Attachment B - Planning Board Disposition

CITY OF BOULDER PLANNING BOARD NOTICE OF DISPOSITION You are hereby advised that on September 15, 2026, the following action was taken by the Planning Board based on the standards and criteria of the Land Use Code as set forth in Chapter 9-2, Boulder Revised Code (B.R.C.) 1981, as applied to the proposed development. DECISION: PROJECT NAME:

APPROVED WITH CONDITIONS HUB BOULDER - ARAPAHOE

DESCRIPTION:

Site Review to redevelop the Naropa campus at 2106 and 2130 Arapahoe Ave. with approximately 135 residential units in a variety of 2 to 6-bedroom layouts located within two new buildings and the historic Lincoln Hall building.

LOCATION:

2106 & 2130 Arapahoe Avenue

LEGAL DESCRIPTION: APPLICANTS:

See Exhibit A Kate Adams, Sopher Sparn Architects Core Boulder Arapahoe LLC

OWNER:

Naropa University

APPLICATION:

Site Review, LUR2026-00003

ZONING:

Public (P)(This Site Review proposal anticipates rezoning to Residential - High 5 (RH-5)

CASE MANAGER:

Chandler Van Schaack

VESTED PROPERTY RIGHT:

Yes, the owner has requested the opportunity to create such right under Section 9-2-20, B.R.C. 1981.

APPROVED MODIFICATIONS FROM THE LAND USE CODE: • Section 9-7-1, Schedule of Form and Bulk Standards: Building Height, to permit the new buildings to be up to 55 feet in height; • Section 9-7-1, Schedule of Form and Bulk Standards: Maximum Number of Stories for a Building, to permit the new buildings to be 4 stories; • Section 9-7-1, Schedule of Form and Bulk Standards: Setbacks, to allow for: o A 1-foot 8-inch front setback for the relocated Arapahoe house on Arapahoe Avenue where 25 feet is otherwise required; o a 24-foot 10-inch front setback for the main building on Arapahoe Avenue a where 25 feet is otherwise required; o a 10-foot rear setback for the main building where 25 feet is otherwise required; and o a 5-foot interior side setback for the relocated Arapahoe House where 10 feet is otherwise required. FOR CONDITIONS OF APPROVAL, SEE THE FOLLOWING PAGES OF THIS DISPOSITION This decision may be called up by the City Council on or before October 15, 2026. If no call-up occurs, the decision is deemed final on October 16, 2026. FOR A BUILDING PERMIT APPLICATION TO BE PROCESSED FOR THIS PROJECT, A SIGNED DEVELOPMENT AGREEMENT AND SIGNED FINAL PLANS MUST BE SUBMITTED TO THE PLANNING DEPARTMENT WITH

DISPOSITION CONDITIONS AS APPROVED SHOWN ON THE FINAL PLANS. IF THE DEVELOPMENT AGREEMENT IS NOT SIGNED WITHIN NINETY (90) DAYS OF THE FINAL DECISION DATE, THE APPROVAL AUTOMATICALLY EXPIRES. Pursuant to Section 9-2-12 of the Land Use Code (B.R.C. 1981), the Applicant must obtain applicable building permit approvals and start construction within three years from the date of final approval or in compliance with the phasing plan if one was approved. Failure to comply with the three-year rule or approved phasing plan may cause this development approval to expire. At its public hearing on September 15, 2026, the Planning Board approved the request with the following motion: On a motion by K. Nordback, seconded by M. Lord, the board voted 7-0 to approve Site Review application #LUR202600003 with conditions as recommended by staff in the staff memorandum and adopting the staff memorandum as findings of fact, including the attached analysis of review criteria. CONDITIONS OF APPROVAL 1. The Applicant shall ensure that the development shall be in compliance with all plans prepared by the Applicant on July 29, 2026, the Written Statement prepared on August 5, 2026, and the Transportation Demand Management (“TDM”) Plan dated May 27, 2026, all on file in the City of Boulder Planning Department, except to the extent that the development may be modified by the conditions of this approval. 2. The Applicant shall comply with all previous conditions contained in any previous approvals, except to the extent that any previous conditions may be modified by this approval, including, but not limited to, the following: •

Development Agreement recorded on October 3, 2024 at Reception #04062439 for LUR2024-00024.

3. Upon the execution of development agreement required by Section 9-2-9, B.R.C., 1981, this approval supersedes the conditions of approval contained in the following development agreements: Development Agreement recorded in the Office of the Boulder County Clerk and Recorder on July 13, 1988 at Reception No. 00929839 for P-87-42 and SR-87-27; Development Agreement recorded in the Office of the Boulder County Clerk and Recorder on September 26, 1989 at Reception No. 01005167 for P-89-02 and SR-89-01; Development Agreement recorded in the Office of the Boulder County Clerk and Recorder on April 1, 1993 at Reception No. 01279227 for P-92-35 and SR-92-14; and Development Agreement recorded in the Office of the Boulder County Clerk and Recorder on April 19, 2000 at Reception No. 2038420 for UR-99-7 and SI-99-4. 4. Prior to a building permit application, the Applicant shall submit, and obtain City Manager approval of, a Technical Document Review application for the following items:

Physical Address 1101 Arapahoe Ave Boulder, CO 80302

Mailing Address PO Box 791 Boulder, CO 80306-0791

BoulderPlanDevelop.net P: 303-441-1880 F: 303-441-4241

a. Final architectural plans, including material samples and colors, to ensure compliance with the intent of this approval and compatibility with the surrounding area. The architectural intent shown on the plans prepared by the Applicant on July 29, 2026 is acceptable. Planning staff will review plans to assure that the architectural intent is performed. b. A final site plan which includes detailed floor plans and section drawings. c.

A final utility plan meeting the City of Boulder Design and Construction Standards.

d. A final storm water report and plan meeting the City of Boulder Design and Construction Standards. e. Final transportation plans meeting the City of Boulder Design and Construction Standards and CDOT Access Code Standards for all transportation improvements. These plans must include, but are not limited to, the following: street plan and profile drawings, street cross-sectional drawings, signage and striping plans in conformance with Manual on Uniform Traffic Control Devices (MUTCD) standards, traffic control plan, transportation detail drawings, geotechnical soils report, and pavement analysis. f.

A detailed landscape plan, including size, quantity, and type of plants existing and proposed; type and quality of non-living landscaping materials; any site grading proposed; and any irrigation system proposed, to ensure compliance with this approval and the City's landscaping requirements. Removal of trees must receive prior approval of the Planning Department. Removal of any tree in City right of way must also receive prior approval of the City Forester.

g. A detailed outdoor lighting plan showing location, size, and intensity of illumination units, indicating compliance with Section 9-9-16, B.R.C.1981. h. A detailed shadow analysis to ensure compliance with the City's solar access requirements of Section 9-9-17, B.R.C. 1981. i.

An address plat following the city’s addressing policy to create a new address.

5. Prior to a building permit application, the Applicant shall submit for and receive approval of a Land Use Review application for a Preliminary Plat and a Technical Document Review application for a Final Plat, and execute a subdivision agreement meeting the requirements of Chapter 9-12, “Subdivision,” B.R.C. 1981, which provide, without limitation and at no cost to the City, for the following, unless otherwise approved by the City Manager: a. The elimination of the four parcel lines between the parcels described in the legal description of the Property and the parcel line created by the proposed vacation of the 0.03-acre portion of Marine Street right-of-way. b. The dedication, to the City, of all rights-of-way and easements shown on the approved plans or necessary to serve the development. Physical Address 1101 Arapahoe Ave Boulder, CO 80302

Mailing Address PO Box 791 Boulder, CO 80306-0791

BoulderPlanDevelop.net P: 303-441-1880 F: 303-441-4241

c.

The vacation of all easements where vacation is necessary for construction of the development.

d. A financial guarantee, in a form acceptable to the City Manager, in an amount equal to the cost of constructing all public improvements necessary to serve the development. e. The construction of all public improvements necessary to serve the development. 6. Prior to approval of the final plat, a Land Use Review application shall be submitted, and approval obtained, for the vacation by ordinance adopted by City Council, of the 0.03-acre portion of Marine Street right-of-way shown on the Applicant’s plan set dated July 29, 2026. 7. Prior to submittal of a Technical Document review application, the Applicant must obtain City Council approval of an ordinance rezoning the Property and adjacent 0.03-acre portion of Marine Street to the RH-5 zoning district. 8. Prior to the expiration of the Landmark Alteration Certificates HIS2026-00045 and HIS2026-00046 on April 8, 2027, the Applicant shall obtain a building permit for the relocation of Chestnut House and Arapahoe House or obtain an extension subject to approval of the Landmarks Board. 9. Prior to a building permit application, the Applicant shall obtain Landmark Alteration Certificate approval for exterior changes within the landmark boundaries of the Lincoln School located at 2130 Arapahoe Ave. 10. Prior to a building permit application, the Applicant shall submit a financial guarantee, in a form acceptable to the City Manager, in an amount equal to the cost of providing eco-passes to the residents and employees of the development for three years after the issuance of a certificate of occupancy for each dwelling unit as proposed in the Applicant’s Transportation Demand Management (TDM) plan.

By:

Brad Mueller, Secretary of the Planning Board

Physical Address 1101 Arapahoe Ave Boulder, CO 80302

Mailing Address PO Box 791 Boulder, CO 80306-0791

BoulderPlanDevelop.net P: 303-441-1880 F: 303-441-4241

EXHIBIT A LEGAL DESCRIPTION (2130 ARAPAHOE AVENUE) PARCEL I: (DESCRIPTION AS PER REC. NO. 834152 03/16/1987) A PORTION OF THE NORTH 1 /2 OF THE NORTHEAST 1 /4 OF SECTION 31, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE P.M., COUNTY OF BOULDER, STATE OF COLORADO, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHICH IS 1006.5 FEET WEST AND 30 FEET SOUTH FROM THE NORTHEAST CORNER OF SECTION 31, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M.; THENCE SOUTH 360 FEET; THENCE WEST 203 FEET; THENCE NORTH 360 FEET; THENCE EAST 203 FEET TO THE PLACE OF BEGINNING; EXCEPTING THEREFROM THAT PORTION CONVEYED TO THE REGENTS OF THE UNIVERSITY OF COLORADO BY DEED RECORDED DECEMBER 17, 1974 AT RECEPTION NO. 124666; AND ALSO EXCEPTING THAT PORTION CONVEYED TO THE CITY OF BOULDER BY DEED RECORDED MAY 17, 2000 AT RECEPTION NO. 2045797, COUNTY OF BOULDER, STATE OF COLORADO. PARCEL II: (DESCRIPTION AS PER REC. NO. 834152 03/16/1987) A PARCEL OF LAND LOCATED IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 31, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF TRACT 174 (BEING MORE FULLY DESCRIBED IN DEED RECORDED IN BOOK 263 AT PAGE 331 ), CITY OF BOULDER, BOULDER COUNTY, COLORADO; THENCE SOUTH 89"41' WEST ALONG THE SOUTH LINE OF SAID TRACT 174 A DISTANCE OF 100.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 89"41' WEST, A DISTANCE OF 150.00 FEET; THENCE SOUTH 0·03' WEST, A DISTANCE OF 20 FEET; THENCE NORTH 89"41' EAST, A DISTANCE OF 150.00 FEET; THENCE NORTH 0"03' EAST, A DISTANCE OF 20.00 FEET TO THE TRUE POINT OF BEGINNING; COUNTY OF BOULDER, STATE OF COLORADO. PARCEL Ill: (DESCRIPTION AS PER REC. NO. 834152 03/16/1987) LOTS 1, 2, 3, 4, 5 AND 6, BLOCK 3, ARAPAHOE PARK ADDITION, CITY OF BOULDER, COUNTY OF BOULDER, STATE OF COLORADO, TOGETHER WITH THOSE PORTIONS OF VACATED 22ND STREET, MARINE STREET, AND ALLEY IN BLOCK 3, AS VACATED BY ORDINANCE NO. 1177, RECORDED DECEMBER 6, 1972 AT RECEPTION NO. 46001, THAT REVERTS TO SAID LAND BY OPERATION OF LAW; AND EXCEPTING FROM SAID LOTS 1, 2 AND 3 AND VACATED 22ND STREET THOSE PORTIONS CONVEYED TO THE CITY OF BOULDER BY DEED RECORDED MAY 17, 2000 AT RECEPTION NO. 2045797, COUNTY OF BOULDER, STATE OF COLORADO. PARCEL IV: (DESCRIPTION AS PER REC. NO. 768750 06/24/1986) A TRACT OF LAND IN THE NORTHEAST 1 /4 OF SECTION 31, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SECTION 31, TOWNSHIP 1 NORTH, RANGE 70 WEST OF THE 6TH P.M.; THENCE WEST 1209.5 FEET, TO A POINT; THENCE SOUTH 30 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH PARALLEL WITH THE EAST LINE OF SAID SECTION 31 A DISTANCE OF 330 FEET; THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID SECTION 31, A DISTANCE OF 152 FEET; THENCE NORTH PARALLEL WITH THE EAST LINE OF THE SAID SECTION 31, A DISTANCE OF 146.79 FEET; THENCE NORTH 12·10' WEST, A DISTANCE OF 187.42 FEET, TO A POINT 30 FEET SOUTH OF THE NORTH LINE OF SAID SECTION 31; THENCE EAST A DISTANCE OF 191.5 FEET, MORE OR LESS, TO THE TRUE POINT OF BEGINNING, EXCEPTING FROM THAT PORTION CONVEYED TO THE CITY OF BOULDER BY DEED RECORDED MAY 17, 2000 AT RECEPTION NO. 2045797, COUNTY OF BOULDER, STATE OF COLORADO.

Physical Address 1101 Arapahoe Ave Boulder, CO 80302

Mailing Address PO Box 791 Boulder, CO 80306-0791

BoulderPlanDevelop.net P: 303-441-1880 F: 303-441-4241