunity to become bike and bus traffic. It will provide new makers space opportunities for residents and embrace the area’s history and aesthetic. It will continue the developing idea of Goose Creek Greenway as a bike focused main street. Parking The parking on site is kept to the perimeter, mostly focused to the west as a buffer form neighboring properties and to the south in the XCEL easements where buildings aren’t allowed. Overall, the project is parked at a rate of 1.16 parking spaces per unit. East Boulder Subcommunity Plan - 2022

Attachment A - Applicant's Plan Set and Written Statement

The project site is within the East Boulder Subcommunity Plan Key Concepts: The East Boulder Subcommunity Plan maintains and enhances the subcommunity’s industrial energy while integrating new uses to prepare for the changing dynamics of a work/life balance in Boulder. The project retains existing storage uses and integrates a variety of housing and makers space options along a service rich corridor in an area where there are a host of jobs but no residential options, creating a more synergistic live work community. East Boulder is the least populated subcommunity in the city and looks to be home to new and affordable housing that complements existing uses, includes a diverse mix of housing types and ownership models, and extends live-work-play choices in the community. The project proposes bringing a mix of housing options to an area that needs it, making it easier for people to live where they work. Access & Mobility: People and goods will easily and safely travel to, from, and through East Boulder by a variety of efficient, practical and affordable transportation modes, employing advanced transportation technology where appropriate. Our concept provides connections and pathways through the site that don’t currently exist and provides an easy way for new residents to access Valmont Park and other amenities on Pearl Street. The Draft TDM plan shows a modest increase in auto traffic that will support surrounding commercial uses. Easy walking access to transit along Pearl Parkway as well as a path under Foothills Parkway connecting to the Boulder Junction Transit Center make transit very accessible on foot or by other alternative modes. Existing bicycle/ alt mode infrastructure along Goose Creek, along with other TDM measures, will encourage a number of alternative transportation modes for new residents and will support existing transit facilities at Boulder Junction that are currently under-utilized. Design Quality & Placemaking: East Boulder will include walkable neighborhoods, for all ages and abilities, whose aesthetic character reflect the subcommunity’s industrial identity. Experimentation in design and construction to build enduring and engaging places will be encouraged. The permeability of the new site plan and the central open space/ circulation spine will encourage community gatherings and personal interactions by creating desirable outdoor spaces. Indoor Commercial and other Amenity spaces and building entries are also located along this spine and along Pearl and 49 th Streets to contribute to a lively and interactive public circulation experience with active outdoor spaces located periodically along the spine.

Attachment A - Applicant's Plan Set and Written Statement

The spine will also be overlooked with private balconies for its entire length, with one large public balcony likely to be located above the entryway through into the courtyard of Building R4 (see image A12). Appropriateness for Residential East Boulder needs housing. It needs homes that are well connected to existing infrastructure, homes that allow residents easy access to multi-modal transportation options, homes that promote an active and enriched lifestyle and that do this close to work so we can give people an option not to drive their cars. The proximity to open space and a well-established bike corridor with direct access to central Boulder alone would make this an excellent location for residential. The proximity to many businesses where potential tenants would be able to work close to home only adds to the argument in favor of this site becoming housing. The fact that this site is partially developed and would be able to utilize existing infrastructure, reducing the new load on resources makes this location beneficial to residents and to the city they want to live in. Code Compliance for Residential in Industrial Zones The site is within the East Boulder Subcommunity Plan, and is shown in that plan as Light Industrial; however, as noted in the plan itself and as confirmed by City Council in questions directed to staff during the adoption of the FBC for EBSP: The East Boulder Subcommunity Plan (EBSP)… is not intended, in the near term, to prevent property owners and users from improving or using the property in a manner that is consistent with the underlying zoning until the property is rezoned or redeveloped. The zoning of this site allows a majority of commercial and industrial uses by right but there is a specific allowance in the code for residential uses on sites where open space is located along more than 1/6th of the site perimeter. Valmont Park provides that contiguity for the first phase of the project. Once that first phase is brought in the second phase would then also be compliant. City of Boulder Staff have reviewed this approach and determined that this is appropriate and that both phases would be approved in a single Site Review. The project would need the submittal of permit for the 1 st phase to constitute the establishment of a residential use on that site, allowing the submittal of the permit for the second phase immediately thereafter. Concept Plan Written Statement Requirements (A) Techniques and Strategies for environmental impact avoidance, minimization, or mitigation: The project site is an already developed and fully paved site. The project will introduce green space and plantings that will improve environmental quality.

Attachment A - Applicant's Plan Set and Written Statement

(B)Techniques and strategies for practical and economically feasible travel demand management techniques, including without limitation, site design, land use, covenants, transit passes, parking restrictions, information or education materials, or programs that may reduce single-occupant vehicle trip generation to and from the site. The site plan includes multiple multi-use path connections that converge on the inside of the site at a central green space. This makes for easy access to the path which connects to all the neighborhood services one could require with 15 minutes or less of biking. Should biking not be preferred there’s also easy access to the bus line on Pearl Parkway. Ample bike parking facilities will be provided throughout the site. It is possible that Eco-passes will be provided to residents to encourage use of the bus system. (C) Proposed land uses and, if it is a development that includes residential housing type, mix, sizes, and anticipated sale prices, the percentage of affordable units to be included; special design characteristics that may be needed to assure affordability: The project is currently proposed to be a mix of unit sizes from 3 bedrooms to studio apartments. The project is not proposed to be for sale. Rather it would be rental. Specific examples of consistency with the purposes and policies of the Boulder Valley Comprehensive Plan have been added below: 1.11 Jobs: Housing Balance: This project creates housing where there are jobs needing support, and adds residential uses to an area that has alt modes where there would not have the scattered residential, but continues it along the bike path, creating housing in a location where employees might not have had the option previously. 1.22 Channeling Development to Areas with Adequate Infrastructure: This development is planned in an area that already has excellent infrastructure of all types. 2.14 Mix of Complementary Land Uses: The proposal would add needed residential units to East Boulder. It will help balance the retail, office, and light industrial uses adjacent and nearby with customers and employees who live within walking and biking distance and the proximity of open space will be a benefit to the residents. 2.24 Commitment to a walkable city: The project will add and create walkable paths through the site and allow connections to the bike path at the East and South.

Attachment A - Applicant's Plan Set and Written Statement

2.33 Sensitive Infill & Redevelopment: The proposed project will be an infill project building on land currently used for storage containers. It would maintain the existing use in a more efficient land use configuration. 2.38 Importance of Urban Canopy, Street Trees, and Streetscapes: The site has many wellestablished existing trees along the bike path that would remain, and the new streetscapes and central gathering areas will utilize plantings to enhance these spaces. The connections to the existing bike path are further enhanced by the trees and pocket parks situated between the buildings. 2.41 Enhanced Design for All Projects:  Context: the project will infill a largely undeveloped vacant parcel surrounded by open space and developed land and adjacent to the Commercial uses in this part of Boulder.  Transportation connections: the project is located adjacent to transit and a bike network, providing the possibility of bike and pedestrian friendly connections to the larger Boulder bike and transit network.  Permeability: the site will have a green spine through the property to connect to the adjacent open space and bike path.  On-site open spaces: the arrangement of buildings on the site creates multiple interior focused open spaces to benefit the residents and neighbors.  Buildings: the buildings will be designed around the central gathering spaces and oriented towards new plaza open spaces on the site. 4.07 Energy Efficient Land Use: The project will create a compact development pattern in an area well served by businesses and alternative transportation. It is ideal for sustainable land use. 6.05 Reduction of Single Occupancy Auto Trips: This project’s location is near to existing transit and proposed transit areas and proximate to biking trails and bus lines. It is ideally located for sustainable transportation options. 7.07 Mixture of Housing Types: This project will contain a mixture of studio, one-, two- and threebedroom apartments. 7.11 Balancing Housing Supply with Employment Base: This project meets the goal of increased housing for Boulder workers in proximity to transit, employment, and services.