Attachment A_Applicant's Plan Set and Written Statement_Part4

Regular Meeting, November 20, 2025 · item 6A: Consideration of a Site Review and Use Review to redevelop approximately 7.96 acres of an existing 9.86-acre site at 2952 Baseline Rd. with … · 41 pages

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

PLANT SCHEDULE L-202 QTY BOTANICAL NAME DECIDUOUS TREES

GLE SH2

(17) ARC PAN (16) SYR BLD (38) PAN SHD (5) RHU GRO (7) ASC AMR (9) SCH ST2

Gleditsia triacanthos inermis `Shademaster`

WILLIAMS VILLAGE

Ulmus x `Morton`

ABI CMT

Abies concolor 'Fastigiata'

PIC CNS

Picea abies 'Columnaris'

ARC PAN

Arctostaphylos x coloradensis 'Panchito'

COR ISA

Cornus sericea 'Isanti'

ULM ACC

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

EVERGREEN TREES (3) RHU GRO (8) COT ACU (1) ABI CMT

BUILDING C

2592 BASELINE ROAD, BOULDER CO

(8) RHU GRO (2) ABI CMT (22) COT ACU (2) ASC AMR

(94) SCH ST2 (26) ASC AMR (61) ECH AFN (64) ART LDV

(2) ABI CMT

(7) PIC CNS (5) SYR BLD (56) SCH ST2 (15) COT ACU

(10) COR ISA (4) RHU GRO (15) RHU GRO

MATCHLINE SHEET L-200

SHRUBS

(4) ASC AMR (5) RHU GRO (2) ABI CMT

COT ACU

MATCHLINE SHEET L-203 (6) COT ACU (31) SCH ST2

(3) ULM ACC

RHU GRO 55

Rhus aromatica 'Gro-Low'

SYR BLD

Syringa x 'SMSJBP7'

BOU BLO

131

Bouteloua gracilis 'Blonde Ambition'

FES BOU

Festuca glauca 'Boulder Blue'

PAN SHD

Panicum virgatum 'Shenandoah'

SCH ST2

251

Schizachyrium scoparium `Standing Ovation`

ART LDV

Artemisia ludoviciana

ASC AMR

Asclepias tuberosa 'Hello Orange'

ECH AFN

Echinacea x 'Balsomador'

LIA PUN

Liatris punctata

Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions. See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.

PERENNIALS

PROPERTY LINE, RE: CIVIL

WILLIAMS WAY

Cotoneaster acutifolius

GRASSES

BUILDING E (5) RHU GRO (2) ABI CMT (6) ASC AMR (37) FES BOU (17) ARC PAN

1200 Bannock St Denver, CO 80204 p. 303-571-0053

MON MEN 8

Monarda fistulosa menthifolia

(12) PAN SHD (2) LIA PUN (1) GLE SH2

(25) SCH ST2

(5) PAN SHD (1) GLE SH2 (6) ARC PAN (36) SCH ST2 (6) ASC AMR (7) MON MEN (10) RHU GRO

(13) ASC AMR (131) BOU BLO

MATCHLINE SHEET L-203 DASHED LINE SHOWS MIN. EXTENTS OF 8.11 SOIL CELL SYSTEM BELOW PAVING, TYP

MATCHLINE SHEET L-204

BUILDING D

MATCHLINE SHEET L-201

Xref B1483ARX.dwg

Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-202 KEY MAP

Scale: 1" = 20' 0

PLANTING PLAN

PLANT SCHEDULE L-203 (31) PAN SHD (17) CER MOU

QTY

BOTANICAL NAME

ORNAMENTAL TREES

PRU MAA 3 (8) ART LDV (6) ECH AFN (1) PIC CNS

Prunus maackii

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

DECIDUOUS TREES 3

Aesculus hippocastanum

PIC CNS

Picea abies 'Columnaris'

PIN PIN

Pinus edulis

AES HPP

WILLIAMS VILLAGE

MATCHLINE SHEET L-202 EVERGREEN TREES

2592 BASELINE ROAD, BOULDER CO

(1,860 sf) MIX C (2) PIN PIN

SHRUBS

(3) ULM ACC (2,922 sf) MIX C (2) AES HPP

CER MOU 27

Cercocarpus montanus

CHR RUB 27

Chrysothamnus nauseosus

COR ISA

1200 Bannock St Denver, CO 80204 p. 303-571-0053

Cornus sericea 'Isanti'

Xref B1483ARX.dwg

RHU GRO 4

(25) SCH ST2 (4) RHU GRO (9) COR ISA

BUILDING E

Rhus aromatica 'Gro-Low'

GRASSES

(13) ASC AMR (131) BOU BLO MATCHLINE SHEET L-202

PAN SHD

Panicum virgatum 'Shenandoah'

ART LDV

Artemisia ludoviciana

ECH AFN

Echinacea x 'Balsomador'

PERENNIALS

MATCHLINE SHEET L-204

(3) PRU MAA (27) CHR RUB

GROUND COVERS MIX A

6,342 sf SEED MIX A

MIX C

4,782 sf SEED MIX C

(10) CER MOU (6,342 sf) MIX A (1) PIN PIN (1) AES HPP

Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-203 Scale: 1" = 20'

KEY MAP 0

PLANTING PLAN 40

PLANT SCHEDULE L-204 QTY

BOTANICAL NAME

ORNAMENTAL TREES ACE GLA

BUILDING E

MATCHLINE SHEET L-202

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

Acer glabrum

DECIDUOUS TREES

(24) RHU GRO (7) MON MEN

GLE SH2

Gleditsia triacanthos inermis `Shademaster`

WILLIAMS VILLAGE

(15) ASC AMR (30) RHU GRO (29) ASC AMR

(9) CHR RUB

MATCHLINE SHEET L-203

(3) GLE SH2

SHRUBS CHR RUB 13

Chrysothamnus nauseosus

COR ISA

Cornus sericea 'Isanti'

RHU GRO 69

MA TC

HL IN

(2,296 sf) MIX A (6) PAN SHD (15) ASC AMR

2592 BASELINE ROAD, BOULDER CO

Rhus aromatica 'Gro-Low'

GRASSES

PAN SHD

HE E

PERENNIALS

-2 0

ASC AMR

(11) MON MEN (28) PAN SHD (16) RHU GRO (10) COR ISA (3) ACE GLA

Panicum virgatum 'Shenandoah'

MON MEN 17

1200 Bannock St Denver, CO 80204 p. 303-571-0053

Asclepias tuberosa 'Hello Orange' Monarda fistulosa menthifolia

GROUND COVERS

(11) COR ISA (4) CHR RUB

MIX A

2,296 sf SEED MIX A

MIX C

8,080 sf SEED MIX C

BUILDING D

-20 1

(1,325 sf) MIX A (4) ACE GLA (8,080 sf) MIX C

TC HL INE

E E

E E E

6 E E E

Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

E E

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-204 Scale: 1" = 20'

KEY MAP 0

PLANTING PLAN 40

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

WILLIAMS VILLAGE

EE TL

-2 01

2592 BASELINE ROAD, BOULDER CO

IN E

NOTE: ADDITIONAL GROUNDPLANE PLANTING WILL BE ADDED DURING TIME OF CONSTRUCTION TO SUPPLEMENT CURRENT GROUNDPLANE COVERAGE.

TC HL

INE

EE TL

-20

1 1200 Bannock St Denver, CO 80204 p. 303-571-0053

E E

BROKER INN

E E

EXISTING PARKING

TL -20 6

CH LIN E

MA T

Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

E E

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-205 Scale: 1" = 20'

KEY MAP 0

PLANTING PLAN 40

1 2

MATCHLINE SHEET L-201

DECIDUOUS TREES

WILLIAMS VILLAGE

5 ET L-2 0 SH E

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

EXISTING PA

MA TC HL INE

2592 BASELINE ROAD, BOULDER CO

2 1200 Bannock St Denver, CO 80204 p. 303-571-0053

EXISTING E PA

EXISTING PA

EXISTING PARKING

EVERGREEN TREES E

NOTE: ADDITIONAL GROUNDPLANE PLANTING WILL BE ADDED DURING TIME OF CONSTRUCTION TO SUPPLEMENT CURRENT GROUNDPLANE COVERAGE.

EXISTING PA E

E E

EVERGREEN SHRUBS Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

SITE REVIEW

GRASSES

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-206 Scale: 1" = 20'

KEY MAP 0

PLANTING PLAN 40

63.6' ROW

11.6' 8.0' WALK PLANTING

20.0' DRIVE LANE

7.0' WALK

11.7' 7.5' PLANTING WALK

11.5' PLANTING 20.0' DRIVE LANE

17.1' PLANTING

8.0' WALK

NEW CARTER WAY

58.9' ROW

8 9

2 WILLIAMS WAY

Xref B1483ARX.dwg

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

WILLIAM

S WAY

BUILDING B

BUILDING C

3OTH STREET

BUILDING B

BUILDING A

CA R

TE R

WA Y

A-A'

B-B'

RO UT

2592 BASELINE ROAD, BOULDER CO

E3 6

SECTION A-A

SCALE: 1"=10'

21.0' DRIVE LANE

SCALE: 1"=10'

REFERENCE PLAN 12.8' WQ

51.3' PLAZA

20.0' DRIVE LANE

21.2' WALK

14.5' WALK

2.7' WQ

1200 Bannock St Denver, CO 80204 p. 303-571-0053

BUILDING A

BUILDING D

BUILDING A

BROKER INN

SECTION C-C

SCALE: 1"=10'

SECTION D-D

SCALE: 1"=10'

1.0' CONC BAND

6.9' PLANTING

4.7' PLANTING

13.0' 5.0' BIKE PLANTING

16.5' WALK

14.2' PATIO

E-E'

D-D'

C-C'

MULTI-USE

ROUTE 36

BUILDING E

19.2' PATIO

13.0' PLANTING + TACKIFIED AGGREGATE

SECTION B-B

PROPERTY LINE

WILLIAMS VILLAGE

SECTION E-E SCALE: 1 51/256" = 1'-0"

4.0' PLANTING

6.0' WALK 2.3' PLANTING

14.8' WALK

20.0' DRIVE

BUILDING B BUILDING A

BUILDING A

BUILDING E

G-G'

H-H'

F-F' 6

SECTION F-F

SCALE: 1"=10'

4.8' PLANTING 13.3' WALK

SECTION G-G

SCALE: 1"=10'

SECTION H-H SCALE: 1"=10'

I-I' 9

SECTION I-I SCALE: 1"=10'

1.0' CONC BAND

9.2' PLANTING

6.0'

16.0' WALK

5.0' BIKE

VARIES

SITE REVIEW 07/11/2025

3/25/2025

BUILDING B BUILDING C

DATE PRINTED:

K-K' J-J' 10

SECTION J-J SCALE: 1"=10'

SECTION K-K SCALE: 1"=10'

--OVERHEAD UTIL--

SHEET No.

L-300 SITE SECTIONS

12'-6" WOOD BENCH, (2) 12"X12" SOLID HARDWOOD BEAMS, CORTEN STEEL LEGS

MOUNT PER MANUFACTURER SPEC FINISH GRADE, RE: PLANS

COMPACTED SUBGRADE

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

BENCH

5.1

SCALE: 1/2" = 1'-0"

TREE GRATE

1.6

WILLIAMS VILLAGE

SCALE: NTS

2592 BASELINE ROAD, BOULDER CO

BOLLARD, EMBED MOUNT PER MANUFACTURER SPEC

SET TOP OF FOOTING 4" ABOVE FINISH GRADE

COMPACTED SUBGRADE

3/4" CHAMFER

1/2" X 6" SS ANCHOR BOLTS EMBEDDED IN TO CONC BLOCK

-SIZES ARE APPROXIMATE. -BURY 1/3 OF BOULDER BELOW FINISH GRADE, SET ON COMPACTED SUBGRADE. 5.8

BOULDERS SHOULD BE EVALUATED INDIVIDUALLY AND SET INTO GRADE TO APPEAR THE RESULT OF NATURAL GEOLOGICAL PROCESSES. LANDSCAPE ARCHITECT TO REVIEW PLACEMENT PRIOR TO WORK COMPLETION.

SCALE: 3/8" = 1'-0"

PEDESTRIAN LIGHT POLE

6.1

SCALE: 1" = 1'-0"

2" DIA THRU HOLES TO ASSIST MOVING FINISH GRADE, RE: PLANS

FINISH GRADE, RE: PLANS

COMPACTED SUBGRADE

1'-2"

5.7

UMBRELLA

TRASH- RECYCLING RECEPTACLE

SCALE: 1/2" = 1'-0"

FRAME: POWDERCOATED ALUMINUM. SLATS: THERMORY ASH, MOUNT PER MANUFACTURER SPEC

1'-0"

EMBEDDED, INSTALL PER MANUFACTURERS INSTRUCTIONS FINISH GRADE, RE: PLANS CONC FOOTING 6"

1'-4"

COMPACTED SUBGRADE

BIKE RACK

5.4A 5.4B

FRAME: POWDERCOATED ALUMINUM. SLATS: THERMORY ASH, MOUNT PER MANUFACTURER SPEC

SCALE: 1/2" = 1'-0"

5.3

2.2 SAWN JOINT, 1/8" WIDTH, 1/4 DEPTH OF SLAB DEPTH. RE: LAYOUT PLAN FOR LOCATION OF JOINTS

1/8" SAWN COLD JOINT 1/8" FAUX JOINT 1/2" DEEP

2.1 CONTRACTION JOINT

CIP CONC PAVING

COMPACTED SUBGRADE

LOUNGE CHAIR SHORT

SPEED DOWEL AT 18" OC AT PAVING/ ADA RAMP TRANSITION

FINISH GRADE, RE: PLANS COMPACTED SUBGRADE

FINISH GRADE, RE: PLANS

BUILDING FACE, CURB, COLUMN, WALL, STAIR, OR OTHER FIXED STRUCTURE

ADA HARVEST TABLE KEBONY WOOD SLATS, POWDERCOATED STEEL FRAME SURFACE MOUNT PER MANUFACTURER SPEC

5.5

SCALE: 1/2" = 1'-0"

2.1 CONTRACTION JOINT, 1/2" WIDTH, 1/4" RADIUS AT EDGES. USE PREFORMED JOINT-FILLER STRIPS FULL WIDTH AND DEPTH OF JOINT. ALLOW 1/2" AT TOP FOR SPECIFIED SEALANT. SEAL ALL CONTRACTION JOINTS. SPACE 80' MIN UNLESS OTHERWISE NOTED ON PLAN

TYPE B: MONOLINE CORE BIKE RACK, BY SITE PIECES TYPE A: MONOLINE STANDARD BIKE RACK, BY SITE PIECES

TRASH/RECYCLING RECEPTACLE MOUNT PER MANUFACTURER SPEC

PRECAST CONC BLOCK

GALVANIZED ANCHOR BOLTS, SIZE AND PLACEMENT AS RECOMMENDED BY MANUFACTURER. EXTEND UP THROUGH PAVEMENT. PROVIDE DOUBLE-NUT SYSTEM FOR LEVELING AND SECURING.

5.9

NATURAL BOULDER

SCALE: 1/2" = 1'-0"

CONCRETE FOOTING- CONTRACTOR TO SUBMIT FULL SHOP AND STRUCTURAL DRAWINGS FOR APPROVAL 1'-0"

3'-0"

TYPE 'D': 48"L X 60"W X 48"H NATURAL LOCAL SANDSTONE

1200 Bannock St Denver, CO 80204 p. 303-571-0053

UMBRELLA W/ SLEEVE MOUNTED TO PRECAST BLOCK

4" BOULDER SCHEDULE TYPE 'C': 36"L X 48"W X 36"H NATURAL LOCAL SANDSTONE

COMPACTED SUBGRADE

PLANTING AREA

NOTES: REFER TO SPECIFICATIONS FOR INFORMATION PERTAINING TO BOULDERS.

CIP CONC FOOTING

BOLLARD

POLE RE: ELEC. DWGS., AND LAYOUT DWGS. FOR LOCATION

FINISH GRADE, RE: PLANS

1'-6"

NATURAL MOSS ROCK BOULDER TO BE SELECTED BY LANDSCAPE ARCHITECT

POUR 1

ADIRONDACK LOUNGE CHAIR

5.2

SCALE: 1/2" = 1'-0"

5.11

HARVEST TABLE

SCALE: 1/2" = 1'-0"

POUR 2

CONCRETE PAVING JOINTING

2.1

2.2

SCALE: 1" = 1'-0"

ROUNDED PLANTER

CIP CONC PAVING

DATE PRINTED:

COMPACTED AGGREGATE BASE COURSE, RE: GEOTECH

COMPACTED SUBGRADE

PLANTER TYPE B, CIP CONCRETE, NATURAL GRAY

LINEAR PLANTER

COMPACTED SUBGRADE

SCALE: 1" = 1'-0"

1.5

VEHICULAR CONCRETE PAVING SCALE: 1" = 1'-0"

07/11/2025

FINISH GRADE, RE: PLANS COMPACTED SUBGRADE

1.2A 1.2B

PEDESTRIAN CONCRETE PAVING SCALE: 1" = 1'-0"

SHEET No.

L-301

COMPACTED SUBGRADE

TACKIFIED AGGREGATE PAVING

SITE REVIEW

HOLE FOR DRAINAGE, RE: IRRIGATION, SIZE TBD

TACKIFIED AGGREGATE, 41" SIZE, FREE OF FINES AND DEBRIS

PLANTER TYPE A, CIP CONCRETE, NATURAL GREY

3/25/2025

NOTES: 1. PROVIDE POSITIVE DRAINAGE PER GRADING PLAN

CIP CONC PAVING

1.1A 1.1B

PLANTER POT SCALE: 1/2" = 1'-0"

5.10A 5.10B

SITE DETAILS

VARIES 4"

PROTECTION BOARD/ WATERPROOF MEMBRANE

SCALE: 1" = 1'-0"

1.4

STEPPING STONES

SCALE: 1/2" = 1'-0"

SCALE: NTS

KEBONY WOOD TOPPER, WITH STEEL FRAME 3/4" CHAMFER ALL EXPOSED EDGES TYP

FINISH GRADE PAVING, RE: PLANS

#4 REBAR CONT T&B, (2) #4 MID-HT EA FACE W/ #4 CLOSED STIRRUPS AT 16" O.C.

PLANTING SOIL

FINISH GRADE PAVING, RE: PLANS #4 VERT REBAR AT 12" OC (2) #4 HORIZ REBAR CONT

COMPACTED SUBGRADE

PAVING CONDITION VARIES RE: LAYOUT

PLANTING SOIL COMPACTED SUBGRADE

1'-6"

PAVING CONDITION VARIES RE: LAYOUT

4.1

CONC SEATWALL

SCALE: 1/2" = 1'-0"

CIP CONC SEATWALL WITH WOOD TOPPER

4.2

STANDARD FLUSH PLANTING AREA

3.6

SCALE: 1/2" = 1'-0"

3.3

WATER QUALITY PLANTER SCALE: 1/2" = 1'-0"

SCALE: 1/2" = 1'-0"

3" LAYER GRAVEL MULCH 1/4" STEEL RUB RAIL

VARIES, FLUSH TO 12" MAX, RE: LAYOUT

3" LAYER GRAVEL MULCH WATER QUALITY SOIL PROFILE, RE: CIVIL

1'-2"

WATER QUALITY SOIL PROFILE, RE: CIVIL #4 VERT REBAR AT 12" OC

CIP CONC WALL

COMPACTED SUBGRADE

3'-11"

(5) #4 HORIZ REBAR CONT

#4 VERT REBAR AT 12" OC (5) #4 HORIZ REBAR CONT

3'-0"

3" LAYER WOOD MULCH

CIP CONC FRAME

1/4" STEEL RAIL

0'-9"

CIP CONC PLANTER EDGE, FINISH TBD FINISH GRADE PAVING, RE: PLANS

FINISH GRADE PAVING, RE: PLANS

0'-3"

8'-0"

SLOP E RE: G VARIES , RAD ING

1200 Bannock St Denver, CO 80204 p. 303-571-0053

VARIES, RE: PLANS

2" SS GRATE, HEEL PROOF

1'-0" TYP

2592 BASELINE ROAD, BOULDER CO

2.1

0'-6"

3/4" CHAMFER ALL EXPOSED EDGES TYP

0'-6"

3" LAYER WOOD MULCH 0'-8"

2'-0"

VARIES, RE: PLANS

WILLIAMS VILLAGE

UTILITY SCREEN

3" LAYER WOOD MULCH CIP CONC PLANTER, NATURAL GREY, SMOOTH FINISH

1'-6"

TACKIFIED AGGREGATE PAVING ON STRUCTURE

#4 REBAR CONT T&B, (2) #4 MID-HT EA FACE W/ #4 CLOSED STIRRUPS AT 16" O.C.

1'-6"

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

2" MIN - 8" MAX

SCALE: 1" = 1'-0"

COMPACTED AGGREGATE BASE COURSE COMPACTED SUBGRADE

CIP CONC PAVING ON STRUCTURE

VARIES. RE: PLANS

1.5 FINISH GRADE FLUSH W/ TOP OF PAVER

CONCRETE STRUCTURAL SLAB RE: STRUCTURAL

WATER PROOF MEMBRANE FOAM CONCRETE DECK

NATURAL BUFF COLORADO SANDSTONE PAVER

STONE PAVER SIZES: 25% 10-15 SF 25% 5-10 SF 50 % 4-5 SF

DRAINAGE MAT

1'-2"

VARIES, 4" MIN

CONCRETE PAVING PRE-FABRICATED DRAIN SHEET

4" TACKIFIED AGGREGATE, 41" SIZE, FREE OF FINES AND DEBRIS FILTER FABRIC STRUCTURAL FOAM OR ROAD BASE TBD, DEPTH VARIES

COMPACTED SUBGRADE

PLANTING SOIL 18" DEPTH VARIES, RE: PLANS

RAISED PLANTER EDGE

COMPACTED SUBGRADE

0'-8"

3.2

SCALE: 1/2" = 1'-0"

0'-8"

8'-0" 1.7

WATER QUALITY BRIDGE

SCALE: 1/2" = 1'-0"

3.1

STORMWATER DETENTION PLANTER SCALE: 1/2" = 1'-0"

PRECAST PAVERS RE: SPECS ADJUSTABLE PEDESTALS, RE: SPECS.

NOTE: 1. GUARDRAIL TO BE 7' MAX IN HEIGHT FROM THE HIGHEST ELEVATION OF GRADE WITHIN 3' OF THE PROPERTY LINE.

AREA DRAIN, RE: MEP WATERPROOFING, PROTECTION RE: ARCH

SECTION

WALL, RE: ARCH

STRUCTURAL SLAB RE: STRUCT

1 2 " 2

1/2" RADIUS ALL VISIBLE EDGES CIP CONC WALL, BOARD FORMED, TO MATCH BUILDING FINISH

PRECAST PAVERS RE: SPECS, RE: PLANS.

ANGLED EDGE OF WALL BELOW SURFACE

ADJUSTABLE PEDESTALS, RE: SPECS.

#4 REBAR VERT, 24" OC 1/8" JOINT BETWEEN PAVERS

DATE PRINTED:

3/25/2025

(8) #4 REBAR, CONT, EQ. SPACED VERTICALLY PAVERS ON PEDESTALS 1" WEEP HOLE 3' O.C. ALL SIDES STAINLESS STEEL DOWEL RE: STRUCTURAL

SITE REVIEW 07/11/2025

CONNECT TO IRRIGATION WATERPROOFING RE: ARCH CONCRETE DECK, RE: STRUCTURAL

SHEET No.

L-302

8" NOTE: MIN. 2 1/2" COVER ON ALL REBAR

AXON

PEDESTAL PAVERS ON STRUCTURE SCALE: 1 1/2" = 1'-0"

1.8

CIP CONC PLANTER ON STRUCTURE SCALE: 3/4" = 1'-0"

NOT USED SCALE: NTS

GUARDRAIL SCALE: NTS

SITE DETAILS

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

4" - 6", RE: LAYOUT

WILLIAMS VILLAGE

2592 BASELINE ROAD, BOULDER CO

1.6 TYP 1.1 OR 1.2 TYP

4" PVC CLEANOUT/ INSPECTION RISER WITH REMOVABLE LID PER MANUFACTURER'S SPECIFICATIONS

3" COMPOST BETWEEN MANUFACTURERED SUPPORTED PAVING SYSTEM AND PLANTING SOIL, UNCOMPACTED 1"-3" BETWEEN CELLS PER MANUFACTURERS SPECIFICATIONS

C.I.P. CONCRETE EDGE BAND, DARK INTEGRAL COLOR

PLANTING SOIL MIX 'B', INSTALLED IN 8" LIFTS (2 LIFTS PER CELL)

1200 Bannock St Denver, CO 80204 p. 303-571-0053

BASE SLOPE TO MAX. 5% 1

4" AGGREGATE SUB BASE, COMPACTED TO 95% OR BY 3 PASSES WITH PLATE COMPACTOR, WHICHEVER IS GREATER. SLOPE GRADE TO DRY WELL, RE: CIVIL.

4" RADIUS

2% Disclaimer: The buildings illustrated in this submittal are representative of the size, massing, architectural character and detailing. Repeat building types, if any, may have their own unique detailing, coloring, and final configuration but will be consistent with the quality of buildings shown in this package. Window locations illustrated on the floor plans are approximate. Final window locations subject to revision dependent upon site specific conditions. See site plan for lot specific building orientation. Lot specific metrics are included on the civil site plan.

1'-0"

GEOTEXTILE ON COMPACTED SUBGRADE, RE: SPECS DRAIN TOWARDS SUBDRAIN COMPACTED SUBGRADE BELOW GEOTEXTILE AND AGGREGATE BASE COURSE COMPACT TO 95% OR BY 3 PASSES WITH PLATE COMPACTOR, WHICHEVER IS GREATER

COMPACTED SUBGRADE 1'-0"

PLANTING SOIL, TAMPED TO MAX 85% COMPACTION BELOW ROOT BALL

(1) #4 BAR HORIZONTAL CONT. 2 12" MIN. COVER OVER ALL STEEL

# OF CELLS VARIES, PROVIDE 1200 CU. FT. FOR SINGLE SOIL VOLUME TREES

MANUFACTURED SOIL CELL SYSTEM SCALE: 1/2" = 1'-0"

8.11

12 INCH CIP CONCRETE BAND

3.7

SCALE: 3/4" = 1'-0"

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

BIKE REPAIR STATION SCALE: NA

L-303 SITE DETAILS

KEYNOTES EXISTING CONDITIONS OVERHEAD UTILILTY POLE

PROTECT IN PLACE

CONCRETE CURB AND GUTTER

PROTECT IN PLACE

0.3

CONCRETE PAVING

PROTECT IN PLACE

1.0

PAVING

1.1

4" PEDESTRIAN CIP CONC PAVING

1.2

6" VEHICULAR CIP CONC PAVING

1.3

ASPHALT PAVING

TYPE A: NATURAL GREY, LIGHT BROOM FINISH. TYPE B: INTEGRAL COLOR LIGHT, SAND FINISH, TYPE C: INTEGRAL COLOR MEDIUM, SAND FINISH, TOP CAST SURFACE RETARDER BY GRACE TYPE A: NATURAL GREY, HEAVY BROOM FINISH, TYPE B: INTEGRAL COLOR LIGHT SAND FINISH, TYPE C: INTEGRAL COLOR DARK SAND FINISH RE: CIVL

1.4

STEPPING STONE

NATURAL COLORADO BUFF SANDSTONE, 4" THICK MIN.

1.5

TACKIFIED AGGREGATE PAVING

1/4"- SCREENED LOCAL GREY BREEZE

1.6

TREE GRATE

CAST IRON

1.7

WATER QUALITY BRIDGE

2" SS GRATE ON STEEL FRAME MOUNTED ON CONC FRAME

10 / L-302

1.8

PEDESTAL PAVERS ON STRUCTURE

12 / L-302

2.0

JOINTING

2.1

CONC PAVING CONTRACTION JOINT

1/2" WIDE FULL DEPTH

2.2

SAW-CUT CONTROL JOINT AT CONC PAVING

1/8" WIDE 1-1/2" DEPTH OF SLAB

12 / L-301 12 / L-301

3.0

EDGERS & STEPS

3.1

STORMWATER DETENTION PLANTER

FINISH TBD.

3.2

RAISED PLANTER EDGE

CIP CONC EDGE, SLOPED

3.3

WATER QUALITY PLANTER

6" NATURAL GREY, SMOOTH FINISH

3.4

STEEL EDGER

3.5

CIP CONC STEPS

NATURAL GREY, LIGHT BROOM FINISH

3.6

CONC PLANTER ON-GRADE

FINISH TBD.

3.7

12 IN CONC BAND

INTEGRAL COLOR DARK SAND FINISH

7 / L-302 2 / L-303

4.0

WALLS, RAILINGS AND FENCING

4.1

CIP CONC SEATWALL

SMOOTH ARCHITECTURAL FINISH, 3/4" CHAMFER ALL EXPOSED EDGES. 1/4" X 4" SS SKATE STOPS 3' O.C.

5 / L-302

4.2

CIP CONC SEATWALL W/ WOOD TOP

KEBONY WOOD SLATS ON STEEL BAR FRAME

6 / L-302

4.3

HANDRAIL

1-1/2" DIA SS TUBE, EMBED SLEEVE MOUNT

5.0

FURNISHINGS

5.1

BENCH

TYPE B: 12'-6" DRIFTER BY STREET LIFE

1 / L-301 # / L-301

5.2

ADIRONDACK LOUNGE CHAIR

MODEL: ALIPINE CASCADE BY SITE PIECES. NON-MOUNTED. THERMORY ASH SLATS, POWDERCOAT FRAME

10 / L-301

TYP 5.5

5.3

LOUNGE CHAIR SHORT

BIKE RACKS TO BE REMOVED, STORED, AND PLACED IN PLACE IN PHASE II

5.4

BIKE RACK

5.5

PA PA R T

UTILITY SCREEN, RE: DTL 4/L-302 PA 6.2 TYP TYP 6.1 R T

TYP 5.10B

TYP 1.1

TYP 5.1B

WQ PA PA

TYP 1.2 TYP 5.4A

Xref B1483ARX-PHASE1.dwg

0.1 0.2

LIMIT OF WORK

WQ PA

0.0

DTL./SHT.#

COMMENTS

WQ PA

BIKE REPAIR STATION, RE: DTL: 3/L-303 PA

15 / L-301

3 / L-302 13 / L-301 2 / L-301

DASHED LINE SHOWS MIN. EXTENTS 1.6 OF SOIL CELL SYSTEM BELOW 8.11 PAVING, TYP

BOX CULVERT BELOW 1.2

PA WALK(S) AND BRIDGE NOT TO BE INCLUDED IN PHASE I. PA

2592 BASELINE ROAD, BOULDER CO

13 / L-302 9 / L-302 8 / L-302

T R

TYP 5.8

WILLIAMS VILLAGE

14 / L-301

TYP 3.3

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

MODEL: ALPINE 46ER BY SITE PIECES. THERMORY ASH SLATS, POWDERCOAT FRAME TYPE A: MONOLINE STANDARD BY SITE PIECES, SURFACE MOUNT. TYPE B: MONOLINE CORE BY SITE PIECES, SURFACE MOUNT

9 / L-301

TRASH/ RECYCLING RECEPTACLE

MODEL: FGP BY LANDSCAPE FORMS, SURFACE MOUNT

7 / L-301

5.6

PATIO TABLE AND CHAIRS

MODEL: CHIPMAN BY LANDSCAPE FORMS, 31" DIA CAST ALUMINUM TABLE, POWDERCOAT FINISH. (4) ARMLESS CHIPMAN CHAIRS.

5.7

UMBRELLA

MODEL: OCEAN MASTER CLASSIC 10' HEXAGON BY TUCCI

6 / L-301

5.8

BOLLARD

QUATTRO BY STREET LIFE

3 / L-301

5.9

NATURAL BOULDER

NATURAL BUFF COLORADO SANDSTONE

4 / L-301

5.10

PLANTER POT

TYPE A: LARKSPUR, 20.5" X 24" HT BY KORNEGAY. TYPE B: ASPECT, ASP-TT 60" X 30" BY KORNEGAY. ALL ARE PLANTED W/ 1 GAL SHRUBS, IRRIGATED.

16 / L-301

5.11

HARVEST TABLE

MODEL: MONOLINE STANDARD COMMUNITY TABLE BY SITE PIECES, 112" X 36.8" ADA, PAIRED W/ BENCH TYPE A

11 / L-301

6.0

ELECTRICAL

6.1

PEDESTRIAN LIGHT POLE

MODEL: FGP AREA LIGHT BY LANDSCAPE FORMS. 14'

6.2

TRANSFORMER

RE: CIVIL

7.0

DRAINAGE

7.1

AREA DRAIN

RE: CIVIL

7.2

LANDSCAPE DRAIN

RE: CIVIL

8.0

PLANTING/ SOILS

8.11

MANUFACTURED SOIL CELL SYSTEM SOIL VOLUME TO MEET OR EXCEED CITY REQUIREMENTS (MIN. 1200 CU. FT.)

1200 Bannock St Denver, CO 80204 p. 303-571-0053

8 / L-301

5 / L-301

WQ PA

1 / L-303

MODEL: TBD

GENERAL NOTES: PA = PLANTING AREA, WQ PA = WATER QUALITY PLANTING AREA

Xref B1483ARX.dwg

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-400 Scale: 1" = 30'

KEY MAP 0

PHASE 1 LANDSCAPE MATERIALS

PLANT SCHEDULE QTY

BOTANICAL NAME

COMMON NAME

ACE GLA

Acer glabrum

Rocky Mountain Maple

PRU MAA

Prunus maackii

Amur Chokecherry

ORNAMENTAL TREES

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

DECIDUOUS TREES

WILLIAMS VILLAGE

AES HPP

Aesculus hippocastanum

European Horsechestnut

GLE SH2

Shademaster Honey Locust Gleditsia triacanthos inermis `Shademaster`

2592 BASELINE ROAD, BOULDER CO

LIMIT OF WORK (94) SCH ST2 (26) ASC AMR (31) PAN SHD (17) CER MOU

(61) ECH AFN (64) ART LDV

Ulmus x `Morton`

Accolade™ Elm

ABI CMT

Abies concolor 'Fastigiata'

Columnar White Fir

PIC CNS

Picea abies 'Columnaris'

Columnar Norway Spruce

PIN PIN

Pinus edulis

Pinyon Pine

EVERGREEN TREES

R T

(8) ART LDV (6) ECH AFN (1) PIC CNS

ULM ACC

(7) PIC CNS

(2) ABI CMT

(10) COR ISA (4) RHU GRO (17) RHU GRO

1200 Bannock St Denver, CO 80204 p. 303-571-0053

(2,073 sf) MIX C (2) PIN PIN

SHRUBS ARC PAN

(3) ULM ACC (2,922 sf) MIX C (2) AES HPP

CER MOU 27

XrefXref B1483ARX.dwg B1483ARX-PHASE1.dwg

(25) SCH ST2 (4) RHU GRO (9) COR ISA

Arctostaphylos x coloradensis 'Panchito' Panchito Manzanita Cercocarpus montanus

Alderleaf Mountain Mahogany

CHR RUB

Chrysothamnus nauseosus

Rubber Rabbitbrush

COR ISA

Cornus sericea 'Isanti'

Isanti Red Twig Dogwood

Rhus aromatica 'Gro-Low'

Gro-Low Fragrant Sumac

(13) ASC AMR (131) BOU BLO (22) SCH ST2 (3) ARC PAN (16) MON MEN (5) RHU GRO

(4) PRU MAA (27) CHR RUB

RHU GRO 66 GRASSES

BUILDING E

(24) RHU GRO (15) ASC AMR (9) CHR RUB (3) GLE SH2

BOU BLO

131

Bouteloua gracilis 'Blonde Ambition'

Blonde Ambition Blue Grama

PAN SHD

Panicum virgatum 'Shenandoah'

Shenandoah Switch Grass

SCH ST2

125

Schizachyrium scoparium `Standing Ovation` Standing Ovation Little Bluestem

ART LDV

Artemisia ludoviciana

White Sagebrush

ASC AMR

Asclepias tuberosa 'Hello Orange'

Hello Orange Butterfly Milkweed

ECH AFN

Echinacea x 'Balsomador'

Sombrero® Adobe Orange Coneflower

Monarda fistulosa menthifolia

Mintleaf Bergamot

PERENNIALS

(10) CER MOU (6,342 sf) MIX A (1) PIN PIN (1) AES HPP

(6) PAN SHD (15) ASC AMR (9) MON MEN (28) PAN SHD (16) RHU GRO (10) COR ISA (3) ACE GLA

MON MEN 21 GROUND COVERS MIX A

6,342 sf SEED MIX A

WARM SEASON TALL GRASS

MIX C

4,730 sf SEED MIX C

COOL SEASON TALL GRASS

Xref B1483ARX.dwg B1483ARX-PHASE1.dwg

SITE REVIEW

DATE PRINTED:

3/25/2025

07/11/2025

SHEET No.

L-401 Scale: 1" = 20'

KEY MAP 0

PHASE 1 PLANTING PLAN 40

August 27, 2025 2952 Baseline Road, Boulder CO Site Review – Written Statement

Introduction Located at the intersection of Baseline Road and 30th Street, and adjacent to U.S. 36, the proposed redevelopment of 9.86 acres is a model of transit-oriented development and represents an opportunity to transform an underutilized space into a vibrant mixed-use community that aligns with Boulder’s vision and goals for sustainability, affordability, and walkable urban living. Project Overview Located at 2952 Baseline Road, Williams Village II is a proposed redevelopment of 7.96 acres of an existing 9.86 acre (429,416 sf) site, which is home to four (4) one story commercial, and retail buildings at 2922 Baseline Road, 2950 Baseline Road, 2990 Baseline Road, 675 and 655 30th Street, as well as one (1) four story hotel at 555 30th Street. The redevelopment retains the Broker Inn and a portion of the adjacent parking. This project will provide approximately 427 new residences, including 122 units for students, ranging from studios to sixbedroom units. The redevelopment will also increase commercial space from 54,222 square feet to 58,365 square feet, with street-level retail that fosters an engaging — and safer — pedestrian experience. Designed to support Boulder’s goal for more 15-minute neighborhoods and the Boulder Valley Comprehensive Plan, Williams Village II incorporates thoughtful design, innovative amenities, and robust transit-oriented features to create a neighborhood center that prioritizes people, sustainability, and affordability. Project Phasing The development would occur in two phases, Phase 1 would include Building E only, and Phase 2 would include the flood work, as well as Buildings A, B, C, and D. The Broker Inn use would remain unchanged on the site. For Phase 1 infrastructure, water will be looped between the existing 8” public water main stub located in the access drive for 2850 Baseline to the north of Lot 1 and the existing 8” public water main loop from the 2952 Baseline property, which runs along the west side of Sprouts. This looped connection draws water from 3 connection points along the perimeter of the development and provides fire flow at acceptable velocities and pressures. The existing water and fire sprinkler service for McDonald’s will be reconnected to this new line. Once the Sprouts structure is demolished later in Phase 2, the ultimate water main outfall extension to 30th would be completed and the existing 8” water loop on the property will be removed.

As for sanitary sewer, a new 8” public PVC sanitary sewer outfall is proposed from Lot 1 east along the drive lane on the north side of Sprouts out to 30th Street. This will replace the aging VCP sanitary outfall that currently drains to Baseline. The existing sanitary sewer service for McDonald’s will be reconnected to this new line. The rerouting of the McDonald’s services and new public sanitary outfall to 30th will allow for the construction of the flood mitigation box culvert in Phase 2 without the conflict with the existing VCP sanitary main. This 8” public sewer main outfall is intended to be temporary and would be removed in Phase 2 once the Sprouts structure is demolished and the ultimate new development outfall is constructed. As for storm sewer, a new 18” public storm outfall will be constructed in Phase 1 across Lot 2 adjacent to the new sanitary main in a public easement. This will provide piped outfall for Lot 1 minor storm flows until the flood mitigation box culvert is completed, at which time the storm outfall will be tied into the box culvert and the 18” outfall across Lot 1 will be demolished (Phase 2). At the time of Phase 2 development when the remainder of the buildings on Lot 2 that require demolition are removed, a second plat will be processed with the city to create the ultimate lot configuration, with ultimate conditions easements dedicated and easements dedicated in Phase 1 that are intended to be temporary can be vacated. PROPOSED OFFICIAL DEVELOPMENT PHASING LANGUAGE: a. Phase 1, as shown on the approved Architectural Plans and described below, shall commence at the date of this approval. The applicant shall obtain the applicable building permits and start construction within three years from the date of approval. Phase 1 shall expire three years from the date of approval. i.

Prior to approval of the final plat for Williams Village Subdivision Phase 1, demolition of the structure located at 2922 Baseline Road will be completed.

ii.

Prior to approval of the final plat for Williams Village Subdivision Phase 1, extinguishment of any applicable private easements will be completed.

iii.

The Williams Village Subdivision Phase 1 platting process will be completed, including, but not limited to, the following:

A. The dedication, to the City, of all rights-of-way and easements shown on the approved Phase 1 plans or necessary to serve the development. B. The vacation of all easements where vacation is necessary for construction of the development. C. 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 Phase 1 of the development. D. The construction of all public improvements necessary to serve Phase 1 of the development, including but not limited to those Phase 1 improvements shown on the approved Engineering Plans. iv.

Construction of Building E as shown on the approved Architectural Plans for Phase 1.

b. Phase 2, as shown on the approved Architectural Plans and described below, shall commence no later than at the time of expiration of Phase 1 and expires three years thereafter.

Prior to approval of the final plat for Williams Village Subdivision Phase 2, demolition of the structure consisting of 2950-2954 Baseline Road and 671-685 30TH Street will be completed.

ii.

Prior to approval of the final plat for Williams Village Subdivision Phase 2, a Land Use Review application shall be submitted, and approval obtained, for the vacation by ordinance adopted by City Council, for the following:

A. a Sidewalk Easement dedicated to the City of Boulder and which was recorded in the records of the Boulder County Clerk and Recorder at Film 632, Reception No. (9)0876114 on August 15, 1968; and B. a Sidewalk Easement dedicated to the City of Boulder and which was recorded in the records of the Boulder County Clerk and Recorder at Film 810, Reception No. 00058441 on March16, 1973. C. a portion of right-of-way generally known as “30th Street Extension” dedicated to the City of Boulder and which was recorded in the records of the Boulder County Clerk and Recorder at Book 1195, Page 548 on August 23, 1962 and is located between a parcel currently occupied by the Boulder Broker Inn at 555 30th Street on the west and a small triangular parcel currently occupied with parking facilities on the east. iii.

Prior to approval of the final plat for Williams Village Subdivision Phase 2, extinguishment of any applicable private easements will be completed.

iv.

The Williams Village Subdivision Phase 2 platting process will be completed, including, but not limited to, the following:

A. The dedication, to the City, of all rights-of-way and easements shown on the approved plans or necessary to serve the development. B. The vacation of all easements where vacation is necessary for construction of the development. C. A financial guarantee, in a form acceptable to the City Manager, in an amount equal to the cost of constructing all Phase 2 public improvements necessary to serve Phase 2 of the development. D. The construction of all public improvements necessary to serve Phase 2 of the development, including but not limited to those Phase 2 improvements shown on the approved Engineering Plans. v.

Construction of Buildings A – D as shown on the approved Architectural Plans for Phase 2.

Preliminary Project Schedule (All dates are targets and subject to change) Site Review Completion: Tec Doc Review Completion (Phase 1): Building Permit Issuance (Phase 1): Construction Start (Phase 1): Construction Completion (Phase 1):

09/2025 12/2025 04/2026 06/2026 06/2028

Key Attributes 1.

Neighborhood Center Design: The redevelopment replaces asphalt-dominated lots with a safer pedestrian experience, including walkable streetscapes, a new village square with abundant seating, landscaping, new multi-use paths throughout the site, and a woonerf to connect Williams Village’s existing pedestrian walkway to the new center.

Diverse Housing Options: The project provides a variety of unit types, including townhome and multi-level residences, designed to accommodate students, workforce housing, and families.

Enhanced Community Amenities: Improved lighting and safer corridors benefit existing residents, and on-site features will include bike storage, a resident pool and spa, balconies and juliettes for residents, roof decks, and activated open spaces to promote well-being and social interaction.

Community-Serving Retail: Commercial spaces at street level will support small, local businesses and enhance the liveliness of the area, activating streets and encouraging community gathering, as well as maintaining space for a community-serving grocer and a number of small and medium format restaurants of various types..

Complete Streets: Pedestrian-friendly block lengths and networks facilitate connections to existing bike paths, on-site bike parking, and parking structures wrapped with commercial and residential spaces reduce car dependency and promote alternative modes of transit. Private drives allow for a more creative street section that will enhance the user experience.

New Home for the Dark Horse Tavern: Intention to create a new 6,000 sf facility within the development as a new home for the World-Famous Dark Horse Tavern.

New Public Parks and Plaza: Nearly 28% of the site will be set aside for new public parks, plazas, and open space. Approximately 115 new trees and native, pollinator-friendly plant pallets will be added.

Site Layout and Urban Design Williams Village II reimagines the existing car-centric asphalt lot and creates a vibrant mixed-use community. Retail spaces along the streets will activate the pedestrian realm, while plantings and walkways guide visitors to the new neighborhood center. Commercial Lined Private Drives

COMMERCIAL SPACE DEVELOPMENT TABLE PHASE 1 DEVELOPMENT BUILDING E

0 SF

PHASE 2 DEVELOPMENT BUILDING A

14,939 SF

BUILDING B

31,453 SF

BUILDING C

7,633 SF

BUILDING D

4,340 SF

Elevated roof decks provide communal outdoor spaces with mountain views, fostering connectivity and reducing the visual impact of building heights. Buildings directly adjacent to 30th Street are wrapped around parking structures, while smaller buildings to the west provide a variety of scale and a transition to adjacent context. As this project is seeking an exception to the zoning height, the project’s design thoughtfully reduces the perception of height, emphasizing pedestrian-friendly scales through thoughtful building placement, varied rooflines, and erosion of upper-level masses to create additional open spaces. Bike parking is intentionally placed near new multi-use path linking the site with the broader Boulder community, supporting recreation and commuting. The private drives provide a scale that is more intimate and user friendly and will be maintained by property owners via a maintenance and cost sharing agreement that will also cover the utilities and other improvements that happen to be located within the boundaries of the new Public Access Easement. Community Benefits Williams Village II delivers significant benefits to both the immediate community and the broader Boulder area: •

Vibrant Neighborhood Center: The redesigned commercial space will create a pedestrianfriendly experience, encouraging community interaction and activating the streetscape.

•

Transit- and Pedestrian-Oriented Design: The site replaces the existing car-focused superblock with an appropriate pedestrian-focused design. Also, the location’s proximity to transit corridors and multi-use paths supports sustainable transportation options, reducing vehicle miles traveled (VMT) and greenhouse gas emissions. The previous 9 site access points are reduced to 4 access points, all full movement with the exception of the North end of New Carter Way, which would be right-in, right-out

•

Environmental Sustainability: The project is also intended to utilize all-electric, energy-efficient, and water-wise designs.

•

Flexible Commercial Use: To address the challenge of vacant retail, Williams Village II proposes competitive lease rates. In cases of prolonged vacancies, spaces may be converted to residential uses to maintain vibrancy and activity in the area.

•

Enhanced Housing and Affordability: By introducing diverse housing options, Williams Village II contributes to addressing Boulder’s ongoing housing needs while integrating seamlessly with surrounding neighborhoods.

Flood Mitigation: The project site is impacted by the regulatory floodplain, including the 1% (100-year) and 0.2% (500-year) flood zones as well as the regulatory floodway (conveyance zone) and a small area of High Hazard Zone. The overall project proposes to mitigate flood risks to proposed development/structures by constructing a box culvert across the site that will convey the 100-year flood flows and remove the 100-year regulatory floodplain and floodway from the development area. A FEMA Conditional Letter of Map Revision (CLOMR) has been applied for to obtain approvals for proposed flood mitigation, with a City of Boulder Floodplain Development Permit process for review of the CLOMR prior to submittal to FEMA. The flood mitigation scope will be constructed prior to development of Buildings A, B, C, and D, with the project obtaining a FEMA Letter of Map Revision (LOMR) based on as-built documentation of the flood mitigation improvements. Phase 1 (Building E) is proposed to be constructed outside of the regulatory floodplain in order to deliver the facility prior to completion of flood mitigation and approval of a LOMR. The 500-year floodplain will still impact the property, but the development does not propose any Critical Facilities or new Lodging Facilities. The existing Broker Inn is classified as a Lodging Facility but is not being redeveloped as part of this project. On Site Parking The redevelopment proposes a majority of the parking to be located within structured parking areas that have been wrapped in residential and commercial uses. This is consistent with the goal of de-emphasizing parking and maintaining a pedestrian focus on the site. The parking that is located on the private drives will be short term and signed to clarify use. The majority of these spaces will hold a 15 minute parking time limit, encouraging quick turn-around and providing convenience to the retail users. Loading spaces on site will note “LOADING AND UNLOADING ONLY” and will be vacant when active loading or unloading is not in progress. The spaces that fall directly West of the grocery loading dock will require additional signage indicating ‘NO PARKING XXAM – XXPM' corresponding to the proposed grocery store loading dock utilization hours. This time frame would be set by the grocery delivery times, but would be off-peak hours for other user groups.

(1) Boulder Valley Comprehensive Plan (BVCP) Criteria:

(A) BVCP Land Use Map and Policies: The proposed project is consistent with the BVCP land use map and, on balance, with the goals and policies of the BVCP particularly those that address the built environment. In applying this, the approving authority shall consistently interpret and apply this criterion and consider whether a particular goal or policy is intended to be applied to individual development projects or is to guide city policy decisions, such as regulatory actions. The BVCP does not prioritize goals and policies, and no project must satisfy one particular goal or policy or all of them. Specific examples of consistency with the purposes and policies of the Boulder Valley Comprehensive Plan have been added below: The parcel is designated Community Business and Mixed-Use Business in the Boulder Valley Comprehensive Plan, described as “Consists predominantly of commercial business uses with convenience shopping and services and some offices. Where feasible, multiple uses, including housing, will be encouraged “ and “Consists of business or residential uses. Housing and public uses supporting housing will be encouraged and may be required.” The project will particularly embody the following principles of the BVCP: 1.08 Adapting to Limits on Physical Expansion: As the community expands to its planned physical boundaries, the city and county will increasingly emphasize preservation and enhancement of the physical, social and economic assets of the community. Cooperative efforts and resources will be focused on maintaining and improving the quality of life within defined physical boundaries, with only limited expansion of the city. Williams Village II utilizes an existing inefficient site, taking it from a car-centric area to a pedestrian focused area, moving cars into the less desirable deep interior spaces and allowing the vibrant pedestrian streetscape to be the focus. 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. Williams Village II takes a site that is currently almost entirely hardscape and redevelops it into a hospitable and friendly neighborhood center. Capable of housing all of the same uses in a more vibrant community, the project will meet the City’s sustainability requirements, add to the pedestrian realm, and add greenery and desirable open space to the parcel.

1.11 Jobs-Housing Balance: Boulder is a major employment center, with more jobs than housing for people who work here. This has resulted in both positive and negative impacts, including economic prosperity, significant in-commuting and high demand on existing housing. The city will continue to be a major employment center and will seek opportunities to improve the balance of jobs and housing while maintaining a healthy economy. This will be accomplished by encouraging new housing and mixed-use neighborhoods in areas close to where people work, encouraging transitoriented development in appropriate locations, preserving service commercial uses, converting commercial and industrial uses to residential uses in appropriate locations, improving regional transportation alternatives and mitigating the impacts of traffic congestion. Williams Village II will provide additional housing in a location convenient to transit and employment centers in the city. It will have square footage dedicated to commercial uses in larger quantities than it does now, in a better designed, more friendly plan. It will allow new residents in a zone that is well situated for transit access and allow those residents to support existing and newly established retail and restaurant businesses in the area. 1.12 Enhanced Community Benefit: For land use or zoning district changes that result in increases in the density or intensity of development beyond what is permitted by the underlying zoning or for added height that increases intensity, the city will develop regulations and incentives so that the new development provides benefits to the community beyond those otherwise required by the underlying zoning. Any incentives are intended to address the community economic, social and environmental objectives of the comprehensive plan. Community objectives include without limitation affordable housing, affordable commercial space, spaces for the arts, community gathering space, public art, land for parks, open space, environmental protection or restoration, outdoor spaces and other identified social needs and services. Community objectives also may be identified through other planning or policymaking efforts of the city . Williams Village II will provide a vibrant streetscape and much-needed gathering spaces as part of the redevelopment of this neighborhood center. The increase in height allows for the entirety of the ground floor to become shops and restaurants that support the community, while still allowing for residences in an area that is well connected to the rest of the city. 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. By redeveloping an existing parcel and transforming it from primarily parking lot into a centrally located housing and vibrant retail center, Williams Village II will take advantage of existing city services, recent corridor improvements to Baseline Road and 30th Street, active and passive transit options, wet and dry utilities infrastructure, multi-use paths, and public-private partnerships for a vibrant neighborhood.

2.03 Compact Development Pattern: The city and county will, by implementing the comprehensive plan (as guided by the Land Use Designation Map and Planning Areas I, II, III Map), ensure that development will take place in an orderly fashion, take advantage of existing urban services, and avoid, insofar as possible, patterns of leapfrog, noncontiguous, scattered development within the Boulder Valley. The city prefers redevelopment and infill as compared to development in an expanded Service Area to prevent urban sprawl and create a compact community. As an infill redevelopment, Williams Village II supports a Compact Development Pattern that increases the residential density of the neighborhood. It continues the existing urban fabric and the addition of residential to the uses on site creates a more compact community. 2.09 Neighborhoods as Building Blocks: The city and county will foster the role of neighborhoods to establish community character, provide services needed on a day-to-day basis, foster community interaction and plan for urban design and amenities. All neighborhoods in the city, whether residential areas, business districts, or mixed land use areas, should offer unique physical elements of neighborhood character and identity, such as distinctive development patterns or architecture; historic or cultural resources; amenities such as views, open space, creeks, irrigation ditches and varied topography; and distinctive community facilities and commercial centers that have a range of services and that are nearby and walkable. Williams Village II will provide a vibrant pedestrian environment and a much needed gathering space as part of the redevelopment of this neighborhood center. Maintaining the existing services supports the desire for walkability for the community on the site and the adjacent neighborhoods. The abundance of transit options make this gathering space accessible to an even greater audience. 2.19 Neighborhood Centers: Neighborhood centers often contain the economic, social and cultural opportunities that allow neighborhoods to thrive and for people to come together. The city will encourage neighborhood centers to provide pedestrian-friendly and welcoming environments with a mix of land uses. The city acknowledges and respects the diversity of character and needs of its neighborhood centers and will pursue area planning efforts to support evolution of these centers to become mixed-use places and strive to accomplish the guiding principles noted below. Williams Village II will continue to provide neighborhood-serving retail, goods, and services, while also ensuring that more housing becomes available so that others can become part of those communities. The variety of transit options make travel to and from the site easy and incentivize the use of non-motorized vehicles. Hidden parking garages ensure that vehicles remain secondary to the pedestrian experience and the focus on creating a streetscape and making the area walkable provide a vibrant pedestrian environment as part of the redevelopment of this neighborhood center. 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.

The project’s proximity to mass transit options, the availability of goods and services on site, and the variety of services located within a 15-minute walk radius provide a fully featured 15-minute neighborhood. Groceries and services are provided on site in an engaging pedestrian corridor, while the village square ensures a space to engage and relax with others in the community. 2.38 Importance of Urban Canopy, Street Trees & Streetscapes: The city and county will develop regulations and programs to encourage the planting and maintenance of attractive, healthy street trees and streetscapes, which act as the primary connection between the private and public realm and provide aesthetics, comfort, cleaner air and other environmental benefits for the public realm. As part of the site’s redevelopment, the public realm will be upgraded to include approximately 115 new trees to create a tree-filled, welcoming pedestrian environment, with native plant pallets throughout the village square and path and street network. (B) Subcommunity and Area Plans or Design Guidelines: If the project is subject to an adopted subcommunity or area plan or adopted design guidelines, the project is consistent with the applicable plan and guidelines. Williams Village II is part of the Southeast Boulder subcommunity and at this time does not have adopted design guidelines. (C) Reducing Greenhouse Gas Emissions: Any new commercial building greater than 30,000 square feet in floor area and any 30,000 square feet or greater addition to a commercial building shall either have a net site energy usage index (EUI) of zero or is designed to achieve a net site EUI that is 10 percent lower than required under the City of Boulder Energy Conservation Code. It shall be a condition of approval that the applicant demonstrate compliance with this criterion at time of building permit. For the purpose of this requirement, “commercial building” shall have the meaning defined by the City of Boulder Energy Conservation Code. This proposed design will incorporate energy code compliance to achieve, at minimum, an EUI that is 10 percent lower than the COBECC. The project team will use the performance path to demonstrate compliance. (D) Urban Edge Design: If the project is located within the urbanizing areas along the boundaries between Area I and Area II or III of the BVCP, the building and site design provide for a welldefined urban edge, and, if, in addition, the project is located on a major street shown in Appendix A of this title, the buildings and site design establish a sense of entry and arrival to the city by creating a defined urban edge through site building design elements visible upon entry to the city. This project is not located along the boundary between areas I, II, or II of the BVCP, therefore the requirements of Urban Edge Design do not apply. (E) Historic or Cultural Resources: If present, the project protects significant historic and cultural resources. The approving authority may require application and good faith pursuit of local landmark designation. No historic or cultural resources are present on the site.

(F) Housing Diversity and Bedroom Unit Types: Except in the RR, RE and RL-1 zoning districts, projects that are more than 50 percent residential by measure of floor area, not counting enclosed parking areas, meet the following housing and bedroom unit type requirements in Subsections (i) through (vi). For the purposes of this subparagraph, qualifying housing type shall mean duplexes, attached dwelling units, townhouses, live-work units, or efficiency living units, and bedroom type shall mean studios, one-bedroom units, two-bedrooms, or three-bedroom units. (ii) Projects greater than five acres shall include at least two qualifying housing types; (iv) Projects greater than five acres shall include at least five dwelling units of each required qualifying housing type; (v) Projects with more than 20 attached dwelling units shall include at least two different bedroom types; and (vi) If a project does not meet the requirements of Subsections (i) through (v) above, the applicant shall demonstrate that the project fulfills another at least equivalent community need related to housing policies identified in the BVCP. The project is 9.86 acres in size and will include attached dwelling units as well as townhouse style units. Of the 428 units on site, 5 of these are townhomes of 2 and 3 bedrooms, 3 are multi-level units, and the remainder are a mixture of studios, 1-, 2-, 3-, 4-, 5- and 6-bedroom units. (G) Environmental Preservation: (i) The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long-lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, and species on the federal Endangered Species List and “Species of Special Concern in Boulder County” designated by Boulder County and their habitat. The site’s design promotes greater biodiversity through drought-tolerant landscaping that prioritizes native species, and the redevelopment will replace existing asphalt paving and significantly increase the amount of green space on the site. (ii) Where excavation occurs, the location and design of buildings conforms to the natural contours of the land with tiered floor plates, and the site design avoids over-engineered tabling of land. Slopes greater than 50 percent should be avoided and, to the extent practicable, any such areas shall be stabilized with vegetation. The finished floor elevations of the project have been designed to take advantage of the natural slope of the site, using the lower elevation of the eastern edge of the site to allow for increased floor to floor height for these spaces. The addition of vegetation will help to stabilize the existing slopes that have previously been paved but slopes greater than 50% have been avoided.

(2) Site Design Criteria: The project creates safe, convenient, and efficient connections for all modes of

travel, promotes safe pedestrian, bicycle, and other modes of alternative travel with the goal of lowering motor vehicle miles traveled. Usable open space is arranged to be accessible; designed to be functional, encourage use, and enhance the attractiveness of the project; and meets the needs of the anticipated residents, occupants, tenants, and visitors to the project. Landscaping aesthetically enhances the project, minimizes use of water, is sustainable, and improves the quality of the environment. Operational elements are screened to mitigate negative visual impacts. In determining whether this is met, the approving agency will consider the following factors: (A) Access, Transportation, and Mobility: (i) The project enables or provides vehicular and pedestrian connectivity between sites

consistent with adopted connections plans relative to the transportation needs and impacts of the project, including but not limited to construction of new streets, bike lanes, on-street parking, sidewalks, multi-use paths, transit stops, streetscape planting strips, and dedication of public right-of-way or public access easements, as applicable considering the scope of the project. Where no adopted connections plan applies, the applicant shall, in good faith, and in coordination with the city manager, attempt to coordinate with adjacent property owners to establish, where practicable, reasonable and useful pedestrian connections or vehicular circulation connections, such as between parking lots on abutting properties, considering existing connections, infrastructure, and topography. Williams Village II is located at the intersection of Baseline Road and 30th Street and is adjacent to U.S. 36. The site promotes easy access to alternative transportation and is within a 15-minute walk radius of several bus stops and existing bike paths. The addition of new connections between Baseline and the existing multi-use path further improves connectivity. (ii) Alternatives to the automobile are promoted by incorporating site design techniques, land

use patterns, and infrastructure that support and encourage walking, biking, and other alternatives to the single-occupant vehicle. The site has been designed to place the emphasis on ease and enjoyment of use heavily within the pedestrian realm. Cars have been pushed to hidden locations and are close to the exterior edges of the site. Internal vehicular parking is convenient for quick stops but not designed to host cars for extended periods, opening these gathering spaces up to bicyclists and pedestrians, who enjoy a site that is internally well connected with ample space to walk or bicycle, but that also conveniently ties into the surrounding area via multi-use and pedestrian crossings. Pathways through the site are ample and located along the retail corridors, providing interest and activity. Bike parking has been located convenient to building entries and includes a variety of storage options to make it easy and intuitive to utilize. (iii) A transportation demand management (TDM) plan will be complied with including

methods that result in a significant shift away from single-occupant vehicle use to alternate modes.

The TDM plan outlines several strategies to increase the likelihood that site users will utilize alternative modes of transportation as opposed to single-occupant vehicles. Residents will be introduced to the variety of transit options available within and near the site via an orientation packet provided by the development. This would include the bus services nearby, accessed with the provided eco passes, and would also note the available bike share and scooter options available on the site. Alternative transportation subsidies will help to incentivize not having a vehicle, as will the cost of leasing parking on site. (iv) Streets, bikeways, pedestrian ways, trails, open space, buildings, and parking areas are

designed and located to optimize safety of all modes and provide connectivity and functional permeability through the site. Vehicular access points into the site have been reduced and changes in materiality are being utilized to announce when the pedestrian way intersects with the vehicular. Within the primary pedestrian zones, the streets are designed as a woonerf in order to promote safer interactions between pedestrians, cyclists, and drivers. (v) The design of vehicular circulation and parking areas make efficient use of the land and

minimize the amount of pavement necessary to meet the circulation and parking needs of the project. Vehicular circulation and parking areas have been minimized as much as possible and hidden where the building can accommodate it. Circulation has been included as a benefit to the pedestrian and not to the vehicle and the pedestrian experience is primary focus in this project. (vi) Where practicable and needed in the area and subject to coordination with the city

manager, the project provides curbside parking or loading or both consistent with city policies on curbside management. The project provides convenient parking along the private drives to accommodate the needs of the commercial uses, keeping more long-term parking in the parking garages. Loading spaces have been provided for each building to allow much needed services without impeding the flow of traffic. (B) Open Space: (i) Useable open space is arranged to be accessible and designed to encourage use by

incorporating quality landscaping, a mixture of sun and shade, hardscape areas and green spaces for gathering.

The project has been designed to create a range of open spaces that range from quiet landscaped pathways to a large flexible central plaza designed to be comfortable in its dayto-day use but with the ability to host small events. Streetscapes throughout incorporate places to sit, gather and stay. The central plaza area includes large, landscaped planters that shape the space on 3 sides and include native plantings and large trees to provide scale and shade. A high-quality hardscape is dotted with additional trees that provide summer shade beyond the planter edges. Daily use of the plaza includes outdoor seating for adjacent restaurants and moveable tables and chairs for other plaza users. A stage at its north end doubles as a seating feature when not in use. The streets are lined with trees, water quality areas and native plantings that surround gathering nodes that have been strategically placed near building entries and future retail space. Roof decks spaces include a variety of scaled spaces to create quiet contemplative spaces as well as large gathering areas around outdoor cooking areas and pool decks. Across all areas, a variety of hardscape surfaces are either designed to scale and slow down users and signal the importance of specific areas like the central plaza (high quality finishes etc). Please reference the landscape plans for additional detail. (ii) The open space will meet the needs of the anticipated residents, occupants, tenants, and

visitors of the property. In mixed-use projects, the open space provides for a balance of private and common areas for the residential uses and includes common open space that is available for use by residents of the residential uses and their visitors and by tenants, occupants, customers, and visitors of the non-residential uses. The open space for this project has been designed to provide common open space for the residents as well as visitors to the site in addition to the open space on the building rooftops that is designed for the use of all residents of the project. The central gathering space is designed to accommodate more intimate gatherings with small seating areas and benches, as well as larger gatherings, such as concerts or farmer’s markets. The planted areas here have been pushed to periphery to maintain that flexible space where it can be most functional. As one moves aways from the central space, seating areas are provided scattered within the site and the landscape, maintaining that intimate user experience, while still allowing connection to the more open and active center. (iii) If the project includes more than 50 dwelling units, including the addition of units that causes

a project to exceed this threshold, and is more than one mile walking distance to a public park with any of the amenities described herein, at least 30 percent of the required outdoor open space is designed for active recreational purposes. This project includes more than 50 units and is a .4 mile walk away from Arrowwood Park as measured from the center of the project’s proposed Village Square, crossing Baseline at the intersection with 30th and walking up 31st. This park includes open space and a playground. Alternatively, when measured from the same location on site, the Aurora 7 Baseball fields are .08 miles away, accessed with a walk North on 30th Street and East on Aurora Ave. (iv) On-site open space is linked to adjacent public spaces, multi-use paths, city parks, or public

open space if consistent with Department of Open Space and Mountain Parks or Department of Parks and Recreation plans and planning for the area, as applicable.

The open space on site is situated adjacent to the multi-use path which will bisect the development, providing easy access to users. Additionally the location of the on site open space bleeds out toward the surrounding pedestrian network, effectively connecting opposite ends of the site via natural pedestrian pathways. (C) Landscaping and Screening: (v) The project exceeds the minimum landscaping requirements of Section 9-9-12,

"Landscaping and Screening Standards," B.R.C. 1981, by at least fifteen percent in terms of planting quantities, includes a commensurate area to accommodate the additional plantings, and, where practical, preserves healthy long-lived trees. The thoughtful layout and selection of tree species have been considered to ensure a longlived landscape. We are able to achieve numbers exceeding the minimum landscape requirements due to the layout and configuration of buildings, the reduction in street widths and parking along the private drives throughout, and the interstitial spaces between buildings that only require pedestrian connections. These elements give the overall design and layout of plating to have ample room to grow into long-living trees. (vi) The landscaping design includes a variety of plants providing a variety of colors and

contrasts in terms of texture and seasonality and high-quality hard surface materials, such as stone, flagstone, porous pavers, and decorative concrete. The current plan incorporates the variety of shrubs, both evergreen and deciduous, grasses and perennials. Through the combinations of plant material, the design achieves seasonal interest with blooming flowers across perennials and shrubs, showy winter grasses and shrubs, and rich green summer growth. More formal arrangements of landscape materials and standard concrete walks are found along the public right of way along Baseline and 30th, while interior to the property a more diverse mixture of plantings along higher quality hardscapes are found throughout the design. High quality hardscape finishes are used to signify the most active areas of the design like the central gathering plaza, the curb less private drive, the entry plaza at Baseline and New Carter Way and the drop-off area in front of the Student Housing building. (vii)The landscaping design conserves water through use of native and adaptive plants,

reduction of exotic plant materials, and landscaping within stormwater detention facilities to create bioswales or rain gardens, or other similar design strategies. All plant species used are either native or adaptive plants. Over 1 acre of the site is planted with xeric principles, and all plants material is very low to medium water use with over 85% of the shrubs and perennials being very low to low water use. Stormwater detention facilities will be planted, not seeded to ensure plant establishment and deter exotic plant material. The stormwater facilities will fit seamlessly into the design of the landscape, making them extensions of the landscape palette and part of the open space system.

(viii) Operational elements, such as electrical transformers, trash storage and recycling areas,

parking, and vehicular circulation, are screened from the public realm through design elements, such as landscaping, fencing, or placement of structures, to mitigate negative visual impacts. Trash and recycling storage and the other operational elements have been located in the building footprints behind doors or in a garage so that they don’t require screening. The use of 42” height planting and proposed utility screening fencing are used to conceal electrical transformers across the site where they are visible from public view. The only parking lot areas are existing and will be screened from the main private drives and pedestrian areas with planting. (3) Building Siting and Design Criteria: Building siting and design are consistent with the character

established in any adopted plans or guidelines applicable to the site or, if none apply, are compatible with the character of the area or improves upon that character, consistent with the intent specified in this paragraph. Buildings are positioned and oriented towards the public realm to promote a safe and vibrant pedestrian experience including welcoming, well-defined entries and facades. Building exteriors are designed with a long-lasting appearance and high-quality materials. Building design is simple and to a human scale, it creates visual interest and a vibrant pedestrian experience. Building roof design contributes to a city skyline that has a variety of roof forms and heights. In determining whether this is met, the approving agency will consider the following factors: (A) Building Siting and Public Realm Interface: (i) New buildings and, to the extent practicable, additions to existing buildings are

positioned towards the street, respecting the existing conditions or the context anticipated by adopted plans or guidelines. In urban contexts, buildings are positioned close to the property line and sidewalk along a street; whereas, in lower intensity contexts, a greater landscaped setback may be provided to match the surrounding context. Williams Village II is part of an urban environment and infills existing parking areas. In order to create a desirable pedestrian experience the buildings are positioned close to lot lines, Right-of-Way and sidewalks, with a focus on creating a pedestrian friendly street edge. (ii) Wherever practical considering the scope of the project, parking areas are located

behind buildings or set back further from the streetscape than the building façade. Parking has been located within internal parking garages surrounded by retail and residential units so as to hide the parking as much as possible. Additional convenience parking has been provided along streets to facilitate quick and easy stops into the adjacent businesses.

(iii) Along the public realm, building entries are emphasized by windows and architectural

features that include one or more of the following: increased level of detail, protruding or recessed elements, columns, pilasters, protruding bays, reveals, fins, ribs, balconies, cornices, eaves, increased window glazing, or changes in building materials or color. The main building entries are highlighted by a number of design elements, including but not limited to awnings and recesses, material changes, and increased glazing. The brick work at the ground floor features additional detailing by way of pilasters and coursing changes, along with insets and variations in plane. Awnings and signage also play a part in increased emphasis. (iv) Defined entries connect the building to the public realm. Unless inconsistent with the

context and building's use, along the public realm, one defined entry is provided every 50 feet. Buildings designed for residential or industrial uses may have fewer defined entries. This project is primarily commercial on the ground floor, and with the exception of along the grocery façade and where the ground floor use becomes units, there are entries every 50 feet along the building façade. The grocery use requires less frequent entries for security purposes, ad there the entries have been limited to the major corners of the building. (v) If the project is adjacent to a zoning district of lower intensity in terms of allowable use,

density, massing, or scale, the project is designed with an appropriate transition to the adjacent properties considering adopted subcommunity and area plans or design guidelines applicable to the site, and, if none apply, the existing development pattern. Appropriate transitions may be created through design elements such as building siting and design or open space siting and design. The property is zoned BC-2, with BT-1 across Baseline and P across 30th Street being used for student housing. There are RH and RL uses nearby but these uses are buffered by the major roadways of Baseline and US36 or are not directly adjacent. The project transitions between the larger scale student housing buildings on the East and the existing McDonalds and Baseline Crossing uses on the West with building masses that become more broken down the farther West they’re located on site. (vi) The building's siting and relationship to the public realm is consistent with the

character established in any adopted plans or guidelines applicable to the site or, if none apply, is compatible with the character of the area or improves upon that character, consistent with the intent of Paragraph (3), Building Design Criteria. The building’s siting and relationship to the public realm improves upon the existing building siting and is consistent with the character intent of Paragraph (3), Building Design Criteria. Further, the proposed buildings will repair an existing hole in the urban fabric by replacing the parking lots with an active and vibrant community that ties into the surrounding context.

(B) Building Design: (i) Larger floor plate buildings and projects with multiple buildings have a variety of forms

and heights. The buildings on site have a variety of heights within their individual building masses, and utilize intentional breakdowns to provide relief and preserve views from rooftop spaces. In addition, the utilize different setbacks, materials, and detailing to reinforce the similarities and differences that make them appear as different buildings. Rooflines are detailed differently to further break down the roof lines. (ii) To the extent practical considering their function, mechanical appurtenances are

located within or concealed by the building. If they cannot be located within or concealed by the building, their visibility from the public realm and adjacent properties is minimized. The mechanical appurtenances have been minimized to the smallest footprint possible and located central to the roof, resulting in minimized visual impact from the ground level at the street. (iii) On each floor of the building, windows create visual interest, transparency, and a

sense of connection to the public realm. In urban, pedestrian main street-built environments, it is a best practice to design at least 60 percent of each ground floor façade facing the street as window area. Otherwise, it is a best practice to design at least 20 percent of the wall on each floor of a building as window area. Blank walls along the most visible portions of the building are avoided. More than 20% of the wall on each floor of the buildings have been dedicated to windows in order to maximize the light entering the commercial spaces and the units. Windows are fully transparent and ample storefront has been provided in the pedestrian realm. (iv) Simple detailing is incorporated into the façades to create visual interest, without

making the façade overly complicated. This detailing may include cornices, belt courses, reveals, alternating brick or stone patterns, expression line offsets, window lintels and sills, and offsets in window glass from surrounding materials. Exterior details have been provided at the building tops and bases, as well as detailing in the facades to create interest and avoid the buildings appearing flat. Typical exterior details have been provided with the architectural plan set and include cornices, belt courses, reveals, varied brick patterns, articulated lintels and sills on windows, and wall offsets. All of these elements combine to add visual interest and granularity to the pedestrian realm. (v) Balconies on buildings with attached dwelling units are integrated into the form of the

building in that exterior walls partially enclose the balcony. Balcony platform undersides are finished.

A variety of balconies have been provided, several of these include fully integrated balconies and where exposed the balcony undersides are finished. (vi) The building's design, including but not limited to use of materials, color, roof forms,

and style, is consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, is compatible with the character of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. The building’s design is consistent with the character intent of Paragraph (3), Building Design Criteria. Additionally, the varied roof forms bring interest to the area. Materials will complement without mimicking recent neighboring developments, building area character. Colors are complementary across the site and when compared to the adjacent development. The building style too echoes the streamlines style of the student housing development directly adjacent. (C) Building Materials: (i) Building facades are composed of high-quality, durable, human-scaled materials.

High- quality materials include brick, stone, polished concrete masonry units, wood, architectural high pressure laminate panels, cementitious or composite siding, architectural metal panels, or any combination of these materials. Split-faced concrete masonry units, stucco, vinyl siding, EIFS, and unfinished or untreated wood are not considered durable, high-quality materials, but may be used on a limited basis and not on facades facing the public realm. High quality materials are focused on the ground floor facades on all sides of a building and on all floors of facades facing the public realm, and, overall, comprise the vast majority of all building facades. The building facades are composed of high-quality, durable, human-scale materials. Brick, metal, and composite siding make up the primary materials on building facades. See the material boards in the architectural plan set for specific material information. Brick has been located on the majority of the building bases, maintaining the quality of the pedestrian realm. Metal has been used as a finish material and as an accent, adding to the architectural expression. A high quality wood-look composite highlights the ‘Jewel’ buildings on site and compliments the brick and metal. (ii) Monolithic roofing membranes, like Thermoplastic Polyolefin, are not used on roof

surfaces that are visible from the street level. Roof surfaces that are visible from the street are not clad in Thermoplastic Polyolfin. No monolithic membrane roofs are visible from the street. (iii) The number of building material types is limited, and the building materials are applied

to complement the building form and function. The organization of the building materials logically expresses primary building features, such as the spatial layout, building entries, private and common spaces, anchor corners, stairwells, and elevators.

Refer to architectural plan set for location of material types on the building. Material palate has been limited on each building but varies across the site, avoiding a campus feel to the buildings. Higher quality materials are expressed in areas where they will be most impactful while simultaneously providing a cohesive and varied design composition. Uses within the building are expressed via material and form, and the uses are easily differentiated and defined. (iv) Building cladding materials turn convex corners and continue to the inset wall. This

criterion does not apply to changes that occur at an interior corner nor to detailing elements, such as cornices, belt courses, reveals, offsets in expression lines, lintels, and windowsills. Building cladding materials do not change in-plane unless there is at least a 12-inch wall offset. This detail configuration is consistent with the material changes in the project. There are no in-plane material changes in the project, nor do we have an outside corner transitions in material. (v) Any newly constructed building that includes residential units and is located within 200

feet of a railroad, freeway, or expressway is designed to achieve an interior day-night average noise level of no more than forty-five decibels. Noise shall be measured in a manner that is consistent with the federal Housing and Urban Development's standards in Sections 24 CFR §§ 51.100 to 51.106 for the "measure of external noise environments," or similar standard adopted by the city manager in the event that such rule is repealed. The applicant shall provide written certification prior to the issuance of a certificate of occupancy that the sound abatement and attenuation measures were incorporated in the construction and site design as recommended by a professional engineer. Wave engineering has proved a letter which addresses the noise concerns for residents on site. They have noted that any windows or doors with a direct line of sight to the highway will likely require additional sound attenuation and need to be upgraded.

(4) ADDITIONAL CRITERIA FOR BUILDINGS REQUIRING HEIGHT MODIFICATION OR

EXCEEDING THE MAXIMUM FLOOR AREA RATIO: Any building exceeding the by-right or conditional zoning district height as permitted by Section 92- 14(b)(1)(E), B.R.C. 1981, and any building exceeding the by-right floor area limits as permitted by Section 9-2-14(h)(6)(B), B.R.C. 1981, shall meet the following requirements: (A) Building Form and Massing: The building's form and massing are consistent with the

character established in any adopted plans or guidelines applicable to the site or, if none apply, are compatible with the character of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. The building's form, massing and length are designed to a human scale and to create visual permeability into and through sites. In determining whether this is met, the approving authority will consider the following factors:

(i) The building does not exceed 200 feet in length along any public right-of-way.

Building B exceeds 200 feet along a public right of way. This building has to be longer in order to accommodate both a concealed structured parking garage as well as maintaining the grocery use on site as directed by Council at our Concept Plan Hearing. Through extensive back and forth with the current grocery tenant we have arrived at a floor plan that can function for their needs but it comes with a square footprint for usability. It is this footprint, as well as that of the parking garage that dictates the building length. In order to mitigate the perception of this length, the building has been designed to appear as 3 separate buildings along its façade. Building E also exceeds 200 feet along the Public Right-of-Way but again, has been designed to appear as 3 separate buildings. In this case the Unique configuration of units to provide ample setbacks and massing relief in the building drive the need for building length. Without this the building façade would need to become flat and lose those massing changes. (ii) All building facades exceeding 120 feet in length along a public street, excluding

alleys, are designed to appear as at least two distinct buildings. To achieve this, façade segments vary in at least two of the following design elements: a.

Type of dominant material or color, scale, or orientation of that material;

Facade recessions and projections;

c. d.

Location of entrance and window placements; Roof forms; and

Building height.

As noted previously: Building B and Building E have facades exceeding 120’ in length. Building B utilizes a change in materials to differentiate, as well as recessing the wood material back from the brick façade to highlight the major difference in the building languages used. Building E also uses material changes, moving from brick to panel to as well as incorporating a new architectural style for each section of building. Each of these styles has their own projections and recesses, material colors and textures, further separating them. Building A does not exceed 200 feet in length, but is longer than 120 feet in length, again due to hidden parking within the building. This building utilizes a different architectural language, and façade recesses in order to highlight the different ‘buildings’ that make up the façade. The material also changes between the brick masses to further separate.

(B) Building and Site Design Requirements for Height Modifications: (i) Buildings requiring a height modification shall meet the following requirements: a.

Height Modification Other than Height Bonus: For buildings no taller than three stories and subject to a height modification pursuant to Subparagraph 9-214(b)(1)(E)(i) through (vii), the building's height, mass, and scale is compatible with the character of the surrounding area. Not applicable.

Height Bonus: For buildings taller than three stories subject to a height modification pursuant to Subparagraph 9-2-14(b)(1)(E)(viii), B.R.C. 1981: 1.

Guidelines or Plan: The building's height is consistent with the building heights anticipated in adopted design guidelines or subcommunity or area plans for the area; or There is no adopted subcommunity or area plan for the site.

No Guidelines or Plan: If no such guidelines or plans are adopted for the area or if they do not specify anticipated heights for buildings, the building height is compatible with the height of buildings in the surrounding area or the building is located (1) near a multi-modal corridor with transit service or (2) near an area of redevelopment where a higher intensity of use and similar building height is anticipated; and The building heights provide a transition from the existing Williams Village towers adjacent to the project to the lower height buildings both on site and across the street. Additionally, the site is located near multiple transit options and along multi-modal corridors.

Additional Requirements for a Height Bonus - Views: The project preserves and takes advantage of prominent mountain views from public spaces and from common areas within the project. In determining whether this is met, the approving authority will consider the following factors: i.

If there are prominent mountain views from the site, usable open spaces on the site or elevated common areas on the building are located and designed to allow users of the site access to such views;

Buildings B, D, and E include roof decks on their top floor accessible to tenants and designed to take advantage of Mountain views. Additionally: Building A includes a roof deck at level 2 that is home to a pool amenity that would be shared across Buildings A, B, D, and D. This amenity would not have completely unobstructed views but is situated to take advantage of Southern Sun and will have some views of the mountains. ii.

If the proposed building is located adjacent to a city managed public park, plaza, or open space, buildings are sited or designed in a manner that avoids or minimizes blocking of prominent public views of the mountains from these spaces; Not applicable.

Additional Requirements for a Height Bonus - Open Space: i.

If the project site is greater than one acre in size, an inviting gradelevel outdoor garden or landscaped courtyard is provided, designed as a gathering space for the building users. The following are considered elements of successful design for such a space, as practicable considering site conditions and location; The central gathering space is designed for both site residents and for visitors to the new neighborhood center and has been designed to be flexible in use.

ii.

The width of the space is no less than the height of building walls enclosing the space; The width of the open space is 74’, which the building height adjacent at its high point is only 40.5’, and a portion of the open space is adjacent to the single story commercial space located in Building A.

iii.

Seating and other design elements are integrated with the circulation pattern of the project; Seating and other design elements are located along the building facades, adjacent to the pedestrian path, as well as at the perimeter of the open space.

iv.

The space has southern exposure and sunlight; The village square has been designed to maintain southern exposure and allow in ample sunlight, with the eastern most portion of building D stepped back and away from the space.

Hard surface areas are paved with unit pavers, such as bricks, quarry tiles, or porous pavers, or poured-in-place materials. If poured-in-place materials are used, they are of decorative color or textures; The village square features decoratively scored concrete. And patterns that alternate between the woonerf and the typical hardscaped areas to help differentiate.

vi.

Amenities, such as seating, tables, grills, planting, shade, horseshoe pits, playground equipment, and lighting are incorporated into the space; A wide variety of seating options are incorporated into the space. Moveable tables and chairs are clustered throughout the plaza in its day-to-day operations. Seat walls located at the edges of the plaza allow informal seating adjacent to the large landscape planters and under the shade of the many new trees. Ample room outdoor patio space for restaurants adjacent to the plaza. A raised stage area that when not hold a performer can act as a large seating feature. Lighting will softly and evenly light the entire space making it comfortable in the evening hours and safe for it users and those passing through at night. Flexible plaza space can be programmed depending on events and the needs of adjacent users with room from everything from a cornhole game, to a street busker, to an outdoor market, to a small concert on the plaza stage.

vii. The space is visible from an adjoining public sidewalk; and

Yes. This space will be visible from public sidewalks to the North and East, as well as the multi-use path to the south and West. viii. At least one tree is planted per 500 square feet of space. The trees

are planted in the ground or, if over parking garages, in tree vaults. Each tree in the central plaza is planted in the ground, either in a landscaped area or in the hardscape plaza using soil cells. The proposed number of trees exceeds one tree per 500SF of space within the plaza. Refer to the tree exhibit in the landscape plans for specific tree locations. (5) ADDITIONAL25 CRITERIA FOR POLES OR EMERGENCY OPERATIONS ANTENNAS ABOVE

THE PERMITTED HEIGHT: Paragraph (5) does not apply to this project and no poles or emergency antennas will be utilized in this project.

(6) LAND USE INTENSITY AND HEIGHT MODIFICATIONS:

Modifications to minimum open space on lots, floor area ratio (FAR), maximum height, and number of dwelling units per acre requirements will be approved pursuant to the standards of this subparagraph: (A) Land Use Intensity Modifications with Open Space Reduction:

No open space reduction is requested. (B) Land Use Intensity Modifications with Height Bonus: In the BMS, BR-1, IMS, IS, MU-1,

and MU-2 zoning districts if associated with a request for a height bonus, the floor area of a building may be increased above the maximum allowed in Chapter 9-8, "Intensity Standards," B.R.C. 1981, as follows, provided the building meets the requirements for a height bonus under Subparagraph 9-2-14(h)(6)(C), B.R.C. 1981: Not located in these zoning districts. (C) Additional Criteria for a Height Bonus and Land Use Intensity Modifications: A

building proposed with a fourth or fifth story or addition thereto that exceeds the permitted height requirements of Section 9-7-5, "Building Height," or 9-7-6, "Building Height, Conditional," B.R.C. 1981, together with any additional floor area or residential density approved under Subparagraph (h)(6)(B), may be approved if it meets the requirements of this Subparagraph (h)(6)(C). For purposes of this Subparagraph(h)(6)(C), bonus floor area shall mean floor area that is on a fourth or fifth story and is partially or fully above the permitted height and any floor area that is the result of an increase in density or floor area described in Subparagraph (h)(6)(B). The approving authority may approve a height up to fifty-five feet if one of the following criteria is met: (i) Residential Developments: If the development is residential, it will exceed the

requirements of Subparagraph 9-13-3(a)(1)(A), B.R.C. 1981, as follows: a. For bonus units, the inclusionary housing requirement under Chapter 9-13, "Inclusionary Housing," B.R.C. 1981, shall be increased by eleven percent. The resulting inclusionary requirement may be satisfied by any option allowed in Chapter 9-13 to meet inclusionary housing requirements. For example, if Chapter 9-13 requires twenty-five percent of units to be permanently affordable, for bonus units that requirement is increased by eleven percent so that at least thirty-six percent of the total number of bonus units must be permanently affordable units.. b. For purposes of this Subparagraph (i), bonus units shall mean a number of units that is determined as follows: A percentage of all the units in the building that equals in number the percentage of bonus floor area in the building. For example, if twenty percent of the building's floor area is bonus floor area and the building has one hundred units, twenty percent of those one hundred units are bonus units, resulting in twenty bonus units.

c. The city manager shall review the development's compliance with this increased inclusionary housing requirement pursuant to the standards and review procedures of Chapter 9-13, "Inclusionary Housing," B.R.C. 1981. (ii) Non-Residential Developments: For non-residential developments, the applicant shall

pay the affordable housing portion of the capital facility impact fee in Section 4-20-62, B.R.C. 1981, at a rate of 1.43 above the base requirement for the bonus floor area. In a building with several types of non-residential uses, the bonus floor area of each type identified under Section 4-20-62, B.R.C. 1981, shall be a percentage of the bonus floor area that equals in number the percentage of the total floor area in the building of such use type. For nonresidential uses with a fee that is calculated per room or bed under Section 4-20-62, B.R.C. 1981, the increased rate for the affordable housing portion of the fee shall apply to bonus rooms or bonus beds as applicable under that section; the number of bonus rooms or bonus beds shall be determined consistent with the methodology for bonus units in Subparagraph (i)b. above. (iii) Mixed Use: If the development is a residential mixed-use development, the

requirements of Subsections (i) and (ii) above shall apply to the bonus floor area according to the percentage of the total building floor area of each use. (iv) Alternative Community Benefit: Pursuant to the standard in this Subparagraph (iv), the

approving authority may approve an alternative method of compliance to provide additional benefits to the community and qualify for a height bonus together with any additional floor area or density that may be approved under Subparagraph (h)(6)(B). The approving authority will approve the alternative method of compliance if the applicant proposes the alternative method of compliance and demonstrates that the proposed method: d. Will improve the facilities or services delivered by the city, including without limitation any police, fire, library, human services, parks and recreation, or other municipal facility, land or service, or will provide an arts, cultural, human services, housing, environmental or other benefit that is a community benefit objective in the BVCP, and e. Is of a value that is equivalent to or greater than the benefits required by this Subparagraph (h)(6)(C). This requirement is understood and agreed to as it pertains to this project.

USE REVIEW Williams Village II proposes ground floor residential uses in quantities greater than ‘ten percent of the of the total floor area within the boundaries of the site review’ and per Section 9-6-2(c)(1)(A)(iii):

Use Review: A use that is not allowed by right or as a conditional use may be approved only pursuant to a use review. In addition to meeting the use review criteria, the applicant shall demonstrate that the use on the ground floor or with a combined floor area larger than ten percent of the total floor area, as applicable, will not adversely affect the intended function and character of the area as a neighborhood serving business area where retail-type stores predominate on the ground floor. In determining whether this criterion is met, the reviewing authority shall consider the location and design of the proposed use and the existing and approved uses on the lot or parcel and in the area.

Williams Village II proposes maintaining the ground floor for commercial uses in quantities that slightly exceed the current commercial square footage on the site, The residential uses which would require a use review are primarily located on upper stories and are only located on the ground floor in areas that are not as conducive to retail success. (e) Criteria for (Use) Review: No use review application will be approved unless the approving agency finds all of the following: (1) Rationale: The use either: (A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; Williams Village II proposes residential uses primarily on upper stories, where they do not negatively impact the commercial areas on site, furthermore, the addition of residential to a wellconnected area serves to meet the city’s need for housing in a location that alternative travel modes are readily available. (B) Provides a compatible transition between higher intensity and lower intensity uses; The project proposes a continuation of the commercial uses that exist on site already, while tying in to the adjacent student housing. (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan, including, without limitation, historic preservation, moderate income housing, residential and nonresidential mixed uses in appropriate locations, and group living arrangements for special populations; or Williams Village II proposes residential and non-residential mixed uses and moderate income housing on site, acting directly to further the city’s goals as expressed in the BVCP. (D) Is an existing legal nonconforming use or an expansion that is permitted under Subsection (f) of this section; Residential uses are allowed in the BC-2 zone, it is only the quantity that triggers a use review. (2) Compatibility: The location, size, design, and operating characteristics of the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties, or, for residential uses or community, cultural, and educational uses in industrial zoning districts, the proposed development reasonably mitigates the potential negative impacts from nearby properties;

Residential uses are already located nearby, so the residential use proposed would be a continuation of the existing urban fabric. (3) Infrastructure: The use will not significantly adversely affect the infrastructure of the surrounding area, including, without limitation, water, wastewater and storm drainage utilities and streets, compared to an allowed use in the zoning district, or compared to the existing level of impact of a nonconforming use; The project review documents include analysis of the existing infrastructure and make improvement recommendations for required improvements to mitigate the project impacts. With the proposed improvements, there has been no indication of adverse effects of the project on the existing infrastructure as we have studied it. Improvements to the street infrastructure are being coordinated with city staff and are intended to mitigate project impacts and improve the multi-modal experience in the area. (4) Character of Area: The use will not change the predominant character of the surrounding area or the character established by adopted design guidelines or plans for the area; and Residential uses are already located nearby, so the residential use proposed would be a continuation of the existing urban fabric. (5) Conversion of Dwelling Units to Nonresidential Uses: There shall be a presumption against approving the conversion of dwelling units in the residential zoning districts to nonresidential uses that are allowed pursuant to a use review, or through the substitution of one nonconforming use with another nonconforming use. The presumption against such a conversion may be overcome by a finding that the use to be approved serves another compelling social, human services, governmental or recreational need in the community, including, without limitation, a use for a daycare center, park, religious assembly, social service use, benevolent organization use, art studio or workshop, museum, or an educational use. Not proposed (f) Additional Criteria for Expansion of a Nonconforming Use: No application for an expansion of a nonconforming use shall be granted unless all of the following criteria are met in addition to the criteria set forth above: Not proposed Summary of Code Modifications being requested (1) 9-7-1, "Schedule of Form and Bulk Standards" and standards referred to in that section except that the standards referred to as "FAR Requirements" may not be modified under this paragraph and are subject to Section 9-8-2, B.R.C. 1981, and the maximum height or conditional height for buildings or uses may be modified only as permitted in Paragraph 9-2-14(b)(1)(E), B.R.C. 1981. - Applies to Building A, Building B, Building D, Building E

(7) 9-9-4, "Public Improvements" and Subsection 9-12-12(a), "Standards for Lots and Public Improvements," "Conditions Required," only to the extent that certain development criteria for alternative street standards are noted in the City of Boulder Design and Construction Standards. - Applies to Building A, Building B, Building C, Building D, Building E (22) The height standards in Paragraph 9-10-3(b)(2), "Maximum Height," to the extent permitted for existing buildings or structures exceeding the height limitation of that paragraph and the number of permanently affordable units requirement in Paragraph 9-10-3(c)(4)(B), "No Reduction in Affordable Units," pursuant to the standards of that paragraph.

- Applies to Building A, Building B, Building C, Building D, Building E