Attachment C - Staff's Analysis of Review Criteria

Attachment B - Criteria Checklist

CRITERIA CHECKLIST AND COMMENT FORM USE REVIEW SECTION 9-2-15(e) LUR2025-00032 ADDRESS: 1105 Spruce St DATE: September 2, 2025

CRITERIA APPLICABLE TO ALL USE REVIEW APPLICATIONS (e) Criteria For Review: Meets criteria

No use review application will be approved unless the approving agency finds all of the following:

(1) Rationale: Yes The use either:

(A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; Yes (B) Provides a compatible transition between higher intensity and lower intensity uses; Yes (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan, including, without limitation, historic preservation, moderate income housing, residential and nonresidential mixed uses in appropriate locations and group living arrangements for special populations; or N/A (D) Is an existing legal nonconforming use or an expansion that is permitted under Subsection (f) of this section; N/A Staff Response: The proposed hotel provides a direct convenience to the surrounding neighborhood by providing short term accommodations for visitors to Downtown Boulder and Pearl Street. The proposed use also provides a compatible transition between the higher intensity, mixed use buildings downtown to the lower density residential neighborhood to the north by offering a commercial use in buildings scaled to the residential character found nearby.

(2) Compatibility: Yes

The location, size, design, and operating characteristics of the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties, or, for residential uses or community, cultural, and educational uses in industrial zoning districts, the proposed development reasonably mitigates the potential negative impacts from nearby properties; Staff Response: This project site is nearby other hotels and commercial uses. In addition, the property is located in the DT-2 (Downtown-2) zone which is considered a transitional zone between downtown and surrounding residential. The applicant’s management plan includes ways to reasonably mitigate any impacts from this property to the nearby commercial and residential uses.

Attachment B - Criteria Checklist

(3) Infrastructure: Yes

The use will not significantly adversely affect the infrastructure of the surrounding area, including, without limitation, water, wastewater and storm drainage utilities and streets, compared to an allowed use in the zoning district, or compared to the existing level of impact of a nonconforming use; Staff Response: The three proposed hotel suites are not likely to impact the existing streets, traffic, or available parking due to the abundance of transit stops and bike infrastructure in the immediate area, the agreed upon valet parking area, and the 35 leased spaces in the nearby parking garage.

(4) Character of Area: Yes

The use will not change the predominant character of the surrounding area or the character established by adopted design guidelines or plans for the area; and Staff Response: The historic character of the property will be maintained, as the owners obtained a Landmark Alteration Certificate to perform the proposed work to the contributing buildings in the Mapleton Local Historic District.

(5) Conversion of Dwelling Units to Nonresidential Uses: N/A

There shall be a presumption against approving the conversion of dwelling units in the residential zoning districts to nonresidential uses that are allowed pursuant to a use review, or through the substitution of one nonconforming use with another nonconforming use. The presumption against such a conversion may be overcome by a finding that the use to be approved serves another compelling social, human services, governmental or recreational need in the community, including, without limitation, a use for a daycare center, park, religious assembly, social service use, benevolent organization use, art studio or workshop, museum, or an educational use. Staff Response: Not applicable, as no dwelling units exist on the site.