Attachment B - Applicant's Written Statement

Attachment B - Applicant's Written Statement

MEMORANDUM To: From: Project: Date:

Charles Ferro, Land Use Review Manager - CITY OF BOULDER Adrian Sopher - SOPHER SPARN ARCHITECTS LLC BOULDER MEDICAL CENTER SITE REDEVELOPMENT – for the sites: 2750 Broadway, 1233 Balsam Avenue, 1310 Balsam Avenue, Boulder, CO. 80304 11 February 2026

Re: WRITTEN STATEMENT – Rezoning & Land Use Map Change for 2750 Broadway & Concept Plan Review Submittal for all sites. This document is a written statement describing the proposed changes to the properties at the above noted addresses – all of which are currently owned and occupied by Boulder Medical Center (BMC). This document outlines how the application meets all applicable review criteria and is being submitted in preparation for the City of Boulder’s application requirements for a comprehensive Concept Plan Review for all sites, as well as the following for 2750 Broadway: • Land Use Map change: from TB – Transitional Business, to CB – Community Business • Rezoning: from BT-2 – Business Transitional 2, to BC-2 – Business Community 2 • And eventual Flood Plain Development permit. We understand that as a part of the current Comp Plan update, staff is proposing to modify the current Land Use designation for this site, which we believe is consistent with this request.

1. General PROJECT OVERVIEW & VISION

NORTH PARKING LOT

PRINCIPAL SITE

13th STREET

BOULDER COMMUNITY HOSPITAL SITE

BROADWAY

BALSAM AVENUE

EAST PARKING LOT

IDEAL SHOPPING CENTER

ALPINE AVENUE

Aerial View of Surroundings BMC has been an integral part of the life and health of this community for over 75 years. Occupying the corner of Broadway and Balsam, evolving in size and scale during that time, the Center must now take a major new step in its life. The reason for this has to do with the evolving needs of providing quality health care to Boulder residents, and significantly since the 2013 flood event, the Center must address the demands of protecting a designated Critical Facility from the flood hazard present in its current location. Put simply, the facility need significant improvement, and those improvements cannot be made on the current site due to the ongoing flood risk.

Attachment B - Applicant's Written Statement

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So the Medical Center has to move. It is the desire of the Center’s leadership to stay in Boulder. Therefore a new state-of-the-art medical facility must be created for BMC’s next 75 years. Land must be purchased and a new facility must be built. To do this anywhere is expensive and doing it in Boulder is especially so. The Medical Center recognizes that substantial funds need to be raised to support that effort; and that its most significant asset is the land it sits on. The land’s proximity to… • the adjacent Ideal/Community Plaza Neighborhood Center • the developing civic uses across Broadway • North Boulder Park – a 3-minute walk to the west • North Boulder Recreation Center – a 5 minute walk to the north • Downtown – a 10-minute walk to the south …make it an ideal location for high density residential use. And high-density residential use has the potential to maximize the value of that land in support of the construction of a new medical facility to serve the city. This proposed project is intended to maximize the value of the land, both to the benefit of the city and the Medical Center, with the vision of providing market rate housing in direct proximity to an active Neighborhood Center, and in support of creating a new state-of-the-art medical facility to serve the people of Boulder. EXISTING CONDITIONS Boulder Medical Center’s properties consist of three sites: • the 2750 Broadway principal site, with the medical center itself and associated parking areas. 2.07 acres. • the 1233 Balsam site north of the medical center, with parking for physicians and patients. 0.51 acres. • the 1310 Balsam site east of the medical center, with staff parking and staff outdoor break seating. 0.74 acres.

Aerial View of Parcels

2. Planning Considerations CURRENT LAND USE & ZONING Currently, the three sites have a variety of Land Use designations associated with them: • 2750 Broadway principal site is TB – Transitional Business • 1233 Balsam is split: HR – High Density Residential to the west, MR – Medium Density Residential to the east • 1310 Balsam is HR – High Density Residential Most significantly, on the block 2750 Broadway shares with Ideal Shopping Center to the south, the land use designation is CB – Community Business.

Attachment B - Applicant's Written Statement

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HR High Density Residential

MR Medium Density Residential

NORTH PARKING LOT

BOULDER COMMUNITY HOSPITAL SITE HR High Density Residential

PUB Public

TB Transitional Business

PRINCIPAL SITE

13th STREET

MUB Mixed Use Business

BROADWAY

BALSAM AVENUE

EAST PARKING LOT HR High Density Residential

IDEAL SHOPPING CENTER CB Community Business

ALPINE AVENUE

Adopted Land Use Map Since Boulder Medical Center has existed in its current location for over 75 years, it is highly likely that the facility pre-dates the establishment of any Land Use Designation being applied to its property. The history of when and how Land Use Designations first came into being in the city is not available, so we can’t be certain of how the TB designation came to be attached to the site. Anecdotally… In raising this point with the Planning Director, Mr. Mueller said it would not be unreasonable to think that when the first Land Use Map for the city was created, someone drove by and said, well, it’s a medical center so let’s support that activity in the Land Use Map designation. Hence the Transitional Business designation. Over that time, the medical use and the land use designation have had a good and healthy marriage. However, things change. As stated earlier, the center must move from this location. Per the BVCP, the Transitional Business designation is intended for “…areas usually zoned for less-intensive business uses than in the GB areas. They will often provide a transition to residential areas”, will no longer be consistent with the needs of the either the community or the Medical Center, once the facility is no longer at this location.

Adopted Zoning Map

Attachment B - Applicant's Written Statement

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APPLICATION for CONCURRENT LAND USE MAP CHANGE AND REZONING of 2750 BROADWAY With the intent of the Medical Center to relocate, and to make that relocation financially viable, the Medical Center is hereby applying for a Land Use Map Change and Rezoning of their Principal Site at 2750 Broadway as follows: • Land Use Designation change from TB – Transitional Business, to CB – Community Business • Zoning Designation change from BT-2 – Business Transitional 2, to BC-2 – Community Business 2.

Proposed 2750 Broadway Land Use Map Change

Proposed 2750 Broadway Zoning Map Change

CONCURRENT REQUEST for REZONED SITE: ADOPTION into APPENDIX N of the LAND USE CODE for Business Community (BC) Special Use Restrictions This request is to allow the application of the Special Use Restrictions for BC-zoned sites that are a part of a city designated Neighborhood Center and thus support increased density of housing directly adjacent to such centers. There are no better places in the community for the support such density than in direct relation to the neighborhood facilities which serve the daily and regular needs of their potential residents. With their inclusion in Appendix N, Ideal Shopping Center, the directly adjacent Community Plaza, and the zones along Broadway to the west and south of these centers are clearly intended to invite such greater density from the development community. However it is difficult to achieve this density for a number of reasons. Including the fact that there are viable shopping centers operating in these areas today, and they are all significantly impacted by flood zones (more on this below). Inclusion of the 2750 Broadway site in Appendix N restrictions here on the 2750 Broadway site, on a shared block where it is already supported by a viable Neighborhood Center, provides the housing intended for the further activation of this critical neighborhood-supporting commercial activities.

Excerpt --Title: 9 Appendix N

These Land Use Map Change and Rezoning Applications for 2750 Broadway, are being submitted concurrently with a Concept Plan Review submittal, in aid of an eventual comprehensive Site Plan Review for all three sites under the Medical Center’s current ownership. See below for additional information. PROPOSED BVCP CHANGES to the 2750 BROADWAY SITE’S LAND USE As a part of the BVCP Major Update, Land Use Staff has proposed changes to the city’s Future Land Use designations to better align with community feedback, policy direction and the city’s Sustainability, Equity, and Resilience framework.

Attachment B - Applicant's Written Statement

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As a part of that staff proposal, the current BVCP DRAFT update recommends that the 2750 Broadway site be combined with Ideal Shopping Center and the two blocks to its south into a new Land Use Map Designation called Community Hub, extending to the full block adjacent to the southeast corner of Broadway and Balsam.

Proof of Concept: Future Land Use Map The current application for a Land Use Map designation change and rezoning is consistent with the proposed Comp Plan change recommended by staff to Council and Planning Board. However since the recommendation has not yet been adopted, and the Comp Plan itself will likely not be adopted by all reviewing authorities until later in the year, this Concept Plan Review submittal and the associated application for Land Use designation change is based on the currently adopted maps. FLOODPLAIN IMPACTS to 2750 BROADWAY & ADJACENT NEIGHBORHOOD CENTER vis a vis APPENDIX N As stated earlier, the existing 100 & 500-year floodplains heavily impact the BMC principal site and is a major limiter to its continued life on this parcel. However those flood impacts are not limited to the BMC property. They also substantially impact the properties to the west and south. The city has spent a substantial amount of time, money and effort to mitigate the flood impacts to the city owned parcels west of Broadway. However with all of the improvements the city has made to reduce those impacts on the west side of Broadway, they have little benefit to the parcels to the east and south – at least as far as the flood mapping is concerned.

Current Flood Map

Attachment B - Applicant's Written Statement

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As regards the flood impacts for the proposed rezoning of the 2750 Broadway site, and the current Concept Plan submittal’s intent to use it primarily for housing, the new multi-family housing structure proposed would need to be raised 2’ above the entire building footprint’s highest Base Flood Elevation (see below). Likewise parking for a multi-family structure in the flood zone would have to be provide above grade and to within 18” below the Base Flood Elevation. This can all be done with a cleared 2750 Broadway site. Currently, both Ideal Shopping Center and Community Plaza’s structures sit within the floodable zone, and would be highly vulnerable to flooding, as they were in 2013. In order to build housing on the sites currently designated in the shopping centers under Appendix N noted above, similar provision would need to be made there, as on the BMC site. Or, in a mixed-use structure, parking for housing could be provided below grade with a waterproof ‘bathtub’ structure. This is a much more expensive proposition and would likely require that an existing shopping center be demolished in order to increase the parking to support even one car per dwelling unit on the site, in addition to the commercial use. Therefore including 2750 Broadway in Appendix N is relevant from a planning perspective inasmuch as the removal of the medical center creates a cleared site, now available for significant housing, without demolition of the existing shopping centers to the south. APPLICATION FOR USE REVIEW: GROUND LEVEL RESIDENTIAL USE in the BC-2 ZONE After the Rezoning and Land Use map request, it is the applicant’s intention to apply for a Use Review for the 2750 Broadway Site. As per the requirements of 9-6-2(c) regarding specific use standards in the BC-2 zone, the code states that… A use that is not allowed by right or as a conditional use may be approved only pursuant to a use review.

Criterion for approval for that use review states that… …the applicant shall demonstrate that the use on the ground floor… 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.

In demonstrating that the proposal does not adversely affect the intended function and character of the neighborhood serving business area, it is appropriate to consider the following regarding how the existing neighborhood centers to the south of the site function today:

Existing Ideal & Community Plaza Shopping Centers

Attachment B - Applicant's Written Statement

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• The existing commercial center is not impacted by the proposed project whatsoever, since the proposed project sits outside of the boundaries of the existing center altogether. It would constitute an increase in the size of the center in that the boundaries are fundamentally expanded to include it and has no impact on the current operation of the center, except to provide more people who can support the center’s commercial activity – and is thereby a benefit to it. • We can further demonstrate that not providing street facing retail on the ground floor of the proposed project do not adversely affect the existing neighborhood center when looking at how the adjacent center(s) operate today. In doing so, we must consider how the two retail centers to the south address each of those street faces today: o Broadway – neither Ideal Shopping Center nor Community Plaza have retail frontage on Broadway…  Ideal has almost all of its Broadway frontage facing, ±70’ of commercial frontage without even a window facing Broadway and no entries. It also has a discrete though substantial trash enclosure immediately adjacent to Broadway and sharing its northern boundary with the medical center.  Community Plaza has —has 200’ deep parking lot facing Broadway, and nominally a freestanding bank on the corner, principally served by that same parking lot. Note that banks are not typically known for their dependence on retail street frontage, which the city discourages. o Balsam Avenue – neither of the two retail centers face Balsam today, but they do face the parallel east/west streets of Alpine & North Streets…  Ideal has over a 100’ deep parking lot facing Alpine. th  Community Plaza has one shop face on the corner of 13 and Alpine. Worth noting is that this retail facility is typically an appointment based service and generally not dependent on walk-in activity. As such it is (again, typically and like banks) not dependent upon a street facing retail storefront. There is no street facing retail on North Street face.  North Street South Side – the opposite face from Community Plaza is also worth considering. This street face has what was once a bank, vacant now for about 20 years. This is notable because it has drive-thru capability, which today can’t be duplicated in the city. Yet even adjacent to this active neighborhood center, it remains empty. o 13th Street – here the two centers treat this street completely differently…  Ideal has over 50% of the Balsam frontage as a parking lot with a principal auto entry for that lot. The remainder of the frontage is essentially a service drive and back-in access for large articulated grocery truck deliveries to the market, ostensibly blocking the rolled-curb sidewalk when deliveries occur.  Community Plaza has made significant improvements to this street face in order to expand their retail offering. However it should be noted that there is a very significant grade change to the store entries from the sidewalk, receiving very little benefit from pedestrian traffic.

2750 Broadway & Ideal Shopping Center The criteria for use review further states that… 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.

• We can consider separately each street face of the proposed project and the BC-2 zone’s requirement to provide

Attachment B - Applicant's Written Statement

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retail uses on the ground floor: o Broadway – as noted above, the existing adjacent Ideal Center today has no directly accessible commercial entries along the Broadway frontage…  With no continuity of retail commercial activity along Broadway for over two blocks, placing active retail uses along the proposed project’s Broadway face is not a supportable use and cannot be reasonably expected to be leasable and viable.  The ground level of the proposed project facing Broadway adjacent to Ideal Shops is being dedicated to the common areas of the project. These include the building lobby functions, a co-working space, and fitness space facing the street. While these are not intended for commercial use, they are public facing and active common areas of the facility, which help to activate the street in this area.  Additionally, the building is fully within the 100-year floodplain, therefore the first level grade must maintain the Flood Protection Elevation of not less than Elev. 5377.5’. Since the Broadway face slopes down 3’ from the northwest to the southwest corner of the site, the existing grade there is Elev 5374.5’. Therefore any entry to the building anywhere other than the northeast corner on Broadway would have to be 3’ above the corner, and not directly accessible to the public sidewalk without a substantial set of steps up to the entry. o Balsam Avenue – this street face, like its opposing north block face, today have no street fronting commercial activity – and none are proposed here. However the entire length of (relatively) at-grade residences all have direct entry from the public sidewalk.  These entries and their associated street facing private outdoor terraces help to activate the street and add to public safety by providing ‘eyes on the street’ from their occupants.  Because the site slopes significantly from west to east – and again, because of needing to maintain the Flood Protection Elevation, these units are elevated between 2-3’ above the sidewalk. o 13th Street – here similar conditions to what is described above on Balsam…  Because the site slopes significantly from north to south– and again, because of needing to maintain the Flood Protection Elevation, these units are elevated between ±6’ above the sidewalk.  Since the southeast corner of the property is the low point of the site, is the most viable location to provide service access to the garage as well as loading and trash areas for the project. This street front, like at Ideal to the south, does support retail commercial uses, but does provide essential service to the project.

3. Site Planning Considerations General The three parcels currently under BMC’s ownership each have significantly different conditions to address, and so each will be presented here separately. What is broadly the case however is that they are all intended primarily as housing sites. While they are being presented here under a single application for review, they may in the end, depending on the needs of the eventual owner(s), be separate stand-alone projects. 2750 Broadway This Concept Plan Review submittal has been developed on the basis of Planning Board and Council’s support of the Land Use Map change, the Rezoning application and the approval of this site’s inclusion in Appendix N. On that basis a 2.0 FAR on the site would be potentially achievable. Principal considerations for site planning of this property as a cleared site include: • 10’ drop in grade across the site – mitigating the impacts of this includes… o Establishing a building low-point datum which will still allow for a 4-story structure that stays within the 55’ city limit. o Establishing appropriate at-grade relationships to building elements, given that flood demands and the drop in grade affect access from the street. • Flood – what are the impacts of the 100-year floodplain and how do we manage them. This includes… o Establishing the base elevation for all habitable areas in the building (Flood Protection Elevation). o Providing sufficient parking for the project in compliance with the requirement that all parking be no more than 18” below of the Base Flood Elevation. • Respecting the relationship between the site, the needs of the various street faces and public realm, and their relationship to at-grade building uses, usable open space options, building services and activities… o Broadway street frontage – a more public-oriented ground level street face, conducive shared uses and activities that do not require privacy and are inviting.

Attachment B - Applicant's Written Statement

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o 1200 block of Balsam street frontage – a multi-family residential street face that can benefit from multiple private unit front doors and thus, an active and engaged street face. o 13th Street frontage – a full floor below habitable areas, based on flood requirements; good for service access, which is in keeping with the service orientation of the shopping center to the south. o Possibilities for usable open space, given the floodplain development requirements on the other project uses. Limited at grade open space possibilities has led to the development of (2) above grade courtyards with southern exposure and mountain views. 1233 Balsam Avenue These two parcels at this address are currently parking lots for the medical center across the street. It is currently zoned RH-2 which allows an FAR of 0.67 with an increase to 1.07 if in approved in a Site Plan Review. This Concept Plan Review is submitted in conjunction with the other two BMC owned properties in a combined application and as a part of a future SPR, thereby allowing a total FAR of 1.07 on this site. Principal considerations for site planning of this property as a cleared site include: • 6+’ rise in grade across the site – mitigating the impacts of this includes… o Working with a building low-point datum which will still allow for a 3-story structure as the building slopes up the grade. o Accessing at- & partially below-grade parking from the alley to the west of the site. • Developing a unit size that is ±80% of the unit size in the project’s market rate parcels so the option exists for providing associated permanently affordable units on this site, should the eventual buyer choose to do so. • Providing street facing & accessed units that front onto Balsam and screen the parking directly behind them. • Providing some common open space adjacent to the building entry as well as private open space for every unit. • This site has no regulatory floodplain impacts, though it is presumed that because of its proximity to the Goose Creek Floodway, there is a high water table and therefore minimal below grade work is intended. 1310 Balsam Avenue The parcel at this address is currently a parking lot and outdoor staff seating for the medical center across the street. It is currently zoned RH-2 which allows an FAR of 0.67 with an increase to 1.07 if in approved in a Site Plan Review. This Concept Plan Review is submitted in conjunction with the other two BMC owned properties in a combined application and as a part of a future SPR, thereby allowing a total FAR of 1.07 on this site. Principal considerations for site planning of this property as a cleared site include: • Unlike the other associated parcels, this site does not have significant grade changes to mitigate. • Providing street facing & accessed units that front onto Balsam & 13th Street and would also screen the parking directly behind them that would otherwise be visible from both streets. • Providing a central open space that is common to the units, as well as some private open space for every unit. • This site has no regulatory floodplain impacts, though it is presumed that because of its proximity to the Goose Creek Floodway, there is a high water table and therefore minimal below grade work is intended.

4. Building Design General The proposed building design is intended to integrate into the surrounding neighborhood and respond thoughtfully to its context, particularly where residential areas interface with more active mixed-use and business corridors. The project’s overall massing, scale, and architectural expression are consistent with the established neighborhood character while introducing a contemporary form that enhances the public realm. While all three of the buildings are designed to complement and relate to each other through similar materials, colors and proportions, they are also designed to speak to their individual contexts. 2750 Broadway – Primary Building/Site The building is designed as a sensitive transition between the adjacent commercial center and the surrounding residential neighborhood, presenting a more urban, transparent, and structured character along the commercial edge while shifting to a softer, more residential expression toward the neighborhood. Step-backs at upper levels, street facing porches and balconies, varied façade planes, and landscaped setbacks help to reduce perceived mass and create a human-scaled interface. Changes in materials and articulation reinforce the transition from commercial activity to residential. Together, these strategies allow the building to function as a cohesive edge

Attachment B - Applicant's Written Statement

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condition that supports the commercial streetscape, enhances walkability, and integrates comfortably with the character of the neighborhood. 1310 Balsam – East Building/Site Located east of the primary site and closer to the residential neighborhood, this building is intentionally designed with a distinctly residential character that aligns with the scale, form, and architectural language of the surrounding residential neighborhood. The massing is broken into smaller, scaled volumes with articulated gable roofs and varied façades that echo the rhythm and proportions of the neighborhood fabric. Individual at grade entries, porches, and upper-level balconies reinforce a domestic, community-oriented streetscape along Balsam rather than a commercial expression. A large West-facing central court opens to 13th Street, capturing views to the west and creating visual permeability into the site. Material choices and detailing emphasize warmth and texture, with brick and siding elements arranged to create visual depth and a residential feel. Landscaped setbacks, street trees, and pedestrian-oriented paths further soften the building’s presence and strengthen its relationship to the neighborhood 1233 Balsam – North Building/Site Located north of the other two buildings and at the edge of a lower-density residential neighborhood, this building is designed to reinforce a gentle transition in scale, form, and character that is compatible with its residential context. Similar to 1310 Balsam, the architecture is composed of smaller-scaled volumes with pitched roofs. The façade is articulated with individual entry porches and upper-level balconies that create a clear rhythm of individual units that reflect the pattern and scale of nearby neighborhood homes. Step-backs in the building façade, varied massing, and roof lines reduce the perceived bulk and create a pedestrian-friendly, human-scaled streetscape.

5. Access, Transportation & Parking Primary vehicular access to all of the sites if off of Balsam and 13th streets by way of Broadway. For the 1233 Balsam property, this access will be maintained but reduced to one curb cut. The primary access points for 1310 Balsam and 2750 Broadway are proposed to be relocated to 13th street, a lower category street with less traffic, which should improve safety and minimize pedestrian/bike/ vehicle interactions. All of the parking for the buildings will be located internal to the buildings, and parking spaces are planned to be provided at 1 space per unit. Bicycle parking requirements will be met per Table 9-8 at 2 spaces per residential unit, with 75% required to be long term, and 25% short term. Each site has a designated secured long term bicycle parking room located inside the parking garage, and short-term spaces outside the buildings located in convenient spots close to building entrances. The proposed sites are adjacent to several alternative transportation routes such as major bus routes on Broadway, on street bike lanes on Balsam Avenue and 13th Street, and a low stress bike network on Alpine Avenue.

6. Environmental Impact Avoidance All three of the sites are currently developed and have large areas of impervious surfaces. The proposed development will not exceed the current impervious area and is designed to provide more contiguous open space areas. To further reduce environmental impact, all resident parking will be located within on-grade/ partially below grade garages beneath the buildings. This strategy consolidates impervious surfaces, minimizes heat island effects, and maintains more open, landscaped areas throughout the site. Additional sustainability measures include enhanced stormwater management, with new water quality areas with bioretentive species to naturally filter runoff. Landscaping will feature drought-tolerant, low-water-use plants to reduce long-term irrigation needs and promote climate resilience.

7. Landscape Design The design intent for the landscape experience at the Boulder Medical Campus redevelopment is intended to blend in with the urban fabric and improve the level of landscape area through new trees, plantings as well as private and public spaces. Along the right of way, planted buffers between the streets and sidewalk will celebrate

Attachment B - Applicant's Written Statement

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the seasons while providing a much needed buffer from the busy roads and softening the visual experience. Roof decks will be programmed in a variety of ways; creating spaces for gathering, lounging and taking in the views. Raised planters and planted berms provide shade, visual interest, and areas for children and families to play and explore. While the central area of these roof decks at 2750 will be open to all residents, raised planters will act as a border to the private balconies of the units that face these roof decks. The roof deck at 1310 is on the top floor, angled to take in the long view to the Flatirons, with a variety of flex spaces for casual gatherings.

8. Civil Engineering PROPOSED PROJECT AND EXISTING SITE The proposed project consists of three multifamily housing development sites located at 2750 Broadway, 1310 Balsam Ave, and 1233 Balsam Ave in Boulder, CO. The project entails demotion of the existing medical building at 2750 Broadway, surrounding parking lots, and paved hardscape associated with each site. The proposed development includes multifamily building structures, new parking areas including on street parking, paved walks including detached sidewalks, lawn/landscaped areas, utilities, grading, and storm drainage including water quality facilities at each site. The subject properties are 2.07 acres (2750 Broadway), 0.74 acres (1310 Balsam), and 0.51 acres (1233 Balsam) located north of the Ideal Shopping Center complex and connected by 13th Street, Balsam Avenue, and Broadway. There is a 10’ wide sewer easement located at the southwestern boundary of the 2750 Broadway site. There is a 10’ wide utility easement located at the northern and eastern portions of the 1233 Balsam site. The southwestern portion of 2750 Broadway is in the FEMA 100-year floodplain (Zone A/E). GRADING AND DRAINAGE - EXISTING CONDITIONS 1233 Balsam Ave: The site slopes from north to south at an average 5% grade over a paved asphalt parking lot. The existing drainage is conveyed to the Balsam Avenue curb and gutter system and intercepted further downstream at 14th street by a Type R inlet (public storm system). Flows ultimately outflow to the Goose Creek drainage conveyance system. The site is located outside of the FEMA regulated 100-yr flood plain. 2750 Broadway: The site slopes from northwest to southeast at an average 6% grade over mostly paved asphalt parking. The existing drainage is conveyed to a concrete drainage pan at the southeast corner of the site that outflows to 13th Street via a sidewalk chase drain. Flows are ultimately received by the Goose Creek drainage conveyance system further downstream (south). The southwestern portion of this site is located within the FEMA regulated 100-yr flood plain (Zone A/E). 1310 Balsam Ave: The site slopes from north to southwest at an average 2% grade over the existing paved asphalt parking lot. Flows are directed to 13th Street via a concrete drainage pan and overland flows. Flows ultimately outflow to the Goose Creek drainage conveyance system further south. The site is located outside of the FEMA regulated 100-yr flood plain. GRADING AND DRAINAGE - PROPSED IMPROVEMENTS Permanent onsite stormwater facilities will include area drains, curb inlets, reinforced concrete pipes, polyvinyl chloride pipes, concrete flared end sections, riprap swales, rain gardens, and perforated underdrains. Roads, drives, and plazas will be graded to convey stormwater to the historic design points. Stormwater management and erosion control plans will be required for the site. Water quality best management practices will be utilized to the greatest extent practicable. The roof downspout piping and foundation drainage (if called for) will require coordination with the design team. There may be a requirement for building perimeter drains. This will need to be coordinated with the project geotechnical engineer. Groundwater could be a factor in design and construction around underground utilities/structures. Dewatering, impermeable liners, and waterproofing may be critical in certain areas of the site for select features. Existing soils are primarily sandy clay comprising hydrological soil types C and D. These soils are expected to swell and contract, and proper subgrade considerations will be necessary to mitigate movements of proposed materials and structures. Subgrade preparation for site paving will consist of a minimum of 12 inches or more of properly treated suitable soils/fills according to the geotechnical report.

Attachment B - Applicant's Written Statement

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1233 Balsam: Grading will be required to flatten portions of the site for the proposed building structure and walks to provide ADA access. Proposed stormwater flows will be maintained to the south towards Balsam Street. Detention will not be provided due to the decrease in the site’s post-developed imperviousness/flowrate. Water quality will be provided within the grassed landscaped area adjacent to Balsam Avenue in the form of a grass lined swale and/or raingarden per MHFD recommendations. Proposed drainage will maintain historic tributary patterns to Balsam Avenue. 2750 Broadway: Grading will be required to flatten portions of the site for the proposed building structure and walks to convey ADA access. Proposed stormwater flows will be maintained generally to the southeast corner of the site via roof drainage systems in combination with overland flows and collected into a water quality facility/rain garden per MHFD recommendations. The rain garden will discharge flows into the 13th Street storm drainage system. Detention will not be provided due to the decrease in the sites post developed imperviousness/flowrate as well as the site’s proximity to the 100-year floodway located directly south of the site. A floodplain development permit will be required for this site due to the disturbance within the 100-year floodplain. 1310 Balsam: Grading will be required to flatten portions of the site for the proposed building structure and walks to convey ADA access. Proposed stormwater flows will be maintained generally towards 13th Street. Detention will not be provided due to the decrease in the sites post developed imperviousness/flowrate. Water quality will be provided within the grassed landscaped area adjacent to 13th Street in the form of a grass lined swale and/or raingarden per MHFD recommendations. SITE CIRCULATION AND PAVEMENTS - PROPOSED IMPROVEMENTS/PRODUCTS Asphalt paving will be required for the new parking areas, offsite public road improvements, and fire lanes. City of Boulder Design and Construction Standards (DCS) will be utilized for the design of all public roadway construction. Subgrade preparation will consist of a minimum of 12 inches or more of treated and moisture conditioned suitable subgrade. All roadway asphalt depths and subgrade preparation recommendations must be confirmed by the geotechnical engineer. Public access easements are anticipated for portions of the detached sidewalks that encroach into the site. Concrete paving of walks/plazas shall be a minimum of 6” thick and include fiber mesh reinforcing. Concrete curb and gutter will be required for the public roadway design at all three sites. All concrete paving will have a 28-day, 4500-psi mix with Type II cement and fibermesh reinforcement. Paved amenities, such as patterned or colored concrete, will be detailed by the landscape architect. Handicap ramps will be required at the proposed accessible entry points. All public improvements will be designed and constructed in accordance with the latest City of Boulder DCS. Emergency site access during construction will need to be coordinated with the fire department and review agency. Construction vehicle site access during construction will need to be coordinated with the City and contractor. All emergency access is located in the public ROW within Balsam Ave, 13th Street, and Broadway. 1233 Balsam Ave: The site currently has two existing driveways connecting to Balsam Ave in which the proposed project aims to remove and replace with curb and gutter, a detached walk, and landscaping. The bike lane will be maintained; however, no additional on-street parking is proposed for this frontage. Access will be provided by the existing paved alley west of the site. 2750 Broadway: The site is currently accessed via existing driveways on Balsam and Broadway (2 total). The proposed project will remove the two existing driveways but will design a new driveway access at the southeast corner. A detached walk is proposed within the ROW surrounding the site with on street parking along the Balsam Avenue frontage. A buffered bike lane will be designed along Balsam and the 13th Street bike lane will be maintained. 1310 Balsam Ave: The site has an existing access drive at Balsam Avenue in which the proposed development wishes to remove and relocate to the southwest corner intersecting with 13th Street, in line with the DCS requirements to have one access point off of the lowest level roadway. Detached walks will be provided in the

Attachment B - Applicant's Written Statement

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ROW surrounding the site. On-street parking will be provided along Balsam and 13th within the site’s property frontage. A buffered bike lane will be designed along Balsam. WATER DISTRIBUTION SYSTEM - EXISTING CONDITIONS There are existing 8” PVC water mains located within Broadway, Balsam, and 13th Street. The current building at 2750 Broadway is served by water service lines connecting to Broadway and Balsam separately. There are existing fire hydrants located on the northeast corner of the intersection of Balsam and Broadway, the northwest corner of 13th and Balsam, and the northeast corner of Balsam and 13th Street. WATER DISTRIBUTION SYSTEM - PROPOSED IMPROVEMENTS Each site will require water service lines (domestic, fire, irrigation) and tap/tee connections to the existing mains located in Broadway, Balsam, and 13th Street. It is assumed the proposed building units will be fully sprinkled and served with a minimum 6” DIP fire service line. The domestic water meters will be sized by the plumbing engineer, and irrigation meters will be sized by the landscape architect/irrigation designer. The water meters will all be placed in landscaping and within public utility easements per the Boulder DCS. It is anticipated that one new fire hydrant will be installed for adequate fire protection around all three sites. Additional coordination with the City of Boulder, Fire Protection District, and the plumbing engineer is required to determine meter size, fire suppression line size, emergency access requirements, and proposed hydrant locations. SANITARY SEWER SYSTEMS - EXISTING CONDITIONS The site is within the jurisdiction of the City of Boulder. There are existing 8”-15” sanitary sewer mains located within Broadway, Balsam Ave, and 13th Street, which serve the existing building at 2750 Broadway. SANITARY SEWER SYSTEMS - PROPOSED IMPROVEMENTS Each site will require a separate sanitary sewer service with a wye (or manhole) connection to the surrounding existing Mains. Location and sizing of sewer service connections will be coordinated with the plumbing engineer. 4”-6” unit service connection are anticipated at this time. The development plans to have a pool in which the draining will need to occur in the off-peak hours and will require coordination with the City of Boulder. Further coordination will be required with the project plumbing engineering to determine sizing.