Attachment D_Applicant's Parking Mangement Plan

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 … · 27 pages

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

LSC TRANSPORTATION CONSULTANTS, INC. 1889 York Street Denver, CO 80206 (303) 333-1105 FAX (303) 333-1107 E-mail: lscdenver@lsctrans.com

August 26, 2025 Ms. Katherine Van Der Spek Coburn Architecture 2718 Pine Street, Suite 100 Boulder, CO 80302 Re: Williams Village II Boulder, CO LSC #230561 Dear Ms. Van Der Spek: In response to your request, LSC Transportation Consultants, Inc. has prepared this Parking Management Plan for the proposed Williams Village II mixed use development in Boulder, Colorado. INTRODUCTION This report includes a description of how the proposed on-site parking garages will be utilized by future tenants and users of the site, by District users, and by in and out of RTD District public users and a description of the proposed gateless operating system being proposed. The system will be similar to what has been implemented at the Depot Square and 30th & Pearl parking garages. PROPOSED LAND USE The site is proposed to include about 24,471 square feet of restaurant space, about 9,250 square feet of commercial space, a grocery store with about 22,683 square feet, about 306 apartment dwelling units, about 591 beds of off-campus student housing, and the existing Broker Inn. The various floor plans for Buildings A through E are attached for reference. STUDENT HOUSING MOVE-IN GUIDELINES Core Spaces, the student housing developer for Building E, has provided guidelines for student move-in. This information is included in the appendix to address City comments. VEHICLE PARKING - PHASE 1 Table 1a shows the existing and proposed parking reduction for the existing non-residential land use to remain after development of Phase 1. If Phase 2 is not pursued or is delayed, the existing uses in the Phase 2 area will have full access and use of the existing surface lots. With the removal of the Dark Horse restaurant in Phase 1, the remaining uses will be adequately

Ms. Katherine Van Der Spek

Page 2

August 26, 2025 Williams Village II

served by existing parking. Building E is proposed with eight tandem parking spaces in addition to the 64 code compliant parking spaces. VEHICLE PARKING - PHASE 2 Table 1b shows a detail of the vehicle parking provided and is summarized below. The parking for Building E will operate independent from the parking proposed for Buildings A through D (and the Broker Inn). Buildings A Through D - Mixed Use Site Plus The Broker Inn The applicant is providing 560 code compliant parking spaces for the mixed-use portion of the site including the Broker Inn. All garage parking spaces in Buildings A through D will be unbundled and paid separately from the unit lease. Building E - Student Housing The applicant is proposing 64 code compliant parking spaces for Building E. All parking spaces in Building E will be managed separately from Buildings A through D and be unbundled and paid separately from the unit lease. Tandem Parking Spaces In addition to the code compliant parking above the applicant is providing 14 tandem parking spaces for Buildings A through D and 8 tandem parking spaces for Building A. These tandem parking spaces will be available for management to use as needed. BIKE PARKING Table 1b shows a detail of the required vs. provided bike parking for Buildings A through E and is summarized below. Buildings A Through D - Mixed Use Site The applicant is proposing 224 short-term bike parking spaces which exceeds the requirement of 217 spaces. The applicant is proposing 526 long-term bike parking spaces for a variety of bicycle styles which exceeds the requirement of 485 spaces. A portion of the long-term spaces will be e-bike compatible for storage and charging. The existing bike parking for the Broker Inn will remain as is. Building E - Student Housing The applicant is proposing 68 short-term bike parking spaces for a variety of bicycle styles which exceeds the requirement of 64 spaces.

Ms. Katherine Van Der Spek

Page 3

August 26, 2025 Williams Village II

The applicant is proposing 200 long-term bike parking spaces which exceeds the requirement of 182 spaces. A portion of the long-term bike parking spaces will be e-bike compatible for storage and charging. PARKING USE ANALYSIS FOR BUILDINGS A THROUGH D BASED ON ULI DATA The Urban Land Institute (ULI) publishes a shared parking manual that includes an Excel spreadsheet calculator. The proposed land uses in Building A through D (mixed use portion of the site) were evaluated through the ULI spreadsheet to determine the suggested parking requirement based on ULI data when considering shared parking principles, alternative travel modes, and internal trips between the various land uses. ULI Suggested Parking Requirement after Adjusting for Shared Parking, Alternative Travel Modes, and Internal Trips between Uses The appendix includes the worksheet showing the proposed land uses for Buildings A through D are expected to demand about 540 spaces when shared parking, alternative travel modes, and internal trips between uses are considered. This estimate assumes 20 percent alternative travel modes and 10 percent internal trips along with the sharing characteristics of a mixed use site. This is below the 560 parking spaces being provided. PROPOSED PARKING GARAGE OPERATIVE SYSTEM The on-site parking garage will be controlled by a gateless, online, real-time parking access, permit, license plate recognition and revenue control system. Overview of the Proposed Operating System The system will include License Plate Recognition System (LPRS) cameras and equipment, necessary infrastructure for the equipment to reliably and accurately function, and installation of connecting equipment and affiliated software in a secure cloud-hosted environment. The system will capture, record, monitor, and report, and provide for online, smart phone and mobile applications, and pay stations, including pay-on-foot payment stations for facility users with payments accepted through credit/debit card payment processing methods. The system will also include an option to provide mobile LPRS cameras to be mounted on a separate parking enforcement motor vehicle. The mobile LPRS must seamlessly integrate with the LPRS within the parking facilities and affiliated system software and allow the ability to program and recognize the City's existing and future on-street parking zones for violation enforcement purposes. The system will determine if RTD patrons receive in-district or out-of-district rates and integrate with the City of Boulder parking enforcement system if appropriate. Detailed Features of the Operating System The system will automatically identify violators overstaying allotted time limits, and returning violators, as they enter a parking facility and contain a communication mechanism to alert enforcement officers of violations. The system will be able to accommodate adjustable parking rate fees, including “grace periods”, short (hourly and daily) and long-term (monthly and annual)

Ms. Katherine Van Der Spek

Page 4

August 26, 2025 Williams Village II

users. The system will include pay stations, including pay-on-foot payment stations, within the facilities, and web-based online, smart phone, and mobile application account access to enter and manage the application, permitting and payment options through industry compliant credit/debit card payment processing methods. The System software and data should be stored in a secure local server or cloud-hosted platform. The Owner/Operator will be able to enter, access, and manage data, including fee rate adjustments, payment refunds, late notices, electronic communications, and correspondence and to generate various reports. These responsibilities shall be assigned to Owner/Operator staff. Payments, permits, and violation data will be stored and managed by one compatible online software system. Fixed LPRS cameras will be installed at the gateless access points shown in the attached plan. Cameras will capture and track vehicles entering and exiting the facility and connect to and communicate with a computerized software back-end system to, at a minimum, compute and monitor length of parking time for the different adjustable time and fee/permit uses, and identify and communicate to the property management enforcement officers of any parking violations within each facility. The LPRS system will also have the ability to update the in-district “list”. An adequate number of pay-on-foot payment stations will be provided at the facility which will accept credit/ debit card payments affiliated with parking rates. The adequacy of the number of physical pay stations will be determined by the professional judgment of the vendor, but the Owner/Operator retains the ultimate decision on the number of physical pay stations. Optional Mobile LPRS Cameras The optional mobile LPRS cameras and affiliated software will allow the ability to program and recognize the “In-District” and “Out of District” license plates, and capability to add in the future, on-street parking zones for enforcement purposes. The optional mobile system envisioned should enable parking enforcement motor vehicles to drive through the facility at not more than the allowable speed limit with a license plate recognition camera simultaneously communicating with the system to capture, record, store, monitor, and report license plate information for specific enforcement locations to enable parking enforcement actions. During a subsequent enforcement check, the parking enforcement officer will be automatically alerted if a parked vehicle is in violation of allowable time-limits or whether a permit violation has occurred for a particular parking zone. OPERATING REQUIREMENTS FOR VARIOUS USER GROUPS Residential Parkers Residential parkers will include both short-term parkers (guests) and residents. The following outlines the operations for each residential user subgroup. 1.

Residential Guests a. Parking for guests will be handled as District short-term parkers.

Residents a. Parking for residents will be handled similarly to District contract parkers.

Ms. Katherine Van Der Spek

b. c.

Page 5

August 26, 2025 Williams Village II

It is anticipated that residents will have 24 hour, 7 days a week access to the parking garage. Resident parking access cards/tags could be provided at a full monthly price (unbundled from the purchase or lease of a unit), a subsidized monthly price, or included in the purchase or lease of a residential unit. The monthly parking rates (if any) will be determined by the parking operator.

Retail/Office Visitors and Employees Retail/Office parkers will include both short-term parkers and contract (employee) monthly parkers. The following outlines the operating methodology for each retail/office user subgroup. 1.

Retail/Office Visitors a. Parking for visitors will be handled as District short-term parkers. b. Visitors could be given a validation or parking pass that provides either a reduced parking fee or free parking.

Retail/Office Employees a. Parking for employees will be handled as District contract parkers. b. Retail/office employee parking access could be limited to only assigned work hours to ensure they do not park during periods when they are not working. c. Employee parking could be provided at a full monthly price (unbundled from the purchase or lease of retail/office space), a subsidized monthly price, or included in the purchase or lease of a retail/office unit. The monthly parking rates (if any) will be determined by the parking operator. d. While the amount of valid license plates will be controlled by the parking operator to ensure appropriate allocations are maintained, the amount of parking provided to employees can also be controlled using the central control computer. The amount of employee parking provided will be programmed into the control computer, and the system will disable additional tags and illuminate full signs once the preset limit is reached. Other authorized parkers (e.g., short term parkers, contract parkers, and residents) will still be able to enter the parking facility. Once employee occupancies fall below a preset threshold, the system will reactivate employee tags and turn off lot full sign. * * * * *

Ms. Katherine Van Der Spek

Page 6

August 26, 2025 Williams Village II

We trust this information will assist you in planning for the proposed Williams Village II mixed use development. Respectfully submitted, LSC Transportation Consultants, Inc.

By: Christopher S. McGranahan, P.E Principal/President CSM/wc Enclosures:

A: B: C: D:

Parking Study Tables 1a and 1b Urban Land Institute Shared Parking Tables Details for Buildings A through D Core Spaces Move-In Guidelines

G:\Shared drives\Denver Projects 2021-2030\2023\230561-WilliamsVillageII-TIA\Parking\Aug-2025\WilliamsVillage-II-PMP-082625.wpd

A - Parking Study Tables 1a & 1b

Table 1a Parking for Existing Non-Residential Land Uses To Remain After Development of Phase 1 (1) Williams Village II Boulder, CO LSC #230561; August, 2025 Vehicle Parking Required by Code

Vehicle Parking Provided

Existing Non-Residential Land Uses Before Development of Phase 1

512

400

Existing Non-Residential Land Uses to Remain After Development of Phase 1

512

378

Building E

No Requirement

64(2)

(1) These estimates are for the existing non-residential land uses to remain after development of Building E - this does not include the Dark Horse Restaurant which will be removed before constructing Building E. (2) Building E includes eight tandem parking spaces in addition to the 64 code compliant spaces.

Table 1b Parking Study - Phase 2 Williams Village II Boulder, CO LSC #230561; August, 2025

Vehicle Parking Provided Building A & Building B & Building C & Building D

Short-Term Bicycle Parking Required by Code Provided

Long-Term Bicycle Parking Required by Code Provided

174

204

406

150

158

103

(3)

Sub-Total Buildings A - D Plus Broker Inn (3)

560 (1)

217

224

485

526

Building E (Student Housing)

64 (2)

182

200

& Existing Broker Inn

(1) Building B includes 14 tandem spaces in addition to the 560 code compliant spaces. (2) Building E includes 8 tandem spaces in addition to the 64 code compliant spaces. (3) The existing Broker Inn bike parking is not being changed so is not included in the table.

B - Urban Land Institute Shared Parking Tables

Copyright © 2020 All rights reserved. The Urban Land Institute, International Council of Shopping Centers, and National Parking Association. Project: Williams Village 2 - Buildings A-D Description: Shared Parking Analysis Projected Parking Supply: 560 Maximum Parking Demand Land Use

Quantity

Weekday

Weekend

27 7 91 18

30 8 91 18

210 36 108 18

242 40 110 18

68 133 101 43 0 31 0 0

68 133 101 43 0 46 0 0

Retail Retail (<400 ksf) Employee Supermarket/Grocery Employee Fine/Casual Dining Employee Fast Casual/Fast Food Employee Residential, Urban Studio Efficiency 1 Bedroom 2 Bedrooms 3+ Bedrooms Reserved Visitor Active Senior Housing Residents

9,250

sf GLA

22,683

sf GLA

Food and Beverage 15,833

sf GLA

8,638

sf GLA

79 units 147 units 61 units 17 units 0% res spaces 304 units units

Unadjusted Parking Demand 891 This is the unadjusted parking demand before reductions for shared parking principles, alternative travel modes, and internal trips between various land uses.

948

Project: Williams Village Williams Village 2 - Buildings A-D Description: Buildings A-D - fully unbundled Shared Parking Analysis

Shared Parking Demand Summary Peak Month: DECEMBER -- Peak Period: 7 PM, WEEKDAY Weekday Weekend Land Use

Project Data Quantity

Unit

Base Ratio

Driving Adj

NonCaptive Ratio

Project Ratio

Unit For Ratio

Base Ratio

Driving Adj

NonCaptive Ratio

Project Ratio

Unit For Ratio

Peak Hr Adj 7 PM

Weekday Peak Mo Estimated Adj Parking December Demand

Peak Hr Adj 10 PM

Weekend Peak Mo Estimated Adj Parking December Demand

Retail Retail (<400 ksf) Employee Supermarket/Grocery Employee Fine/Casual Dining Employee Fast Casual/Fast Food Employee

Residential, Urban Studio Efficiency 1 Bedroom 2 Bedrooms 3+ Bedrooms Reserved Visitor

9,250

sf GLA

22,683

sf GLA

15,833

sf GLA

8,638

sf GLA

79 147 61 17 304

units units units units res spaces units

2.90 0.70 4.00 0.75

80% 80% 80% 80%

56% 100% 56% 100%

1.29 0.56 1.78 0.60

ksf GLA

3.20 0.80 ksf GLA 4.00 0.75 Food and Beverage

80% 80% 80% 80%

74% 100% 74% 100%

1.89 0.64 2.37 0.60

ksf GLA

13.25 2.25 12.40 2.00

80% 80% 80% 80%

91% 100% 84% 100%

9.66 ksf GLA 15.25 80% 1.80 2.50 80% 8.31 ksf GLA 12.70 80% 1.60 2.00 80% Entertainment and Institutions Hotel and Residential

83% 100% 86% 100%

10.14 2.00 8.70 1.60

ksf GLA

0.85 0.90 1.65 2.50 0.00 0.10

80% 80% 80% 80% 80% 80%

100% 100% 100% 100% 100% 100%

0.68 0.72 1.32 2.00 0.00 0.08

100% 100% 100% 100% 100% 100%

0.68 0.72 1.32 2.00 0.00 0.12

unit unit unit unit unit unit

0.85 0.90 1.65 2.50 0.00 0.15 Office Additional Land Uses

80% 80% 80% 80% 80% 80%

ksf GLA

90% 100% 85% 50%

100% 100% 100% 100%

11 35% 6 45% 35% 7 10%

100% 100% 100% 100%

100% 100% 80% 90%

100% 100% 96% 100%

15390% 29 100% 56 20% 13 30%

100% 100% 96% 100%

164 32 15

75% 75% 75% 75% 100% 100%

100% 100% 100% 100% 100% 100%

0% 85% 41 85% 80 85% 61 85% 26 - 100% 25 100%

100% 100% 100% 100% 100% 100%

46 90 69 29

Customer/Visitor Employee/Resident Reserved Total Shared Parking Reduction

279 Customer 262 Employee/Resident Reserved 540 Total

39%

The 540 parking space demand is slightly less than the 560 parking spaces being provided.

2 3 1 1

219 275 494

48%

C - Details For Buildings A Through D

W V

MARKER \AT&T FOV

FOV

SANITARY MANHOLE RIM ELEV: 5334.92' INV IN: 5327.02' (S) 18" PVC INV OUT: 5326.92' (N) 18" PVC

MARKER \AT&T

FOV FOV

FOV

EV WM WM

BASIS OF BEARINGS N89°48'17"E 2662.03' (AM)

G V

BASELINE ROAD (RIGHT-OF-WAY 1808.76' N89°48'17"E VARIES)

N89°48'17"E 1808.76' (C)

(C)

SANITARY MANHOLE RIM ELEV: 5343.27' INV IN: 5333.27' (W) 8" PVC INV OUT: 5333.22' (E) 8" PVC

MAINTENANCE EASEMENT (REC. NO. 878554)

W V

W V W V

G V

W V

BASELINE ROAD

W V W V

SANITARY MANHOLE RIM ELEV: 5335.52' INV IN: 5328.52' (S) 8" PVC INV IN: 5327.62' (W) 8" PVC INV OUT: 5327.52' (E) 8" PVC

SANITARY MANHOLE RIM ELEV: 5341.23' INV IN: 5332.18' (S) 8" PVC INV IN: 5331.03' (W) 8" PVC INV OUT: 5330.98' (E) 8" PVC

S89°48'17"W 853.27' (C) 853.27' (C) S89°48'17"W S

SANITARY MANHOLE RIM ELEV: 5335.13' INV IN: 5327.53' (W) 8" PVC INV IN: 5327.13' (S) 18" PVC INV OUT: 5327.03' (N) 18" PVC

W V

S00°15'23"E 95.00' (C)

EV WM

SANITARY MANHOLE RIM ELEV: 5344.56' INV IN: 5335.11' (W) 8" PVC INV OUT: 5334.96' (E) 8" PVC

BASELINE ROAD (RIGHT-OF-WAY VARIES)

W V

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

CO CO

20' UTILITY EASEMENT (REC. NO. 877842)

EV EV

PROPERTY LINE

W V

2952 BASELINE

D H

TWO STORY BRICK AND CONCRETE BUILDING

EXISTING LOT BUILDING 1

RELINQUISHMENT OF RIGHTS OF ACCESS (BK. 880, PG. 88)

TWO STORY BRICK AND CONCRETE BUILDING

POSTED ADDRESS: 2890 BASELINE RD.

EXISTING BUILDING

POSTED ADDRESS: 2850 BASELINE RD.

EAST BASELINE SUBDIVISION REC. NO. 3220321

FOV

PROPERTY LINE

30' UTILITY EASEMENT (REC. NO. 900903)

STORM INLET RIM ELEV: 5335.01' INV IN: 5332.01' (W) 18" RCP INV OUT: 5331.81' (E) 18" RCP

PROPERTY LINE

SANITARY MANHOLE RIM ELEV: 5344.86' INV IN: 53342.16' (SE) 8" PVC INV IN: 5341.96' (E) 8" PVC INV OUT: 5341.76 (N) 8" PVC

S S

6" PVC TOP OF PIPE ELEV:5346.72'

WATER LINE EASEMENT (BK. 972, PG. 402)

R T

BUILDING E

STORM GRATE RIM ELEV: 5345.52' INV OUT:5344.00' (NW) 8" PVC

4 SPACES

STORM INLET JOINT ACCESS (REC NO 2748174)

2952 BASELINE ROAD, BOULDER CO

W V

STORM INLET RIM ELEV: 5334.66' INV IN: 5331.26' (W) 18" RCP INV OUT: 5330.96' (E) 18" RCP

EAVE

JOINT ACCESS (REC NO 607702)

ST ST

8 SPACES

EXISTING BUILDING

1 HC SPACE

7 SPACES

1 STORY MASONRY BUILDING POSTED ADDRESS: 2920 BASELINE

2 SPACES

EXCEPTED PORTION (TC)

4 SPACES

7 SPACES

W V

5 SPACES

G V

W V

5 SPACES

D H

G V

W V W V

3 SPACES 2 HC SPACES

S S S

G V

5 SPACES

SEWER LINE AGREEMENT (BK. 972, PG. 400)

5 SPACES

6 SPACES

2 HC SPACES 3 SPACES

6 SPACES

30' UTILITY EASEMENT (REC. NO. 900903)

DRIVEWAY EASEMENT (REC. NO. 01073936)

S CO

PROPERTY LINE

ACCESS EASEMENT (REC. NO. 00646928)

EV W V

INV:5343.05' 6" PVC

PROPERTY LINE

INV:5342.89' 6" PVC W V

U. (R S. IG HIG HT HW OF AY W 36 AY VA RIE S)

STANDARD PARKING SPACE

171 EXISTING SPACES IN THE NORTH LOT TO REMAIN

9 SPACES

SANITARY MANHOLE RIM ELEV: 5335.89' INV IN: 5331.59' (W) 8" PVC INV IN: 5328.89' (S) 18" PVC INV OUT: 5328.79' (N) 18" PVC S

RECORDING LEASE (REC. NO. 974494) (REC. NO. 01078771)

W V

SIDEWALK EASEMENT (REC. NO. 876114)

PARCEL 4 (TC)

1 HC SPACE

1 HC 1 HC SPACE SPACE

9 SPACES

W V

CO CO

COMPACT PARKING SPACE

3OTH STREET

MB GM

W V

ACCESSIBLE PARKING SPACE

10' UTILITY EASEMENT (REC. NO. 900903)

W V

10' UTILITY EASEMENT (REC. NO. 900904)

SHORT TERM PARKING/LOADING ZONE

VEHICLE ENTRY

W V

1 HC 1 HC SPACE SPACE

11 SPACES

PROPERTY LINE

UTILITY EASEMENT (REC. NO. 055502)

8 SPACES G V

15' UTILITY EASEMENT (REC. NO. 055501)

STRUCTURED PARKING

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.

SURVEY LS-12-0070 W V

30TH STREET (70' RIGHT-OF-WAY)

EXISTING PARKING SPACE TO REMAIN

2 STORY BRICK FRAME ON CONC. BLD W/ATTACHED SHEDS, FRIDGE & DECK POSTED ADDRESS: 2922 BASELINE

9 SPACES

WALK IN COOLER

9 SPACES

LEGEND

30' ACCESS EASEMENT (REC. NO. 58445)

8 SPACES

SHED

15 SPACES

WILLIAMS WAY

10 SPACES

SURFACE PARKING

17 SPACES

4 W V

13 SPACES SP

ACCESS EASEMENT (REC. NO. 58446)

W V

8 SPACES

7 SPACES

EL EC

W V

UNIVERSITY OF COLORADO WILLIAMS VILLAGE CAMPUS

SIDEWALK EASEMENT (REC. NO. 876114)

11 SPACES

6 SPACES

4 SPACES

15' UTILITY EASEMENT (REC. NO. 55503)

3 HC SPACES

SIT

EO AS

10' UTILITY EASEMENT (REC. NO. 900904)

TOTAL SURFACE PARKING: 2 SPACES

COMPACT PARKING SPACES

8 SPACES 15' UTILITY EASEMENT (REC. NO. 055501)

IST

TOTAL: 2

TOTAL: 39 + 3 ACCESSIBLE

W V W V

ING

SHORT TERM PARKING SPACES

STANDARD PARKING SPACES

W V

TOTAL: 22

SP AC ES 1 SP HC AC E

IVE

19' - 0"

AIS

SP AC ES

24' BACKUP

EASEMENT AND R.O.W GRANT PARCEL C (BOOK 1195, PAGE 552)

PHASE 1 PARKING STALL SCHEDULE

PHASED PARKING COUNTS

1/16" = 1'-0"

DATE PRINTED: 9/12/2025 12:48:45 AM

528 TOTAL SPACES ON SITE

378 EXISTING SPACES TO REMAIN(-169) 2 NEW SHORT TERM SPACES

L=294.26' R=318.72' ∆=52°53'55" CH=N26°43'23"W 283.92' (AM)

SP AC ES

UNIVERSITY OF COLORADO WILLIAMS VILLAGE CAMPUS

SP AC E

PHASE 2 (SR 0.17)

103 EXISTING SPACES TO REMAIN (-275) 2 (FROM PHASE 1) 11 NEW SHORT TERM SPACES

SITE REVIEW

SURFACE SPACES

PHASE 1 (SR 0.16)

W V

N53°10'43"W 60.00' (C)

EXISTING

W V

S3 12 6 ° 4 6. 9 49 '17 " ' (C W )

24' BACKUP

SP AC ES

8' - 0"

24' BACKUP

(REC. NO. 55503)

7' - 9"

EL EC

SP AC ES 10' UTILITY EASEMENT

9' - 0"

FOV

30TH STREET (70' RIGHT-OF-WAY)

INV:5351.57' 12" RCP *SOUTHWEST END NOT LOCATED

INV:5340.86' 8" METAL

SP AC ES

INV:5341.14' 8" METAL

16 SPACES

SANITARY MANHOLE RIM ELEV: 5340.48' INV IN: 5330.83' (S) 18" PVC INV IN: 5330.78' (NW) 18" PVC INV OUT: 5330.63' (N) 18" PVC

2 S PAC

FW OR K

MARKER \COMM

15' - 0"

19' - 0"

ACCESSIBLE

W V

R.O.W. LEASE (REC. NO. 01022065)

U. (R S. IG HIG HT HW OF AY W 36 AY VA RIE S)

PARKING LEGEND C.O.B. SMALL CAR

SP AC ES

SIDEWALK EASEMENT (REC. NO. 58444)

SP AC ES

10' UTILITY EASEMENT (REC. NO. 900903)

TOTAL VEHICLE PARKING: 64 SPACES *(8) TANDEM SPACES NOT INCLUDED

C.O.B. STANDARD

207 EXISTING PARKING

W HE AT SPACES IN THE SOUTH AT ER ER TO REMAIN LOT

E3 6

SP AC ES

TOTAL: 8

UP UP

RO UT

TANDEM PARKING SPACES*

2025.08.27

INV:5351.18' 6" PVC INV:5351.26' 6" PVC *NORTH ENDS NOT FOUND

GARAGE SPACES

64 (FOR USE BY BUILDING E) (+64)

TAMP CITY S

TOTAL PARKING ON SITE

528

444

64 (FROM PHASE 1) 457 (FOR PUBLIC USE)

SANITARY MANHOLE RIM ELEV: 5351.20' INV IN: 5335.35' (SE) 18" PVC INV OUT: 5335.30' (N) 18" PVC

637

INV:5351.14' 18" RCP W/FES *SOUTHWEST END NOT LOCATED

(R U EC TIL IT . NO Y EA . 01 SE 02 ME 20 N 66 T )

S5 25 3°1 4.1 0'4 9' 3" (C E )

SHEET No.

SR-0.16

BROKER INN DIAGRAMS 1

1" = 50'-0"

PLAN TRUE

25'

50'

SCALE: 1" = 50'-0"

100'

PHASE 1 VEHICLE PARKING PLAN

STRUCTURED PARKING

LEGEND

PHASE ONE:

STANDARD PARKING SPACE COMPACT PARKING SPACE

PHASE 1

PHASE 2

PHASE TWO:

STANDARD PARKING SPACES

TOTAL: 39 + 3 ACCESSIBLE

TOTAL: 277 + 9 ACCESSIBLE

COMPACT PARKING SPACES

TOTAL: 22

TOTAL: 171

ACCESSIBLE PARKING SPACE

BASELINE ROAD

SHORT TERM PARKING LOADING ZONE (TO BE STRIPED) EXISTING PARKING SPACE

TANDEM PARKING SPACES*

TOTAL: 8

TOTAL: 14

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

PROPERTY LINE

VEHICLE ENTRY

EXISTING BUILDING

T R

mom cnc

break

4'-6"

cash

mgr

books

TOTAL VEHICLE PARKING: 64 SPACES *(8) TANDEM SPACES NOT INCLUDED

vestibule with carts/hadnicap/produce field bins 12'-0"

EXISTING BUILDING

12' Door Package

33'-0" 12 '-0"

3'-6" 7'-0"

6'-0"

21'-0"

EXISTING TO REMAIN

4'-0"

189

33'-0"

scan

6'-0"

33'-0"

7'-0"

TOTAL: 103

7'-0"

6'-0"

6'-6"

32'-0"

6'-0"

prep

TOTAL VEHICLE PARKING: 560 SPACES *(14) TANDEM SPACES NOT INCLUDED

6'-0"

32'-0"

6'-0"

3'-6"

6'-0" 36'-0"

2952 BASELINE ROAD, BOULDER CO

7'-0"

8'-0"

10'-0"

6'-0"

7'-0"

400

deli bakery prep

7'-0"

6'-0"

7'-0"

6'-0"

36'-0"

SURFACE PARKING

36'-0"

6'-0"

8'-0"

7'-6"

7'-0"

4'-0"

36'-0"

6'-6"

60'-0"

SR-0.17

363 sf dairy 5'-6"

R T

7'-0"

PROPERTY LINE

6'-6"

NEW CARTER WAY

32'-0"

EXISTING BUILDING PROPERTY LINE

BUILDING B 7'-0"

BUILDING C

11'-6"

THESE THREE SPACES WILL INCLUDE SIGNAGE INDICATING "NO PARKING XXAM - XXPM"

2952 BASELINE

T R

PROPERTY LINE

cooler produce cooler

450 sf

PHASE ONE:

PHASE TWO:

SHORT TERM PARKING SPACES

prep

frozen

PROPERTY LINE

TOTAL: 2

R T

TOTAL: 11

R T

TOTAL SURFACE PARKING: 2 SPACES

PROPERTY LINE

LOADING SPACES

WILLIAMS WAY T

WILLIAMS

R T R

TOTAL: 8

WAY

TOTAL SURFACE PARKING: 11 SPACES *(8) LOADING SPACES NOT INCLUDED

BUILDING E

R T

3OTH STREET

R T

BUILDING D

BUILDING A R T R T

PROPERTY LINE

PH PH ASE AS ON ET E WO

20 '-

T R

EXISTING BROKER INN

Y( WO T

E3 6

24' BACKUP

E SIT

ING

ET 24' BACKUP

VEHICLE PARKING - BLDG B - LEVEL 0 1" = 50'-0"

EXISTING SITE

TO BE STRIPED AND MARKED WITH SIGN INDICATING "LOADING AND UNLOADING ONLY"

20' - 0" 8' - 0"

R T

PHASE TWO

IST

7' - 9"

9' - 0"

R T

ON ER

LOADING ZONE

ACCESSIBLE

19' - 0"

15' - 0"

C.O.B. SMALL CAR

T R

PARKING LEGEND C.O.B. STANDARD

RO UT

T T R

8' - 0" 7' - 0"

24' BACKUP

PARKING STALL SCHEDULE 1/16" = 1'-0"

PHASED PARKING COUNTS DATE PRINTED: 9/12/2025 12:41:49 AM

EXISTING

T CITY S

AMP

PHASE 1 (SR 0.16)

PHASE 2 (SR 0.17)

SURFACE SPACES

528 TOTAL SPACES ON SITE

378 EXISTING SPACES TO REMAIN(-169) 2 NEW SHORT TERM SPACES

103 EXISTING SPACES TO REMAIN (-275) 2 (FROM PHASE 1) 11 NEW SHORT TERM SPACES

GARAGE SPACES

64 (FOR USE BY BUILDING E) (+64)

64 (FROM PHASE 1) 457 (FOR PUBLIC USE)

TOTAL PARKING ON SITE

528

444

637

SITE REVIEW 2025.08.27

SHEET No.

SR-0.17 1

VEHICLE PARKING 1" = 50'-0"

0 PLAN TRUE

25'

50'

SCALE: 1" = 50'-0"

100'

PHASE 2 VEHICLE PARKING PLAN

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

2952 BASELINE

PROPOSED BUILDING A

PARKING LEGEND LOADING ZONE

20' - 0"

19' - 0"

SHORT TERM PARKING/LOADING ZONE 9' - 0"

7' - 9"

24' BACKUP

8' - 0"

8' - 0" 7' - 0"

VEHICLE ENTRY

24' BACKUP

IN IST

E 2 HC SPAC 4 SPACES CES

19' - 0"

NEW CARTER WAY (WOONERF)

TO BE STRIPED AND MARKED WITH SIGN INDICATING "LOADING AND UNLOADING ONLY"

WO G

SIT

3 SPA

ACCESSIBLE PARKING SPACE

15' - 0"

EXISTING TO REMAIN PARKING SPACE

EXISTING BROKER INN

PROPERTY LINE

4 SPACES

ACCESSIBLE PARKING SPACES

2 HC SPACE

S CE

LOT LINE

TOTAL: 99

S 16

PARKING SPACES

9 SPACES

12 SPACES

13 SPACES

3 SPACES

ACCESSIBLE

S HA

10 SPACES

C.O.B. SMALL CAR

13 SPACES

C.O.B. STANDARD

PROPOSED BUILDING D

LEGEND

LOT LINE

2952 BASELINE ROAD, BOULDER CO

TOTAL: 4 PROPERTY LINE

TOTAL VEHICLE PARKING TO REMAIN: 103 SPACES

BROKER INN PARKING PLAN 1" = 50'-0"

PROPOSED BUILDING A LOT LINE

PROPOSED BUILDING D

NEW CARTER WAY (WOONERF)

A PH EX

G TIN

O SIT

EXISTING BROKER INN

PROPERTY LINE

DATE PRINTED:

7/11/2025 9:38:06 AM

LOT LINE

SITE REVIEW PROPERTY LINE

T CITY S

2025.08.27 2025.05.28 2025.07.11

AMP

SHEET No.

SR-0.21 1

BROKER INN OPEN SPACE 1" = 50'-0"

0 PLAN

TRUE

25'

50'

SCALE: 1" = 50'-0"

100'

BROKER INN DIAGRAMS

D - Core Spaces Move-In Guidelines

Move-In Guidelines

Table of Contents Preparation for Move-In ............................................................................................................................... 3 Failing to Plan is Planning to Fail ............................................................................................................... 3 General Check-In Process ............................................................................................................................. 5 Off-site Check-In ....................................................................................................................................... 5 Unloading Zone ......................................................................................................................................... 6 Elevators.................................................................................................................................................... 6 Trash / Waste ............................................................................................................................................ 7 Elevators Break Down During Move-In ..................................................................................................... 7 Unit Condition Form and Work Order Generation ................................................................................... 8 Events and Lifestyle .................................................................................................................................. 9 Other Considerations ................................................................................................................................ 9

Page |2

Move-In Guidelines

At Core Spaces, we pride ourselves on offering a unique move-in experience for our residents. We see our tenant's experience at move-in as an opportunity to start earning their renewal on day one. The guidelines below are to assist in this process and provide the smoothest move-in possible for our tenants and staff.

Preparation for Move-In The preparation for move-in must be taken seriously by all members of staff. A bad move-in day can often be attributed to poor planning or lack of preparation. Spending the time to understand how the day will work and function will ensure an efficient move-in.

Failing to Plan is Planning to Fail What good is a plan if nobody understands it or the people involved don't know about it. It's essential that we communicate effectively with our tenants and guarantors, so they have the best and most relevant information. -

Turnover and New Dev Ops Calls o Beginning around March, you will be asked to start joining the bi-weekly transition calls with corporate and regional staff. The purpose of these meetings is to inform you of policies regarding turn/move-in/transition from new development to operations and to inform the individual Property Managers of how to best plan for the coming months. o A checklist is generated each year for the sites and corporate staff to follow to help guide the timeline of tasks and responsibilities.

3rd Party Vendors o Sites will likely need to contact several vendors to help facilitate items for move-in. o Start contacting vendors these vendors approximately 3-4 months prior to move-in.  3rd party moving company for unloading zone  Internet service provider technicians  Food and beverage vendors for tenants/guarantors/staff  Police  Right of Way permitting or setup staff (if required)

Overall Move-In Logistics o The entire plan must be thought through from check-in to the first week's worth of resident appreciation events. All of these items help accent the tenant experience and will lead to a smoother process as well as happier tenants.  Maps of the logistics for move-in should be created and distributed to tenants 2 weeks prior to move-in. The map should be handed to tenants at the check-in

Page |3

station and explained to them. Give them the ability to ask questions and ensure they understand the plan. See the example below.



Staggering arrival times for residents an essential tool in ensuring a smooth move-in and will make sure staff is not overrun with too many people at one time.  Tiered assignments are generally constructed by floors and are separated by no more than 2 hours and no less than 45 minutes. Property Managers should discuss with the Regional Managers what timeline will work best for their property's needs.  When creating the tiered assignments, be sure to consider the unloading zone size and available space for each person to unload their car so as not to overwhelm traffic. Communicating with Tenants o Communication with future tenants will begin to ramp up approximately 60-days prior to move-in. Correspondence will be sent via email through Entrata and should include the following:  60 days: Details on the next steps in their process, including FAST PASS qualifications, downloading the Hub mobile app (if applicable), etc.  45 days: Unit assignment addendum detailing their placement and any roommate matches that have been selected.  30 days: General overview of the move-in day plan and let them know more details will be sent closer to the day. This communication will list their specific move-in timeframe and the day that they will be moving in.  7 -14 days: Specific move-in plans, including maps and instructions that detail for each stage of the process on their designated move-in day. Be sure to

Page |4

include a detailed list of what residents will need to bring with them to pick up keys and who is allowed to pick up their keys.

General Check-In Process The first step for all tenants will be to check-in. Here tenants will address any last-minute items that may be incomplete and ultimately receive their keys.

Off-site Check-In -

This will not be necessary at all mid- and high-rise properties, but it's an important consideration. Much of what causes congestion at a move-in is the key pickup process. Having an area a few blocks away from the property at a less congested area allows for tenants to take their time to check-in. It makes sure staff are given proper time with each tenant to complete the process entirely and not have any issues or feel rushed, as well as frees up vehicle traffic and congestion in the streets around the property. There are times when this arrangement is also sold to the city urban planning committee as a workaround to a badly congested move-in day as multiple properties next to each other move in around the same time. Some items to keep in mind if planning an off-site check-in: o The goal of the check-in is to make it as quick and painless as possible for staff & tenants. This means prepping all paperwork, keys, and anything else needed in advance of move-in day and have a clear list of items needed from the tenant in the communication plan listed above. In an ideal situation, residents can literally drive by in their vehicles and pick up their check-in items through the window. o Always plan for an inclement weather scenario. Have tents and weather protection at the ready. Have a backup plan in place if you're forced to use the property as the checkin location. o Make a detailed staffing plan for check-in stations. Remember, the Assistant Manager will need to be present at the check-in to accept payments and handle payment issues/concerns. o Plan for lunch, bathrooms, and refreshments for staff at this location. Make sure refreshments will be available for tenants and parents as well. o Make double sure all the keys and FOBs work with this scenario. You can't get things mixed up at the check-in station as it may force tenants to get unloaded at the property and then find out that their keys do not work. Fast Pass o Fast Pass tenants will qualify for expedited check-in if they complete all of their requirements before checking in. Staff should have a Fast Pass specific check-in station at the check-in location for these tenants. This helps to legitimize the Fast-Pass process. o Core Spaces has worked to streamline this process so that more tenants will qualify for Fast Pass. This includes no longer requiring electrical account information and setting up a streamlined renters insurance option, so tenants aren't required to set up their own policy ahead of time. The Check-In Process o Each tenant must present a valid ID to receive keys. o A staff member at the check-in location must verify that all required items are completed. o Once completed the staff member will hand the tenant their key and cover several items with them before the tenant departs for the property including but not limited to Page |5

(map, directions to property/unloading area, protocols for unloading, large truck policies, trash/box handling, instructions on completing their move-in inspection, snacks and/or move-in day activities, where to go if they experience any room issues, parking after unloading, etc.)  These items should be given to the resident in writing and covered verbally with the staff member.

Unloading Zone -

Each property that does not have enough parking for managing the arrival of tenants and unloading their belongings will need to plan to offer an unloading zone. o The unloading zone should be able to support the number of vehicles estimated for unloading during the time slots allotted for the tiered move-in structure. o It should assume that vehicles can stay between 10-15 minutes in the loading zone before leaving. o Assistance from the city for 'Right of Way' permits may be required to rent city parking spaces that are adjacent or near the property for this use. o Be wary of utilizing any enclosed space for this setup as space and time management is crucial to a successful loading zone setup.

Managing the unloading zone o The loading zone should be facilitated by 1-2 staff members depending on the overall size of the unloading zone. o These staff members will be responsible for facilitating the rules of the loading zone  Ensure vehicles are received and recorded adequately with car type, color, license #, and contact info on the loading zone log.  Communicate to arrivals what the policy is regarding the unloading zone, including how long they have to unload, utilizing movers, moving their vehicle once completed, etc.  Call tenants/parents who leave their vehicles unattended.  Properly assign movers in order on a first-come-first-served basis. There may be exceptions to this rule to facilitate a more efficient process for unique circumstances.  The staff in the area is responsible for maintaining the carts required by the 3rd party movers to move in tenants. These carts are ONLY to be used by our moving staff and not checked out or given to tenants. o Be firm yet polite when giving directions and facilitating the process. Property Managers should ensure the correct staff members are assigned this task. o Box and Dolly links  Boxes – Uline Link  Furniture Dollies – Uline Link – H1104

Elevators -

Elevators should be utilized as efficiently as possible to get the tenant's belongings upstairs and into their units. This usually means running at least one elevator on 'independent service' so that the elevators can run from floor to floor without stopping to pick up additional passengers. o For instance, if you have 3 elevators in one area, you could have 2 elevators on independent service and use elevator operators inside the cars to take people from the

Page |6

ground floor to their floor quickly. The elevators would then return to the ground floor for the next group. The third elevator would remain in normal service to continue to service all floors as normal. This generally makes the third elevator pretty slow for service, but having the other two elevators set up to get tenants upstairs and unloaded more quickly provides for a more efficient move-in experience. o If a property only has one elevator, you may not be able to provide as smooth of service. However, an elevator attendant can still be helpful to relieve some congestion on the ground floor when needed and facilitate some additional one-way trips. Elevators should be checked often on move-in day for functionality & speed. Moving heavy items in and out of the elevators can cause items to become lodged in between doors causing malfunction. Having staff available to double-check that these items are not occurring can ultimately save an elevator from an outage during this very busy time.

Trash / Waste -

There is guaranteed to be an abundance of waste and boxes during the move-in period. Property managers should plan to have additional capacity set aside for this purpose. o Rolloff containers are a great way to help deal with this additional capacity. Placement of rolloff containers can be tricky in our urban property environments and can be a pretty terrible eyesore for individuals who first visit the property.  When selecting a rolloff container, consider the size of the container relative to your staff. For example, a 40-yard container can prove difficult for some staff to use easily, especially when lifting heavy objects over the 8-foot-tall top. o Additional pickups can be set up and used to handle increased standard bagged trash but not cardboard and other recyclables. This comprises most of the move-in style trash. o Being appropriately staffed is also important for handling the enormous amount of boxes and trash that can accumulate quickly after move-in. Sites should plan to have temporary assistance lined up to assist with this process after move-in. Generally this will last no longer than 2 weeks after move-in but can be curtailed whenever the Property Manager feels its necessary.

Elevators Break Down During Move-In -

Given our projects are high-rise, urban developments, elevators are key to a smooth move-in experience. Break downs that occur at the property are usually rare since a portion of our elevators are usually manned on independent service. Manning the elevator helps ensure no debris gets stuck in the doors and that the door hold feature doesn't become an issue during move-in. o If a break down occurs, teams should follow the below guidelines.  Call for service immediately. Call the local support number for your elevators and ensure you request expedited service. If your move-in falls on a weekend you will most likely need to approve overtime.  Restructure the manned elevators so that local elevator calls can still be answered.

Page |7

Unit Condition Form and Work Order Generation -

Unit Condition Form o A resident will become ‘Current’ status once they are moved in through Entrata. Each tenant will be sent a link within an hour of becoming a 'Current' status in Entrata. This link will navigate tenants to a portal where they will be requested to fill out their Unit Condition Form. They fill out the form to notate damages or concerns in the room so as not to be held liable upon move-out for any preexisting damages. Damages they want to be fixed must be submitted separately as a work order by the tenant. It can be filled out using the tenant's mobile device. o This form must be turned in within 48 hours of receipt; otherwise, the tenant accepts the room in an 'as-is' condition and will be liable for all damages upon move-out. o Approving the Unit Condition Form  Under the 'Approvals' tab in Entrata the Move-In Inspection forms will begin to appear once the tenants complete them. These should be reviewed by onsite managers and approved.  Managers MUST NOT make work orders from this document and instead approve these inspections WITHOUT creating work orders. Tenants should be instructed if there are items that they want to have repaired that they should submit a separate work ticket.  Creating work orders from this process is incredibly cumbersome on staff and creates difficulties individually tracking items on one ticket. Handling Work Orders o Move-in Day(s)  During the move-in phase, there will be a considerable amount of work orders.  It is best to have work orders assigned to a designated employee on move-in day. Generally this is the Maintenance Manager but can change depending on need and staffing.  This staff member will print incoming work orders at 2 hour intervals and have the work order sheets ready for our maintenance staff as they come in looking for work orders.  Completed work orders will be noted as such on the work order sheet and will be closed out by office staff before the end of each day. o After Initial Move-In  After the initial onslaught of move-in, the paperwork order system that is listed above will be abandoned once work order generation has subdued to reasonable levels. Instead, each morning pull The Work Order Detail Report in Entrata and exported it to excel where maintenance staff can be assigned lists of responsibilities by the Maintenance Manager or Property Manager.  Completed work orders will be noted as such on the work order sheet and will be closed out by office staff before the end of each day.  Continue to use the excel list until the number of work orders generated daily and currently outstanding lowers to a reasonable number. Once these numbers are determined to be low enough by the Property Manager and Maintenance Supervisor, maintenance staff may resume normal maintenance operations with

Page |8

changing statuses, leaving notes, and closing work orders directly to Entrata from their mobile devices.

Events and Lifestyle -

Move-in should be a fun event for students and their parents. A way to add to this special time is to ensure we have Hub Lifestyle events that are well branded and translates to the kind of extra time and care we take with our tenants and their wellbeing. o Lifestyle Boxes – Each year, several brands that align with our values supply our properties with products for move-in boxes. These products are aggregated across our sites and are neatly placed in a foldable lifestyle box (similar to a monthly subscription box). These products are well aligned with our overall branding and provide an extra welcome package to tenants. o Food and Snacks – What move-in is complete without snacks? Each property should have an easily accessible area with food and drink for tenants and parents. It's a stressful day, and in addition to making sure folks stay hydrated, we want to be sure they are fed as well. Hire vendors to set up for you throughout the day to provide breakfast, lunch, and a snack of some kind to the tenants and parents. o Décor – Each property should decorate their entry and commons areas to welcome new tenants. Pick a theme, and have fun! Any welcome signs, directional signage, and any other décor should be well branded. The Marketing Department can help with ideas and placing orders.

Other Considerations -

Staffing o For each move-in, you will need a robust staff schedule that satisfies all requirements needed for the day of move-in.  Check-In Station – Generally 2-3 people  Unloading Zone – Generally 2 staff members  Office Staff – 2 staff members  Room Issues Area – 1 staff member  Elevator Independent Service - # of elevators minus 1  Roving Managers – 2 staff members  Temp Trash Staff – 2  Maintenance – Assigned as needed (generally emergency maintenance/trash)  3rd party cleaners for missed interior unit items  Other temp staff as required (police, university staff, food service employees, etc.) Communicating the Process to Tenants/Parents on Move-in Day Page |9

Communicating the nuances of move-in is incredibly important. We put a lot of thought and care into our process, and if not communicated well, it can unravel quickly with backed-up lines, piles of boxes or trash, all leading to unhappy tenants.  Throughout the process tenants should be reminded about the processes they will be asked to follow throughout the day: Unloading Zone Process and Movers, Trash and Boxes, Maintenance Requests and Unit Condition Inspection, Escalating Room Issues, Where to Park, etc  It's best to have cheat cards at stations so staff working these stations understand what steps to follow and have a good 'talk track' to follow so they can clearly communicate the expectation to tenants.  If a tenant can hear about the same expectations repeated from multiple people throughout the day, they will ultimately be better served by closely following the overall process outlined throughout the day.  Printed instructions about the move-in day process are essential but communicating these over and over again throughout the day works very well at instilling these expectations in our tenants. Tracking Arrivals and No Shows o After a busy move-in day, run a Rent Roll Report in Entrata to show which units are vacant still at the end of each day. A small team should walk those units and ensure they are empty as well as perform any last-minute cleaning that may be necessary to ensure they are still ready for the tenant's the next day. o A quick report should be sent to the Regional Manager each evening of how many tenants have checked in, how many remain, and any large concerns. o After a reasonable time, usually 2-3 days, all remaining tenants who have yet to check in should be contacted and asked when they intend to move-in. This helps us understand who may be a no show early and affords your team the opportunity to backfill any spaces with any last-minute prospects. o

P a g e | 10