Attachment A - Applicants Written Statement and Proposed Plans

Attachment A - Applicant’s Written Statement and Proposed Plans

To: City of Boulder Planning and Development Services From: Presbyterian Manor Re: Written Statement for 976, 986, 990, 1004, & 1050 Arapahoe Ave (Presbyterian Manor Phase II) Concept Plan Review Project Overview Presbyterian Manor Phase II is a planned expansion of permanently affordable senior housing in Downtown Boulder, utilizing land that was purposefully retained to support long-term affordable housing development. The project is sponsored by Boulder Presbyterian Housing, Inc., a mission-driven nonprofit with a more than 60 year track record of providing quality, affordable senior housing at this location. The project will deliver 60 new deed-restricted permanently affordable rental homes for seniors aged 62 and older, building upon the successful renovation of the adjacent 78-unit Presbyterian Manor Phase I community in 2023. Together, the two buildings will form an integrated senior housing community with shared open space, parking, services, and management. The proposed development is designed to advance the intent of the Boulder Revised Code and align with adopted City plans and policies, including the Boulder Valley Comprehensive Plan, the City’s Affordable Housing Goals, and Boulder’s commitment to sustainability, equity, and multimodal transit. By adding permanently affordable housing in a high-opportunity, amenity-rich Downtown location, the project advances City goals to grow where infrastructure already exists, minimize displacement, and broaden access to housing for historically underserved populations. The project site offers exceptional access to civic, cultural, and transportation amenities that are particularly well suited for senior residents. The site is adjacent to the Age Well Center and Boulder Public Library, and within a short walk of the Pearl Street Mall, Boulder Creek Path, City of Boulder municipal offices, RTD Downtown station, healthcare providers, and grocery stores. Techniques and Strategies for Environmental Impact Avoidance, Minimization, or Mitigation The building is designed to achieve National Green Building Standard (NGBS) Certification, with the project team evaluating pathways to NGBS Gold certification as design progresses. Preliminary plans include high efficiency heat pumps, energy recovery ventilation, EnergyStar appliances, WaterSense fixtures, EV charging stations, low-VOC materials, and passive design strategies to reduce utility burden on residents.

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Attachment A - Applicant’s Written Statement and Proposed Plans

Since much of the site and all of the building footprint are located in the 100-year floodplain, the project has been intentionally designed to minimize flood risk to residents. In compliance with the Code, all residential dwelling units are elevated above the Base Flood Elevation, and the ground floor is used for parking, leasing office, and residential amenity space. Civil engineering for the project incorporates enhanced drainage design and floodproofing strategies, including site grading, stormwater conveyance, and infrastructure placement to further reduce flood risk and support compliance with floodplain requirements. The stormwater management plan will comply with B.R.C 11-5-6 Stormwater Quality for Land Development incorporating strategies such as infiltration planters to reduce runoff volume and pollutant loads. This feature slows and treats stormwater on-site, aligning with city stormwater quality standards. Proposed landscape materials prioritize native, drought-tolerant species to reduce irrigation demand. Techniques and strategies for practical and economically feasible transportation 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 Presbyterian Manor Phase II benefits from an exceptionally walkable and transit-oriented location that reduces reliance on single-occupant vehicle trips, particularly for senior residents. According to a third-party market study prepared in connection with the Phase I development, the property received a Walk Score of 89 (“Very Walkable”) and a Bike Score of 99 (“Biker’s Paradise”) reflecting excellent access to neighborhood amenities, transit, and services. The site is adjacent to the Boulder Age Well Center and within easy walking distance of Downtown Boulder’s full array of amenities, including the Pearl Street Mall, Boulder Public Library, Boulder Creek Path, multiple healthcare providers, grocery stores, and RTD’s primary transit corridor. This proximity allows residents to meet daily needs without reliance on a personal vehicle and supports the City’s Transportation Master Plan and Boulder Valley Comprehensive Plan goals related to walkability, compact development, and reduced vehicle trips. This project is being designed as a service-enriched senior community that supports aging in place with dignity, safety, and mobility choice. The sponsor will expand upon existing partnerships with local nonprofits and service providers – including Via Mobility, St. Benedicts’ Health, Meals on Wheels, Harvest of Hope Mobile Food Pantry, and Bridge House – to provide transit options, nutrition programming, and coordinated services that reduce transportation barriers for residents. The project will also build upon the existing Car Share program currently offered by the Phase I building, providing residents with access to shared vehicles for occasional trips while 2

Attachment A - Applicant’s Written Statement and Proposed Plans

minimizing the need for personal vehicle ownership. In addition, the Phase II building will integrate closely with the existing Presbyterian Manor campus, sharing outdoor gardens, common spaces, events, and staffing resources. This coordinated campus approach enhances efficiency, strengthens social connection, and further reduces transportation demand by concentrating services and amenities on-site. As a result of the project’s transportation demand management strategies, senior-focused services, and transit-oriented location, parking is right-sized to reflect anticipated demand. This parking plan decreases the overall campus’ parking ratio from 0.94 parking spaces to 0.73 parking spaces per dwelling unit, which is more in line with the parking demand for senior units. Land Use, Residential Housing Type, Mix, Sizes, Affordability, and Special Design Characteristics All five parcels are contained fully within the RH-2 (High Density Residential) zoning district, which is intended to accommodate a range of attached residential building types, including apartment buildings, with complementary uses permitted where appropriate. The RH-2 zoning allows for a maximum FAR of 1.07, resulting in approximately 118,594 square feet of allowable floor area if the parcels are consolidated. The sponsor proposes to demolish the four existing market rate single-family homes located at 976, 986, 990, and 1004 Arapahoe Ave to enable redevelopment of the site as a cohesive affordable senior housing community. In combination with the existing approximately 55,000 square-foot apartment building at 1050 Arapahoe Ave, the site would allow for approximately 63,600 square feet of new residential development. Presbyterian Manor Phase II will be a 100% permanently affordable senior rental development consisting of approximately 60 one-bedroom apartments. Unit sizes are anticipated to average approximately 550 square feet and are intentionally designed to be efficient and well suited to senior households. The unit mix responds to demonstrated demand for smaller senior units in Boulder and supports aging-in-place by providing accessible layouts, efficient circulation, and proximity to shared amenities and services within the building and surrounding neighborhood. All units will be rental housing primarily financed through the federal Low-Income Housing Tax Credit (LIHTC) program and will be subject to long-term affordability restrictions. Units will be restricted to households earning at or below 60% of Area Median Income (AMI). Final affordability levels will be confirmed based on funding commitments and regulatory requirements. The project design is informed by Shopworks Architecture’s Dignified Design research, which emphasizes comfort, safety, choice, and community as foundational elements for senior housing. Building layout, circulation and common spaces are intentionally designed to reduce stress, enhance wayfinding, and support residents’ sense of security and independence.

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Attachment A - Applicant’s Written Statement and Proposed Plans

Residential units and common areas incorporate best practices for aging in place, including step-free access, adaptable unit layouts, reinforced bathroom walls for grab bars, clear circulation paths, and features that allow residents to remain safely in their homes as mobility and health needs evolve. The design prioritizes a variety of accessible, dispersed common spaces – such as community rooms, informal gathering areas, and outdoor amenities – to encourage daily interaction and reduce social isolation. Research highlighted in the Dignified Design report underscores the importance of these spaces in supporting mental, emotional, and physical wellbeing for older adults. The development will physically integrate with the existing Presbyterian Manor building, creating a cohesive campus environment that enhances community connection and resident services. This approach reflects best practices in affordable senior housing by leveraging existing infrastructure and operational expertise while expanding housing supply in one of the most sought-after locations in Boulder.

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Attachment A - Applicant’s Written Statement and Proposed Plans

Boulder Valley Comprehensive Plan The project is located in the Boulder Valley Comprehensive Plan’s (BVCP) Regional Center of Downtown Boulder. The site is located in the High Density Residential (HR) land designation. This project directly meets the goals and intent of the BVCP Land Use Map by delivering 60 affordable senior housing apartments in a transit-oriented site near the University of Colorado and major corridors and services.

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Attachment A - Applicant’s Written Statement and Proposed Plans

The project achieves many important goals of the BVCP, including: 1.10 Growth Requirements The overall effect of urban growth must add significant value to the community, improving quality of life. The city will require development and redevelopment to provide significant community benefits, achieve sustainability goals for urban form and maintain or improve environmental quality as a precondition for further housing and community growth. Presbyterian Manor Phase II adds significant value to the Boulder community by delivering permanently affordable senior housing in a highly accessible, infrastructure-rich Downtown location. The project improves quality of life by allowing older adults—many of whom are on fixed incomes—to remain safely housed in proximity to essential services such as transit, health care, and the City’s Age Well Center. The location and on-site services provided by the non-profit owner all support aging in place. 1.22 Channeling Development to Areas with Adequate Infrastructure In order to protect and use past investments in capital improvements, new development and redevelopment will be located in areas where adequate public services and facilities presently exist or are planned to be provided under the city’s CIP. This project channels new development to a site with existing and well-established public infrastructure. The site is already served by streets, utilities, transit, sidewalks, and immediately adjacent to civic facilities. The project also utilizes shared parking, services, and operational infrastructure with the existing Presbyterian Manor apartment complex. By concentrating growth in a Downtown location with significant public services and facilities in place, the project minimizes the need for new infrastructure investments and aligns with the City’s CIP goals. 2.24 Commitment to a Walkable & Accessible City The city will promote the development of a walkable and accessible city by designing neighborhoods and mixed-use business areas to provide easy and safe access by foot, bike and transit to places such as neighborhood centers, community facilities, transit stops or centers and shared public spaces and amenities (i.e., 15-minute neighborhoods). The city will consider additional neighborhood centers or small mixed-use retail areas where appropriate and supported by the neighbors they would serve. In some cases, the definition of mixed use and scale and character will be achieved through area planning. Presbyterian Manor Phase II directly advances the City’s goal of a Walkable and Accessible City by locating 60 permanently affordable senior housing apartments within a highly connected Downtown location that functions as a 15-minute neighborhood. The site provides safe and convenient pedestrian, bicycle, and transit access to neighborhood centers, civic facilities, healthcare services, open space, and shared public amenities, including the Boulder Age Well Center, Boulder Public Library, RTD transit corridors, and the Boulder Creek Path.

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Attachment A - Applicant’s Written Statement and Proposed Plans

7.02 Affordable Housing Goals The city will study and consider substantially increasing the proportion of housing units permanently affordable to low-, moderate- and middle-income households beyond our current goal of at least ten percent of the housing stock for low and moderate incomes. City resources will also be directed toward maintaining existing permanently affordable housing units and increasing the stock of permanent affordable housing through preservation of existing housing. This project helps achieve the City’s Affordable Housing Goals by increasing the supply of permanently affordable housing for low-income households in Boulder. The project will deliver 60 new senior rental units restricted to households earning at or below 60% of the Area Median Income. By building upon and integrating with the existing Presbyterian Manor community, the project also supports the City’s goal of preserving and strengthening existing affordable housing assets. 7.04 Strengthening Community Housing Partnerships The city and county will create and preserve nonprofit and private sector partnerships dedicated to community housing needs by supporting nonprofit agencies and private entities that create and maintain permanently affordable housing in the community. The project builds upon the successful partnership that enabled the recent LIHTC renovation of the adjacent Presbyterian Manor Phase I building and reflects the City’s commitment to supporting nonprofit organizations with the capacity and experience to create and maintain high-quality affordable housing. Through these partnerships, the project advances shared community housing goals while ensuring responsible stewardship and long-term affordability. Concept Review Guidelines The following Concept Review guidelines have particular resonance to the design of this project. 1.​ Characteristics of the site and surrounding areas, including without limitation, its location, surrounding neighborhoods, development and architecture, any known natural features of the site including without limitation, mature trees, watercourses, hills, depressions, steep slopes, and prominent views to and from the site; Presbyterian Manor II takes advantage of the surrounding neighborhood to provide access to services, recreation, and amenities tailored to future senior residents. The 4-story building, with elevated amenity spaces, will provide views of the Flatirons to all residents, providing them with a connection to the natural environment. 3. Applicable criteria, review procedures, and submission requirements for a site review;

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Attachment A - Applicant’s Written Statement and Proposed Plans

Subparagraph 9-13-4(b), B.R.C. 1981 states that, “Residential projects seeking to be exempt from site review pursuant to Subparagraph 9-2-14(b)(3)(G), B.R.C. 1981, may be reviewed under the affordable housing design review process regardless of the number of units proposed in the development.” Subparagraph 9-2-14(b)(3)(G), B.R.C. 1981 states, “Exemptions: The following developments that exceed the minimum site review thresholds set forth in this section shall not be required to complete a site review . . . (G) Residential projects where all units will meet the requirements for permanently affordable units in Chapter 9-13, "Inclusionary Housing," B.R.C. 1981, provided the applicant for such a project applies for and receives approval of an affordable housing design review pursuant to Section 9-13-4, "Affordable Housing Design Review," B.R.C. 1981.” Furthermore, Section 9-2-14(b)(1)(B) states, “Minimum Thresholds for Voluntary Site Review: No person may apply for a site review application unless the project exceeds the thresholds for the "minimum size for site review" category set forth in Table 2-2 of this section or a height modification pursuant to Subparagraph (E) below on any lot is requested.” This project deserves discussion regarding the conflict in the B.R.C. 1981 regarding exemptions from Site Review. Since this project is 100% affordable and is, therefore, exempt from Site Review per 9-2-14(b)(3)(G), should it be routed through Affordable Housing Design Review for the .67 FAR bonus allowed per 9-8-1? 4. Permits that may need to be obtained and processes that may need to be completed prior to, concurrent with, or subsequent to site review approval; To create this new, much-needed senior affordable housing project, the four single-family homes located at 976, 986, 990, and 1004 Arapahoe must be demolished. Presbyterian Manor purchased these four homes in the 1980s and 1990s with a vision to create a larger senior affordable housing campus. Given the age of these houses, Presbyterian Manor submitted a demolition permit application to the Landmarks Board. The Landmarks Boards issued a stay of demolition on December 3, 2025 and has scheduled a hearing for February 25, 2026 to decide whether to initiate landmark designation or approve the demolition permit. 8. The appropriateness of or necessity for housing. A typical applicant for a unit at Presbyterian Manor at 1050 Arapahoe Avenue waits years for the opportunity to move into the building, and that waitlist is available only one day per year. The population of Boulder County residents aged 60-79 is expected to grow 23% by 2050, and the population of Boulder County residents aged 80+ is expected to grow a whopping 220% in that same time period, according to Boulder County. It is necessary for our community to meet not only today’s demand for senior affordable housing but also to anticipate the growing need for such housing.

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Attachment A - Applicant’s Written Statement and Proposed Plans

Conclusion Presbyterian Manor Phase II represents a thoughtful and policy-aligned response to Boulder’s urgent need for affordable senior housing. By pairing a permanently affordable housing program with an exceptional Downtown location, sustainable and resilient design, and experienced nonprofit sponsor, this project directly advances adopted City plans and the goals of the Boulder Revised Code while strengthening an established and successful senior housing community.

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Attachment A - Applicant’s Written Statement and Proposed Plans PRESBYTERIAN MANOR PHASE 2 1050 ARAPAHOE AVE. BOULDER, CO

Zoning - RH-2 Site Area - 110,836 SF Existing Building Area - 55,000 SF, 79 Units Proposed Phase 2 Building Area - 48,950 SF, 60 Units Dwelling Unit Attached - Allowed Use Bulk Height - 35' Max, 3 Stories FAR (9.8.2) - .67 Base, 1.07 with Site Review Required Open Space - 40% Setbacks - Front 25', Side Street 12.5', Side Interior 10', Rear, 25'

Proposed Design Height - 35', 3 Stories FAR: 110,836 * 1.07 = 118,594 SF Allowed 103,950 SF Proposed = 0.94 Open Space: 110,836 + 0.4 = 44,335 SF Required 49,750 SF provided = 44.8% Parking 101 Provided = .73/DU INDEX

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COVER SHEET AS BUILT SURVEY AREA PLAN ZONING PLAN SITE PLAN FLOOR PLANS VISUALIZATION VISUALIZATION

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Attachment A - Applicant’s Written Statement and Proposed Plans

Attachment A - Applicant’s Written Statement and Proposed Plans

DOWNTOWN BOULDER

B OU

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BOULDER MUNICIPAL CAMPUS

PUBLIC LIBRARY

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BOULDER COMMUNITY HEALTH

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Attachment A - Applicant’s Written Statement and Proposed Plans

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(E) CURB CUT

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25' - 0"

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REMOVE CURB CUTS

ENTRY

EXISTING LOADING WITH PARKING 11 SPACES

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(E) 79 UNIT (11) STORY +/- 55,000 SF

PARKING - 90 SPACES

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Attachment A - Applicant’s Written Statement and Proposed Plans

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1BR

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CONCEPT - LEVEL 2 FLOOR PLAN 1" = 60'-0"

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PRESBYTERIAN MANOR 2 1050 ARAPAHOE ANE. BOULDER, COLORADO

Attachment A - Applicant’s Written Statement and Proposed Plans

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PRESBYTERIAN MANOR 2 1050 ARAPAHOE ANE. BOULDER, COLORADO

Attachment A - Applicant’s Written Statement and Proposed Plans