Call-Up Agenda Memo

City of Boulder City Council Call-Up Agenda Item Meeting Date: April 2, 2026 Agenda Title Consideration of a Site Review to redevelop the site at 1100 28th St. and 2895 E. College Ave. into a mixed-use student housing development with 149 units in three buildings. Reviewed under case no. LUR2025-00037

Staff Contact • •

Shannon Moeller, Planning Manager, Planning & Development Services (P&DS) Brad Mueller, Director, Planning & Development Services (P&DS)

Executive Summary The purpose of this item is for the City Council to consider whether to call up the Planning Board’s decision on an application for a Site Review to redevelop the site at 1100 28th St. and 2895 E. College Ave. into a mixed-use student housing development with 149 units in three buildings. The Site Review is required because the proposal exceeds the threshold in Subsection 9-2-14(b) “Scope,” B.R.C. 1981, for a proposal greater than 30,000 square feet in floor area in the RH-3 (Residential – High 3) zoning district. On March 3, 2026, the Planning Board held a public hearing and voted unanimously (70) to approve the Site Review application with conditions. The 30-day call up period concludes on April 2, 2026. City Council is scheduled to consider this application for call-up at its April 2, 2026, meeting. The staff memorandum to Planning Board, recorded video, and the applicant’s submittal materials, along with other related background materials, are available in the city

archives for Planning Board. The recorded video from the hearing can be found here: March 3, 2026 Planning Board Meeting (item starts 12:30 minutes into the video). The applicant’s submittal package is provided in Attachment A. The draft minutes for the meeting are provided in Attachment C.

Council Action Options Option

Outcome

Call up the application

To call up the application, council must pass a motion. Suggested motion language: Motion to call up Site Review application #LUR2025-00037. The called-up item will be scheduled for a public hearing at a future council meeting within 60 days of the date of call-up.

Do not call up the application No council action is needed. Decision of the lower body stands.

Planning Board History At the public hearing on March 3, 2026, the Planning Board held a quasi-judicial hearing to review the proposed Site Review described above. Following staff and applicant presentations and a public hearing, the Planning Board voted unanimously (7-0) to approve the Site Review application with conditions through the following motions: M. Roberts made a motion seconded by C. Hanson Thiem to approve Site Review application under #LUR2025-00037, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria, and subject to the conditions of approval recommended in the staff memorandum, and as amended. Planning Board voted 7-0. Motion passed. L. Kaplan made a motion to amend seconded by ml Robles to include the condition that the applicant will include 1) way-finding signage for the public pedestrian paseo, 2) cargo bike parking, and 3) accessible on-street parking for the commercial uses, if feasible, to the satisfaction of staff at the time of Tec Doc. Planning Board voted 7-0. Motion passed. Ml Robles made a motion to amend seconded by M. McIntyre to include the condition that applicant and staff will work together to re-examine whether it is possible to preserve any of the healthy, mature trees along College Avenue to the satisfaction of staff at the time of Tec Doc. Planning Board voted 6-1 (C. Hanson Thiem dissenting). Motion passed. The disposition of approval is provided as Attachment B.

Public Input Process Consistent with Section 9-4-3, Public Notice Requirements, B.R.C. 1981, staff provided notification to all property owners within 600 feet of the subject location of the application, and signs have been posted by the applicant indicating the review requested. Staff received some written public comments on the application, which included concerns regarding on-street parking and traffic and proposed building massing and design. One community member spoke at the public hearing in opposition to the proposal.

Analysis – Alignment with Relevant Portions of Boulder Revised Code The staff memorandum to Planning Board that includes staff analysis, along with the meeting audio, and the applicant’s submittal materials are available on the Records Archive for Planning Board.

Fiscal Note Review of this project is part of the P&DS team’s standard workplan, and its impacts are incorporated into the annual revenue forecasting as part of the Budget office’s annual budget development. Therefore, review of the project will not have a meaningful fiscal impact outside what has already been included in the approved budget. Current Year Estimated Fiscal Impact Fund(s): 2120FD Department(s): Planning & Development Services Program(s): All P&DS programs

Item Beginning Fund Balance Total Forecasted Revenue Total Estimated Expenses

FY 2026 Budget

FY 2026 Estimated Impact

FY 2026 Net Change

$18,200,885

$0

$18,200,885

$15,179,491

$0

$15,179,491

$17,735,173

$0

$17,735,173

Ending Fund Balance(s) After Reserves FTE

$12,646,701

$0

$12,646,701

122.65

0

122.65

Three-Year Estimated Fiscal Impact

Item

FY 2026

FY 2027

FY 2028

Total Forecasted Revenue Total Estimated Expenses Net Estimated Impact

$0

$0

$0

$0

$0

$0

$0

$0

$0

Next Steps for City Council The City Council may call up the application. If the application is called up, the City Council will be the decision-maker on the application and will review it at a future public meeting. If the application is not called up, the Planning Board’s decision is final.

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Attachments Attachment A: Applicant’s Plan Set and Written Statement Attachment B: Planning Board Disposition Attachment C: Draft Planning Board Meeting Minutes