Attachment B - Applicant's Proposed Plans

Regular Meeting, November 20, 2025 · item 5B: Use Review for three hotel suites in the existing carriage building and new building, totaling 2,023 square feet at 1105 Spruce St. Reviewed… · 24 pages

This is the text extracted from the file, without its layout, tables, or images. Use the original for anything that matters.

Attachment A - Applicant's Plan Set

FLOOR PLAN GENERAL NOTES 1. 2. 3. 12'-2" 12'-2" EQ

FLOOR PLAN LEGEND

4'-2"

= (E) WALL

EQ 1'-9"

4"OH

8'-9"

1'-9"

= (N) WALL

2 100'-0" = USGS 5369 1ST FLOOR

FOYER

(E) SLOPE 8" / 12"

KITCHENETTE

1'-1" 1'-8"

ROOF BELOW

1'-8"

2 11'-10"

(E) SLOPE 8" / 12"

2-6

9'-2"

4"OH

2'-6"

6'-8" WALL HT

(E) SLOPE 10" / 12"

W = WALL CABINET SB = SINK BASE B = BASE CABINET F = FILLER PANEL OS = OPEN SHELF DBF = DRAWER BASE W/ FILE RAILS MW = MICROWAVE BY OWNER DW = DISHWASHER BY OWNER COF = COFFEE MACHINE BY OWNER REF = REFRIGERATOR BY OWNER UC = UNDER COUNTER DF = ANSI ACCESSIBLE DRINKING FOUNTAIN, RE: PLUMB FD = FLOOR DRAIN, RE: PLUMB FS = FLOOR SINK, RE: PLUMB FCO = FLOOR CLEANOUT, RE: PLUMB

2'-2"

UC REF24

2'-8"

(E) SLOPE 8" / 12"

4"OH

CARRIAGE HOUSE

2'-10" LF

(E) SLOPE 10" / 12"

2-4 BARN

5369 100'-0"

5377.8 109'-5 1/2"

DS = DOWNSPOUT RD = ROOF DRAIN OD = OVERFLOW DRAIN HP = HIGH POINT LP = LOW POINT

ROOF PLAN GENERAL NOTES

18'-2"

(E) SLOPE 10" / 12"

2-4 BARN

18'-2"

8'-4"

6'-8" WALL HT

7'-10"

ALL DIMENSIONS ARE FROM THE OUTSIDE FACE OF WALL, GRID LINES, OR THE CENTER OF THE EQUIPMENT, UNO. ROOF OVERHANGS ARE 8", TYP, UNO. ALL (N) GUTTERS ARE TO BE INSTALLED WITH A SLOPE OF 1/4" PER 10'.

ROOF PLAN KEYNOTES 1 2

3'-5"

6'-8" WALL HT

2. 3.

48x24 DESK

9'-1"

(E) SLOPE 10" / 12"

LIVING

SUITE

HEAD HT < 6'-8" (N) SKYLIGHT ABOVE, RE: 6/A200C

ROOF PLAN LEGEND

12'-1"

8'-0"

1 2

7'-10"

9'-2"

BATH

27'-4"

FLOOR PLAN KEYNOTES

16R @ 7" 14T @ 11"

(N) VELUX - SOLAR POWERED "FRESH AIR" SKYLIGHT (N) SHINGLE ROOF, TYP - OWEN'S CORNING - SUPREME 3 TAB SHINGLES - 12"x36" - DRIFTWOOD

6'-8" WALL HT

8'-2"

16'-4"

8'-2"

16'-4"

ROOF PLAN 1/4" = 1'-0"

UPPER LEVEL FLOOR PLAN 1/4" = 1'-0"

MAIN LEVEL FLOOR PLAN 1/4" = 1'-0"

DEMOLITION PLAN LEGEND = (E) WALL

(E) SLOPE 8" / 12"

5'-3"

1. 2.

1'-8"

(E) SLOPE 8" / 12"

DEMOLITION PLAN GENERAL NOTES

3'-0"

(E) SLOPE 8" / 12"

1'-9"

5'-3"

(E) SLOPE 8" / 12"

2'-0"

(E) SLOPE 10" / 12" 7'-6"

2'-6"

1 6.

1'-0"

7'-11"

8. 9.

(E) SLOPE 10" / 12"

3 7

1 2 3 4

9 1 5 6

4 5/6/2025 9:48:48 AM

GC TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION. DASHED LINES INDICATE WALLS, DOORS, WINDOWS, EQUIPMENT, FIXTURES, AND CASEWORK TO BE REMOVED, UNO. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL VISIT THE SITE AND THOROUGHLY REVIEW THE DRAWINGS AND SPECIFICATIONS TO BECOME FAMILIAR WITH THE INTENT OF THESE DOCUMENTS AND THE SPECIFIC REQUIREMENTS OF THE PROJECT. THESE DRAWINGS ARE DIAGRAMMATIC IN CHARACTER AND DO NOT NECESSARILY SHOW ALL MATERIALS FOR A COMPLETE INSTALLATION. CONFIRM FINAL LOCATIONS OF DEVICES WITH THE CLIENT PRIOR TO INSTALLATION. LOCATIONS AND INFORMATION FOR EXISTING IMPROVEMENTS AND EQUIPMENT SHOWN ON THESE PLANS ARE APPROXIMATE. THIS INFORMATION IS DERIVED FROM AS-BUILT DRAWINGS FROM LODESTONE DESIGN GROUP. THE CONTRACTOR IS TO VERIFY ACTUAL FIELD CONDITIONS PRIOR TO STARTING WORK. IF SIGNIFICANT DISCREPANCIES ARE FOUND THAT CANNOT BE EASILY DEALT WITH CONTACT THE ARCHITECT OR ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR ALL DEMOLITION REQUIRED TO IMPLEMENT NEW DESIGN. THE CONTRACTOR IS TO COORDINATE WITH THE CLIENT FOR DEMOLISHED ITEMS (CASEWORK, DOORS, ETC.) TO BE SALVAGED. REMOVE EXISTING FLOORING AND PREP FOR NEW CONSTRUCTION IN ALL ROOMS, UNO. OWNER TO COORDINATE WITH THE CONTRACTOR ON THE VARIOUS STORAGE, EQUIPMENT, AND FURNISHINGS TO BE RELOCATED OR DEMOLISHED.

8 7 6 5 4 3 2 1 No.

USE REVIEW RESUBMITTAL DESIGN DEVELOPMENT USE REVIEW DESIGN DEVELOPMENT PROGRESS DESIGN DEVELOPMENT UPDATES DESIGN DEVELOPMENT PLAN UPDATES DESIGN DEVELOPMENT PLAN UPDATES DESIGN DEVELOPMENT PROGRESS Description

7 8

DEMO ROOF PLAN 1/4" = 1'-0"

UPPER LEVEL DEMO PLAN 1/4" = 1'-0"

MAIN LEVEL DEMO PLAN 1/4" = 1'-0"

(E) WALL, DOOR, FRAME, CASEWORK, ETC TO BE DEMOLISHED, TYP (E) STAIR TO BE DEMOLISHED CAREFULLY SALVAGE & STORE WINDOWS FOR REPAIR AND REUSE (E) EXTERIOR FRAMING TO BE SISTERED, RE: STRUCT. CAREFULLY SALVAGE & STORE (E) SIDING FOR REHABILITATION DEMO ROOFING MATERIAL DOWN TO SHEATHING DEMO (E) FLOOR TO STRUCTURE, (E) JOISTS TO BE SISTERED W/ (N) 2x10 WD JOISTS, RE: STRUCT (E) FLOOR TO BE DEMOLISHED CAREFULLY SALVAGE (E) DOOR, TO BE REHABILITATED & REUSED CAREFULLY DECONSTRUCT AND CATALOGUE (E) ROOF FRAMING, TO BE RECONSTRUCTED

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/12/25 2/27/25 Date

PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

DEMOLITION PLAN KEYNOTES (E) SLOPE 10" / 12"

C:\Users\Michael\Documents\2025.04 - Spruce St. Carriage House - CENTRAL_michaelTFEX3.rvt

= (E) WALL, DOOR, WINDOW, FIXTURE, CASEWORK, EQUIPMENT TO BE CAREFULLY REMOVED

LOUNGE 1105 & SPRUCE HOTEL HOTEL SUITE 1 CARRIAGE HOUSE 1105 SPRUCE STREET BOULDER, CO 80305

FLOOR & ROOF PLANS Project: Date :Drawn by: Checked by:

2025.04 2/7/25 MJS PEH

A200C

Attachment A - Applicant's Plan Set

BUILDING ELEVATION GENERAL NOTES 1. 2.

FINISHED FLOOR 100'-0" = USGS 5369 PAINT ALL ROOF PENETRATION PIPES/VENTS TO MATCH ROOF COLOR. PAINT ALL EXPOSED GAS PIPE & ELECTRICAL CONDUIT TO MATCH ADJACENT SURFACE. INSTALL 24 GA GI AT ALL ROOF/WALL INTERSECTIONS. 2" MIN REVEAL UNO. FLASHING TO TUCK UP UNDER BUILDING PAPER 6". DO NOT EXPOSE BUILDING PAPER. INSTALL 24 GA GI OVER ALL HORIZONTAL TRIM. TAPE TOP EDGE TO BUILDING PAPER. DO NOT EXPOSE TAPE.

3. 4. 5.

ELEVATION KEYNOTES 1

VELUX SOLAR POWERED "FRESH AIR" SKYLIGHT

OWENS CORNING SUPREME 3 TAB SHINGLES, DRIFTWOOD, 12"x36"

(E) HORIZONTAL SIDING, REPAINTED & REUSED. (N) SIDING TO BE MILLED CEAR WD SIDING, PAINTED TO MATCH HISTORIC FINISH (E) WINDOW, REHABILITATED BY HERITAGE WINDOW RESTORATION (N) DOOR TO MATCH DESIGN HISTORIC DOORS, STAINED TO MATCH HISTORIC FINISH, BY HERITAGE WINDOW RESTORATION REHABILITATE (E) DOOR. DOOR AND JAMB TO BE WEATHERTIGHT & INOPERABLE EXTENTS OF (N) UPPER LEVEL FLOOR SYSTEM (N) BARN DOOR PANELS ON TRACK SYSTEM IN FRONT OF FULL LITE DOUBLE DOORS - CAL HOME - 42"x80" WALNUT STAINED PINE WOOD SLIDING BARN DOOR (N) CONC SIDEWALK, RE: 1/A100 (N) SKYLIGHT, RE: 6/A200C (E) ROOF LOCATION INFALL WALL W/ (N) SIDING TO MATCH (E) (N) SHINGLE ROOF, TYP - OWEN'S CORNING - SUPREME 3 TAB SHINGLES - 12"x36" - DRIFTWOOD

2 3

4 5 6

PELLA RESERVE CONTEMPORARY WOOD HINGE PATIO DOOR. FINISH TO MATCH EXISTING WINDOW AND DOOR FINISHES

CAL HOME 42" X 80" WALNUT STAINED PINE WOOD SLIDING BARN DOOR

7 8 9 10 11

CARRIAGE HOUSE EXISTING CONDITIONS

NOTE: (E) FINISH MATERIALS TO BE REPAIRED AND REUSED AS NOTED BELOW. (N) FINISH MATERIALS TO MATCH HISTORIC FINISH

ROOF RIDGE 123'-8 1/2"

(N) T.O. UPPER LEVEL SUBFLOOR 109'-5 1/2"

(N) T.O. ROOF PLATE 115'-10"

1'-4"

25'-0"

(E) T.O. ROOF PLATE 114'-6"

MAXIMUM HEIGHT

(N) T.O. ROOF PLATE 115'-10"

1'-4"

(E) T.O. ROOF PLATE 114'-6"

8 1

5 (N) T.O. UPPER LEVEL SUBFLOOR 109'-5 1/2"

2 (N) T.O. UPPER LEVEL PLATE 108'-0"

(N) T.O. UPPER LEVEL PLATE 108'-0"

2 3

USGS 5367.72

7 T.O. MAIN LEVEL SUBFLOOR (USGS 5369) 100'-0"

25'-0"

WEST ELEVATION 4 1/4" = 1'-0"

SOUTH ELEVATION 1/4" = 1'-0"

ROOF RIDGE 123'-8 1/2"

(N) T.O. ROOF PLATE 115'-10"

10 9

(E) T.O. ROOF PLATE 114'-6"

1'-4"

C:\Users\Michael\Documents\2025.04 - Spruce St. Carriage House - CENTRAL_michaelTFEX3.rvt

T.O. MAIN LEVEL SUBFLOOR 100'-0" (USGS 5369)

(N) T.O. ROOF PLATE 115'-10"

8 7 6 5 4 3 2 1 No.

(E) T.O. ROOF PLATE 114'-6"

PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

5 (N) T.O. UPPER LEVEL SUBFLOOR 109'-5 1/2"

(N) T.O. UPPER LEVEL SUBFLOOR 109'-5 1/2"

(N) T.O. UPPER LEVEL PLATE 108'-0"

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/12/25 2/27/25 Date

(N) T.O. UPPER LEVEL PLATE 108'-0"

LOUNGE 1105 & SPRUCE HOTEL HOTEL SUITE 1 CARRIAGE HOUSE

4 2

5/5/2025 1:51:20 PM

1105 SPRUCE STREET BOULDER, CO 80305

BUILDING ELEVATIONS

7 T.O. MAIN LEVEL SUBFLOOR (USGS 5369) 100'-0"

EAST ELEVATION 1/4" = 1'-0"

T.O. MAIN LEVEL SUBFLOOR (USGS 5369) 100'-0"

NORTH ELEVATION 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 2/7/25 MJS PEH

A300C

Attachment A - Applicant's Plan Set 1

FLOOR PLAN LEGEND

= (N) WALL, RE: PARTITION TYPES

28'-9" 14'-4 1/2" 5'-3"

100'-0" = USGS 5368, RE: CIVIL TO SUITE 3 MAIN LEVEL SUBFLOOR

14'-4 1/2"

4'-0"

5'-1 1/2"

4'-11 1/2"

4'-0"

5'-3"

REF = REFRIGERATOR BY OWNER UC = UNDER COUNTER

FLOOR PLAN GENERAL NOTES

5'-10 1/2"

2. 3. 4.

7'-7 1/2"

5'-7"

7'-8"

2'-1 1/2"

203

PORCH ROOF BELOW

5'-5 1/2"

4'-6"

4'-8"

5'-5 1/2"

14'-4 1/2"

4'-3"

14'-4 1/2" 28'-9"

UPPER LEVEL FLOOR PLAN 1/4" = 1'-0" 2

28'-9"

1'-0"

14'-4 1/2"

OH 5'-5"

3'-8"

5'-3 1/2"

14'-4 1/2" 5'-1 1/2"

3'-8"

5'-5"

1 1'-0" OH

3'-6"

A 1

UC REF 24

3'-6"

1'-0"

CLOS

B 1 TYP

101

102

KITCHENETTE

16" DP

101

LEY

101'-0"

36"x36"

5369

LIVING 103

1'-0" OH

SLOPE 5:12

3" OH

101'-0" 5369

1'-4 1/2"

18R @6.99" 17T @11"

FRONT PORCH

103

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/12/25 2/27/25 Date

PEH ARCHITECTS

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

DN 4'-10 1/2"

3'-10"

100'-0"

4'-10 1/2"

5368 FRONT PORCH

LOUNGE & HOTEL HOTEL SUITES 2 & 3 DUPLEX

2" 2'-2 1/2"

6 1/2" OH

4'-1"

3'-10"

4'-0"

4'-1"

14'-4 1/2"

4'-1"

1105 SPRUCE ST BOULDER, CO 80302

2'-2 1/2"

14'-4 1/2"

TYP

FLOOR & ROOF PLANS

28'-9"

1 TYP

ROOF PLAN 1/4" = 1'-0"

25'-9"

REF 24

1'-6"

100

8 7 6 5 4 3 2 1 No.

2'-1 1/2"

18R @6.99" 17T @11"

RANGE 24

104

10'-8 1/2"

18'-9"

KITCHENETTE DINING

UP UP

DS 3" OH

100'-0" 5368

10'-10"

PULL-OUT SOFA

90x24 BUILT-IN

100

SUITE 3

DS 6 1/2" OH

2'-3"

105

3'-6"

1'-0" OH

LIVING

D 1'-0"

4 1/2"

SLOPE 5:12

5369

4'-3 1/2"

1'-0"

+1' 101'-0"

60x24 DESK

LEY

VALL

V AL

CARRIAGE HOUSE

SLOPE 7:12

RIDGE

3'-0"

14'-0"

6'-6"

FULLY ACCESSIBLE FIRST FLOOR

2'-1 1/2"

4'-9"

SUITE 2 25'-9"

RIDGE

8'-2 1/2"

60X24 DESK

SLOPE 2:12 SLOPE 7:12

SLOPE 2:12

SLOPE 7:12

RIDGE

3'-4"

2'-2 1/2"

LEY

VAL

BATH-1

8'-5"

2'-7 1/2"

1 102

60x24 BUILT-IN

C:\Users\COLLEEN\Documents\2025.04 - Spruce St. Ext.Stay - DD_colleen4PYWE.rvt

7/8/2025 8:44:54 AM

202

PORCH ROOF BELOW

2 TYP A

2-7 LF 20

CLOS

3 1'-0"

204

10 1/2"

2'-6"

1'-4 1/2"

2-7 LF

3'-0"

2'-1 1/2"

4'-3"

2 7'-7 1/2"

BEDROOM

201

1 1'-0"

5'-11 1/2"

2'-6 1/2"

2 1

2 3

K&M SHEET METAL 0.027" ALUM BOX GUTTER, BLACK METAL DOWNSPOUT. PROVIDE SPLASHBLOCK AT BASE OF DOWNSPOUT 8x12" METAL LEADER BOX

BASE CABINETS WITH COUNTERTOP AT 34" AFF PER ICC A117.1. PROVIDE SOLID IN-WALL BLOCKING WALL CABINETS ABOVE MECH CHASE FOR RETURN/SUPPLY DUCTS. ALL DISTRIBUTION TO BE LOCATED IN SECOND FLOOR FRAMING STONE LOOK PRECAST CONC WALL CAP @ FRONT PORCH, RE: 5/A400D SEMI-RECESSED FIRE EXTINGUISHER CABINET & EXTINGUISHER FOR CLASS A FIRE HAZARD PER 2024 IFC. FIRE EXTINGUISHERS TO BE SEPARATED W/ A MAX TRAVEL DISTANCE OF 75 FEET. CABINET MOUNTING HT TO COMPLY W/ NFPA & ADA / 2017 ICC A117.1 REQUIREMENTS

ROOF PLAN KEYNOTES 1 2

110'-1 3/4" 5378-1 3/4

10 1/2"

3'-6"

ALL DIMENSIONS ARE MEASUREMENTS FROM THE OUTSIDE FACE OF WALL, GRID LINES, OR THE CENTER OF THE EQUIPMENT, UNO. ROOF OVERHANGS ARE 1'-0", TYP, UNO. REFER TO MECHANICAL DRAWINGS FOR ADDITIONAL ROOF PENETRATIONS AND INFORMATION NOT SHOWN ON THIS PLAN. ALL GUTTERS ARE TO BE INSTALLED WITH A SLOPE OF 1/4" PER 10'.

EXTERIOR BUILDING DIMENSIONS ARE MEASUREMENTS FROM THE OUTSIDE FACE OF FRAMING, OPENINGS, OR GRID LINE, UNO. INTERIOR DIMENSIONS ARE TO FINISH FACE OF WALL, OPENING, OR GRID LINE, UNO. DOOR OPENINGS ARE 4" FROM HINGED SIDE TO ADJACENT WALL, OR CENTERED, UNO. SUITE 2 TO BE FULLY ACCESSIBLE PER ICC A117.1, RE: A005 AND A600D FOR REQ'D CLEARANCES. ALL PENETRATIONS THROUGH FIRE RATED CORRIDORS OR FLOOR/ CEILING ASSEMBLIES SHALL BE FIRE STOPPED WITH A MATCHING RATING. REFER TO MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ADDITIONAL INFORMATION. REFER TO CIVIL FOR GRADING AND NON-PAVED SURFACES AROUND THE BUILDING. REFER TO LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.

FLOOR PLAN KEYNOTES

8'-7 1/2"

7'-4"

6'-6"

SUITE 3

201

ROOF PLAN GENERAL NOTES

66X36 SHOWER

8'-8 1/2"

0 2-

DS = DOWNSPOUT

3'-3 1/2"

25'-9"

111'-1 3/4" 5379-1 3/4

205

1'-8"

SUITE 2

BEDROOM

ROOF PLAN LEGEND

BATH

6'-2 1/2"

203

3'-3"

7'-4"

66X36 SHOWER

25'-9"

6'-6"

5'-5 1/2"

200

6'-0 1/2"

7'-4"

2'-1"

3'-6"

24" DP

200

3'-2 1/2"

BATH-2

1'-11 1/2"

3'-2 1/2"

3'-6"

MAIN LEVEL FLOOR PLAN 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 2/7/25 CER PEH

A200D

Attachment A - Applicant's Plan Set

ELEVATION LEGEND 100'-0" = USGS 5368, RE: CIVIL TO SUITE 3 MAIN LEVEL SUBFLOOR

MARVIN ELEVATE PICTURE WINDOWS, WOOD CASEMENT, STAINED TO MATCH SUITE 1 (CARRIAGE HOUSE) SIDING

ELEVATION GENERAL NOTES 1. 2. 3. OWENS CORNING SUPREME 3 TAB SHINGLES, DRIFTWOOD, 12"x36"

4. 5. 6. 7. 8.

GENERAL SHALE RED RANGE WIRECUT CLAY BRICK (6024)

PAINT ALL ROOF PENETRATION PIPES/VENTS TO MATCH ROOF COLOR. PAINT ALL EXPOSED GAS PIPE & ELECTRICAL CONDUIT TO MATCH ADJACENT SURFACE. INSTALL 24 GA GI AT ALL ROOF/WALL INTERSECTIONS. 2" MIN REVEAL UNO. FLASHING TO TUCK UP UNDER BUILDING PAPER 6". DO NOT EXPOSE BUILDING PAPER. INSTALL 24 GA GI OVER ALL HORIZONTAL TRIM. TAPE TOP EDGE TO BUILDING PAPER. DO NOT EXPOSE TAPE. BRICK COLOR TO MATCH EXISTING PRIMARY BUILDING. FINAL COLORS BY OWNER. ALL EXTERIOR WALL MOUNTED LIGHTING TO BE DARK SKY RATED. REFER TO CIVIL FOR GRADING AND NON-PAVED SURFACES AROUND THE BUILDING. REFER TO LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.

ELEVATION KEYNOTES 1 2 3 4

COMPOSITE ROOFING, TYP 1x8 PAINTED FASCIA, TYP WALNUT FINISH WD PORCH COLS STONE LOOK PRECAST CONC WALL CAP @ FRONT PORCH, RE: 5/A400D STONE VENEER KUZCO LIGHTING - CASA LED OUTDOOR WALL SCONCE, BLACK BRICK, TO MATCH (E) PRIMARY BLDG STONE LOOK PRECAST CONC TRIM METAL DOWNSPOUT. PROVIDE SPLASHBLOCK AT BASE OF DOWNSPOUT, TYP K&M SHEET METAL 0.027" ALUM BOX GUTTER, BLACK UPCYCLED STAINED GLASS WINDOWS, BY OWNER VISUAL COMFORT - WINDFALL 17" TALL LED WALL SCONCE, BLACK CUSTOM WD FRONT DOOR TRIM PAINTED FIBER CEMENT PANEL SIDING

5 6

7 8 9

10 11 12

1 SUITE 3 ROOF RIDGE 123'-3 1/8"

SUITE 3 ROOF RIDGE 123'-3 1/8"

13 14

SUITE 2 ROOF RIDGE 124'-3 1/8"

11 1

G TO SUITE 2 UPPER LEVEL PLATE 119'-7"

G TO SUITE 3 UPPER LEVEL PLATE 118'-7"

TO SUITE 3 UPPER LEVEL PLATE 118'-7"

C D

14 TO SUITE 2 UPPER LEVEL SUBFLOOR 111'-5 7/8" TO SUITE 3 UPPER LEVEL SUBFLOOR 110'-5 7/8"

TO SUITE 3 UPPER LEVEL SUBFLOOR 110'-5 7/8"

12 5

TO SUITE 3 MAIN LEVEL PLATE 109'-1 1/8"

TO SUITE 2 MAIN LEVEL PLATE 110'-1 1/8"

TO SUITE 3 MAIN LEVEL PLATE 109'-1 1/8"

9 3

B B

8 8 6"

2'-6"

5 TO SUITE 3 MAIN LEVEL SUBFLOOR 100'-0" (USGS 5368)

TO SUITE 2 MAIN LEVEL SUBFLOOR 101'-0" (USGS 5369)

TO SUITE 3 MAIN LEVEL SUBFLOOR 100'-0" (USGS 5368)

4 A

SUITE 3

SOUTH ELEVATION 1/4" = 1'-0"

EAST ELEVATION 1/4" = 1'-0"

SUITE 2 ROOF RIDGE 124'-3 1/8"

SUITE 3 ROOF RIDGE 123'-3 1/8"

12 7

2 TO SUITE 2 UPPER LEVEL PLATE 119'-7"

TO SUITE 3 UPPER LEVEL PLATE 118'-7"

12 5

TO SUITE 2 UPPER LEVEL SUBFLOOR 111'-5 7/8" TO SUITE 3 UPPER LEVEL SUBFLOOR 110'-5 7/8" TO SUITE 2 MAIN LEVEL PLATE 110'-1 1/8"

9 6

13 100 6"

HOTEL SUITES 2 & 3 DUPLEX

1105 SPRUCE ST BOULDER, CO 80302

TO SUITE 3 MAIN LEVEL SUBFLOOR (USGS 5368) 100'-0"

1 1

SUITE 2 NORTH ELEVATION 1/4" = 1'-0"

LOUNGE & HOTEL

2'-6"

TO SUITE 2 MAIN LEVEL SUBFLOOR 101'-0" (USGS 5369)

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

103

WEST ELEVATION 1/4" = 1'-0"

SUITE 3

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/12/25 2/27/25 Date

PEH ARCHITECTS

9 13

F A

TO SUITE 3 MAIN LEVEL PLATE 109'-1 1/8"

8 7 6 5 4 3 2 1 No.

MAXIMUM HEIGHT

101

7/8/2025 8:44:54 AM

25'-11"

C:\Users\COLLEEN\Documents\2025.04 - Spruce St. Ext.Stay - DD_colleen4PYWE.rvt

SUITE 2

USGS 5366.33

BUILDING ELEVATIONS Project: Date :Drawn by: Checked by:

2025.04 2/7/25 CER PEH

A300D

Attachment A - Applicant's Plan Set

FLOOR PLAN LEGEND = (N) WALL 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

FLOOR PLAN GENERAL NOTES 1. 2. 3. 4.

EXTERIOR BUILDING DIMENSIONS ARE MEASUREMENTS FROM THE OUTSIDE FACE OF FINISH WALL, OPENINGS, OR GRID LINE, UNO. INTERIOR DIMENSIONS ARE TO FINISH FACE OF WALL, OPENING, OR GRID LINE, UNO. DOOR OPENINGS ARE 4" FROM HINGED SIDE TO ADJACENT WALL, OR CENTERED, UNO. ALL PENETRATIONS THROUGH FIRE RATED CORRIDORS OR FLOOR/ CEILING ASSEMBLIES SHALL BE FIRE STOPPED WITH A MATCHING RATING.

OFFICE CRAWL SPACE

ENTRY

TELEPHONE PANELS

FIRE RISER ROOM

MECHANICAL

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

OFFICE

(E) FIRE RISER EQPT

(OLD) BOILER

(E) BOILER

WH WH

OFFICE OFFICE CRAWL SPACE

8 7 6 5 4 3 2 1 No.

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408 1

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING 1105 SPRUCE ST. BOULDER, CO 80302

5/5/2025 2:01:53 PM

AS-BUILT FLOOR PLANS

AS-BUILT FIRST FLOOR PLAN 1/4" = 1'-0"

AS-BUILT BASEMENT PLAN 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A200P

Attachment A - Applicant's Plan Set

FLOOR PLAN LEGEND = (N) WALL 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

FLOOR PLAN GENERAL NOTES 1. 2. 3. 4.

ROOF DECK

OFFICE

STORAGE

OFFICE

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

NICHE

OFFICE

8 7 6 5 4 3 2 1 No.

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408 1

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING 1105 SPRUCE ST. BOULDER, CO 80302

5/5/2025 2:01:54 PM

AS-BUILT FLOOR PLANS

AS-BUILT THIRD FLOOR PLAN 1/4" = 1'-0"

AS-BUILT SECOND FLOOR PLAN 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A201P

Attachment A - Applicant's Plan Set

FLOOR PLAN LEGEND = (N) WALL 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

FLOOR PLAN GENERAL NOTES 1. 2. 3. 4.

MECHANICAL ACCESS

2R @7" 1T @1'-0"

3'-0"

MEN'S RESTROOM

WOMEN'S RESTROOM

4'-0"

12R @5.58" 11T @9 1/2"

0 3-

12R @5.58" 11T @9 1/2" 20R @ 6" 19T @ 16"

3-0

1" / 12"

CRAWL SPACE

HALL / COMMON AREA

ENTRY

18R @6.67" 17T @11"

2-8

TELEPHONE PANELS

FIRE RISER ROOM

3-0

MECH

(OLD) BOILER

BAR

(E) BOILER

WH WH

24" DP

CRAWL SPACE

8 7 6 5 4 3 2 1 No.

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408 1

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING

5/5/2025 2:01:55 PM

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

PEH ARCHITECTS

3-0

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

(E) FIRE RISER EQPT

1105 SPRUCE ST. BOULDER, CO 80302

PROPOSED FLOOR PLANS PROPOSED FIRST FLOOR PLAN 2 1/4" = 1'-0"

PROPOSED BASEMENT PLAN 1 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A202P

Attachment A - Applicant's Plan Set

FLOOR PLAN LEGEND = (N) WALL 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

FLOOR PLAN GENERAL NOTES 1. 2. 3.

2 19 0R @ T@ 6 16 " "

ROOF BELOW

OPEN TO BELOW DN

2-6

21" DP 48" x 84"

BATH

21" DP

18R @6.67" 17T @11"

HALL/ COMMON AREA

3-0

HALL BATHROOM

3-0

2-6

19R @6.95" 18T @11"

BUSINESS OFFICE 3-0

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

3-0

BUSINESS OFFICE OWNER'S PRIVATE LOUNGE & OFFICE

ROOF BELOW

OWNER'S OFFICE

8 7 6 5 4 3 2 1 No.

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PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408 1

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING

PORCH ROOF BELOW

5/5/2025 2:01:56 PM

1105 SPRUCE ST. BOULDER, CO 80302

PROPOSED FLOOR PLANS 2

PROPOSED THIRD FLOOR PLAN 1/4" = 1'-0"

PROPOSED SECOND FLOOR PLAN 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A203P

Attachment A - Applicant's Plan Set

ELEVATION LEGEND 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

ELEVATION GENERAL NOTES 1.

ROOF RIDGE 131'-2 1/16"

BRICK COLOR OF (N) STAIR TOWER TO MATCH (N) DUPLEX BUILDING. FINAL COLORS BY OWNER.

ELEVATION KEYNOTES TO THIRD FLOOR PLATE 128'-4 9/16"

1 2 3

(E) ROOF TO REMAIN 1x6 PAINTED HEAD TRIM (N) MARVIN ELEVATE PICTURE WOOD CASEMENT WINDOWS, STAINED TO MATCH (E) (E) WINDOWS TO BE REMOVED AND REPLACED, THIS LEVEL (E) SIDING TO BE REMOVED AND REPLACED WITH (N) CEDAR WOOD T&G VERTICAL SIDING, PAINTED TO MATCH HISTORIC COLOR AT FRONT DORMER (E) STAINED GLASS TRANSOM TO REMAIN. REPAIR AS NEEDED (E) WINDOWS TO REMAIN. REPAIR AS NEEDED (E) FRONT PORCH TO REMAIN (E) BRICK TO REMAIN (N) ENTRY RAMP AND LANDING TO ENTRY DOOR (N) STAIR TO MECHANICAL BASEMENT REPLACE ROOF IN LOCATION OF DORMER (N) COMPOSITE ROOFING TO MATCH (E) (N) PAINTED FASCIA TO MATCH (E) (N) PRECAST CONCRETE CAP @ TOP OF BRICK TO MATCH (E) STONE TRIM (N) CEDAR WOOD T&G VERTICAL SIDING, PAINTED TO MATCH HISTORIC COLOR AT FRONT DORMER (N) BRICK VENEER, GENERAL SHALE RED RANGE WIRECUT CLAY BRICK (6024) (N) STAIR TOWER

4 5

6 7 8 9 10 11 12 13 14 15

TO THIRD FLOOR SUBFLOOR 120'-4 9/16" TO SECOND FLOOR PLATE 119'-4 9/16"

16 17 18

TO SECOND FLOOR SUBFLOOR 109'-4 9/16" T.O. MAIN LEVEL PLATE 108'-4 9/16"

TO FIRST FLOOR SUBFLOOR 99'-4 9/16" (USGS 5367.38)

PRIMARY BUILDING EXISTING CONDITIONS

AS-BUILT WEST ELEVATION 1/4" = 1'-0"

ROOF RIDGE 131'-2 1/16"

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

TO THIRD FLOOR PLATE 128'-4 9/16"

TO THIRD FLOOR SUBFLOOR 120'-4 9/16" TO SECOND FLOOR PLATE 119'-4 9/16"

8 7 6 5 4 3 2 1 No.

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PEH ARCHITECTS

TO SECOND FLOOR SUBFLOOR 109'-4 9/16"

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

T.O. MAIN LEVEL PLATE 108'-4 9/16"

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING

5/5/2025 2:01:58 PM

TO FIRST FLOOR SUBFLOOR 99'-4 9/16" (USGS 5367.38)

PRIMARY BUILDING EXISTING CONDITIONS

AS-BUILT SOUTH ELEVATION 1 1/4" = 1'-0"

1105 SPRUCE ST. BOULDER, CO 80302

AS-BUILT ELEVATIONS Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A300P

Attachment A - Applicant's Plan Set

ELEVATION LEGEND 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR

ELEVATION GENERAL NOTES

ROOF RIDGE 131'-2 1/16"

BRICK COLOR OF (N) STAIR TOWER TO MATCH (N) DUPLEX BUILDING. FINAL COLORS BY OWNER.

ELEVATION KEYNOTES

TO THIRD FLOOR PLATE 128'-4 9/16"

1 2 3

4 5

6 7 8 9 10 11 12 13 14 15

TO THIRD FLOOR SUBFLOOR 120'-4 9/16" TO SECOND FLOOR PLATE 119'-4 9/16"

16 17 18

TO SECOND FLOOR SUBFLOOR 109'-4 9/16" T.O. MAIN LEVEL PLATE 108'-4 9/16"

TO FIRST FLOOR SUBFLOOR 99'-4 9/16" (USGS 5367.38)

PRIMARY BUILDING EXISTING CONDITIONS

AS-BUILT EAST ELEVATION 1/4" = 1'-0"

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

ROOF RIDGE 131'-2 1/16"

TO THIRD FLOOR PLATE 128'-4 9/16"

TO THIRD FLOOR SUBFLOOR 120'-4 9/16"

TO SECOND FLOOR PLATE 119'-4 9/16"

8 7 6 5 4 3 2 1 No.

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

PEH ARCHITECTS 1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

TO SECOND FLOOR SUBFLOOR 109'-4 9/16" T.O. MAIN LEVEL PLATE 108'-4 9/16"

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING 1105 SPRUCE ST. BOULDER, CO 80302

5/5/2025 2:01:59 PM

AS-BUILT ELEVATIONS TO FIRST FLOOR SUBFLOOR (USGS 5367.38) 99'-4 9/16"

PRIMARY BUILDING EXISTING CONDITIONS

AS-BUILT NORTH ELEVATION 1 1/4" = 1'-0"

Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A301P

Attachment A - Applicant's Plan Set

ELEVATION LEGEND 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR ROOF RIDGE 131'-2 1/16"

ELEVATION GENERAL NOTES 1.

TO THIRD FLOOR PLATE 128'-4 9/16"

BRICK COLOR OF (N) STAIR TOWER TO MATCH (N) DUPLEX BUILDING. FINAL COLORS BY OWNER.

ELEVATION KEYNOTES 1 2 3

5 4 5

6 7 8 9 10 11 12 13 14 15

TO SECOND FLOOR PLATE 119'-4 9/16"

2 38'-7 1/4"

7 3 8

MAXIMUM HEIGHT (UNCHANGED)

TO THIRD FLOOR SUBFLOOR 120'-4 9/16"

16 17 18

TO SECOND FLOOR SUBFLOOR 109'-4 9/16" T.O. MAIN LEVEL PLATE 108'-4 9/16"

TO FIRST FLOOR SUBFLOOR 99'-4 9/16" (USGS 5367.38)

USGS 5363.25

PROPOSED WEST ELEVATION 1/4" = 1'-0"

ROOF RIDGE 131'-2 1/16"

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

4 TO THIRD FLOOR PLATE 128'-4 9/16"

TO THIRD FLOOR SUBFLOOR 120'-4 9/16" TO SECOND FLOOR PLATE 119'-4 9/16"

8 7 6 5 4 3 2 1 No.

PEH ARCHITECTS

TO SECOND FLOOR SUBFLOOR 109'-4 9/16"

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

T.O. MAIN LEVEL PLATE 108'-4 9/16"

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING

5/5/2025 2:02:00 PM

TO FIRST FLOOR SUBFLOOR (USGS 5367.38) 99'-4 9/16"

PROPOSED SOUTH ELEVATION 1 1/4" = 1'-0"

1105 SPRUCE ST. BOULDER, CO 80302

PROPOSED ELEVATIONS Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A302P

Attachment A - Applicant's Plan Set

ELEVATION LEGEND 99'-4 9/16" = USGS 5367.38, RE: CIVIL TO FIRST LEVEL SUBFLOOR ROOF RIDGE 131'-2 1/16"

ELEVATION GENERAL NOTES

TO THIRD FLOOR PLATE 128'-4 9/16"

ELEVATION KEYNOTES

BRICK COLOR OF (N) STAIR TOWER TO MATCH (N) DUPLEX BUILDING. FINAL COLORS BY OWNER.

1 2 3

4 5

6 7 8 9 10 11 12 13 14 15

1 TO THIRD FLOOR SUBFLOOR 120'-4 9/16" TO SECOND FLOOR PLATE 119'-4 9/16"

6 3 7

9 17

TO SECOND FLOOR SUBFLOOR 109'-4 9/16"

T.O. MAIN LEVEL PLATE 108'-4 9/16"

TO FIRST FLOOR SUBFLOOR 99'-4 9/16" (USGS 5367.38)

PROPOSED EAST ELEVATION 1/4" = 1'-0"

C:\Users\Michael\Documents\2025.04_1105 Spruce Street - Primary Building_CENTRAL_michaelTFEX3.rvt

ROOF RIDGE 131'-2 1/16"

12 TO THIRD FLOOR PLATE 128'-4 9/16"

TO THIRD FLOOR SUBFLOOR 120'-4 9/16" 1

14 2

TO SECOND FLOOR PLATE 119'-4 9/16"

8 7 6 5 4 3 2 1 No.

7/9/25 5/30/25 5/7/25 5/2/25 4/15/25 3/27/25 3/11/25 3/12/25 2/27/25 Date

PEH ARCHITECTS

1600 38th Street Suite 102 Boulder, CO 80301 303-442-0408

TO SECOND FLOOR SUBFLOOR 109'-4 9/16"

T.O. MAIN LEVEL PLATE 108'-4 9/16"

LOUNGE 1105 & SPRUCE HOTEL LOUNGE BAR & OFFICE PRIMARY BUILDING

5/5/2025 2:02:01 PM

1105 SPRUCE ST. BOULDER, CO 80302 TO FIRST FLOOR SUBFLOOR (USGS 5367.38) 99'-4 9/16"

PROPOSED NORTH ELEVATION 1 1/4" = 1'-0"

PROPOSED ELEVATIONS Project: Date :Drawn by: Checked by:

2025.04 4/15/25 CER PEH

A303P

Attachment A - Applicant's Plan Set

Spruce Corner Management Plan To Accompany Use Review for 3 Hotel Suites 1105 Spruce July 7, 2025/Revised August 6, 2025/Revised August 13, 2025 At 1105 Spruce Street, also known as Spruce Corner, our vision is to respectfully transform a long-underutilized corner of downtown Boulder into a thoughtfully curated blend of historic preservation and modern hospitality. Anchored by the adaptive re-use of the original 1895-era structure and Carriage House, the project includes three boutique executive suites carefully designed to reflect the architectural character and quiet charm of the surrounding neighborhood. As part of our commitment to transparency and community stewardship, this Management Plan outlines how we will proactively address key concerns related to traffic, noise, parking, and safety. Our goal is to ensure that this project enhances the vitality of the Downtown Transitional (DT-2) zone, respects the adjacent neighbors, supports city services through lodging tax revenues, and preserves Boulder’s unique sense of place.

Hours of Operation The hotel suites will operate 24 hours a day in conjunction with the approved 2023 1111 Spruce Street (Eleven11) Hotel next door. On-site property management will be present Monday-Friday from 9 am to 5 pm, while a 24 hours concierge service will be present at all times. The hotel suites will be operated by the approximately 15 Eleven11 Spruce Hotel employees.

Guest Arrival and Departure Times Traditional hotel check-in/check-out times will occur. Arrival (check in) times will take place after 4 pm and departure (check out) times before 11 am. Guests are welcome to come and go as they desire. The 24-hour concierge service and day time on-site property management will ensure guest and property safety are maintained. Guests of the 3 hotel suites at 1105 Spruce will have access to the Eleven11 hotel at all times.

Parking Management 1105 Spruce Street is located within CAGID and is not required to have off-street parking, however, the ownership purchases parking spaces from the City of Boulder’s Parking Services in the 11th and Spruce Street parking garage on a month-by-month basis to provide parking for their properties.

Attachment A - Applicant's Plan Set

Guest parking for the hotel suites will be provided in the form of curb-side on-street valet services in front of the Eleven11 Hotel 24 hours a day. This valet service is not only available to hotel guests, but also to the general public. The valet services location is provided by 2 on-street parking spaces that are paid for by the hourly rate that matches the on-street prevailing rate in this parking district. Vehicle parking for those who use the hotel’s valet service is to be located in one of the hotel’s committed 35 parking spots located within the City’s parking garage at 11th and Spruce Street.

Amenities offered to 1105 Spruce Street Executive Suites at the Eleven11 Hotel Kitchen: There will be no on-site food service provided to site visitors or employees. Laundry: On-site laundry facilities will be made available to guests. Laundry will either be performed by the hotel’s staff for a fee or guests will have the opportunity to use coinoperated Gym: A small on-site exercise room will be provided to guests. This room will be inspected daily by the management team to ensure overall cleanliness and equipment safety. Business Center: A small office will be available for guests for the purpose of professional work including computing and printing. The business center will be inspected daily by the management team to ensure cleanliness and equipment performance.

Coordinated Times for Deliveries and Trash Collection Deliveries for 1105 Spruce will be made to Eleven11 Spruce and will include mail, consumable supplies, and some larger equipment. Mail deliveries may be expected on as many as 6 days per week (per USPS] and deliveries by FedEx/UPS up to 6 days/week. All deliveries will enter through the main entrance to Eleven11 Spruce Street. Trash, compost and recycling pickups will take place on the alley once per week per Western Disposal’s collection schedule.

Techniques and Strategies to Mitigate Impacts It is anticipated the proposed 3 executive hotel suites will not produce any impacts to the neighborhood and will, in fact, enhance the 11th Street Streetscape.

Security Plan On-site employees and on-site cameras will provide continual surveillance and monitorization of the property and guest safety. The 3 executive hotel suites will be locked and made accessible to guests in accordance with standard hotel practices. Drug and Alcohol Policy

Attachment A - Applicant's Plan Set

The 3 hotel suites will be smoke-free (tobacco and marijuana) and will not permit smoking anywhere on the premises or in the suites. The hotel will not provide any alcohol sales to guests of the general public on-site (i.e. No mini-bars). NOTE: The proposed lounge within the primary building on the site will adhere to all City of Boulder rules and regulations.

Employee Education All employees will receive training in hospitality best practices, local laws, conflict resolution, and neighborhood impact awareness. Ongoing training and policy refreshers will be required.

Neighborhood Outreach and Future Communication 1105 Spruce Street team is committed to being a good neighbor to the surrounding community. We plan on continuing an active dialogue with the surrounding community members and the City of Boulder to provide timely and transparent information regarding construction schedules etc. Proper engagement methods and best practices include maintaining open lines of communication while implements and open-door policy with our neighbors that builds face-to-face relationships and alleviates any issues that may arise in a constructive environment.

Attachment A - Applicant's Plan Set

BLACKWOOD & Company Urban Design & Planning 1065 9th Street, Boulder, CO 80302 720.201.4746

USE REVIEW: WRITTEN STATEMENT (Including Use Review Criteria) 1105 SPRUCE STREET, Boulder, CO 80302 2 May 2025/REVISED 7 August 2025 (NOTE: REVISIONS IN RED) THIS USE REVIEW REQUEST IS FOR 3 HOTEL SUITES (Renovation of existing Carriage House and 2 new townhome configuration Hotel Suites) BAR/TAVERN USE (ADAPTIVE RE-USE of existing Office Building) is ALLOWED BY RIGHT. The bar/tavern floor area is less than 4,000 sf, and operating hours are proposed from 11:00 am to 11:00 pm.)

OFFICE USES ARE ALLOWED BY RIGHT. Office spaces on the 2nd and 3rd floor of the primary building will be used by hotel staff and not separate tenants.

BACKGROUND •

11O5 Spruce Street is owned by TEBO PROPERTIES LLP.

•

1105 Spruce Street is located at the northeast corner of 11th Street and Spruce Street (See Attached Context Plan) in downtown Boulder. The 7,000-sf lot contains an historic 3-story building (Primary Building) and the original carriage house on the alley.

•

The 7,000 sf/0.16 acre) site is zoned Downtown – 2 (DT-2) in the City of Boulder and includes 3 on-site non-conforming parking spaces accessed off the alley.

•

A Landmarks Alteration Certificate was approved in September 2024 for the Primary Building, Carriage House and a new (infill) 2 story duplex including the renovation of the Carriage House on the alley as a hotel suite.

•

The original program for the adaptive Re-Use included: 1) conversion of the first floor of the existing 4,516 sf historic 3 story (primary) building from professional offices into a bar/tavern and 4 hotel suites above on the 2nd and 3rd floors, 2) renovation of the carriage house into 1 hotel suite and 3) a new duplex containing 2 – 2 story hotel suites.

•

Adjacent uses include an existing office building (to be converted to a 37-room boutique hotel to the east - Hotel Eleven 11 – construction to be completed mid-2027), medium-high density residential to the north and west, City of Boulder Spruce Parking Garage with retail wrap to the south and historic offices diagonally southwest across the Spruce and 11th Street intersection.

Attachment A - Applicant's Plan Set

PROJECT DESCRIPTION The proposed program for the buildings on the site is: •

1,590 sf Bar/Tavern on 1st floor of the Primary Building;

•

2,000 sf Hotel Staff Offices on 2nd and 3rd floor of the Primary building; and

•

3 Hotel suites; 2 contained in a new duplex building configuration between the Carriage House and the Primary Building, facing onto 11th Street, and 1 hotel suite in the renovated Carriage House.

Please reference SHEET A100: SITE PLAN and FLOOR PLANS for details.

MANAGEMENT PLAN/OPERATING CHARACTERISTICS BOUTIQUE HOTEL SUITES

The 3 Hotel Suites at 1105 Spruce Street will operate in conjunction with the recently approved adjacent Hotel Eleven11, a 37-room Boutique Hotel to the east at 1111 Spruce Street. The properties are owned by the same entity (TEBO PROPERTIES). Check in will occur at the (future) Hotel Eleven11. The adjacent hotel features on-site property management staff during traditional business hours and will share a designated business loading zone adjacent to the hotel entrance. An estimated 8 employees will operate the hotel. The hotel suites will enjoy an excellent downtown location, 1 block off Pearl Street in a very walkable and transit rich neighborhood. The proposed use would have minimal impact on the neighborhood, as no special events would occur onsite. The hotel suites would appeal to families visiting college students, business visitors and extended families during holidays and summer months. Amenities for guests of the 3 hotel suites will be located in the adjacent Hotel Eleven11 and include a laundry room, indoor and outdoor bicycle storage, a small gym and a small business center. The design of the 3 proposed hotel suites will incorporate sustainability practices, including water and energy conservation. There will be no entertainment services nor any events hosted on the site. There will be no electronic amplifiers on-site. The on-site property management and 24-hour concierge staff will ensure loitering does not take place and that property/facility are maintained. Employee staff will be responsible for preventing littering and maintaining an orderly appearance of the property and facility. On-site employees and on-site cameras will provide continual oversight and monitorization of the property and guest comfort. All individual hotel suites will be locked and made accessible to guests in accordance with standard hotel practices. Hours of Operation: 24 hours/day/ 7 days a week. Trip Generation: Please reference TDM for details on trips generated.

Attachment A - Applicant's Plan Set

OFFICES FOR HOTEL STAFF The 2,060 sf of office space on the 2nd and 3rd floors of the primary building, including the 102 sf of stairs will be reconfigured as offices for the hotel staff. Primary access will be from the south end of the bar (off Spruce Street) with an accessible entry on the west side of the building. Hours of Operation: Normal business hours of 8 am – 5:00 pm, including on-site property manager. Trip Generation: Please reference TDM for details on trips generated. BAR/TAVERN The 1,600 sf first floor space in the primary building will be converted from professional offices to a small bar/tavern, serving a maximum of 60 patrons at any one time. There will not be an on-site kitchen but light food will be brought in from other local businesses. Hours of Operation: 11:00 am– 11:00 pm Monday through Sunday Trip Generation: Please reference TDM for details on trips generated.

PARKING MANAGEMENT The Property is located within CAGID and is not required to have off-street parking, however; the ownership purchases parking spaces from the City of Boulder’s Parking Services within the 11th and Spruce Street parking garage on a month-to-month basis. The hotel staff will assign those reserved space(s) to a guest(s) when they make a reservation. The hotel suites and bar/tavern uses will utilize two (2) on-street parking spaces located directly in front of Hotel Eleven11 for valet and TNC (UBER/Lyft) purposes.

The project team for Hotel Eleven11 negotiated an agreement with Community Vitality and Parking Services as part of the Hotel Eleven11 Use Review regarding the utilization of these parking spaces. The elements include: •

The valet stalls in front of the 1111 Spruce Street hotel follow the same agreement as the Boulderado Hotel and Moxy Hotel models where the valet operates outside the right-of-way from the hotel entry area. Valet would park the vehicles not only for the hotel, but all visitors wishing a valet operation to park them, and the fee for the hourly rate would match the onstreet prevailing rate in the district. These stalls could also be used for the Transportation Network Companies (TNC).

•

The existing loading zone along the east side of 11th Street from Morrison Alley to the edge of the Pearl Street Mall (adjacent to the Boulder Bookstore) will also be utilized but be mindful of the existing intended use and associated hours. TNCs and taxi use begins at 6:00 pm and the loading zone that primarily serves the adjacent businesses is utilized during the day until 6:00 pm

Attachment A - Applicant's Plan Set

•

The 1111 Spruce Street Hotel will continue to coordinate with Community Vitality and the Transportation Division, to assist in assessing the curbside use in both of these areas.

TRANSPORTATION DEMAND MANAGEMENT (TDM) SUMMARY Long term and short-term Bicycle Parking is proposed on the property in front of the porch of the Primary Building. Eight (8) bicycle spaces are required for the proposed uses at 1105 Spruce (25% Long Term-2 and 75% Short Term -6). Bike parking will be designed to the standards for both long-term and short-term spaces per Section 9-9-6(g) of the Boulder Revised Code, 1981 and Section 2.11 of the City’s Design and Construction Standards. Guests of the hotel suites, patrons of the bar/tavern and the hotel staff in the 2nd and 3rd floor office space will be encouraged to take the bus or utilize other rideshare options in Downtown Boulder. Please reference TDM Plan for additional details. LANDSCAPING & OPEN SPACE Minor updates to the existing Landscape will be undertaken (See Sheet A101 LANDSCAPE DIAGRAM.).

•

The 2 existing Ash Trees in the Spruce Street and 11th Street “tree lawns” will be removed and replaced with City of Boulder approved tree species. The Tree of Heaven in the 11th Street “tree lawn” will remain, per City of Boulder Forestry Department LUR comments.

•

A second new tree will be installed in the Spruce Street ROW to meet the 30.0’ OC street tree requirements.

•

An upscale small brick paved patio area (1,170 sf) with flowers and seating will be created to the north of the Primary Building and east of the Hotel Suites and will be for the exclusive use of the bar/tavern and hotel suite patrons.

•

A formal landscape plan will be submitted with the Building Permit application.

The 3,238 sf Useable Open Space provided on the site is 3 times the minimum required 1,053 sf area (based on the height of the Primary Building (between 35-45’ = 15% of the total lot area) and is comprised of: Lawn, brick patio in the rear yard and bike parking area in the front yard. (See Sheet A 101 LANDSCAPE DIAGRAM).

USE REVIEW CRITERIA Criteria for Review No use review application will be approved unless the approving agency finds all of the following: [NOTE: Responses to the criteria are in italics.] (1) Consistency with Zoning and Non-Conformity: The use is consistent with the purpose of the zoning district as set forth in Section 9-5-2, “Zoning Districts”, BRC, 1981 except in the case of a Non-Conforming Use. This Use Review application is proposed to: allow the proposed 3 Hotel

Attachment A - Applicant's Plan Set

Suites within a newly constructed duplex and the renovation/repurposing of the existing carriage house. The proposed 1,600 sf bar/tavern use, within the DT-2 zone district is a use by right and is not included in this Use Review. These uses are consistent with the definition of the DT-2 zone: “A transition area between the downtown and the surrounding residential areas where a wide range of retail, office, residential and public uses are permitted. A balance of new development with the maintenance and renovation of existing buildings Is anticipated and where development and redevelopment consistent with the established historic and urban design character is encouraged (BVRC 9-5-2(c)(3)(A). While the use is permitted in this zone through a Use Review approval, it will be located within very close proximity to several other lodging uses in the Boulder Downtown area (Boulderado, St. Julien, The Bradley). Placing 3 hotel suites and small bar/tavern in this heavily visited area will further support the economic vitality of Boulder’s various retail and dining opportunities. The 3 Boutique Hotel Suites and small bar/tavern are subtle in nature and operations in comparison to the other much larger downtown hotels and bar/taverns, will continue to act as a buffer to the surrounding residential community to the north and west and will have no negative impacts to the neighboring community. Interior renovation and improvement of the existing primary building while maintaining the exterior design is in alignment with the DT-2 definition while maintaining the character of the Mapleton Hill Historic District. (2) Rationale: The use either: (A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; Located on the periphery of the downtown Boulder area, the 3 new boutique hotel suites and small bar/tavern will enhance the transitional area between the larger downtown area with its higher intensity uses of large and well-established hotels, professional offices, countless retail and dining opportunities and taller buildings towards the smaller residential community to the north downtown. (B) Provides a compatible transition between higher intensity and lower intensity uses; The addition of 3 hotel suites in the proposed configuration and repurposing the first floor of the primary building as a bar/tavern provides a compatible transition from the high intensity development to the south (parking garage with retail wrap) with the adjacent residential neighborhood to the north and west. The duplex/townhome/hotel suites and the renovated carriage house provide welcoming “front porches on the street”. (C) Is necessary to foster a specific city policy, as expressed in the BVCP; including without limitation, historic preservation, moderate income housing, residential and non-residential mixed uses in appropriate location, and group living arrangements for special populations; This proposed development specifically supports the Chapter III, Section 2 Built Environment addressing Sustainable Urban Form, Community Identity and Land Use Patterns, Locations for Mixed-Use, Public Realm, Urban Design and Linkages and Design Quality.. (D) Is an existing legal non-conforming use or a change thereto that is permitted under subsection (f) of this Section; NOT APPLICABLE. (3) Compatibility: The location, size, design and operating characteristics of the proposed development or change to an existing development are such that the use will be reasonably

Attachment A - Applicant's Plan Set

compatible with and have minimal negative impact on the use of nearby properties….; The adaptive reuse of the existing carriage house into a hotel suite and the addition of a duplex consisting of 2 hotel suites and the small bar/tavern operating within the hours of 11:00 am to 11:00 pm in this location is fully compatible as it is situated in close proximity to other wellestablished hotels and other various uses adjacent to the Boulder downtown area. There will be no negative impact to the nearby properties as onsite property management and 24 hours employee presence and video surveillance will ensure the hotel operations are maintained with no measurable impact to neighbors. (4) Infrastructure: As compared to development permitted in Section 9-6-1, “Schedule of Permitted Land Uses”, B.R.C. 1981, in the zone…the proposed development will not significantly adversely affect the infrastructure of the surrounding area, including, without limitation, water, wastewater, and storm drainage utilities and streets; The proposed addition of 3 hotel suites and conversion of the first floor professional offices into a bar/tavern will not impact the existing utilities infrastructure. No additional traffic is anticipated with the site’s proximity to transit options. (5) Character of the Area: The use will not change the predominant character of the surrounding area. On 20 September 2024, the property received a Landmark Alteration Certificate to allow minor alterations to the Primary building, the addition of the duplex/2 hotel suites and the renovation of the carriage house into one hotel suite. The Bar/Tavern, Professional Offices and 3 Hotel Suites will not change the downtown character of the site. The renovation of the carriage house will positively contribute to the character of the neighborhood. (6) Conversion of Dwelling Units to Non-Residential Uses: NOT APPLICABLE.