Attachment A - Applicants Plans and Written Statement

Regular Meeting, May 21, 2026 · item 4A: Consideration of a Site Review for the redevelopment of 777 Broadway with new residential uses. The project includes the demolition of an ex… · 87 pages

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CONTEXT USES MAP G

9 8

7 24-108

777 BROADWAY

13 6

777 BROADWAY STREET BOULDER, CO 80302

2 E

CLIENT

BELLARM, LLC

# DESCRIPTION N

ZONING MAP

FUTURE LAND USE MAP

SUBJECT PROPERTY

PRIMARY EDUCATION

12.

777 BROADWAY

DATE

CONSULTANT LOGO

NEW VISTA HIGH SCHOOL

SITE

RESIDENTIAL

SECONDARY EDUCATION

2. 3. 4. 5. 6. 7. 8. 9. 10. 11.

13.

LUX - APARTMENTS 812 20TH STREET - APARTMENTS TRIPLE V - APARTMENTS 820 / 830 20TH STREET - APARTMENTS SAN MARCO NORTH - CONDOMINIUM UNIVERSITY TERRACE - CONDOMINIUM 903 18TH STREET - APARTMENTS SAGA BOULDER - APARTMENTS 2141 BASELINE ROAD - APARTMENTS 2207 BASELINE ROAD - APARTMENTS

SITE REVIEW 3/13/2026

UNIVERSITY OF COLORADO BOULDER

NOT FOR CONSTRUCTION

AERIAL MAP & CONTEXT USES

A009 N

SCALE 1

LEGEND

SITE DATA PROPOSED ADDRESS:

PROPERTY LINE

ZONING EXISTING: ZONING PROPOSED: SITE AREA:

SETBACK

FLOOR AREA RATIO: MAX. ALLOWED: 1.5 FAR = 82,868 SF PROVIDED: 1.47 FAR = 81,647 SF SETBACKS: FRONT: VARIES, SEE SITE PLAN SIDE: VARIES, SEE SITE PLAN REAR: VARIES, SEE SITE PLAN PROPOSED OVERALL USE: MIXED RESIDENTIAL: 63 UNITS LEASING / AMENITIES: 1,100 SF OPEN SPACE REQUIRED: 15%, 8,295 SF PROVIDED: 29% 16,044 SF

EXISTING GRADE

PROPOSED GRADE T

777 BROADWAY STREET BOULDER, CO 80302 RH-5 RH-5 +/- 1.268 ACRES (APPROX. 55,246 SF)

TRANSFORMER FIRE HYDRANT FIRE DEPARTMENT CONNECTION

VEHICULAR PARKING PARKING PROVIDED: 23 STANDARD 16 COMPACT (39% PROVIDED) - (40% PERMITTED) 2 ACCESSIBLE 41 SPACES 0.65 SP/DU

PROPOSED FIRE HYDRANT

BICYCLE PARKING / STORAGE REQ'D 5407

TYPE

540 5

(PU B BL RO IC AD RO WA W Y VA RIE

5405

540

15 '-0 "

203

214%

126 SP 235 SP 186%

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

5401

BELLARM, LLC

ON T

YA RD

5400

5406

SIDE YARD

CLIENT

NORTH AMENITY COURTYARD

53 98 TURN AROUND

5399

5401.0

11' - 0"

STAIR 2

EL 2

55' - 1 7/8"

50' MIN.

70' - 6 1/4"

5398

5399

5' - 0" 8' - 0" 5404

SOUTH AMENITY COURTYARD

SIDE YARD

WATER QUALITY

25 '-

4' - 0"

19' - 0"

25' - 0"

5398.5' GRADE LOW POINT

# DESCRIPTION

DATE

CONSULTANT LOGO

5402.0

RECYLING SURROUND

24' - 0"

WATER QUALITY

25' - 0"

SIDE YARD

PARKING RAMP DOWN

TURN AROUND

PROPOSED SETBACK

5.26%

5400

4' - 0" PROPOSED SETBACK

SIDE YARD

HATCHED AREA REPRESENTS 25' SANITARY SEWER EASEMENT

5401.0

98 53

LEASING/AMENITY

5402.0 DROP OFF / RIDE SHARE

5405

2/1

53 99

EL 1

PROPOSED SETBACK

540 6

LONG TERM (75%)

54 00

SE PA TH

25' - 0"

SIDE YARD

103%

24' - 0"

SHORT TERM BIKE PARKING

5402.0

TRANSFORMER

8' x 15' E-SCOOTER PARKING

5402

2/1

NOTE: POWER TO BE PROVIDED TO 5% (11 STALLS) OF LONG TERM BICYCLE PARKING

MU LT I-U

SHORT TERM (25%)

TOTAL

2 A401

WATER QUALITY

8' -

LONG-TERM BICYCLE PARKING

SP/DU TOTAL TOTAL

540 2 5403

540 6

18' - 0" PRO PO SED SET BAC K

5404

540 3

24-108

PROVIDED

1' - 3" PROPOSED SETBACK

SITE REVIEW 3/13/2026

STAIR 3 6 540

5415

5420

SIDE YARD

5402.0

NOT FOR CONSTRUCTION UTILITY

5404

FIRE APPARATUS TURNING AREA

ARCH SITE PLAN

5' - 0"

SIDE YARD

PROPOSED SETBACK

FRONT YARD

5423

UTILITY & FACP

54 07 08 54

20TH STREET (PUBLIC ROW VARIES)

54 06

24' - 0"

PROPOSED SETBACK

EXISTING FIRE HYDRANT

FDC

A100

TRASH ENCLOSURE

RISER ROOM

SITE REVIEW - SITE PLAN 1" = 20'-0"

1" = 20'

20'

40'

SCALE

80'

As indicated

MULTI-USE PATH

University of Colorado Campus

25' SHARED UTILITY EASEMENT

University of Colorado Campus

25' SHARED UTILITY EASEMENT

24-108 San Marco North Condominium

BR OA DW

8-Story Multifamily

The Lux 3-Story Multifamily

8-Story Multifamily

The Lux AY

BR OA DW

3-Story Multifamily

20TH STREET

San Marco South Condominium

20TH STREET

San Marco North Condominium

3-Story Multifamily

RAIN GARDEN

OPEN SPACE

777 BROADWAY AY

777 BROADWAY STREET BOULDER, CO 80302

San Marco South Condominium 3-Story Multifamily

CLIENT

BELLARM, LLC PROPOSED BUILDING FOOTPRINT

FIRE APPARATUS T-TURN

DIAGRAM - BUILDABLE AREA 4 SITE 1" = 80'-0"

DIAGRAM - EASEMENTS 2 SITE 1" = 80'-0"

MULTI-USE PATH

University of Colorado Campus

25' SHARED UTILITY EASEMENT

# DESCRIPTION San Marco North Condominium

BR OA DW

8-Story Multifamily

The Lux 3-Story Multifamily

8-Story Multifamily

The Lux AY

BR OA DW

3-Story Multifamily

20TH STREET

San Marco South Condominium

20TH STREET

San Marco North Condominium

3-Story Multifamily

OPEN SPACE

DATE

CONSULTANT LOGO

San Marco South Condominium 3-Story Multifamily

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

SITE DIAGRAMS

FIRE APPARATUS T-TURN

DIAGRAM - SITE REQUIREMENTS 3 SITE 1" = 80'-0"

A100.1

DIAGRAM - OVERALL SITE 1 SITE 1" = 80'-0"

SCALE 1

1" = 80'-0"

BUILDING AREA LEGEND INDOOR AMENITY PROGRAM (INCLUDED IN FAR CALC.)

VERTICAL CIRCULATION (INCLUDED IN FAR CALC.)

BACK OF HOUSE / UTILITY (EXCLUDED FROM FAR CALC.)

CORRIDOR / CIRCULATION (INCLUDED IN FAR CALC.)

RESIDENTIAL UNIT (INCLUDED IN FAR CALC.)

BALCONY (EXCLUDED FROM FAR CALC.)

(PU B BL RO IC AD RO WA W Y VA RIE

OUTDOOR AMENITY PROGRAM (EXCLUDED FROM FAR CALC.)

A204 A201

24-108

777 BROADWAY LONG TERM BIKE PARKING

1 A401

777 BROADWAY STREET BOULDER, CO 80302

NORTH AMENITY COURTYARD

EL 1

CLIENT LOADING

BELLARM, LLC

TURN AROUND

STAIR 2

LEASING / AMENITY DROP OFF / RIDE SHARE

EL 2

UNIT C1

BREEZEW AY

19' - 0"

4 2

A204 A201

UNIT D1

8' - 0"

5' - 0"

7 3

11' - 0"

A204 A202

SOUTH AMENITY COURTYARD

5 1 A204 A203 6 2

2 A300

# DESCRIPTION

DATE

TURN AROUND

CONSULTANT LOGO

24' - 0"

UTILITY

20TH STREET (PUBLIC ROW VARIES)

24' - 0"

STAIR 3

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION UTILITY

GROUND LEVEL PLAN TRASH ENCLOSURE

3 1 1

A300

A204 A202

REVIEW - GROUND LEVEL PLAN 1 SITE 1/16" = 1'-0" 1/16" = 1'-0"

A121

16'

32'

SCALE

64'

As indicated

BUILDING AREA LEGEND INDOOR AMENITY PROGRAM (INCLUDED IN FAR CALC.)

VERTICAL CIRCULATION (INCLUDED IN FAR CALC.)

BACK OF HOUSE / UTILITY (EXCLUDED FROM FAR CALC.)

CORRIDOR / CIRCULATION (INCLUDED IN FAR CALC.)

RESIDENTIAL UNIT (INCLUDED IN FAR CALC.)

BALCONY (EXCLUDED FROM FAR CALC.)

OUTDOOR AMENITY PROGRAM (EXCLUDED FROM FAR CALC.)

A204 A201

24-108

777 BROADWAY

UNIT D4

777 BROADWAY STREET BOULDER, CO 80302 EL 1

E UNIT B2

CLIENT UNIT D2

BELLARM, LLC

UNIT A1 STAIR 2

UNIT B1

UTILITY

EL 2

UNIT D1 D

A204 A202

4 2

A204 A201

UTILITY

7 3

UNIT D2

UNIT D1

5 1 A204 A203

6 2 2 A300

# DESCRIPTION

DATE

CONSULTANT LOGO

UNIT D2

UNIT D3 UTILITY

B UNIT D4 STAIR 1

UNIT B1

SITE REVIEW 3/13/2026

UNIT D1

NOT FOR CONSTRUCTION

FLOOR PLANS 3 1 1 A300

A204 A202

A122

REVIEW - TYPICAL LEVEL PLAN (LEVELS 2-3) 1 SITE 1/16" = 1'-0" 1/16" = 1'-0"

16'

32'

64'

SCALE 9

As indicated

BUILDING AREA LEGEND INDOOR AMENITY PROGRAM (INCLUDED IN FAR CALC.)

VERTICAL CIRCULATION (INCLUDED IN FAR CALC.)

BACK OF HOUSE / UTILITY (EXCLUDED FROM FAR CALC.)

CORRIDOR / CIRCULATION (INCLUDED IN FAR CALC.)

RESIDENTIAL UNIT (INCLUDED IN FAR CALC.)

BALCONY (EXCLUDED FROM FAR CALC.)

OUTDOOR AMENITY PROGRAM (EXCLUDED FROM FAR CALC.)

A204 A201

24-108

777 BROADWAY UNIT D4

777 BROADWAY STREET BOULDER, CO 80302 E

EL 1

UNIT B2

CLIENT

BELLARM, LLC

UNIT D2

UNIT A1 STAIR 2

UNIT B1 UTILITY

EL 2

ROOF DECK AMENITY

UNIT D1 D A204 A202

4 2 UTILITY

7 3

UNIT B1

A204 A201

UNIT D1

UNIT D2

UNIT D1

5 1 A204 A203

6 2

# DESCRIPTION

DATE

CONSULTANT LOGO

UNIT D2

UNIT D3 UTILITY

B UNIT D4 STAIR 1

UNIT B1

SITE REVIEW 3/13/2026

UNIT D1

NOT FOR CONSTRUCTION

FLOOR PLANS 3 1 A204 A202

A123

REVIEW - LEVEL 4 PLAN 1 SITE 1/16" = 1'-0" 1/16" = 1'-0"

16'

32'

64'

SCALE 9

As indicated

BUILDING AREA LEGEND INDOOR AMENITY PROGRAM (INCLUDED IN FAR CALC.)

VERTICAL CIRCULATION (INCLUDED IN FAR CALC.)

BACK OF HOUSE / UTILITY (EXCLUDED FROM FAR CALC.)

CORRIDOR / CIRCULATION (INCLUDED IN FAR CALC.)

RESIDENTIAL UNIT (INCLUDED IN FAR CALC.)

BALCONY (EXCLUDED FROM FAR CALC.)

OUTDOOR AMENITY PROGRAM (EXCLUDED FROM FAR CALC.)

A201 A204 1

24-108

OUTDOOR AMENITY ROOF DECK

777 BROADWAY

EL 1

777 BROADWAY STREET BOULDER, CO 80302

UNIT B2

UNIT D2

CLIENT UNIT A1

BELLARM, LLC

STAIR 2

UNIT B1 UTILITY

EL 2

UNIT D1 A202 A204

2 4 UTILITY

7 3

UNIT B1

A201 A204

UNIT D1

UNIT D2

UNIT D1

5 1 A204 A203 6 2

2 A300

UNIT D2

# DESCRIPTION

DATE

CONSULTANT LOGO

UNIT D3

Unit B3 UTILITY

STAIR 1

B UNIT B1

UNIT D1

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION 1 3

FLOOR PLANS

1 A300

A202 A204

REVIEW - LEVEL 5 PLAN 1 SITE 1/16" = 1'-0" A

A124

1/16" = 1'-0"

16'

32'

64'

SCALE 9

As indicated

ELEVATOR OVERRUN (APPURTENANCE)

A204 A201 5477.4

APPROX BLDG HT

5439.6

850 20TH STREET "SAN MARCO NORTH CONDOMINIUM"

APPROX BLDG HT

5442.5

24-108

855 BROADWAY "LUX"

777 BROADWAY 5452.3

ELEVATOR OVERRUN (APPURTENANCE)

777 BROADWAY STREET BOULDER, CO 80302

5452.3

CLIENT

BELLARM, LLC

5442.0 APPROX BLDG HT

5443.0

RECESSED ROOF PLANE

5432.3

830 20TH STREET CONDOMINIUM

A204 A202

4 2

A204 A201

7 3

5457.7

5452.7

MECHANICAL EQUIPMENT SCREENING (APPURTENANCE)

5 1 A204 A203 6 2 2

A300

# DESCRIPTION

DATE

CONSULTANT LOGO

MECHANICAL EQUIPMENT SCREENING (APPURTENANCE)

5452.3

SITE REVIEW 3/13/2026

5455.0

NOT FOR CONSTRUCTION

ROOF PLAN

3 1 1 A300

A204 A202

REVIEW - ROOF PLAN 1 SITE 1/16" = 1'-0"

1/16" = 1'-0"

16'

32'

64'

A131 SCALE

1/16" = 1'-0"

NOTE: PURPLE REGION USED TO CALCULATE TOTAL FLOOR AREA EXTENDS TO THE OUTSIDE FACE OF EXTERIOR FRAMING AND DOES NOT INCLUDE BUILDING UTILITY SPACE.

A204 A201 1

FOR SIMPLICITY, EACH DWELLING UNIT'S UTILITY CLOSETS ARE INCLUDED IN THE CALCULATION. THESE AREAS MAY BE OMITTED FROM THE CALCULATION, THUS FURTHER REDUCING TOTAL FLOOR AREA.

ROOF DECK AMENITY

17,699 SF

20,204 SF EL 1

EL 1

UP STAIR 2 UTILITY

F A204 A202

STAIR 2 UTILITY

EL 2

4 2

A204 A201

Floor area means the total square footage of all levels measured to the outside surface of the exterior framing, or to the outside surface of the exterior walls if there is no exterior framing, of a building or portion thereof, which includes stairways, elevators, the portions of all exterior elevated above grade corridors, balconies, and walkways that are required for primary or secondary egress by Chapter 10-5, "Building Code," B.R.C. 1981, storage and mechanical rooms, whether internal or external to the structure, but excluding an atrium on the interior of a building where no floor exists, a courtyard, the stairway opening at the uppermost floor of a building, and floor area that meets the definition of uninhabitable space.

UTILITY

7 3

5 1 A204 A203 6 2

EL 2

4 2

A204 A202

A204 A201

UTILITY

7 3

24-108

777 BROADWAY

5 1 A204 A203 6 2

Uninhabitable space means a room or portion thereof that is six feet or less in floor to ceiling height, or a room solely used to house mechanical or electrical equipment that serves the building, including, without limitation, heating, cooling, electrical, ventilation and filtration systems, or any parking facility located completely below grade on all sides of the structure regardless of the topography of the site (see definition of "floor area").

777 BROADWAY STREET BOULDER, CO 80302

UTILITY

STAIR 1

CLIENT 3 1

3 1

A204 A202

REVIEW - LEVEL 5 PLAN (FAR SKETCH) 4 SITE 1/32" = 1'-0"

BELLARM, LLC

REVIEW - TYPICAL LEVEL PLAN (LEVELS 2-3) FAR SKETCH 2 SITE 1/32" = 1'-0"

C 19,106 SF EL 1

EL 1

4,434 SF

# DESCRIPTION

DATE

CONSULTANT LOGO STAIR 2 UTILITY

EL 2

LEASING AMENITY

ROOF DECK AMENITY

STAIR 2 EL 2

UTILITY

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

FAR DIAGRAMS

UTILITY & FACP

STAIR 3

UTILITY

STAIR 1

UTILITY

A150 REVIEW - LEVEL 4 PLAN (FAR SKETCH) 3 SITE 1/32" = 1'-0" 1

REVIEW - GROUND LEVEL PLAN (FAR SKETCH) 1 SITE 1/32" = 1'-0" 2

SCALE 7

1/32" = 1'-0"

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC D

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 01

BRICK VENEER

CEMENTITIOUS PANEL

CEMENTITIOUS TRIM

STOREFRONT

DECORATIVE METAL PANEL

NOT FOR CONSTRUCTION

EXTERIOR ELEVATIONS

A200 SCALE 9

1/4" = 1'-0"

BRICK VENEER

CEMENTITIOUS PANEL

CEMENTITIOUS TRIM

STOREFRONT

DECORATIVE METAL PANEL

F APPURTENANCE - REQUIRED ELEVATOR OVERRUN HVAC SCREENING, ALUMINUM SURROUND OR SIMILAR, TYPICAL

APPURTENANCE - HVAC SCREENING, ALUMINIUM SURROUND OR SIMILAR, TYPICAL

24-108

03 MAX PARAPET HT. 5455' - 0"

777 BROADWAY

MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

777 BROADWAY STREET BOULDER, CO 80302

MAX BLDG HT

LEVEL 3 5421' - 7 7/8"

55' - 0"

53' - 8 3/8"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

LEVEL 5 5441' - 11 5/8"

CLIENT

BELLARM, LLC

LEVEL 2 5411' - 6"

D LEVEL 1 5402' - 0" LEVEL 0 5401' - 0" 05

GRADE LOW POINT 5398' - 6"

EAST ELEVATION 2 023/32" = 1'-0" APPURTENANCE - REQUIRED ELEVATOR OVERRUN

HVAC SCREENING, ALUMINIUM SURROUND OR SIMILAR, TYPICAL

MAX PARAPET HT. 5455' - 0" MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

# DESCRIPTION

DATE

CONSULTANT LOGO

LEVEL 3 5421' - 7 7/8"

MAX BLDG HT

53' - 8 3/8"

55' - 0"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

LEVEL 5 5441' - 11 5/8"

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

LEVEL 2 5411' - 6"

EXTERIOR ELEVATIONS

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0" 02

GRADE LOW POINT 5398' - 6"

A201

NORTH ELEVATION 1 013/32" = 1'-0"

SCALE 1

As indicated

BRICK VENEER

CEMENTITIOUS PANEL

CEMENTITIOUS TRIM

STOREFRONT

DECORATIVE METAL PANEL

24-108 APPURTENANCE - REQUIRED ELEVATOR OVERRUN HVAC SCREENING, ALUMINIUM SURROUND OR SIMILAR, TYPICAL

HVAC SCREENING, ALUMINIUM SURROUND OR SIMILAR, TYPICAL

777 BROADWAY

MAX PARAPET HT. 5455' - 0"

MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8"

777 BROADWAY STREET BOULDER, CO 80302

ROOF TRUSS BEARING 5451' - 0 3/4"

LEVEL 5 5441' - 11 5/8"

7' - 4"

TRASH/RECYCLING SCREENING

55' - 0"

MAX BLDG HT

LEVEL 3 5421' - 7 7/8"

53' - 8 3/8"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

CLIENT

BELLARM, LLC

LEVEL 2 5411' - 6"

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0" GRADE LOW POINT 5398' - 6"

WEST ELEVATION 2 043/32" = 1'-0" C 02

HVAC SCREENING, ALUMINIUM SURROUND OR SIMILAR, TYPICAL

MAX PARAPET HT. 5455' - 0"

MAX PARAPET HT. 5455' - 0" MAX BUILDING HEIGHT 5453' - 6"

MAX BUILDING HEIGHT 5453' - 6"

TOP OF ROOF 5452' - 2 3/8"

TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

# DESCRIPTION

ROOF TRUSS BEARING 5451' - 0 3/4"

DATE

55' - 0"

MAX BLDG HT

LEVEL 3 5421' - 7 7/8"

BLDG HT PROVIDED

LEVEL 3 5421' - 7 7/8"

MAX BLDG HT

LEVEL 4 5431' - 9 3/4"

55' - 0"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

LEVEL 5 5441' - 11 5/8"

53' - 8 3/8"

LEVEL 5 5441' - 11 5/8"

53' - 8 3/8"

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PARKING ENTRY 3 073/32" = 1'-0"

LEVEL 2 5411' - 6"

LEVEL 1 5402' - 0"

LEVEL 0 5401' - 0"

GRADE LOW POINT 5398' - 6"

EXTERIOR ELEVATIONS

A202

SOUTH ELEVATION 1 033/32" = 1'-0"

SCALE 1

As indicated

BRICK VENEER

CEMENTITIOUS PANEL

CEMENTITIOUS TRIM

STOREFRONT

DECORATIVE METAL PANEL

24-108

777 BROADWAY

MAX PARAPET HT. 5455' - 0"

MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

777 BROADWAY STREET BOULDER, CO 80302

E LEVEL 5 5441' - 11 5/8"

BELLARM, LLC

MAX BLDG HT

LEVEL 3 5421' - 7 7/8"

55' - 0"

53' - 8 3/8"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

CLIENT

LEVEL 2 5411' - 6"

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0" GRADE LOW POINT 5398' - 6"

SOUTH COURTYARD FACING SOUTH 2 063/32" = 1'-0"

MAX PARAPET HT. 5455' - 0" MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

# DESCRIPTION

DATE

CONSULTANT LOGO

MAX BLDG HT

LEVEL 3 5421' - 7 7/8"

55' - 0"

53' - 8 3/8"

LEVEL 4 5431' - 9 3/4"

BLDG HT PROVIDED

LEVEL 5 5441' - 11 5/8"

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXTERIOR ELEVATIONS

BREEZEWAY LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

3' - 6"

PARKING

5' - 10"

2' - 4"

LEVEL 2 5411' - 6"

GRADE LOW POINT 5398' - 6"

A203

05 SOUTH COURTYARD FACING NORTH 3/32" = 1'-0"

SCALE 1

As indicated

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

ROOF TRUSS BEARING 5451' - 0 3/4"

LEVEL 5 5441' - 11 5/8"

LEVEL 4 5431' - 9 3/4"

LEVEL 3 5421' - 7 7/8"

LEVEL 2 5411' - 6"

ROOF TRUSS BEARING 5451' - 0 3/4" LEVEL 5 5441' - 11 5/8"

CLIENT

BELLARM, LLC

LEVEL 4 5431' - 9 3/4"

LEVEL 3 5421' - 7 7/8"

LEVEL 2 5411' - 6"

OPEN AIR

OPEN AIR LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

PARKING ENTRY - TRANSPARENCY 7 071/16" = 1'-0"

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

SOUTH ELEVATION - TRANSPARENCY 3 031/16" = 1'-0"

SOUTH COURTYARD FACING SOUTH - TRANSPARENCY 6 061/16" = 1'-0"

ROOF TRUSS BEARING 5451' - 0 3/4"

LEVEL 5 5441' - 11 5/8"

LEVEL 4 5431' - 9 3/4"

LEVEL 3 5421' - 7 7/8"

LEVEL 2 5411' - 6"

OPEN AIR

DATE

OPEN AIR

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

SOUTH COURTYARD FACING NORTH - TRANSPARENCY 5 051/16" = 1'-0"

# DESCRIPTION CONSULTANT LOGO

EAST ELEVATION - TRANSPARENCY 2 021/16" = 1'-0"

ROOF TRUSS BEARING 5451' - 0 3/4"

LEVEL 5 5441' - 11 5/8"

LEVEL 4 5431' - 9 3/4"

LEVEL 3 5421' - 7 7/8"

LEVEL 2 5411' - 6"

OPEN AIR OPEN AIR LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

WEST ELEVATION - TRANSPARENCY 4 041/16" = 1'-0" 1

LEVEL 1 5402' - 0" LEVEL 0 5401' - 0"

NORTH ELEVATION - TRANSPARENCY 1 011/16" = 1'-0" 2

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

TRANSPARENCY ELEVATIONS

A204 SCALE

1/16" = 1'-0"

24-108

WINDOW - BLACK

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC D

01 - BRICK VENEER

03 - CEMENTITIOUS TRIM

02 - CEMNENTITIOUS PANEL

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXTERIOR MATERIALS A

A205 04 - STOREFRONT - BRONZE

05 - DECORATIVE METAL PANEL - PARASOLEIL LUNAR SCREEN SYSTEM SCALE

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC PERSPECTIVE VIEW FROM MULTI-USE PATH ALONG BROADWAY OF PROPOSED PROJECT LOOKING WEST

PERSPECTIVE VIEW OF PROPOSED PROJECT LOOKING FROM ADJACENT PARCEL (THE LUX)

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

3D VIEWS A

A210 PERSPECTIVE VIEW OF PROPOSED PROJECT LOOKING INTO NORTH COURTYARD MAIN ENTRANCE

PERSPECTIVE VIEW FROM BROADWAY (CAMPUS SIDE)

SCALE 1

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC PERSPECTIVE VIEW OF PROPOSED PROJECT SOUTHERN COURTYARD

PERSPECTIVE VIEW OF PROPOSED PROJECT ENTRY COURTYARD

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

3D VIEWS A

A211 ALTERNATE PERSPECTIVE VIEW OF PROPOSED PROJECT ENTRY COURTYARD

PERSPECTIVE VIEW OF PROPOSED PROJECT LOOKING NORTH ALONG MULTI-USE PATH

SCALE 1

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC PERSPECTIVE OF SOUTH AND EASTERN ELEVATION OF PROPOSED PROJECT FROM NVHS PROPERTY

PERSPECTIVE OF EASTERN ELEVATION OF PROPOSED PROJECT FROM NVHS PROPERTY

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

3D VIEWS A

A212 PERSPECTIVE OF SOUTH AND EASTERN ELEVATION OF PROPOSED PROJECT FROM NVHS PROPERTY

PERSPECTIVE VIEW OF PROPOSED PROJECT FROM REAR VEHICULAR DRIVEWAY

SCALE 1

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC D

5477.4'

C 5477.4' 5437.0

5439.6'

5442.0'

# DESCRIPTION 5432.3'

5452.3'

5443.0'

5442.5'

DATE

CONSULTANT LOGO 5442.0' 5439.6'

35' BUILDING LOCATED AT REQUIRED SIDEYARD SETBACK

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

3D VIEWS A

A220 BUILDING HEIGHT STUDY - PROPOSED BUILDING SHOWN WITH PROPOSED GRADES ON DECEMBER 21 @ 10AM

BUILDING HEIGHT STUDY - 35' BUILDING SHOWN WITH EXISTING GRADES ON DECEMBER 21 @ 10AM AT SIDE YARD SETBACK

SCALE 1

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

VIEW OF 777 BROADWAY LOOKING WEST

BELLARM, LLC

VIEW OF 777 BROADWAY LOOKING SOUTH

# DESCRIPTION

DATE

CONSULTANT LOGO

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

SITE PHOTOS A VIEW OF 777 BROADWAY LOOKING SOUTH WEST

A221

VIEW FROM BROADWAY LOOKING AT EXISTING DRIVE ENTRY

SCALE 1

MAX PARAPET HT. 5455' - 0" MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8"

ROOF TRUSS BEARING 5451' - 0 3/4"

F UNIT

UNIT

LEVEL 5 5441' - 11 5/8" UNIT

UNIT

ROOF AMENITY

24-108 LEVEL 4 5431' - 9 3/4"

UNIT

777 BROADWAY

UNIT

LEVEL 3 5421' - 7 7/8" UNIT

UNIT

LEVEL 2 5411' - 6" VEHICLE RAMP BREEZEWAY

PARKING

AMENITY

UNIT MULTI-USE PATH

777 BROADWAY STREET BOULDER, CO 80302

LEVEL 1 5402' - 0" GRADE LOW POINT 5398' - 6"

SECTION FACING NORTH 2 E/W 1/16" = 1'-0"

CLIENT

BELLARM, LLC MAX PARAPET HT. 5455' - 0" MAX BUILDING HEIGHT 5453' - 6" TOP OF ROOF 5452' - 2 3/8"

ROOF TRUSS BEARING 5451' - 0 3/4" UNIT

UNIT

ROOF AMENITY

UNIT

LEVEL 5 5441' - 11 5/8" UNIT

UNIT

LEVEL 4 5431' - 9 3/4" UNIT

UNIT

LEVEL 3 5421' - 7 7/8"

UNIT

LEVEL 2 5411' - 6" PARKING

MULTI-USE PATH

BREEZEWAY COURTYARD

COURTYARD

LEVEL 1 5402' - 0"

# DESCRIPTION

DATE

CONSULTANT LOGO

GRADE LOW POINT 5398' - 6"

SECTION FACING WEST 1 N/S 1/16" = 1'-0"

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

BUILDING SECTIONS A

A300 SCALE 1

1/16" = 1'-0"

PEDESTRIAN CIRCULATION (PU B BL RO IC AD RO WA W Y VA RIE F

ACCESSIBLE CIRCULATION BICYCLE CIRCULATION

A204 A201

VEHICULAR CIRCULATION

24-108

777 BROADWAY LONG TERM BIKE PARKING

777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC LEASING OFFICE

BREEZEW AY

A204 A202

4 2

A204 A201

7 3

5 1

A204 A203 6 2

# DESCRIPTION

DATE

CONSULTANT LOGO

20TH STREET (PUBLIC ROW VARIES)

SITE REVIEW 3/13/2026

STAIR 3

NOT FOR CONSTRUCTION

ENLARGED CIRCULATION DIAGRAM 3 1

A A204 A202

A400

REVIEW - CIRCULATION DIAGRAM 1 SITE 1/16" = 1'-0"

SCALE 1

1/16" = 1'-0"

24-108

EXAMPLE OF HORIZONTAL BICYCLE PARKING STORAGE

EXAMPLE OF INVERTED 'U' BICYCLE STORAGE FOR CARGO BIKE

EXAMPLE OF BICYCLE REPAIR STATION

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302 E

CLIENT

BELLARM, LLC 1' - 4" 3' - 4"

5402 D

3' - 6"

4' - 7 7/8"

1' - 4"

SHORT TERM BICYCLE PARKING

4' - 0"

3' - 6"

4' - 0"

3' - 6"

6' - 0"

4' - 0"

(58) BICYCLE STORAGE STALLS

4' - 0" (52) BICYCLE STORAGE STALLS

2' - 4"

(36) BICYCLE STORAGE STALLS

CARGO BIKE (36) BICYCLE STORAGE STALLS *11 LOWER STALLS TO SERVICE E-BIKES

# DESCRIPTION

CARGO BIKE

7' - 1"

2' - 4"

(16) BICYCLE STORAGE STALLS

DATE

4' - 0"

CONSULTANT LOGO SHORT TERM CARGO BIKE PARKING

OUTLETS PROVIDED FOR 11 E-BIKES

CARGO BIKE

4' - 0"

CARGO BIKE

BIKE REPAIR STATION

SITE REVIEW 3/13/2026 NOT FOR CONSTRUCTION

ENLARGED PLANS A

A401

REVIEW - LONGTERM 'SOUTH' BICYCLE STORAGE ROOM 1 SITE 1/4" = 1'-0"

LARGE SHORT TERM BICYCLE PARKING 2 ENLARGED 1/4" = 1'-0"

1/4" = 1'-0"

SCALE 0'

16'

1/4" = 1'-0"

MECHANICAL EQUIPMENT ON STAND; CONDENSER STAND REQUIRED TO ELEVATE UNITS ABOVE SNOWFALL ACCUMULATION, ALLOW REQUIRED AIRFLOW CIRCULATION, AND TO MEET REQUIRED BUILDLING REGULATIONS.

2' - 8 3/8"

MECHANICAL EQUIPMENT SCREENING

5' - 6"

24-108 MAX PARAPET HT. 5455' - 0"

777 BROADWAY

MAX BUILDING HEIGHT 5453' - 6"

TOP OF ROOF 5452' - 2 3/8"

777 BROADWAY STREET BOULDER, CO 80302

E MECHANICAL EQUIPMENT SECTION 2 TYPICAL 1/2" = 1'-0"

CLIENT

BELLARM, LLC

ELEVATOR HOIST BEAM HEIGHT REQUIRED BY ELEVATOR MANUFACTURER TO SUPPORT A FUNCTIONING ELEVATOR.

0' - 8"

1' - 6 1/2"

3' - 0 1/2"

THE ROOF HEIGHT HAS BEEN SET TO PROVIDE MINIMUM CLEARANCE AROUND THE HOIST BEAM AND THE PARAPETS HAVE BEEN INTEGRATED INTO THE WALL SURROUNDS TO LIMIT THE OVERALL HEIGHT AS MUCH AS POSSIBLE.

MAX PARAPET HT. 5455' - 0"

MAX BUILDING HEIGHT 5453' - 6"

12' - 2"

ADDITIONAL PARKING SCREENING ONLY PROVIDED AT HIGH PEDESTRIAN TRAFFIC AREAS, SEE ELEVATIONS AND RENDERINGS FOR LOCATIONS

2' - 4"

OPTIONAL DECORATIVE METAL SCREEN,

CLEAR HEIGHT PER ELEV. MANUFACTURER

TOP OF ROOF 5452' - 2 3/8" ROOF TRUSS BEARING 5451' - 0 3/4"

# DESCRIPTION

DATE

CONSULTANT LOGO

ELEVATOR SHAFT

REQUIRED PARKING SCREENING, SEE ELEVATIONS AND RENDERINGS FOR LOCATIONS

3' - 6"

SITE REVIEW 3/13/2026 LEVEL 5 5441' - 11 5/8"

NOT FOR CONSTRUCTION

PARKING AREA

ENLARGED DETAILS

LEVEL 1 5402' - 0" GRADE 5401' - 4"

A PARKING SCREENING DETAIL 3 TYPICAL 1/2" = 1'-0"

A402

ELEVATOR OVERRUN SECTION 1 TYPICAL 1/2" = 1'-0"

SCALE 1

1/2" = 1'-0"

PROFESSIONAL OF RECORD STAMP W

LEGEND

W W

W W W

1 GDE

W W

SHADE TREE

1 CO W W

2 PCC 5404

W W

1 CO 4 CGIC

ORNAMENTAL TREE

BOCCE COURT WITH MOVABLE SEATING

24-108 1 QMU 2 MSS

1 CS 3 PCN 1 MIM

NATIVE SEED

6 BIKES

LIME GROVE 22 BIKES

PLANTING BED (SHRUBS, ORN GRASSES, GROUNDCOVERS) 1 QMU

RAIN GARDEN PLANTING BED (SHRUBS, ORN GRASSES, GROUNDCOVERS, PERENNIALS)

1 GDE

FO W

2 CARGO BIKES

SS W

4 PCC

1 GDE

BELLARM, LLC

EDGER FENCE

FRONT YARD WALLED COURTYARD

CLIENT

DECORATIVE PAVING NOT COUNTED AS OS

1 CS

SS W

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

777 BROADWAY STREET BOULDER, CO 80302

CIP INTEGRALLY COLORED CONCRETE WITH DECORATIVE SAWCUT JOINTS

777 BROADWAY

OVH

4 ATH

G W

W W

OVH OVH

OVH

1 ANS

OVH OVH

VINE PLANTINGS ON NEW BVSD FENCE

3 2 1

COURTYARD WITH SEATING, PLANTINGS, GRILLS

OVH OVH

# DESCRIPTION

DATE

10/22/25 8/20/25

02/11/26

SPR Resubmittal SPR Resubmittal SPR Resubmittal

OVH

W W

VH OW

OVH W

O WV

758 CLUB CIRCLE LOUISVILLE, CO 80027 303.494.9138

OVH OVHOVH

OVH W

OVH

OVHOVH

OVH

LANDSCAPE PLAN

SITE PLAN REVIEW 03/05/25 SCALE: 1" = 20'-0"

NOT FOR CONSTRUCTION

Scale: 1" = 20'-0" 20 FT

LANDSCAPE PLAN 2

LEVEL 5 AMENITY DECK Scale: 1" = 20'-0"

LEVEL 4 AMENITY DECK Scale: 1" = 20'-0"

L1.0 SCALE

As Indicated

PROFESSIONAL OF RECORD STAMP

CITY OF BOULDER LANDSCAPE NOTES: 1. LANDSCAPING SCHEDULE: (A) NOTHING SHALL BE PLANTED BETWEEN OCTOBER 15 AND MARCH 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. STOCK, OTHER THAN CONTAINER‐GROWN STOCK, SHALL NOT BE PLANTED BETWEEN JUNE 1 AND SEPTEMBER 1 WITHOUT PRIOR WRITTEN APPROVAL OF THE CITY. BARE ROOT STOCK SHALL NOT BE PLANTED AFTER APRIL 30 OR IF PLANTS HAVE BEGUN TO LEAF OUT. (B) NOTHING SHALL BE PLANTED DURING FREEZING OR EXCESSIVELY WINDY, HOT, OR WET WEATHER OR WHEN THE GROUND CONDITIONS CANNOT BE PROPERLY WORKED FOR DIGGING, MIXING, RAKING, OR GRADING. (C) NOTHING SHALL BE PLANTED UNTIL THE ADJACENT SITE IMPROVEMENTS, PAVEMENTS, IRRIGATION INSTALLATION AND FINISH GRADING IS COMPLETED. THE CONTRACTOR SHALL TEST THE IRRIGATION SYSTEM IN THE PRESENCE OF THE DIRECTOR. THE IRRIGATION SYSTEM SHALL BE IN APPROVED, OPERATING CONDITION PRIOR TO ANY PLANTING. 2. SITE PREPARATION AND ALL PLANTING SHALL BE COMPLETED, AT A MINIMUM, IN ACCORDANCE WITH THE CITY OF BOULDER DESIGN AND CONSTRUCTION STANDARDS. SITE PREPARATION SHALL INCLUDE TILLING THE SOIL TO A MINIMUM DEPTH OF SIX INCHES BELOW THE FINISHED GRADE, TOGETHER WITH SOIL AMENDMENTS THAT ARE APPROPRIATE TO ENSURE THE HEALTH AND SUSTAINABILITY OF THE LANDSCAPING TO BE PLANTED. 3. TURF GRASS SHALL BE LIMITED TO A MAXIMUM OF 25 PERCENT OF ALL LANDSCAPE AREAS ON THE SITE. 4. ALL PLANTING BEDS AND A 3‐FOOT DIAMETER RING AT THE BASE OF EACH TREE WITHIN SOD OR SEEDED AREAS SHALL BE MULCHED WITH ORGANIC MULCH AT LEAST 4” DEEP. 5. GRAVEL, ROCK MULCH, OR CRUSHER FINES SHALL NOT BE USED UNDER TREES OR ANY PLANTING AREAS. ROCK OR GRAVEL MAY ONLY BE USED AS A SPECIFIC ORNAMENTAL FEATURE IN LIMITED AREAS (SUCH AS AT THE BOTTOM OF A DRAINAGE SWALE OR DRY RIVER BED) OR AS A PEDESTRIAN PATH OR PATIO. 6. WEED BARRIER FABRIC SHALL NOT TO BE USED IN ANY PLANTING AREAS. 7. ALL PLANTS SHALL BE GROUPED BY WATER NEEDS. A MINIMUM OF 75 PERCENT OF ALL LANDSCAPED AREAS (INCLUDING ANY TURF GRASS) MUST USE LOW TO MODERATE WATER DEMAND PLANTS. THE LANDSCAPE SHALL BE DESIGNED SO THAT, AT MATURITY, NOT MORE THAN 10 PERCENT OF THE LANDSCAPED AREA IS EXPOSED MULCH. 8. ALL LANDSCAPE AREAS SHALL BE WATERED BY AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION SYSTEM MUST BE ZONED TO DELIVER DIFFERENT APPROPRIATE AMOUNTS OF WATER TO DIFFERENT PLANT ZONES. THE SITE SHOULD BE IRRIGATED WITH DRIP IRRIGATION, BUBBLER, OR MICRO‐SPRAY SYSTEMS. ALL TREES WILL BE ZONED SEPARATELY FROM TURF GRASS. ALL IRRIGATION ZONES SHALL USE A SMART SYSTEM THAT ADJUSTS FOR RAINFALL, SOIL MOISTURE, AND OTHER WEATHER FACTORS. 9. PROTECTIVE MAINTENANCE: AN APPLICANT FOR CONSTRUCTION APPROVAL SHALL PROVIDE MAINTENANCE AND CARE FOR ALL EXISTING TREES REQUIRED TO BE PROTECTED IN THE PUBLIC RIGHT‐OF‐WAY ADJACENT TO ANY PROJECT OR CONSTRUCTION SITE DURING CONSTRUCTION ACTIVITIES AND THE PUBLIC IMPROVEMENT WARRANTY PERIOD TO ENSURE THAT EXISTING TREES SURVIVE AND ARE NOT DAMAGED. REFER TO CHAPTER 3 OF THE DESIGN AND CONSTRUCTION STANDARDS FOR ALL TREE PROTECTION REQUIREMENTS. (ONLY APPLICABLE TO EXISTING PUBLIC STREET TREES OR EXISTING PRIVATE TREES THAT WILL MEET THE STREET TREE REQUIREMENTS OF SECTION 9‐9‐13 BRC 1981) 10. ALL NEW TREES SHALL BE LOCATED A MINIMUM OF 10’ FROM ANY EXISTING WATER OR SEWER UTILITY LINES OR FROM LIGHT POLES OR OVERHEAD UTILITY POLES. ALL NEW UTILITY LINES SHALL BE LOCATED A MINIMUM OF 10’ FROM ANY EXISTING PUBLIC STREET TREE.

PLANT SCHEDULE ORNAMENTAL GRASSES QUANTITY BOTANICAL NAME KEY SIZE COMMON NAME HEIGHT CAKF 1 GAL CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' FEATHER REED GRASS 4-5' MSA 1 GAL MISCANTHUS SINENSIS 'ADAGIO' COMPACT MAIDEN GRASS 3-4' MSML 1 GAL MISCANTHUS SINENSIS 'MORNING LIGHT' MORNING LIGHT MAIDEN GRASS 4-5' MSP 1 GAL MISCANTHUS SINENSIS PURPURASCENS FLAME (PURPLE MAIDEN) GRASS 3-4' POK 1 GAL PENNISETUM ORIENTALE 'KARLEY ROSE' PINK ORIENTAL FOUNTAIN GRASS 3-4' SNI 1 GAL SORGHASTRUM NUTANS 'INDIAN STEEL' INDIAN STEEL INDIAN GRASS 5-7' 0 DECIDUOUS SHRUBS QUANTITY BOTANICAL NAME KEY SIZE COMMON NAME HEIGHT AAR 5 GAL AMELANCHIER ALNIFOLIA 'REGENT' REGENT SERVICEBERRY 6-8' BDA 5 GAL BUDDLEJA DAVIDII ADONIS BLUE COMPACT DARK BLUE BUTTERFLY BUSH 4-5' BDW 5 GAL BUDDLEJA DAVIDII 'WHITE BOUQUET' WHITE BUTTERFLY BUSH 4-6' CCD 5 GAL CARYOPTERIS X CLANDONENSIS 'DARK KNIGHT' DARK KNIGHT BLUE MIST SPIREA 3-4' PXC 5 GAL PRUNUS X CISTENA PURPLE LEAF PLUM 6-8' POL 5 GAL PHYSOCARPUS OPULIFOLIUS 'NANUS' DWARF NINEBARK 4-5' RAG 5 GAL RHUS AROMATICA 'GRO-LOW' DWARF FRAGRANT SUMAC 2-3' RTA 5 GAL RHUS TRILOBATA 'AUTUMN AMBER' CREEPING THREE-LEAF SUMAC 12-18" RA 5 GAL RIBES ALPINUM ALPINE CURRANT 3-6' RFCC 5 GAL ROSA FLOWER CARPET CORAL FLOWER CARPET CORAL ROSE 18-24" RKS 5 GAL ROSA KNOCK OUT SUNNY SUNNY KNOCK OUT ROSE 3-5' RW 5 GAL ROSA WOODSII WOODS' ROSE 3-6' SJAN 5 GAL SPIRAEA JAPONICA 'ANTHONY WATERER' ANTHONY WATERER SPIREA 2-3' SPMK 5 GAL SYRINGA PATULA 'MISS KIM' MISS KIM DWARF LILAC 3-5' VPTS 5 GAL VIBURNUM PLICATUM TOMENTOSUM 'SUMMER SNOWFLAKE' DOUBLEFILE VIBURNUM 5-6' WKR 5 GAL WEIGELA FLORIDA 'RUMBA' RUMBA WEIGELA 2-3' 0 ORNAMENTAL TREES QUANTITY BOTANICAL NAME KEY SIZE COMMON NAME HEIGHT ANS 2.5" CAL 1 ACER NEGUNDO 'SENSATION' SENSATION BOXELDER 25-30' ATH 2.0" CAL 4 ACER TATARICUM HOT WINGS HOT WINGS TATARIAN MAPLE 15-20' CGIC 2.0" CAL 4 CRATAEGUS CRUS-GALLI INERMIS CRUSADER THORNLESS COCKSPUR HAWTHORN 12-15' MIM 2.0" CAL 1 MALUS 'INDIAN MAGIC' INDIAN MAGIC CRABAPPLE 15-20' MSS 2.0" CAL 2 MALUS 'SPRING SNOW' SPRING SNOW CRABAPPLE 20-25' PCC 2.0" CAL 6 PYRUS CALLERYANA CHANTICLEER CHANTICLEER PEAR 20-30' PCN 2.0" CAL 3 PRUNUS CERASIFERA 'NEWPORT' NEWPORT PLUM 15-20' 21 SHADE TREES QUANTITY BOTANICAL NAME KEY SIZE COMMON NAME HEIGHT CS 2.5" CAL 2 CATALPA SPECIOSA WESTERN CATALPA 40-60' CO 2.5" CAL 2 CELTIS OCCIDENTALIS WESTERN HACKBERRY 50-60' GDE 2.5" CAL 3 GYMNOCLADUS DIOICA ESPRESSO SEEDLESS KENTUCKY COFFEETREE 50-60' QMU 2.5" CAL 2 QUERCUS MUEHLENBERGII CHINKAPIN OAK 35-50' 9

SPREAD 18-24" 2-3' 2-3' 2-3' 2-3' 2-3'

WATER USE LOW LOW LOW LOW LOW LOW

EXPOSURE SUN TO FILTERED SHADE SUN SUN SUN SUN SUN

FLOWER COLOR SEASON REDDISH-BRONZE TO BUFF EARLY SUMMER TO FALL PINK LATE SUMMER BRONZE LATE SUMMER BRONZE TO SILVERY MID WHITETO LATE SUMMER PINK LATE SPRING TO FALL GOLDEN BROWN SUMMER

SPREAD 6-8' 4-5' 4-6' 2-3' 4-6' 4-5' 6-8' 3-6' 3-6' 4-5' 3-4' 3-6' 2-4' 3-5' 5-6' 3-4'

WATER USE LOW LOW LOW LOW LOW LOW LOW VERY LOW LOW LOW LOW LOW LOW LOW LOW LOW

EXPOSURE SUN SUN TO FILTERED SHADE SUN TO FILTERED SHADE SUN SUN SUN TO FILTERED SHADE SUN SUN SUN TO FILTERED SHADE SUN SUN SUN SUN TO FILTERED SHADE SUN SUN TO FILTERED SHADE SUN TO FILTERED SHADE

COLOR WHITE DARK BLUE WHITE DARK BLUE PALE PINK WHITE YELLOW YELLOW YELLOWISH-GREEN CORAL YELLOW/CREAM PINK ROSE RED PALE LAVENDER WHITE DARK RED

SEASON SPRING MID TO LATE SUMMER MID TO LATE SUMMER MID TO LATE SUMMER MID-SPRING LATE SPRING EARLY SPRING EARLY SPRING MID-SPRING EARLY TO LATE SUMMER SUMMER EARLY SUMMER EARLY SUMMER LATE SPRING LATE SPRING SUMMER

SPREAD 20-25' 15-20' 12-15' 15-20' 20-25' 15-20' 15-20'

WATER USE LOW LOW LOW LOW LOW LOW LOW

EXPOSURE SUN ADAPTABLE SUN SUN SUN SUN SUN

COLOR YELLOWISH-GREEN GREENISH-WHITE WHITE DEEP PINK WHITE N/A PINK

SEASON EARLY SPRING SPRING SPRING SPRING SPRING N/A SPRING

SPREAD 30-50' 40-50' 40-50' 35-50'

WATER USE LOW LOW LOW LOW

EXPOSURE SUN SUN SUN SUN

COLOR WHITE N/A YELLOW-GREEN N/A

SEASON LATE SPRING/EARLY SUMMER N/A SPRING N/A

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

OTHER LANDSCAPE NOTES: 1. ALL PLANT MATERIAL SHALL MEET SPECIFICATIONS OF THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) FOR NUMBER ONE GRADE. ALL TREES SHALL BE BALLED AND BURLAPPED OR EQUIVALENT. ALL PLANT MATERIALS SHALL HAVE ALL WIRE, TWINE OR OTHER CONTAINMENT MATERIALS, EXCEPT FOR BURLAP, REMOVED FROM TRUNK AND ROOT BALL OF THE PLANT PRIOR TO PLANTING. 2. GRADES SHALL BE SET TO ALLOW FOR PROPER DRAINAGE AWAY FROM STRUCTURES. GRADES SHALL MAINTAIN SMOOTH PROFILES AND BE FREE OF SURFACE DEBRIS, BUMPS, AND DEPRESSIONS. 3. OWNERS SHALL ENSURE THAT THE LANDSCAPE PLAN IS COORDINATED WITH THE PLANS DONE BY OTHER CONSULTANTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, OR OTHER CONSTRUCTIONS DOES NOT CONFLICT NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 4. ALL SHRUB BEDS ADJACENT TO TURF AREAS SHALL BE EDGED WITH ROLLED TOP STEEL EDGER. 5. ALL SHRUB BED AREAS, PERENNIALS AND GROUNDCOVER SHALL BE MULCHED WITH A 4” LAYER OF GORILLA HAIR MULCH. DO NOT USE WEED BARRIER FABRIC IN ANY OF THE LANDSCAPE BEDS. 6. PRIOR TO INSTALLATION OF PLANT MATERIALS, AREAS THAT HAVE BEEN COMPACTED OR DISTURBED BY CONSTRUCTION ACTIVITY SHALL BE THOROUGHLY LOOSENED; ORGANIC SOIL AMENDMENTS SHALL BE INCORPORATED AT THE RATE OF AT LEAST FOUR (4) CUBIC YARDS PER 1000 SQUARE FEET OF LANDSCAPE AREA. 7. PLANTS ARE GROUPED BY WATER USE ZONE TO CONSERVE WATER. 8. CONTRACTOR SHALL VERIFY ALL MATERIAL QUANTITIES PRIOR TO INSTALLATION. ACTUAL NUMBER OF PLANT SYMBOLS SHALL HAVE PRIORITY OVER THE QUANTITY DESIGNATED. 9. REFER TO THE CITY OF BOULDER DESIGN AND CONSTRUCTION STREETSCAPING STANDARDS FOR ALL WORK WITHIN PUBLIC AREAS. 10. REFER TO THE CIVIL ENGINEER DRAWINGS FOR GRADING AND UTILITY INFORMATION. 11. REFER TO THE CITY OF BOULDER DESIGN AND CONSTRUCTION STANDARDS FOR TREE PROTECTION REQUIREMENTS. 12. SOD SPECIFICATION: REVEILLE® HYBRID TURF GRASS OF KENTUCKY BLUEGRASS AND TEXAS BLUEGRASS SOD AVAILABLE THROUGH: GRAFF'S TURF FARMS 9809 N. FRONTAGE RD I-76 PO BOX 715 FORT MORGAN, CO 80701-0715 P: 970-867-8873

Spring 2009

NATIVE SEED MIX ARKANSAS VALLEY SEED LOW GROW GRASS MIX A mixture of perennial, cool season, drought tolerant, grasses suitable for areas where mowing is difficult or not desirable. It grows an average of 8-12 inches a year with normal rain fall in the Intermountain region and the Desert Southwest. This mix is a great soil stabilizer. Our wildflower mixes are very compatible with this mix.

3 2 1

SPR Resubmittal SPR Resubmittal SPR Resubmittal

02/11/26

# DESCRIPTION

DATE

Characteristics: ¾ Grows 8-12 inches tall ¾ Requires little to no maintenance ¾ Grows well in elevations up to 10,000 ft

8/20/25

758 CLUB CIRCLE LOUISVILLE, CO 80027 303.494.9138

Seeding Rate: New Seeding Dryland: 20-25 lbs/acre Irrigated: 40 lbs/acre Overseeding Dryland: 10-15 lbs/acre Irrigated: 20 lbs/acre Mix contains: 30% Ephraim Crested Wheatgrass Slightly rhizomatous bunchgrass with germination in 14-21 days. Drought resistant and winter hardy with a deep root system making it an excellent soil binder. Crested wheatgrass is well adapted to stabilization of disturbed soils and does well on a variety of soil types. 25% Sheep Fescue Bunchgrass with germination in 14-21 days. Well adapted to most soil conditions and is great for soil erosion control and low maintenance mixtures. 20% Perennial Rye Bunchgrass with germination in 5-10 days. One of the most widely used grasses and is adaptable to a wide variety of soils and climate conditio5ns. It has a leafy head and fine stem. 15% Chewings Fescue Sod-forming grass with germination in 7-21 days. Fine fescue that is shade tolerant and requires little water. Persists in dry soils and infertile soils. 10% Kentucky Bluegrass Sod-forming grass with germination in 14-21 days. Resistant to drought and some salinity. It is used to reclaim disturbed area such as gravel pits, cut roads, roadsides, and mines.

10/22/25

SITE PLAN REVIEW 06/18/25 NOT FOR CONSTRUCTION

LANDSCAPE INFORMATION

L1.1

Formulations & varieties are subject to change without notice!

SCALE

As Indicated

2. CONTINUOUS BEND INSIDE RADIUS=7''

** 3' MINIMUM WHEN INSTALLED

8" GREEN STEEL TEE POSTS WITH BLADE ON TREE SIDE

PARALLEL TO A WALL OR CURB. 5' MINIMUM SEPARATION FROM CURB FACE WHEN INSTALLED ADJACENT TO A CURB WITH "HEAD-IN" AUTOMOBILE PARKING.

6" CONCRETE PAD

VINES AND GROUND COVERS. 3. DETAIL IS TYPICAL IN INTENT ONLY. RUN DOUBLE STRAND 12 GAUGE WIRE THROUGH GROMMETS IN 2'' NYLON STRAP. RUN WIRE TO POST AND TWIST FOR SLIGHT

MULCHED, SOD-FREE BASE AROUND TREES PER SPECIFICATIONS

2 '*

* 3 '-

TENSION

7 '-

PROTECTIVE CAP SECURED TO STAKE

2 '*

2 '-

1 '-

2 '-

2. MAXIMUM 1 1/2" SCHEDULE 40 STEEL PIPE (2'' OUTSIDE DIAMETER) 3. SOLID ONE-PIECE CONSTRUCTION; CONTINUOUS BEND; LEGS 14''-18'' APART 4. GALVANIZED WITH BLACK POWDER COAT FINISH

*** 10' MINIMUM IF MORE THAN TWO "U"

33"

2. SEE SPECS FOR PLANTING OF

1. MINIMUM OR 1 1/4'' SCHEDULE 40 STEEL PIPE (1 5/8'' OUTSIDE DIAMETER)

7 RA " IN DI SID US E

PERPENDICULAR TO A WALL OR CURB.

INVERTED-U RACK

1. WRAP TRUNK WITH 4'' TREE WRAP PER SPECIFICATIONS.

TRUNK PLUMB AND STRAIGHT

RACKS IN A SERIES.

" '-0

5. FLUSH MOUNTED WITH WELDED BASE PLATES (6'' DIAMETER, 3/16'' THICK BASE PLATE). HIDDEN OR VANDALRESISTANT FASTENERS (SCREWS OR EXPANSION BOLTS)

BACKFILL

ROOT BALL TO BE 2'' ABOVE FINISHED GRADE

FINISH GRADE WITH SOD OR MULCH, SEE PLAN BALL

BALL

REMOVE ALL FOREIGN MATERIALS FROM TRUNK AND BALL FOLD BACK TOP HALF OF UNTREATED BURLAP

JSH SRW

APPROVED BY: DIRECTOR OF PUBLIC WORKS

4 1 '13

UNDISTURBED SUBGRADE

BACKFILL

INVERTED-U RACK

SIDE-BY-SIDE

CITY OF BOULDER, COLORADO

PLANT PIT TWO TIMES LARGER THAN BALL DIAMETER. ROOT BALL TO BE 1''

2 '-

JULY 2, 1998

REVISED:

OCT. 17, 2000

2 '* 4'

DRAWN BY: CHECKED BY:

TREES AND SHRUBS PLANTING DETAIL

JSH RJH

DRAWING NO.

3.02

1 '-

3/16"

APPROVED BY: DIRECTOR OF PUBLIC WORKS

TYP.

24-108

* 6'

120° (TYP.)

FLUSH-MOUNT BASEPLATE 1" P.) Y (T

7/16" HOLE (TYP.)

6" CONCRETE PAD

ABOVE FINISHED GRADE

ISSUED:

* 4"

'-4

2 '-

3/16"

DECIDUOUS EVERGREEN SHRUB SHRUB

PLANT PIT TWO TIMES LARGER THAN BALL DIAMETER

CHECKED BY:

1. HEIGHT-33'' FROM THE GROUND

* 3'-4" MINIMUM WHEN INSTALLED NOTES:

DRAWN BY:

DIMENSIONS:

MATERIALS AND CONSTRUCTION:

OPPOSITE SIDE SAME

NOTES:

STAKING PLAN

DECIDUOUS TREE

EVERGREEN TREE

EXPOSED CONCRETE SURFACE TO BE BROOM FINISHED. PAD SIZE MAY VARY AS DIRECTED BY THE ENGINEER. PAD IS TO BE CONSTRUCTED WITH CLASS B CONCRETE. EXCAVATION AND/OR EMBANKMENT REQUIRED FOR PAD CONSTRUCTION WILL NOT BE PAID FOR SEPERATELY, BUT SHALL BE INCLUDED IN THE COST OF THE PAD. CONCRETE SHALL BE SLOPED AT 2% TO DRAIN.

TREES 3'' CLP AND UP

TREES UNDER 3'' CLP

PROFESSIONAL OF RECORD STAMP

NOTES:

120

777 BROADWAY

* 2 '*

BASEPLATE DETAIL

END-TO-END ISSUED:

CITY OF BOULDER, COLORADO

INVERTED "U" BICYCLE RACKS

REVISED:

JULY 2, 1998 OCT 6, 2009

DRAWING NO.

2.52.B

DRAWN BY: CHECKED BY:

JSH RJH

APPROVED BY: DIRECTOR OF PUBLIC WORKS

CITY OF BOULDER, COLORADO

INVERTED "U" BICYCLE RACKS

777 BROADWAY STREET BOULDER, CO 80302

ISSUED:

JULY 2, 1998

REVISED:

OCT 6, 2009

DRAWING NO.

2.52.A

CLIENT

BELLARM, LLC

3 2 1

SPR Resubmittal SPR Resubmittal SPR Resubmittal

02/11/26

# DESCRIPTION

DATE

10/22/25 8/20/25

758 CLUB CIRCLE LOUISVILLE, CO 80027 303.494.9138

SITE PLAN REVIEW 03/05/25 NOT FOR CONSTRUCTION

LANDSCAPE DETAILS

L1.2 SCALE

As Indicated

W W W W

PROFESSIONAL OF RECORD STAMP

W W

OPEN SPACE LEGEND

LANDSCAPE

SS SS

ROW LANDSCAPE

RAIN GARDEN LANDSCAPE

HARDSCAPE - ENHANCED PAVING (CIP COLORED CONCRETE)

CRUSHER FINES/ PERMEABLE AREA

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

SS W

24-108

777 BROADWAY

W W W

E E

777 BROADWAY STREET BOULDER, CO 80302

W W

SCALE: 1" = 40'-0"

N 40 FT

CLIENT

BELLARM, LLC

777 Broadway OPEN SPACE AREAS 1 1" = 40'-0" Open Space andScale: Landscape Compliance 2/3/26

Open Space Requirements

15% of Total Site Area 55,297 SF Total Site Area 8,295 SF required (15%)

16,044 SF provided (29%)

Category

Actual

Can Count

Unit

Notes

1 Landscape

10,858

10,858 SF

Plantings on roof decks not counted due to the high % of OS provided

3 ROW Landscape

4,213

829 SF

Can count up to 10% of required, or 829 SF

4 Enhanced Paving Concrete

3,344

3,344 SF

MU path and bike parking not included standard gray concrete

5 Rain Gardens

1,531

6 Permeable Path, Bocce Court

Not needed to be counted as usable OS due to the high % of OS provided

1,013

1,013 SF

20,959

16,044 SF

3 2 1

SPR Resubmittal SPR Resubmittal SPR Resubmittal

02/11/26

# DESCRIPTION

DATE

10/22/25 8/20/25

Landscape Requirements A

Site Parameters Total Lot Size Total Building Area at Grade Total Parking Lot Area Total Access Lane Area Resulting Total Landscape Area Street Trees Required and Provided Frontage Broadway

55,297 20,465 N/A 12,791 22,041

SF SF

758 CLUB CIRCLE LOUISVILLE, CO 80027 303.494.9138

SF SF

Required 356

Total Quantity of Plant Material Required and Provided on Site Area in SF Required Trees Required 22,041 15 1 Tree per 1500 SF of landscape area

Shrubs Required 5 Shrubs per 1500 SF of landscape area

High Water Usage not applicable

Parking Lot Landscape not applicable

22,041

SITE PLAN REVIEW 03/05/25

Provided

NOT FOR CONSTRUCTION Plus 15% 17 84

Provided 21 Well beyond required quanitity 125+ Shrubs will be detailed at the time of tec docs

LANDSCAPE COMPLIANCE

L2.0 SCALE

As Indicated

W W

PROFESSIONAL OF RECORD STAMP

W W W W W W W

W W

TREE LEGEND

67 TREE IDENTIFICATION CIRCLE/NUMBER

W W

FOR TREES GREATER THAN 6" DBH W

TREE REMOVALS PUBLIC TREE 6" DBH OR GREATER TO BE REMOVED W SS

PRIVATE TREE 6" DBH OR GREATER TO BE REMOVED

S SS

SS SS

W SS

TREE CONDITION

SS W

24-108

GOOD

CIP INTEGRALLY COLORED CONCRETE WITH DECORATIVE SAWCUT JOINTS

777 BROADWAY

FAIR RAIN GARDEN PLANTING BED (SHRUBS, ORN GRASSES, GROUNDCOVERS, PERENNIALS)

VERY POOR ASH TREE VERY POOR

DECORATIVE PAVING NOT COUNTED AS OS

SS W

25 26 W

W W

27 COB # 48885

6 5 4

VERY POOR

N 30 FT

EAB STATEMENT

All tree protection standards of Ch. 3 and 10 of the Design and Construction Standards shall be met with particular attention given to grading impacts, limitations of stockpiling, soil compaction prevention and vehicular routes. Tree protection fencing shall be installed prior to any site disturbance and remain in place for the duration of the project. Only hand digging may occur within the dripline of any tree to be preserved. Provide sufficient irrigation throughout construction to maintain the long term health of the tree(s).

At the time of Building Permit (final technical documents), a detailed ash tree management plan prepared by an arborist licensed in the City of Boulder will be provided, addressing the treatment or proposed removal and replacement of all existing ash trees. This will include a plan and narrative describing the following: a. identify a replacement species & size for each location b. a description and commitment to a timeframe for replacement. c. street trees are shown to be removed and replaced as part of this Site Review application The Ash on private property may be identified for a phased removal and replacement depending on size and condition. The phased approach should include annual inspection by a certified arborist to ensure prompt removal if condition declines, trees smaller than 10” trunk diameter should be removed and replaced concurrent with the permit.

VERY POOR

CLIENT

BELLARM, LLC

VERY POOR

ID#

Common Name

Scientific Name

DBH (in)

Condition Rating

Comments/Action

Acer negundo

good

Remove - development

2 Boxelder

Acer negundo

good

Remove - development

3 Boxelder

Acer negundo

good

Remove - development

4 Tree of Heaven

Ailanthus altissima

good

Remove - development

5 Green ash

Fraxinus pennsylvanicus

very poor

6 Tree of Heaven

Ailanthus altissima

good

Remove - development

7 Siberian elm

Ulmus pumilla

good

Remove - development

8 Siberian elm

Ulmus pumilla

good

Remove - development

9 Austrian pine

Pinus nigra

good

Remove - development

TREE REMOVAL PLAN

10 Blue spruce

Picea pungens

good

Remove - development

Scale: 1" = 30'-0"

11 Austrian pine

Pinus nigra

good

Remove - development

12 Green ash

Fraxinus pennsylvanicus

very poor

Offsite

13 Western hackberry

Celtis occidentalis

good

Offsite

14 Siberian elm

Ulmus pumilla

fair

Offsite

15 Boxelder

Acer negundo

good

Offsite

16 Siberian elm

Ulmus pumilla

very poor

Offsite

17 Green ash

Fraxinus pennsylvanicus

very poor

Offsite

18 Green ash

Fraxinus pennsylvanicus

very poor

Offsite

19 Ponderosa pine

Pinus ponderosa

12.5

good

Offsite

20 Austrian pine

Pinus nigra

good

Offsite

21 Green ash

Fraxinus pennsylvanicus

9.5

very poor

Offsite

22 Green ash

Fraxinus pennsylvanicus

very poor

Remove - condition and development

23 Austrian pine

Pinus nigra

good

Remove

24 Siberian elm

Ulmus pumilla

good

Remove

25 Western hackberry

Celtis occidentalis

good

Remove

26 Boxelder

Acer negundo

good

27 Siberian elm

Ulmus pumilla

20.5

good

Remove Offsite

16 15

1 Boxelder

28 COB # 48884 SCALE: 1" = 30'-0"

EXISTING TREES

W W

19 18

777 BROADWAY STREET BOULDER, CO 80302

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

20 21

VERY POOR

28 Austrian pine

Pinus nigra

good

29 Siberian elm

Ulmus pumilla

13.5

fair

PLEASE SEE TREE INVENTORY REPORT PROVIDED DURING SITE REVIEW FOR MORE INFORMATION.

Remove - condition and development

COB #48885 Offsite COB #48884: identified as Ponderosa pine instead of Austrian pine Remove - condition and development

3 2 1

SPR Resubmittal SPR Resubmittal SPR Resubmittal

02/11/26

# DESCRIPTION

DATE

10/22/25 8/20/25

758 CLUB CIRCLE LOUISVILLE, CO 80027 303.494.9138

SITE PLAN REVIEW 03/05/25 NOT FOR CONSTRUCTION

TREE REMOVAL PLAN

L3.0 SCALE

As Indicated

BRO ADW

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

BR O

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

20TH STREET

# DESCRIPTION

The

SITE PLAN KEY NOTES PROPOSED PUBLIC ACCESS EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

DATE

AMENITY SPACE.

PROPOSED SHORT-TERM BIKE PARKING ON CONCRETE PAD. RE: LANDSCAPE PLANS.

Sanitas Group

EXISTING DRIVE RAMP/WALK TO BE RECONSTRUCTED. SEE CITY OF BOULDER STD DETAIL 2.22A.

CURB OPENING W/ CONCRETE PAN.

EXISTING ASPHALT DRIVE TO BE RESURFACED.

EXISTING TREE TO REMAIN (TYP.). RE: LANDSCAPE.

PROPOSED PRIVATE CONCRETE DRIVE.

PROPOSED TREE (TYP.). RE: LANDSCAPE.

SITE PLAN REVIEW 3/13/2026

PROPOSED PUBLIC CURB & GUTTER.

PROPOSED PRIVATE CONCRETE CURB.

PROPOSED CONCRETE DRAINAGE PLAN.

NOT FOR CONSTRUCTION

EXISTING CURB CUT TO BE MODIFIED TO REMOVE PORTION SERVING 777 BROADWAY AND MAINTAIN ADJACENT 855 BROADWAY ACCESS. RECONSTRUCT CURB AND WALK AS REQUIRED.

TIE INTO EXISTING ACCESS.

PROPOSED CONCRETE PAN/MOW STRIP FLATWORK.

PROPOSED RAIN GARDEN WATER QUALITY FEATURE.

EXISTING FIRE HYDRANT TO BE RESET. SEE SHEETC2.0.

PROPOSED PUBLIC UTILITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01. PROPOSED PUBLIC DRAINAGE AND WATER QUALITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

PROPOSED RAIN GARDEN OUTLET STRUCTURE. PROPOSED 8' LANDSCAPE BUFFER (8.5' FROM FLOWLINE) . PROPOSED 10' DETACHED CONCRETE MULTI-USE PATH.

SCOOTER PARKING PAD (15'X6' W/ 2' CLEAR TO PATH).

PROPOSED PRIVATE INTERNAL WALK. SEE LANDSCAPE PLANS FOR DETAILS.

PROPOSED FIRE HYDRANT.

PRELIMINARY ELECTRIC TRANSFORMER LOCATION.

YARDS GAMES AREA.

CIVIL SITE PLAN

CRUSHER FINES PATH.

C1.0 SCALE As Indicated

N68 °

52'

00" W

107 .70 '

S1° 00' 40"E 133.74'

40.00'

24-108

777 BROADWAY 7.00'

777 BROADWAY STREET BOULDER, CO 80302

N0° 08' 00"W 169.66'

N89° 52' 00"W 1.50'

CLIENT

7.00'

S0° 00' 23"W 75.01'

BELLARM, LLC

LEGEND # DESCRIPTION

DATE

PROPOSED PUBLIC ACCESS EASEMENT DEDICATION PROPOSED PUBLIC UTILITY EASEMENT DEDICATION The

PROPOSED PUBLIC DRAINAGE & WATER QUALITY EASEMENT DEDICATION EXISTING UTILITY EASEMENT TO BE VACATED

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

REVISED 20' ACCESS EASEMENT TO BE REVISED TO ALIGN WITH PROPOSED DRIVE ACCESS FOR 855 BROADWAY EXISTING PUBLIC UTILITY EASEMENT (TO REMAIN)

DEDICATIONS PLAN

C1.1 SCALE As Indicated

BRO A

DW AY

BR O

24-108

777 BROADWAY

777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

20TH STREET

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

UTILITY KEY NOTES PROPOSED PRIVATE 6" PVC SANITARY SEWER SERVICE CONNECTION TO NEW BUILDING.

EXISTING GAS SERVICE TO ADJACENT PARCEL TO BE MAINTAINED.

PROPOSED DOMESTIC WATER SERVICE TAP, METER VAULT, AND CONNECTION TO STRUCTURE.

EXISTING LIGHT POLE TO REMAIN.

PROPOSED PRIVATE FIRE SPRINKLER SERVICE CONNECTION. PROPOSED PRIVATE IRRIGATION SERVICE TAP, METER VAULT, AND CONNECTION.

SITE PLAN KEY NOTES PROPOSED PUBLIC ACCESS EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

EXISTING ASPHALT DRIVE TO BE RESURFACED.

PROPOSED PUBLIC DRAINAGE AND WATER QUALITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

PROPOSED PRIVATE CONCRETE CURB. TIE INTO EXISTING ACCESS. PROPOSED RAIN GARDEN WATER QUALITY FEATURE.

PROPOSED PUBLIC CURB & GUTTER. PROPOSED RAIN GARDEN OUTLET STRUCTURE. EXISTING CURB CUT TO BE MODIFIED TO REMOVE PORTION SERVING 777 BROADWAY AND MAINTAIN ADJACENT 855 BROADWAY ACCESS. RECONSTRUCT CURB AND WALK AS REQUIRED.

EXISTING 4" FIRE SPRINKLER SERVICE TO BE ABANDONED OR REMOVED AS REQ'D BY CITY. EXISTING FIRE HYDRANT TO BE RESET AND TIED INTO NEW 8" WATER. EXISTING WATER SERVICE TO ADJACENT PARCEL TO BE TIED INTO NEW 8" PVC WATER MAIN. EXISTING 6" WATER MAIN TO BE REPLACED WITH NEW 8" PVC WATER MAIN CONSTRUCTED IMMEDIATELY ADJACENT.

PRELIMINARY ELECTRIC TRANSFORMER LOCATION. PROPOSED LANDSCAPE BUFFER. (WIDTH VARIES) .

PROPOSED FLARED END SECTION & RIPRAP. SEE SHEET C3.0. PROPOSED PRIVATE STORM SEWER. SEE SHEET C3.0. PROPOSED NEW 8" PVC WATER MAIN.

PROPOSED SHORT-TERM BIKE PARKING ON CONCRETE PAD. RE: LANDSCAPE PLANS.

PROPOSED 10' DETACHED CONCRETE MULTI-USE PATH.

CURB OPENING W/ CONCRETE PAN.

PROPOSED AMENITY SPACE.

EXISTING TREE TO REMAIN (TYP.). RE: LANDSCAPE.

EXISTING DRIVE RAMP/WALK TO BE RECONSTRUCTED. SEE CITY OF BOULDER STD DETAIL 2.22A

PROPOSED TREE (TYP.). RE: LANDSCAPE.

PROPOSED PRIMARY ELECTRIC SERVICE TO NEW TRANSFORMER. SECONDARY ELECTRIC SERVICE TO STRUCTURE. EXISTING GAS SERVICE AND METER TO BE REMOVED.

The

Sanitas Group

EXISTING 8"X6" TO BE CAPPED AND NEW NEW 8" TEE AND VALVE TO BE INSTALLED. EXISTING FIRE SERVICE CONNECTION TO BE CUT-OFF AND PLUGGED AT MAIN IN ACCORDANCE WITH CITY R.O.W. REQUIREMENTS. PROPOSED 8" WATER MAIN TEE.

PROPOSED PRIVATE INTERNAL WALK. SEE LANDSCAPE PLANS FOR DETAILS.

DATE

EXISTING FIBER OPTIC SERVICES TO BE REMOVED /DISCONNECTED.

PROPOSED NEW FIRE HYDRANT ASSEMBLY. PROPOSED PRIVATE CONCRETE DRIVE.

PROPOSED PUBLIC UTILITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

EXISTING WATER SERVICE AND METER TO BE REMOVED/ABANDONED IN ACCORDANCE W/ CITY STANDARDS.

# DESCRIPTION

PROPOSED 8" PVC WATER MAIN. SEE SHEET C2.1 FOR CONTINUATION. PROPOSED PUBLIC 8" PVC WATER. EXISTING OVERHEAD UTILITY LINES TO BE UNDERGROUNDED. EXISTING 12" STORM TO BE REPLACED WITH NEW 12" STORM AS SHOWN. SEE C2.0. PROPOSED PUBLIC STORM SEWER. SEE C2.0.

SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PRELIMINARY UTILITY PLAN

C2.0 SCALE As Indicated

BRO A

DW AY 24-108

20TH STREET

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BR OA

DW A

BELLARM, LLC

90635 5395.452 SMH

20TH STREET

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

WATER MAIN OVERALL PLAN

C2.1 SCALE As Indicated

DW A

24-108

777 BROADWAY PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PRELIMINARY SANITARY PROFILE

C2.2 SCALE As Indicated

BRO

ADW

24-108

BR OA

777 BROADWAY

777 BROADWAY STREET BOULDER, CO 80302

CLIENT

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

BELLARM, LLC

MAIN LEVEL F.F.E.=5400.0' PATIO T.O.C.=5400.0'

20TH STREET

PARKING T.O.C.=5402.0'±

# DESCRIPTION

DATE

The

SITE PLAN KEY NOTES PROPOSED PUBLIC ACCESS EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01. PROPOSED PUBLIC UTILITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01. PROPOSED PUBLIC DRAINAGE AND WATER QUALITY EASEMENT. SEE DEDICATIONS EXHIBIT, SHEET C1.01.

PROPOSED AMENITY SPACE.

PROPOSED SHORT-TERM BIKE PARKING ON CONCRETE PAD. RE: LANDSCAPE PLANS.

PROPOSED STORM LEVEL SPREADER DISPERSION FEATURE AT PIPE OUTLET.

EXISTING DRIVE RAMP/WALK TO BE RECONSTRUCTED . SEE CITY OF BOULDER STD DETAIL 2.22A.

CURB OPENING W/ CONCRETE CHASE DRAIN.

PROPOSED CONCRETE CURB WITH 2' CURB OPENINGS FOR MAJOR STORM DISCHARGE.

EXISTING ASPHALT DRIVE TO BE RESURFACED.

EXISTING TREE TO REMAIN (TYP.). RE: LANDSCAPE.

PROPOSED PRIVATE CONCRETE DRIVE.

PROPOSED TREE (TYP.). RE: LANDSCAPE.

EXISTING 12" STORM TO BE REPLACED W/ NEW 12" PUBLIC STORM AS SHOWN.

PROPOSED PUBLIC CURB & GUTTER.

PROPOSED PRIVATE CONCRETE CURB.

PROPOSED PRIVATE PVC STORM SEWER.

EXISTING CURB CUT TO BE MODIFIED TO REMOVE PORTION SERVING 777 BROADWAY AND MAINTAIN ADJACENT 855 BROADWAY ACCESS. RECONSTRUCT CURB AND WALK AS REQUIRED.

TIE INTO EXISTING ACCESS.

PROPOSED FLARED END SECTION.

PROPOSED RAIN GARDEN WATER QUALITY FEATURE.

PROPOSED TRENCH DRAIN.

DAYLIGHT RECONSTRUCTED STORM INTO SWALE. CHAMFER END OF PIPE AT 45° FLUSH WITH SLOPE. PROVIDE RIPRAP PAD AND AROUND PIPE OUTLET TO PROTECT PIPE END. FINAL DETAILS TO BE PROVIDED AT TECHNICAL DOCUMENTS.

PROPOSED RAIN GARDEN OUTLET STRUCTURE.

EXISTING STORM INLET TO BE REPLACED WITH NEW 2'X2' AREA INLET.

PROPOSED TRENCH DRAIN TO INTERCEPT OFFSITE 100-YEAR FLOWS.

PROPOSED CONCRETE SCOOTER PARKING PAD.

PROPOSED CONCRETE FOREBAY.

PROPOSED RIPRAP PROTECTION AT STORM OUTLET.

PROPOSED PUBLIC 18" STORM SEWER.

PROPOSED LANDSCAPE BUFFER (WIDTH VARIES, MIN. 8') . PROPOSED 10' DETACHED CONCRETE MULTI-USE PATH.

PROPOSED PRIVATE INTERNAL WALK. SEE LANDSCAPE PLANS FOR DETAILS. PRELIMINARY ELECTRIC TRANSFORMER LOCATION.

PROPOSED PUBLIC STORM MANHOLE.

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PRELIMINARY GRADING PLAN

C3.0 SCALE As Indicated

BRO ADW

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

20TH STREET

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group TURN MOVEMENT NOTE: AASHTO SU-30 TRUCK MOVEMENT

SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

TURN MOVEMENT EXHIBIT

C4.0 SCALE As Indicated

24-108

LEGEND

777 BROADWAY

PROPERTY BOUNDARY ADJACENT PROPERTY BOUNDARY EX. FENCE EX. MAJOR CONTOUR EX. MINOR CONTOUR EX. SPOT ELEVATION

777 BROADWAY STREET BOULDER, CO 80302

EX. OVERHEAD UTILITIES EX. UTILITY POLE EX. LIGHT POLE EX. STORM SEWER EX. TREES

CLIENT

16.0'

16.2'

10.3'

36.1'

BELLARM, LLC

EX. ASPHALT PAVEMENT

22.0'

EX. CONCRETE

24.1'

DESIGN POINT

22.4'

21.9'

DRAINAGE BASIN BOUNDARY 24.1'

DRAINAGE BASIN ID 23.6'

DRAINAGE BASIN DESIGNATOR BASIN AREA [AC]

RUNOFF COEFFICIENTS

TIME OF CONCENTRATION [MIN] 19.9'

MINOR STORM RUNOFF

127.3'

27.9'

DRAINAGE BASIN STORM RUNOFF [CFS] MAJOR STORM RUNOFF STORM WATER FLOW DIRECTION

16.6'

EXISTING CONDITIONS SURVEY NOTES THE EXISTING CONDITIONS BASED ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES DATED 05/20/2024, PROJECT NUMBER 2D33412, REVISED 01/23/2025.

THE LOCATION OF THE UTILITIES SHOWN HEREON ARE BASED ON THE FIELD SURVEY BY SOUDER, MILLER & ASSOCIATES. THE LOCATIONS OF THE UNDERGROUND UTILITIES SHOWN HEREON ARE BASED ON SAID SURVEY AND INFORMATION PROVIDED BY OTHERS (WHICH MAY INCLUDE CITY OF BOULDER GIS DATA, THE UTILITY OWNER OR UTILITY LOCATING SERVICES). THE SANITAS GROUP, LLC IS NOT RESPONSIBLE FOR UTILITY INFORMATION PROVIDED BY OTHERS. THE SANITAS GROUP, LLC RECOMMENDS THAT THE LOCATION OF THE UTILITIES BE FIELD VERIFIED PRIOR TO ANY DIGGING ON, OR ADJACENT TO THE SUBJECT PROPERTY.

43.4'

4.6'

28.1'

16.4'

16.8'

EXISTING TREE LOCATIONS ARE BASED ON THE FIELD SURVEY BY SOUDER, MILLER & ASSOCIATES.

BASIS OF BEARINGS: A BEARING OF NORTH 03°31'28" WEST AS SHOWN ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES.

4.6'

87.0'

EXISTING CONDITIONS RUNOFF SUMMARY TABLE

0.7'

DESIGN POINT

Q5 [CFS]

Q100 [CFS]

1 2 3 4 5 6

4.71 5.29 0.62 0.62 1.51 6.80

13.62 15.23 1.89 1.53 5.08 20.31

THE SUBJECT PROPERTY CONTAINS A GROSS AREA OF 55,343 SQUARE FEET (1.27 ACRES), MORE OR LESS.

PER ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES ELEVATIONS ARE PER GPS NAVD 88 DATUM.

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXISTING CONDITIONS DRAINAGE 1

DR-1 SCALE As Indicated

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXISTING CONDITIONS DRAINAGE 2

DR-2 SCALE As Indicated

24-108

LEGEND

777 BROADWAY

PROPERTY BOUNDARY ADJACENT PROPERTY BOUNDARY EX. FENCE EX. MAJOR CONTOUR EX. MINOR CONTOUR EX. SPOT ELEVATION PROPOSED MAJOR CONTOUR

777 BROADWAY STREET BOULDER, CO 80302

PROPOSED MINOR CONTOUR EX. OVERHEAD UTILITIES EX. UTILITY POLE EX. LIGHT POLE PROPOSED STORM SEWER

CLIENT

EX. TREES

BELLARM, LLC

EX. ASPHALT PAVEMENT PROPOSED ASPHALT PAVEMENT EX. CONCRETE PROPOSED CONCRETE

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

PROPOSED RAIN GARDEN

DESIGN POINT DRAINAGE BASIN BOUNDARY 5398.5'

DRAINAGE BASIN ID DRAINAGE BASIN DESIGNATOR BASIN AREA [AC]

RUNOFF COEFFICIENTS

TIME OF CONCENTRATION [MIN] MINOR STORM RUNOFF DRAINAGE BASIN STORM RUNOFF [CFS] MAJOR STORM RUNOFF STORM WATER FLOW DIRECTION

# DESCRIPTION

DATE

EXISTING CONDITIONS SURVEY NOTES PROPOSED CONDITIONS RUNOFF SUMMARY TABLE DESIGN POINT

Q5 [CFS]

Q100 [CFS]

1 2 3 4 5 6

2.79 2.80 0.61 0.61 1.78 4.58

11.98 12.04 1.87 1.87 7.20 19.24

THE EXISTING CONDITIONS BASED ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES DATED 05/20/2024, PROJECT NUMBER 2D33412, REVISED 01/23/2025.

EXISTING TREE LOCATIONS ARE BASED ON THE FIELD SURVEY BY SOUDER, MILLER & ASSOCIATES.

BASIS OF BEARINGS: A BEARING OF NORTH 03°31'28" WEST AS SHOWN ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES.

THE SUBJECT PROPERTY CONTAINS A GROSS AREA OF 55,343 SQUARE FEET (1.27 ACRES), MORE OR LESS.

PER ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES ELEVATIONS ARE PER GPS NAVD 88 DATUM.

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PROPOSED CONDITIONS DRAINAGE 1

DR-3 SCALE As Indicated

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PROPOSED CONDITIONS DRAINAGE 2

DR-4 SCALE As Indicated

24-108

LEGEND

777 BROADWAY

PROPERTY BOUNDARY ADJACENT PROPERTY BOUNDARY EX. FENCE EX. MAJOR CONTOUR EX. MINOR CONTOUR EX. SPOT ELEVATION

777 BROADWAY STREET BOULDER, CO 80302

EX. OVERHEAD UTILITIES EX. UTILITY POLE EX. LIGHT POLE EX. STORM SEWER EX. TREES

CLIENT

16.0'

16.2'

10.3'

36.1'

BELLARM, LLC

EX. ASPHALT PAVEMENT

22.0'

EX. CONCRETE

24.1'

DESIGN POINT

22.4'

21.9'

DRAINAGE BASIN BOUNDARY 24.1'

DRAINAGE BASIN ID 23.6'

DRAINAGE BASIN DESIGNATOR BASIN AREA [AC]

RUNOFF COEFFICIENTS

TIME OF CONCENTRATION [MIN] 19.9'

MINOR STORM RUNOFF

127.3'

27.9'

DRAINAGE BASIN STORM RUNOFF [CFS] MAJOR STORM RUNOFF STORM WATER FLOW DIRECTION

16.6'

EXISTING CONDITIONS SURVEY NOTES THE EXISTING CONDITIONS BASED ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES DATED 05/20/2024, PROJECT NUMBER 2D33412, REVISED 01/23/2025.

43.4'

4.6'

28.1'

16.4'

16.8'

EXISTING TREE LOCATIONS ARE BASED ON THE FIELD SURVEY BY SOUDER, MILLER & ASSOCIATES.

BASIS OF BEARINGS: A BEARING OF NORTH 03°31'28" WEST AS SHOWN ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES.

4.6'

87.0'

EXISTING CONDITIONS RUNOFF SUMMARY TABLE

0.7'

DESIGN POINT

Q5 [CFS]

Q100 [CFS]

1 2 3 4 5 6

4.71 5.29 0.62 0.62 1.51 6.80

13.62 15.23 1.89 1.53 5.08 20.31

THE SUBJECT PROPERTY CONTAINS A GROSS AREA OF 55,343 SQUARE FEET (1.27 ACRES), MORE OR LESS.

PER ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES ELEVATIONS ARE PER GPS NAVD 88 DATUM.

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXISTING CONDITIONS DRAINAGE 1

DR-1 SCALE As Indicated

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

EXISTING CONDITIONS DRAINAGE 2

DR-2 SCALE As Indicated

24-108

LEGEND

777 BROADWAY

PROPERTY BOUNDARY ADJACENT PROPERTY BOUNDARY EX. FENCE EX. MAJOR CONTOUR EX. MINOR CONTOUR EX. SPOT ELEVATION PROPOSED MAJOR CONTOUR

777 BROADWAY STREET BOULDER, CO 80302

PROPOSED MINOR CONTOUR EX. OVERHEAD UTILITIES EX. UTILITY POLE EX. LIGHT POLE PROPOSED STORM SEWER

CLIENT

EX. TREES

BELLARM, LLC

EX. ASPHALT PAVEMENT PROPOSED ASPHALT PAVEMENT EX. CONCRETE PROPOSED CONCRETE

PROPOSED MULTI-FAMILY RESIDENTIAL APARTMENT BUILDING

PROPOSED RAIN GARDEN

DESIGN POINT DRAINAGE BASIN BOUNDARY 5398.5'

DRAINAGE BASIN ID DRAINAGE BASIN DESIGNATOR BASIN AREA [AC]

RUNOFF COEFFICIENTS

TIME OF CONCENTRATION [MIN] MINOR STORM RUNOFF DRAINAGE BASIN STORM RUNOFF [CFS] MAJOR STORM RUNOFF STORM WATER FLOW DIRECTION

# DESCRIPTION

DATE

EXISTING CONDITIONS SURVEY NOTES PROPOSED CONDITIONS RUNOFF SUMMARY TABLE DESIGN POINT

Q5 [CFS]

Q100 [CFS]

1 2 3 4 5 6

2.79 2.80 0.61 0.61 1.78 4.58

11.98 12.04 1.87 1.87 7.20 19.24

THE EXISTING CONDITIONS BASED ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES DATED 05/20/2024, PROJECT NUMBER 2D33412, REVISED 01/23/2025.

EXISTING TREE LOCATIONS ARE BASED ON THE FIELD SURVEY BY SOUDER, MILLER & ASSOCIATES.

BASIS OF BEARINGS: A BEARING OF NORTH 03°31'28" WEST AS SHOWN ON ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES.

THE SUBJECT PROPERTY CONTAINS A GROSS AREA OF 55,343 SQUARE FEET (1.27 ACRES), MORE OR LESS.

PER ALTA/NSPS LAND TITLE SURVEY BY SOUDER, MILLER & ASSOCIATES ELEVATIONS ARE PER GPS NAVD 88 DATUM.

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PROPOSED CONDITIONS DRAINAGE 1

DR-3 SCALE As Indicated

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

CLIENT

BELLARM, LLC

# DESCRIPTION

DATE

The

Sanitas Group SITE PLAN REVIEW 3/13/2026 NOT FOR CONSTRUCTION

PROPOSED CONDITIONS DRAINAGE 2

DR-4 SCALE As Indicated

Property Zone District: RH-5

ROOF ELEMENT

Solar Fence Height: 25'

STEP 1

STEP 2

STEP 3

STEP 4

ELEVATION OF ROOF ELEMENT (y)

ELEVATION OF GRADE AT PROPERTY LINE (x)

RELATIVE HEIGHT OF ROOF ELEMENT (h)

LENGTH OF SHADOW (L)

10:00 AM

2:00 PM

10:00 AM

2:00 PM

10:00 AM

2:00 PM

5455

5407

5402.2

48.0

52.8

60.9

73.7

5442

5407.1

5404.8

34.9

37.2

26.2

32.3

5451.5

5407.1

44.4

51.4

5452.2

5405.8

46.4

56.7

5452.7

5406

46.7

57.5

5443

5400

43.0

47.7

5455

5401

54.0

76.8

5457.7

5406

51.7

70.8

5457.7

5407

50.7

68.1

Solar Access - Reference section 9-9-17 (c) Solar Access Areas Established (2)Solar Access Area II (RL-2, RM, MU-1, MU-3, RMX, RH-1, RH-2, RH-3, RH-4, RH-5 and I): SA Area II is designed to protect solar access principally for rooftops in areas where, because of planned density, topography or lot configuration or orientation, the preponderance of lots therein currently enjoy such access and where solar access of this nature would not unduly restrict permissible development. SA Area II includes all property in RL-2, RM, MU-1, MU-3, RMX, RH-1, RH-2, RH-3, RH-4, RH-5 and I zoning districts.

5407.1 - 0"

(d) Basic Solar Access Protection

25'

L UX

FR ON T

YAR

(1)Solar Fence: A solar fence is hereby hypothesized for each lot located in SA Area I and SA Area II. Each solar fence completely encloses the lot in question, and its foundation is contiguous with the lot lines. Such fence is vertical, is opaque and lacks any thickness.

DS ET B

(B)No person shall erect an object or structure on any other lot that would shade a protected lot in SA Area II to a greater degree than the lot would be shaded by a solar fence twenty-five feet in height, between two hours before and two hours after local solar noon on a clear winter solstice day.

5404.8

777 BROADWAY

26 .2

10' - 0"

777 BROADWAY STREET BOULDER, CO 80302

B 73

5442.0

5402.2

THE LUX

LUX SIDE YARD SETBACK

5407.1

24-108

SHADOW STUDY: DECEMBER 21 @ 10AM LOOKING BETWEEN PROPOSED PROJECT AND THE LUX

5407.0

5451.5

5455.0

CLIENT A

BELLARM, LLC

5406.0 68 .1

5457.7

SOLAR FENCE SHADOW

5405.8 5406.0 70 .8

SOLAR FE NCE SHA D OW

LUX SIDE YARD SETBACK

BVSD YARD SETBACK

10' - 0"

5457.7

5452.2

D 5455.0

# DESCRIPTION

5401.0

DATE

CONSULTANT LOGO

NEW VISTA HIGH SCHOOL BOULDER VALLEY SCHOOL DISTRICT

5452.7

10' - 0" 5400.0

SITE REVIEW 3/13/2026

5443.0

F 10' - 0"

NOT FOR CONSTRUCTION

SOLAR ANALYSIS PLAN

BVSD YARD SETBACK

REVIEW - SOLAR ANALYSIS PLAN @ 10 AM WINTER SOLSTICE 2A SITE 1" = 20'-0"

1" = 20'

20'

40'

80'

A102 SCALE

As indicated

Property Zone District: RH-5

ROOF ELEMENT

Solar Fence Height: 25'

STEP 1

STEP 2

STEP 3

STEP 4

ELEVATION OF ROOF ELEMENT (y)

ELEVATION OF GRADE AT PROPERTY LINE (x)

RELATIVE HEIGHT OF ROOF ELEMENT (h)

LENGTH OF SHADOW (L)

10:00 AM

2:00 PM

10:00 AM

2:00 PM

10:00 AM

2:00 PM

5455

5407

5402.2

48.0

52.8

60.9

73.7

5442

5407.1

5404.8

34.9

37.2

26.2

32.3

5451.5

5407.1

44.4

51.4

5452.2

5405.8

46.4

56.7

5452.7

5406

46.7

57.5

5443

5400

43.0

47.7

5455

5401

54.0

76.8

5457.7

5406

51.7

70.8

5457.7

5407

50.7

68.1

(d) Basic Solar Access Protection (1)Solar Fence: A solar fence is hereby hypothesized for each lot located in SA Area I and SA Area II. Each solar fence completely encloses the lot in question, and its foundation is contiguous with the lot lines. Such fence is vertical, is opaque and lacks any thickness. (B)No person shall erect an object or structure on any other lot that would shade a protected lot in SA Area II to a greater degree than the lot would be shaded by a solar fence twenty-five feet in height, between two hours before and two hours after local solar noon on a clear winter solstice day.

L UX

25'

- 0"

5407.1

FR ON T

YAR

DS ET B

5404.8

24-108

777 BROADWAY 777 BROADWAY STREET BOULDER, CO 80302

5402.2

26 .2

10' - 0"

CLIENT

BELLARM, LLC

5442.0

LUX SIDE YARD SETBACK

THE LUX

5407.1

5407.0

5451.5

5455.0

A D

5406.0 68 .1

SOLAR FENCE SHADOW

5457.7

5406.0 70

5405.8

SOLAR FE NCE SHA D OW

LUX SIDE YARD SETBACK

# DESCRIPTION

BVSD YARD SETBACK

DATE

10' - 0"

5457.7

CONSULTANT LOGO

H 5452.2

D 5455.0

57 .5

5401.0

B G E

NEW VISTA HIGH SCHOOL BOULDER VALLEY SCHOOL DISTRICT

5452.7

SITE REVIEW 3/13/2026 47

NOT FOR CONSTRUCTION

SOLAR ANALYSIS PLAN

10' - 0" 5400.0 5443.0

F 10' - 0"

1" = 20'

BVSD YARD SETBACK

20'

40'

80'

A102.1 SCALE

SITE REVIEW - SOLAR ANALYSIS PLAN @ 2 PM WINTER SOLSTICE 1" = 20'-0" 1 2

As indicated

tAbernacle

ARCHITECTURE + DESIGN, LLC

City of Boulder LUR – Site Review Subject Property: 777 Broadway Boulder, CO 80302

RE:

MARCH 13, 2026

WRITTEN STATEMENT NARRATIVE FOR SITE PLAN REVIEW, REVISION 2

The following document is a written statement describing the proposed 777 Broadway development, located at 777 Broadway . This document outlines how the application meets all applicable review criteria and is being submitted as a part of the City of Boulder’s Site Review application requirements. STATEMENT OF CURRENT OWNERSHIP 777 Broadway LLC, a dedicated address LLC, is under contract to acquire the real property located at 777 Broadway. The property is currently owned by Horizons International. 777 Broadway LLC will develop and operate the proposed project as student housing, continuing the current use of the property and enhancing the long -term livability, sustainability, and resiliency of the community in alignment with Boulder Valley Comprehensive Plan (BVCP). DESCRIPTION OF PROPOSED PROJECT 777 Broadway is a 55,246 SF property on the south side of Broadway just north of the New Vista High School property and across from the University of Colorado Boulder campus. The property is zoned RH -5 and is within the “Central Boulder - University Hill” subcommunity. The existing two -story commercial brick building and surface parking will be demolished to make room for a new five -story student housing building with parking on the ground floor underneath the building . Proposed modifications to the Land Use Code include a height modification to 55 feet, increasing the number of allowable stories to 5 , and alternative setbacks . The modifications are being proposed to increase housing density in the University Hill subcommunity to support the visions outlined in the BVCP of balancing housing supply, providing and maintaining a mix of housing types with varied prices and sizes, and supporting the University of Colorado’s anticipated continued student growth , while minimizing any negative impacts to adjacent properties and public realm .

TABERNACLE ARCHITECTURE + DESIGN,LLC

The proposed development is a five -story student housing residential building designed with a contemporary architectural expression. The massing strategy employs interlocking volumes that break down the overall scale and create a more approachable character . The articulated blocks shift in plane and height, and the stepped rooflines and recessed balconies give the building a dynamic silhouette. The facade composition relies on a deliberate interplay of brick and gray cementitious panels accented with black cem entitious trim and thoughtful brick detailing. The brick portions ground the building with a sense of permanence while the gray panels introduce a lighter mode rn counterpoint, and the black trim sharpens the geometry around windows and balconies while establishing a relatable datum to adjacent context . Large windows and stacked balconies establish a strong indoor-outdoor connection and create a vertical rhythm that organizes the facade. The proposed student housing program will offer a mix of 1-, 2-, 3-, and 4- bedroom apartments , with 15 units on average per residential floor. Two on -grade courtyards serve the building’s residents and guests providing outdoor amenity space to complement each unit’s private balcony. In addition, the fourth and fifth-floors host two outdoor ‘sky-lounge’ spaces offering residents and guests year-round outdoor space with campus and mountain views. The ground floor also contains indoor leasing and amenity support spaces, accessible via the entry courtyard from the north. Primary residential entries are conveniently located near the multi use path to encourage and promote pedestrian and bicycle traffic . At the ground level, the design prioritizes pedestrian engagement and transparency. Landscaped areas frame the circulation pathways and incorporate a mix of ornamental grasses and low shrubs to soften the building edge and establish a clear transition betw een public and private realms. Integrated site features include bicycle parking, low masonry walls, and decorative perforated metal panels, which collectively provide functional screening while introducing refined material texture. The overall material pal ette emphasizes a volumetric composition of light -toned brick and cementitious cladding and railings, yielding a cohesive and contemporary character appropriate to the surrounding context. This architectural approach balances scale, rhythm, and material articulation to create a building that is both contextually responsive and consistent with the design intent of a high -quality residential development.

KEY DESIGN CONSIDERATIONS STAFF REVIEW AND DESIGN ADVISORY BOARD FEEDBACK The project team has updated the design in direct response to Staff and DAB feedback. The key items raised by Staff and discussed by DAB included vehicle screening, overall building massing, transparency, detailing, and building materials, all of which hav e been significantly addressed in the revised design. Vehicle screening has been improved through the addition of decorative metal screens along the southern and eastern elevations as suggested by Staff, the introduction of additional opaque wall areas to further screen parking, and by pushing the parking area deeper into the site and away from Broadway to minimize views of vehicles. By sacrificing approximately 7% of the total bedrooms and eliminating useable building area, t he overall massing has undergone substantial refinement and now incorporates three- and four -story volumes that complement the overall five story composition. Carefully considered datums tie these volumes to the adjacent architectural context while enhancing the pedestrian experience along Broadway and the multi -use path, and the massing steps down in prioritized areas visible from Broadway to reduce height and scale. Transparency has been increased by recessing the parking area further into the site and relocating the rain garden along the Broadway frontage, which further opens the north courtyard visually to Broadway and the multi-use path and allows greater extended views into the property toward the leasing office and southern courtyard. Building materials and architectural detailing have been updated to reinforce the revised massing, including horizontal trim bands that accentuate massing transitions and re late to adjacent architectur al scales . Additional facade a rticulation is achieved through brick soldier and rowlock courses, varied fenestration patterns, stacked brick accent panels, cementitious accent panels, and differentiated cornice details to create visual interest and avoid blank walls. Brick is concentra ted in pedestrian focused areas to offer a high quality material for the pedestrian experience . Vertical circulation elements have been repositioned to further eliminate blank facades where fenestration was previously limited. CONCEPT PLAN / NEIGHBORHOOD FEEDBACK Since the concept plan, the design has been refined to directly incorporate feedback from staff, the public, and the Planning Board, resulting in meaningful improvements to the project. In response to concerns about shaded open space, the new design introd uces two sky lounges and three outdoor areas, two connected by a covered breezeway, offering residents both grade level and elevated options with access to sun, shade, and shelter from the elements. To strengthen the Broadway

frontage, the building was recessed resulting in a large void , allowing for the front courtyard and a protected breezeway entry to be programmed in this space. The breezeway entry is framed with an awning and storefront glazing to provide clear visibility, transparency, and emphasis for the main entrance. This courtyard also creates a layered transition from the public realm to the private interior, enhanced with landscaping and high -quality materials to elevate the pedestrian experience. The design has been revised to reduce and eliminate long blank walls, focusing on enhancing visual interest and maintaining a pedestrian -friendly scale along all frontages. The latest design locates vertical circulation elements within the core of the building when possible and minimizes exterior exposure to the areas where fenestrations are limited. The project emphasizes a strong pedestrian connection through a landscaped courtyard that acts as the focal point of activity and movement, encouraging interac tion and visual continuity between the street, courtyard, and breezeway. Along high-traffic pedestrian areas, decorative metal screening elements have been introduced to add texture, depth, and visual variety while providing additional parking screening beyond the code minimum requirements. Furthermore, all parking areas are fully screened, consistent with the details provided in 3/A402, ensuring that the building edges , particularly along the eastern and southern elevations , remain visually cohesive and co ntribute to a vibrant, human -scaled streetscape while complying with parking screening requirements. A key design feature t o ensure the pedestrian experience along Broadway and the multi-use Path creates visual interest and provides a vibrant experience is the way the building is set back from Broadway and reduc es the amount of building façade that is along the mult-use path. By recessing the building , the massing creates an opportunity for the front entry courtyard . Other design elements to achieve visual interest and a vibrant experience include the landscape/hardscape and programming. The design provides a pedestrian oriented courtyard complete with a tree canopy, social seating areas, and active use (such as outdoor table tennis). This area utilizes a similar detail as the parking screening, using high quality stone materials and a decorative metal screen to offer users some noise protection from traffic along Broadway while maintaining visual connections through the courtyard into the breezeway, leasing office, indoor amenities, and into the south courtyard to continue the transparency and sense of public space . All parking areas are screened with the required 42” screening, as referenced in detail 3/A402. In high pedestrian trafficked areas, an additional 28” decorative metal screen is provided to further enhance the visual interest and ensure the parking is adequately screened above the code minimum.

In response to neighborhood input, the project now provides bicycle parking at a ratio of one space per bedroom , 214% of the required long-term parking requirement , reinforcing its pedestrian and bicycle oriented design in direct relationship to its location across from campus and along the multi use path.

SITE DESIGN , BUILDING PROGRAMMING, & ACCESS The proposed building at 777 Broadway is carefully positioned to respect neighboring properties, existing site conditions, and broader urban design goals. To the west, the building is intentionally pulled away from The Lux to provide visual relief, protect solar access, and maintain privacy between the two residential communities. This offset also accommodates a 25 -foot shared utility easement, ensuring coordinated infrastructure connections while maintaining clear access for long -term service and maintenan ce. To the south and east, the building is oriented toward the adjacent New Vista High School property, where existing open space creates a natural buffer. By situating the project in this direction, the design avoids encroachment onto another occupied structure and instead aligns with compatible open space . The layout further respects existing utility and vehicular easements, while strategically enhancing connectivity and life -safety measures. This includes improvements to fire water access, the introduction of a new fire hydrant, and strengthened utility tie -ins that improve overall site functionality. These service areas are softened and activated through a combination of landscape and hardscape treatments, transforming them from purely functional corridors into outdoor spaces that contribute to the pedestri an experience. During the design process, several alternative layouts were studied but ultimately proved less successful than the proposed configuration. One option located ground -floor amenities closer to 20th Street; however, this arrangement created significant pedest rian and vehicular conflicts and placed the majority of parking along Broadway, diminishing the pedestrian environment. A stronger solution emerged by removing vehicular access from Broadway and consolidating all parking and vehicular circulation to 20th S treet, thereby allowing Broadway to remain pedestrian -focused. In this arrangement, the leasing and amenity spaces were initially considered adjacent to the multi -use path along Broadway, but this disconnected them from the parking area that supports short -term visits,

ride share, and food deliveries. To resolve this, the leasing and amenity spaces were ultimately positioned closer to the parking area while being recessed in grade to maintain a clear separation from vehicular activity. This move establishes the front cou rtyard and breezeway as a transitional semipublic space, serving as both a buffer from vehicles and an intentional link between the building entry, the multi -use path, and the outdoor amenity courtyards. The resulting design prioritizes pedestrian oriented uses along Broadway while ensuring safe, accessible connectivity to vehicular functions, successfully balancing urban activation with operational needs. The massing strategy emphasizes negative space to enhance livability and urban design quality. On grade courtyards bring daylight into the building, improve unit views, and create semi-private areas that extend the residential community outdoors. Along Broadway, the building is intentionally set back beyond the minimum allowable front yard requirement and terraced down to 3-stories, avoiding an imposing street wall condition. This thoughtful siting and massing reduces the scale of the project, introduces dramatic visual height relief, and improves the pedestrian realm with light, openness, and landscape integration. Overall, the site design balances the technical requirements of utilities and fire access with human scaled considerations of light, space, and neighborhood character delivering a project that is both contextually sensitive , community and pedestrian oriented.

ON-SITE CIRCULATION AND FUNCTIONALITY The site design intentionally closes the Broadway access to eliminate a vehicular curb cut across the multi -use path and prioritize pedestrian and bicycle safety, routing all vehicle traffic to 20th Street, which is better suited for vehicular circulation. Four neighboring properties have easement access to the proposed project’s drive aisle, rendering pedestrian permeability through the subject property to 20th street implausible and unsafe. Short -term visits are accommodated by designated drop -off/ride-share space and loading space internal to the site, pulling vehicles off public rights -of-way and minimizing pedestrian conflicts. Amenities and courtyards are separated from vehicular areas by grade and screening walls, with accessible parking and short -term drop -off spaces located at the primary breezeway entry for convenient deliveries and resident access. The primary amenities and building entry are oriented toward the north courtyard and mu lti-use path, anticipating that students will primarily walk, bike, or

use e -scooters given the proximity to campus. Operationally, resident move -ins are supported by garage based loading spaces, coordinated by leasing staff to minimize congestion. Together, these elements create a circulation plan that prioritizes safety and efficiency for residents, visitors, and service providers. For on -site pedestrian circulation, refer to the enlarged circulation diagram on A400. Pedestrian circulation is oriented towards the multi -use path and campus to best serve the student residents. The revised design relocates the long -term bicycle parking closer to the multi-use path and eliminates potential pedestrian and vehicular conflicts within the garage by providing direct access to the long term bicycle parking from the north courtyard. On-site accessible access shares most of the same access routes as the primary pedestrian paths. The design responds to grade changes throughout the site with accessible ramps to allow accessible access to the long term bicycle parking , the courtyards, amenities, and elevators. The bocce ball court located in the western side yard is only accessible by way of the multi -use path due to grading and storm water design requirements and proximity to the adjacent property. BUILDING HEIGHT The proposed building has been carefully designed to respond sensitively to its context while remaining fully compliant with the 55 -foot maximum building height requirement. At a proposed height of 5452.3 feet, the building is strategically recessed into t he grade to reduce its perceived mass and ensure compatibility with adjacent structures. Immediately to the west, The Lux stands at 5439.6 feet, while San Marco North, the tallest building in the immediate context, rises to 5477.4 feet. Behind these, 830 2 0th Street is measured at 5442.0 feet. Positioned between these heights, the proposed building provides a natural transition in scale , taller than The Lux and 830 20th Street, yet notably lower than San Marco North. By stepping into the grade, the design avoids imposing on its neighbors and instead establishes a balanced relationship among the surrounding buildings. The revised design incorporates building steps to dramatically reduce the scale of the building along the public view corridors. The adjacent context was influential in guiding the building steps as the portion adjacent to The Lux steps to be within approximately 3-feet of its building height. Additional detailing and horizontal banding further emphasize this massing relation ship. These revisions were a direct result of Staff and DAB feedback resulting in a successful contextual driven scale by sacrificing bedrooms and useable building area.

Equally important, the design prioritizes the pedestrian experience at the ground level. The building mass is recessed along Broadway, creating a front courtyard that softens the public edge of the street and welcomes pedestrian activity. Landscaped paths frame direct pedestrian access into the property, while a series of open spaces (see detail 1/L2.0), including two landscaped courtyards and a bocce ball court area , offer active and social outdoor experiences. Ground floor uses are intentionally programme d to enhance this pedestrian environment ; a leasing office and an indoor amenity space that is wrapped on three sides by outdoor areas. Transparency is maximized by the use of storefront glass, visually connecting indoor activity to the courtyards and public realm (see A204), relocating the north courtyard rain garden, and recessing the parking area further into the site . These revisions create a wider view corridor into the property from the multi -use path. Bicycle parking is prioritized at the ground level to support sustainable transportation, while vehicular parking is discreetly accommodated to maintain a pedestrian friendly frontage. The revised design recesses vehicular parking further away from Broadway seeking to further improve the courtyard and pedestrian experience along Broadway. Together, the building’s carefully terraced height and massing , contextual siting, and ground -level programming reflect a design approach that respects surrounding development patterns while creating a vibrant, pedestrian oriented environment. SOLAR ACCESS EXCEPTION The proposed project meets the Solar Access Exceptions outlined below: A. Basic solar access protection findings A(i) Reasonable use of the lot The exception is requested only for a small corner of the adjacent BVSD property, which represents a minimal portion of the overall site. Given the size and configuration of the exempted area, reasonable use of the lot for the adjacent property is still ac hievable, and the minor impact does not compromise the overall utility of the site. A(ii) Suitability of adjoining lots for solar The impacted area of the adjacent property is located at the northernmost boundary of the BVSD High School parcel. The property is large, has recently undergone redevelopment, and the area impacted by shadow encroachment remains open and undeveloped. Due t o the parcel shape, distance from the

main campus, and site constraints, this area would not be an ideal or feasible location for a solar energy system. Other portions of the site are more suitable for solar development. A(iii) Degree of solar impact Shading onto the BVSD property is minimal, affecting only a small corner of the site. The majority of the parcel remains unaffected, and the minimal shading is illustrated in the included Solar Exhibit A102.1. A(iv) Applicant responsibility The shading situation is a result and hardship of the flag-shaped configuration of the subject parcel at 777 Broadway. B. Minimal action for economically feasible relief Several alternatives were studied during design development. The final design has been selected to minimize solar access impacts to both the impacted BVSD parcel and other adjacent properties. The requested exception represents the minimal action required to achieve the project program while maintaining code compliance and minimizing shadow impact. C. Least interference with solar access Building massing has been stepped down along the impacted edge to further reduce shading onto the BVSD parcel. The building is strategically positioned so that only the small corner of BVSD’s property with open, undeveloped space is affected. Solar access for the Lux residential property, located to the south, has been prioritized, with massing and setbacks designed to preserve maximum sunlight. D–G. Not applicable The project site is not in a historic district, and no existing or proposed solar systems are affected beyond the small shaded corner of the BVSD property. H. Extent of solar access breach Shading impacts are minimal and insubstantial, limited to an undeveloped corner of the BVSD property. No solar access permits are breached. I. Other requirements The design has carefully considered both adjacent properties. The Lux residential community has been prioritized due to its status as the nearest occupied property with limited space for solar access .

Setbacks and massing along The Lux have been maximized to preserve solar access, while the minor shadow encroachment onto the BVSD parcel occurs only in open, undeveloped space and does not impair future use. SOLAR ACCESS EXEMPTION SYUMMARY AND SUPPORTING EXHIBITS Supporting Exhibits • Solar Exhibit A102.1 Shadow analysis showing minimal shading impact on BVSD property • Site plan , roof plan, and building massing diagrams highlighting step downs and setbacks The project team requests a solar access exception for a small corner of the adjacent BVSD High School property. The shading is minimal, limited to an undeveloped portion of the site, and does not significantly impact reasonable use of the property. The af fected area is located at the northernmost boundary of the BVSD parcel, which is large, recently redeveloped, and otherwise unsuitable for a solar energy system due to its shape, location, and distance from the main campus. The situation was not created by the applicant and results from the flag -shaped configuration of the 777 Broadway parcel. During design, multiple alternatives were considered, and the final building massing was strategically positioned and stepped down to minimize shadow impacts while pr eserving solar access to The Lux residential property to the west. The exception represents the minimal action necessary to achieve the project program while balancing solar access for all adjacent properties. Solar Exhibit A102.1 demonstrates the limited shading, and supporting massing and setback strategies ensure tha t the exception causes the least interference possible.

LAND USE MODIFICATIONS To support the proposed modifications to the Land Use Code, the following proposed design elements have been carefully introduced to the development to ensure compliance with the modification guidelines and provide a benefit to the community. (1) Building Height a. The proposed project is pursuing a building height increase to 55’ and 5 stories. The project seeks to increase the building height to maximize allowable density to be consistent with the BVCP and High-Density Residential land use designations in which the property falls under. While increasing the density works to support the Flagship 2030 goal to increase the number

of undergraduate, graduate, and professional school students attending the University of Colorado , careful design considerations take place to meet the necessary requirements . Largely, t he proposed project seeks the height bonus by offering 29% Open Space , well over the 15% requirement, and achieves this through both public and semi -private spaces. The ground level courtyard to the North is programmed for both public and resident use , acting as the front entrance to the development. The ground level breezeway provides a covered entry into th e project and allows connectivity into the second courtyard, programmed for active resident use including social gatherings, outdoor cooking, and games. Finally, two ‘sky-lounge’ spaces located on the fifth floor of thedevelopment provides secure, year -round outdoor semipublic space for residents and visitors taking advantage of the mountain and campus views the property offers. The roof deck amenity program remove building mass and allow for the appearance of the building scale to step down along the Broadway facing façade. (2) Alternative Setbacks a. The proposed project is pursuing alternative setback s to best position the building for compatible character of the surrounding area and community benefit while minimizing negative impacts to adjacent properties. The site is currently bifurcated by a sanitary sewer easement that runs from 20 th Street, due east, towards Broadway. The project is proposing to relocate this easement to run along the Western property boundary before turning towards Broadway to ensure a larger setback from the neighboring property at 85 5 Broadway (The Lux). By increasing the required 10’ side yard setback along the western boundary to 25’ to accommodate the sewer easement, the proposed project give s significantly greater visual distance and solar access space to the neighboring property at 855 Broadway (The Lux) . This results in the building being sited further East and South and reducing those side yard setbacks from 10’ to 4’, 5’, and 2.5’. The adjacent property at these alternative setback locations is the New Vista High School. The High School’s latest development plans show greenspace near these property boundaries , with the proposed project at 777 Broadway having zero impact on solar access at this location and having no visual impact from these spaces toward the mountain views . Finally, the front yard setba ck is being reduced from 25’ to 18’ to maintain compatibility with the character of the surrounding area and to allow for the increased side yard setback from 10’ to 25’ . In reducing this setback, the proposed development seeks to re engineer the drainage ditch and modify the multi -use path to allow for the ability to install street trees and improve the public and pedestrian experience along Broadway. This proposal provides a significant public realm improvement along Broadway while allowing the

development to carefully consider its neighbors in locating the building streetscape along Broadway.

and improving the

DEVELOPMENT SCHEDULE Once the proposed project obtains approval and entitlement through the Site Plan Review process, it is the intent of ownership to move into Technical Documents development. This then would be followed by Permit drawings and again, upon approval, begin construction of the project. Construction of the project is anticipated to be 18 -months.

SPECIAL AGREEMENTS, CONVEYANCES, RESTRICTIONS, OR COVENANTS Not applicable to this project. BOULDER VALLEY COMPREHENSIVE PLAN CRITERIA COMPLIANCE (1)

Boulder Valley Comprehensive Plan (BVCP) criteria: (A) BVCP Land Use Map and Policies: The proposed project is consistent with the BVCP land use map and, on balance, with the goals and policies of the BVCP particularly those that address the built environment. In applying this, the approving authority shall consistently interpret and apply this criterion and consider whether a particular goal or policy is intended to be applied to individual development projects or is to guide city policy decisions, such as regulatory actions. The BVCP does not prioritize goals and policies, and no project must satisfy one particular goal or policy or all of them. Response: The proposed development is located within BVCP Area I and the High Density Residential (HR) Land Use Area, also within the Central Boulder – University Hill Neighborhood. This land use supports attached residential units and apartments with more than 14 dwelling units per acre and generally located close to the University of Colorado. This development directly supports those policies in providing more than 48

units per acre directly across from the University and by enhancing the connections to the adjacent major corridor and services. BVCP Policy 2.03 – Compact Development Pattern The redevelopment of 777 Broadway supports a compact development pattern in the Boulder Valley by adding additional student oriented residential units on a Multi-Modal Transit Corridor across from the University of Colorado Boulder campus. This minimizes impacts such as sprawl and increased transportation demand as residents (students ) have immediate pedestrian and bicycle access to campus on beyond via the on-site multi -use path. BVCP Policy 2. 20 – Role of the Central Area The proposed development is consistent with the intent of the Central Area within the University Hill center by providing additional student housing adjacent to campus along the Multi -Modal Transit Corridor allowing direct connections between the interrelated centers within the Central Area. BVCP Policy 2.33 – Sensitive Infill and Redevelopment The redevelopment of 777 Broadway from low density student housing to higher density student housing supports the Area Plans ’ Flagship 2030 goal of increasing the number of st udents by 2030. Though the use will remain the same (student housing) , the property will be improved from a property that needs repair to a new development with enhanced public space (North Courtyard) and an elevated street/multi-use path landscaping design to remain sensitive to the neighborhood and adjacent properties. The addition of street trees and new landscaping will elevate this section of Broadway and the multi -use path. BVCP Policy 2.41 – Enhanced Design for Private Sector Projects “C” Relationship to Public The Realm The proposed development relates positively to the public street and multi -use path by offering direct access to bike parking, e -scooter parking, and a public gathering space (North Courtyard). The building is positioned to be away from the adjacent building (The Lux) to reduce any negative visual or solar access impacts . The building mass is designed to create a void allowing the North Courtyard to welcome residents and guests from the multi -use path while offering protected outdoor space.

“E” Transportation Connections The project also includes a complete network of vehicular, bicycle and pedestrian connections to the project . The project includes improvements to the multi -use path landscape experience and improved pedestrian connections to the building and through out the property. “F” Parking The proposed development prioritizes quality site design and seeks to reduce the negative visual impacts p arking areas may cause. The parking area is located beneath the building and screened via building mass, site walls, decorative screening, and landscaping. Further design revisions have recessed the parking area further away from Broadway improving the pedestrian experience along Broadway and within the north courtyard. “I” On-site Open Spaces All of the common open spaces within the proposed development are designed with high quality materials and attention to detail. Most are a combination of hardscape and softscape to maximize the use of the outdoor area. The courtyards are designed for resident and guest use with access to sunlight and places to sit comfortably. The easement between the development and The Lux is enhanced with softscape (e.g. bocce ball court ) to provide activity space in an area otherwise undevelopable due to the sanitary sewer easement. “J” Buildings The building design is cohesive and appropriate for the context. The building is designed to be a four -sided design implementing the same high quality , long lasting materials on all sides. Building entries are positioned near the multi-use path to encourage residents to use bicycle and pedestrian modes of transportation. The main entrance is access through a welcoming landscaped front courtyard and the use of storefront and attractive materials enhance the streetscape and pedestrian experience . BVCP Policy 6.12 – Transportation Impacts Mitigated Please refer to the TDM Strategies provided.

(B) Subcommunity and Area Plans or Design Guidelines: If the project is subject to an adopted subcommunity or area plan or adopted design guidelines, the project is consistent with the applicable plan and guidelines. Response: The proposed development is seeking to maximize the number of bedrooms, which directly supports the Flagship 2030 goal to increase the number of students by 2030. (C) Reducing Greenhouse Gas Emissions: Any new commercial building greater than 30,000 square feet in floor area and any 30,000 square feet or greater addition to a commercial building shall either have a net site energy usage index (EUI) of zero or is designed to achieve a net site EUI that i s 10 percent lower than required under the City of Boulder Energy Conservation Code. It shall be a condition of approval that the applicant demonstrate compliance with this criterion at the time of building permit. For the purpose of this requirement, "com mercial building" shall have the meaning defined in the City of Boulder Energy Conservation Code. Response: Not applicable to this project. (D) Urban Edge Design: If the project is located within the urbanizing areas along the boundaries between Area I and Area II or III of the BVCP, the building and site design provide for a well - defined urban edge, and, if, in addition, the project is located on a major street shown in Appendix A of this title, the buildings and site design establish a sense of entry and arrival to the city by creating a defined urban edge through site and building design elements visible upon entry to the city. Response: Not applicable to this project. (E) Historic or Cultural Resources: If present, the project protects significant historic and cultural resources. The approving authority may require application and good faith pursuit of local landmark designation. Response: See HIS2024 -00154. Landmark designation has not been pursued project has been approved by the Landmark Board for demolition.

and the

(F) Housing Diversity and Bedroom Unit Types: Except in the RR, RE and RL -1 zoning districts, projects that are more than 50 percent residential by measure of floor area, not counting enclosed parking areas, meet the following housing and bedroom unit type requirements in Subsections (i) through (vi) . For the purposes of this subparagraph, qualifying housing type shall mean duplexes, attached dwelling units, townhouses, live -work units, or efficiency living units, and bedroom type shall mean studios, one -bedroom units, two bedroom units, or three - bedroom units. (i) Projects five acres or less shall include at least one qualifying housing type. In projects with efficiency living units, at least one additional qualifying housing type shall be provided consistent with the requirements of this paragraph; Response: The proposed project provides one qualifying housing type, Attached Units, for a total of 63 attached dwelling units , comprised of 1-, 2-, 3-, and 4-bedroom s. (ii) Projects greater than five acres shall include at least two qualifying housing types; Response: Not applicable to this project. (iii) Projects ten acres or more shall include at least three qualifying housing types; Response: Not applicable to this project.

(iv) Projects greater than five acres shall include at least five dwelling units of each required qualifying housing type; Response: Not applicable to this project. (v) Projects with more than 20 attached dwelling units shall include at least two different bedroom types, and; Response: The proposed project provides 6 3 attached dwelling units comprised of 1 , 2-, 3-, and 4-bedroom types.

(vi) If a project does not meet the requirements of Subsections (i) through (v) above, the applicant shall demonstrate that the project fulfills another at least equivalent community need related to housing policies identified in the BVCP. Response: The project seeks to thoughtfully maximize the number of residents while working within the zoning and density constraints to assist in meeting the Flagship 2030 goal of increasing the University of Colorado’s student population. (G) Environmental Preservation: (i)

The project provides for the preservation of or mitigation of adverse impacts to natural features, including, without limitation, healthy long -lived trees, significant plant communities, ground and surface water, wetlands, riparian areas, drainage areas, a nd species on the federal Endangered Species List and "Species of Special Concern in Boulder County" designated by Boulder County and their habitat. Response: The proposed project seeks to adhere to the policy to the greatest extent possible while designing for improved environmental features, including improved drainage area design that will allow for adding street trees where none are possible today. The existing open storm swale located between the multi -use path and Broadway will be re-designed to accommodate the planting of street trees as seen on the site plan. Proposed rain gardens will be planted as pollinator gardens further enhancing the landscaping design.

(ii) Where excavation occurs, the location and design of buildings conforms to the natural contours of the land with tiered floor plates, and the site design avoids over engineered tabling of land. Slopes greater than 50 percent should be avoided and, to the extent practicable, any such areas shall be stabilized with vegetation. Response: The proposed project employs ramps and terraces to conform the parking areas and building to the natural grade of the site to avoid over engineering.

(2)

Site Design Criteria: The project creates safe, convenient, and efficient connections for all modes of travel, promotes safe pedestrian, bicycle, and other modes of alternative travel with the goal of

lowering motor vehicle miles traveled. Usable open space is arranged to be accessible; designed to be functional, encourage use, and enhance the attractiveness of the project; and meets the needs of the anticipated residents, occupants, tenants, and visito rs to the project. Landscaping aesthetically enhances the project, minimizes use of water, is sustainable, and improves the quality of the environment. Operational elements are screened to mitigate negative visual impacts. In determining whether this is me t, the approving agency will consider the following factors: (A) Access, Transportation, and Mobility: (i)

The project enables or provides vehicular and pedestrian connectivity between sites consistent with adopted connections plans relative to the transportation needs and impacts of the project, including but not limited to construction of new streets, bike lanes, on-street parking, sidewalks, multi -use paths, transit stops, streetscape planting strips, and dedication of public right -of-way or public access easements, as applicable considering the scope of the project. Where no adopted connections plan applies, the applicant shall, in good faith, and in coordination with the city manager, attempt to coordinate with adjacent property owners to establish, where practicable, reasonable and useful pedestrian connections or vehicular circulation connections, such as between parking lots on abutting properties, considering existing connections, infrastructure, and topography. Response: The proposed project enables continued vehicular access to the adjacent properties and improves pedestrian connectivity from the project to the multi -use path, offering alternative methods of transportation to reduce motor vehicle use. Eliminating the vehicular access to Broadway removes conflicts between vehicles and pedestrians using the MUP. Reviewing Staff, Planning, and Public Comments has been instrumental in improving the design to enhance the way the project addresses pedestrian safety and reduced parking. The most recent design respon ds to Staff and DAB comments by locating long -term bicycle parking adjacent to the MUP , providing direct access to the north courtyard and providing a dedicated pedestrian walkway through the parking area.

(ii) Alternatives to the automobile are promoted by incorporating site design techniques, land use patterns, and infrastructure that support and encourage walking, biking, and other alternatives to the single -occupant vehicle. Response: The proposed project takes advantage of it s premier location, across the street from the University of Colorado , and promotes pedestrian and bicycle use by arranging pedestrian access near the multi-use path and designing for bicycle parking above the minimum requirement. Ample and convenient open and covered short-term bicycle parking and covered, secure long -term bicycle parking will be provided . The design seeks to accommodate various types of bicycles including e-bikes and scooters, to encourage the alternative means of transportation to the single -occupant vehicles. (iii) A transportation demand management (TDM) plan will be complied with including methods that result in a significant shift away from single -occupant vehicle use to alternate modes. Response: The TDM plan accompanying the application will be complied with. Table 1 within the TDM report. Items to comply with include: • Orientation Packets • Evaluation • Pedestrian Enhancements • Bike Enhancements • Transit Enhancements • Alternative Transportation Fund • NECO Pass Program Participation • E-Scooters • Short Term Bicycle Parking • Long Term Bicycle Parking • Vehicle Parking

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(iv) Streets, bikeways, pedestrian ways, trails, open space, buildings, and parking areas are designed and located to optimize safety of all modes and provide connectivity and functional permeability through the site.

Response: Vehicular access has been reduced to a single ingress/egress access to 20 th Street, prioritizing bikeways, pedestrian ways, and open space towards the University and Broadway. The development seeks to avoid potential pedestrian and automobile conflicts along Broadway by removing the existing curb cut at Broadway. Internally, pedestrian access is prioritized within the parking areas by providing a dedicated walk way outside of the drive aisles for residents to access the long term bicycle parking . The latest design provides direct access from the long term bicycle parking to the north courtyard and multi -use path . Other amenity space is access ed via pedestrian only routes not accessible by vehicles. The design does not provide a direct pedestrian connection between Broadway and 20th Street due to existing easements, shared vehicular access, and adjacent property parking dependencies along the drive aisle to 20th Street. Introducing pedestrian circulat ion in this location would create unsafe conflicts with vehicular traffic. Both sides of the drive aisle to 20th Street are parking and/or vehicular circulation points for the neighboring properties. The design intentionally directs vehicles to 20th Street to fully segregate pedestrian and vehicular movement, prioritizing safety. Pedestrian permeability is best accommodated through the existing sidewalk network, multi -use trail, and signalized intersections, which provide safe and accessible connections around the site.

(v) The design of vehicular circulation and parking areas make efficient use of the land and minimize the amount of pavement necessary to meet the circulation and parking needs of the project. Response: The parking areas have been designed to be as small as possible and minimize the amount of pavement open-to-sky by positioning the majority of the parking beneath the structure of the building. Compact parking spaces have been implemented to reduce the pavement necessary while still meeting the parking needs of the project. The latest design iteration sets the parking area further back away from Broadway to minimize it’s visual impact on the north courtyard, multi -use path , and Broadway.

(vi) Where practicable and needed in the area and subject to coordination with the city manager, the project provides curbside parking or loading or both consistent with city policies on curbside management. Response: Designated loading stalls and short term drop off/ride share stall s are proposed within the parking area . We expect drop-offs, and ride shares to utilize the designated loading space located near Elevator 1. Package concierge will be a feature of the property eliminating the need for management to coordinate delivery vehicles.

(B) Open Space: (i)

Useable open space is arranged to be accessible and designed to encourage use by incorporating quality landscaping, a mixture of sun and shade, hardscape areas and green spaces for gathering. Response: Ample open space is incorporated into the proposed development and thoughtfully arranged to create public and semi -public spaces. The two courtyards are positioned and landscaped to offer a mixture of sun and shade, while the hardscaped breezeway connecting the north and south courtyards is designed to offer full shade . Each space provides different uses and space for gathering. The easement space, otherwise undevelopable, between the subject property and The Lux has been activated with outdoor seating, a bocce ball court, and landscape to further enhance pedestrian and resident experience. See the additional renderings of the spaces for reference.

(ii) The open space will meet the needs of the anticipated residents, occupants, tenants, and visitors of the property. In mixed -use projects, the open space provides for a balance of private and common areas for the residential uses and includes common open space that is available for use by residents of the residential uses and their visitors and by tenants, occupants, customers, and visitors of the non -residential uses. Response: The proposed open space throughout the development offer s public, semi public, and private gathering space to meet the needs of the residents and guests. Two ground level courtyards are connected via a hardscape breezeway , providing densely

landscaped gathering and activity spaces. Other ground floor amenities include the bocce ball court , activating an undevelopable space due to utility easements. Each dwelling unit is provided its own private balcony. Located at the fourth and fifth floor are two outdoor amenity ‘sky lounge s’, providing semi -public outdoor space with mountain and campus views to the residents year -round. (iii) If the project includes more than 50 dwelling units, including the addition of units that causes a project to exceed this threshold, and is more than one mile walking distance to a public park with any of the amenities described herein, at least 30 percent of the required outdoor open space is designed for active recreational purposes. Response: While the proposed project incorporates approximately 90% of the required outdoor space as active recreational use , Beach Park is located 0.6 miles away from the subject property with Chautauqua Park 1.0 miles away. (iv) On-site open space is linked to adjacent public spaces, multi -use paths, city parks, or public open space if consistent with Department of Open Space and Mountain Parks or Department of Parks and Recreation plans and planning for the area, as applicable. Response: The project proposes that the on -site open space has visual and physical connections to the multi -use path. The design seeks to take advantage of its location providing several connections to the multi -use path for convenience to residents and visitors. (C) Landscaping and Screening: (i) The project exceeds the minimum landscaping requirements of Section 9 -9-12, "Landscaping and Screening Standards," B.R.C. 1981, by at least fifteen percent in terms of planting quantities, includes a commensurate area to accommodate the additional plantings, and, where practical, preserves healthy long -lived trees. Response: All landscape standards are either met or exceeded. Screening of the proposed parking area visible from Broadway will be screened with either knee -walls, landscape material, or both. Required plant materials will be exceeded by the required 15% excess.

(ii) The landscaping design includes a variety of plants providing a variety of colors and contrasts in terms of texture and seasonality and high -quality hard surface materials, such as stone, flagstone, porous pavers, and decorative concrete. Response: The proposed landscape is designed for year -round visual and environmental interest ; the color and plants are suitable for the local climate and will be primarily low water usage plants . No high water plants or natural turf is planned for the project. A variety of textures, forms, and colors will be included in the landscape design. The plant list provided shows a variety of colors, textures and seasonality in the proposed plant materials. Detailed plans will be called out in the T EC Doc phase. (iii) The landscaping design conserves water through use of native and adaptive plants, reduction of exotic plant materials, and landscaping within stormwater detention facilities to create bioswales or rain gardens, or other similar design strategies. Response: All plants will be either native or adapted. No exotic plants or sod will be used. Rain gardens are designed to treat as much stormwater runoff as possible. (iv) Operational elements, such as electrical transformers, trash storage and recycling areas, parking, and vehicular circulation, are screened from the public realm through design elements, such as landscaping, fencing, or placement of structures, to mitigate negative visual impacts. Response: The vehicular circulation, parking areas, transformers , and trash storage have been organized in such a way that these operational elements are screened from the public realm by the proposed building and landscape. Where vehicular parking may be visible from the public realm, knee -walls and landscaping will be implemented to mitigate potential negative visual impacts and comply with any parking lot screening code requirements. Please review the additional renderings which include accurate landscaping and kneewall design and highlights the successful measures taken. All elements requiring s creening have been appropriately screened regardless of their visibility from public views.

(3)

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

New buildings and, to the extent practicable, additions to existing buildings are positioned towards the street, respecting the existing conditions or the context anticipated by adopted plans or guidelines. In urban contexts, buildings are positioned close to the property line and sidewalk along a street; whereas, in lower intensity contexts, a greater landscaped setback may be provided to match the surrounding context. Response: The proposed building has been positioned towards the street and the project requests a modified setback to help match the surrounding context, provide an improved streetscape design experience, and mitigate any solar access impact to adjacent buildings. The property currently hosts a drainage ditch along Broadway with zero street trees as well as a sewer easement bifurcating the site. With the modified setbacks, the proposed design can relocate the sewer easement to create an increased buffer to the adjacent property to the West, mitigating solar access impact, and providing improvements to the drainage ditch to allow for the placement of street trees along Broadway providing a buffer to the public multi -use path.

(ii) Wherever practical considering the scope of the project, parking areas are located behind buildings or set back further from the streetscape than the building façade. Response: The design propose s fully screened parking areas by locat ing them behind and underneath the building .

(iii) Along the public realm, building entries are emphasized by windows and architectural features that include one or more of the following: increased level of detail, protruding or recessed elements, columns, pilasters, protruding bays, reveals, fins, ribs, b alconies, cornices, eaves, increased window glazing, or changes in building materials or color. Response: The proposed building entries are all emphasized by providing a covered and protruding canopy element. The main entrance is highlighted with a larger canopy that is detailed at a higher level and is accessed through the front entry courtyard (North Courtyard) with pedestrian paths framed with landscaping . The use of storefront allows the light filled main entrance to physically and visually open into the programmed covered breezeway area , providing residents and guests with shade and protection from the elements. See renderings for reference. (iv) Defined entries connect the building to the public realm. Unless inconsistent with the context and building's use, along the public realm, one defined entry is provided every 50 feet. Buildings designed for residential or industrial uses may have fewer def ined entries. Response: The defined entries are provided to create convenient access to the public realm along the multi -use path and Broadway at the northern, center, and southern access points of the property. (v) If the project is adjacent to a zoning district of lower intensity in terms of allowable use, density, massing, or scale, the project is designed with an appropriate transition to the adjacent properties considering adopted subcommunity and area plans or d esign guidelines applicable to the site, and, if none apply, the existing development pattern. Appropriate transitions may be created through design elements such as building siting and design or open space siting and design. Response: The subject property is adjacent to the same zoning district on all sides. (vi) The building's siting and relationship to the public realm is consistent with the character established in any adopted plans or guidelines applicable to the site or, if

none apply, is compatible with the character of the area or improves upon that character, consistent with the intent of Paragraph (3), Building Design Criteria. Response: The proposed building is sited to engage the public realm along the multi use path and Broadway while reducing negative impacts to adjacent properties. This is achieved by locating the sanitary sewer easement adjacent to The Lux as this requires the building to be located outside of this area. By moving the building further away from The Lux, the proposed project provides physical and visual relief to the neighboring building and is located closer to the New Vista High School property, where there is planned open space. (B) Building Design: (i)

Larger floor plate buildings and projects with multiple buildings have a variety of forms and heights. Response: The proposed design elevates most of the structure, only touching the ground in three distinct locations, and employs the use of both vertical and horizontal design elements to accentuate th is condition. The building elevations create a dynamic façade with elements of varying heights, offering visual interest and composition.

(ii) To the extent practical considering their function, mechanical appurtenances are located within or concealed by the building. If they cannot be located within or concealed by the building, their visibility from the public realm and adjacent properties is minimized. Response: The HVAC condensers are located in the center of the roof to minimize their visibility from the public realm as much as possible. Furthermore, screens are located around the condensers to ensure their visibility is concealed from the public realm . The HVAC condenser rooftop appurtenances meet the standards of Section 9 7 7(a)(2). There is a clear functional need for these elements, as the condenser screens are required to fully conceal rooftop mechanical equipment and to support condenser units moun ted on pedestal rack systems that allow proper operation during snow accumulation and maintain adequate air circulation. The functional need cannot be

met at a lesser height because the rack systems are installed at the lowest height permitted by applicable building and mechanical regulations, and the screen height is limited to what is necessary to completely screen the equipment. The visible materials and colors of the appurtenance are compatible with the primary building design. The screens are specified as aluminum louvered panels finished to match the gray cementitious panel color, and the condenser locations are positioned toward the core of the building to minimize visibility, with the screens ensuring that rooftop equipment remains concealed from public view. Elevator overruns are required to be concealed by the building and are intentionally designed. The elevator overruns are required to accommodate the structural hoist beam for the elevators’ functionality. The elevator overrun rooftop appurtenances satisfy the standards of Section 9 7 7(a)(2). There is a functional need for the elevator overruns, which are designed to the minimum height required to accommodate proper installation, operation, and long term ma intenance of the elevators. The hoist beam location is established by the elevator manufacturer and cannot be reduced. This functional need cannot be met at a lesser height because the overruns are set at the minimum dimension permitted by manufacturer spe cifications, and the parapets terminate at the top of the roof system to prevent the overruns from extending higher than necessary. The visible materials and colors of the appurtenances are compatible with the building facade, as the elevator overrun wall surrounds match the primary exterior materials and the overruns have been relocated away from the exterior facade to reduce their visual presence.

(iii) On each floor of the building, windows create visual interest, transparency, and a sense of connection to the public realm. In urban, pedestrian main street -built environments, it is a best practice to design at least 60 percent of each ground floor façade facing the street as window area. Otherwise, it is a best practice to design at least 20 percent of the wall on each floor of a building as window area. Blank walls along the most visible portions of the building are avoided. Response: The design follows the best practice of providing at least 20 percent of the wall on each floor of a building as window area to maximize visual interest, transparency, and a sense of connection to the public realm. The façade steps and

utilizes balcony recesses, plane changes, and roof height changes to create visual interest. The building siting and increased setback and negative space along Broadway allow the design to program an active courtyard to successfully engage the public realm while avoiding an imposing mass along Broadway. Due to the nature of the program, the ground floor residential units prioritize resident privacy and safety by intentionally landscaping in front of ground floor unit windows whereas the public spaces are designed with maximum transparency in mind with storefront walls , all while conforming to the required 20 precent transparency requirement at each floor. (iv) Simple detailing is incorporated into the façades to create visual interest, without making the façade overly complicated. This detailing may include cornices, belt courses, reveals, alternating brick or stone patterns, expression line offsets, window lintels and sills, and offsets in window glass from surrounding materials. Response: The building design seeks to create visual interest through texture, mass, transparency, and repetition. The façade steps to break the massing down into distinct forms, avoiding a monolithic structure . The recessed balconies provide greater depth to the façade and multiple roof datums and forms provide variety in height . Further visual interest is created by organizing different window sizes and openings between the ‘base’ of the building and the ‘top’ façade elements. Materials are assigned to further this appearance of varying building mass by providing a darker background material contrasting with the lighter stone material. (v) Balconies on buildings with attached dwelling units are integrated into the form of the building in that exterior walls partially enclose the balcony. Balcony platform undersides are finished. Response: The balconies are incorporated into the façade and massing of the building and all have exterior walls that partially enclose the balcony. All of the undersides of the balconies will be finished . (vi) The building's design, including but not limited to use of materials, color, roof forms, and style, is consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, is compatible with the character o

the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. Response: The building’s form and use of high -quality materials is consistent and compatible with the character of the area . The color palette of the materials directly relates to the adjacent properties and to other architecture found throughout Boulder. (C) Building Materials: (i)

Building facades are composed of high -quality, durable, human -scaled materials. High - quality materials include brick, stone, polished concrete masonry units, wood, architectural high pressure laminate panels, cementitious or composite siding, architectural metal panels, or any combination of these materials. Split -faced concrete masonry units, stucco, vinyl siding, EIFS, and unfinished or untreated wood are not considered durable, high -quality materials, but may be used on a limited basis and not on facades facing the public realm. High quality materials are focused on the ground floor facades on all sides of a building and on all floors of facades facing the public realm, and, overall, comprise the vast majority of all building facades. Response: All building facades are composed of high -quality, durable, and human scaled materials. The materials used include stone, cementitious siding and panels , metal panels , and semi -transparent architectural panels .

(ii) Monolithic roofing membranes, like Thermoplastic Polyolefin, are not used on roof surfaces that are visible from the street level. Response: The roof membrane is not visible from the street level. (iii) The number of building material types is limited, and the building materials are applied to complement the building form and function. The organization of the building materials logically expresses primary building features, such as the spatial layout, bui lding entries, private and common spaces, anchor corners, stairwells, and elevators.

Response: The design employs a restrained palette of brick, gray cementitious panels, and black cementitious trim, and this limited selection works to clearly reinforce the building’s form and function. Each material is placed in a way that logically expresses the primary architectural features. The brick volumes anchor major corners and frame key structural elements, giving visual weight to areas that define the building’s organization. The gray cementitious panels lighten the upper portions of the massing and help dis tinguish residential groupings, while the black trim provides crisp definition around windows, balconies, and provide a datum to adjacent architectural context . The arrangement of materials also clarifies circulation zones, with shifts in texture and tone subtly marking stairwells, vertical bays, and other movement paths. At the ground level, the continuity of brick and the transition into landscaped edges empha size building entries and common areas, making the spatial hierarchy legible and intuitive. (iv) Building cladding materials turn convex corners and continue to the inset wall. This criterion does not apply to changes that occur at an interior corner nor to detailing elements, such as cornices, belt courses, reveals, offsets in expression lines, linte ls, and windowsills. Building cladding materials do not change in -plane unless there is at least a 12-inch wall offset. Response: The building design meets this criterion through the consistent way its primary cladding materials wrap convex corners and continue cleanly into inset wall planes, reinforcing a sense of continuity in the overall composition. The brick portions in particular turn the outer c orners without interruption, which strengthens the reading of these elements as solid anchored volumes within the massing. The gray cementitious panels follow the same approach, maintaining material continuity as they move from prominent exterior faces int o recessed areas, which supports the clarity of the building’s volumetric expression. Material changes occur only where the form provides a meaningful offset, and the design avoids shifting materials within the same plane unless the wall steps back enough to justify the transition. This disciplined application of materials ensures that the facade reads as intentional and coherent, with each material reinforcing the underlying geometry rather than competing with it. (v) Any newly constructed building that includes residential units and is located within 200 feet of a railroad, freeway, or expressway is designed to achieve an interior day -night

average noise level of no more than forty -five decibels. Noise shall be measured in a manner that is consistent with the federal Housing and Urban Development's standards in Sections 24 CFR §§ 51.100 to 51.106 for the "measure of external noise environment s," or similar standard adopted by the city manager in the event that such rule is repealed. The applicant shall provide written certification prior to the issuance of a certificate of occupancy that the sound abatement and attenuation measures were incorp orated in the construction and site design as recommended by a professional engineer. Response: Not applicable to this project. (4)

ADDITIONAL CRITERIA FOR BUILDINGS REQUIRING HEIGHT MODIFICATION OR EXCEEDING THE MAXIMUM FLOOR AREA RATIO: Any building exceeding the by-right or conditional zoning district height as permitted by Section 9-2- 14(b)(1)(E), B.R.C. 1981, and any building exceeding the by -right floor area limits as permitted by Section 9-2-14(h)(6)(B), B.R.C. 1981, shall meet the following requirements: (A) Building Form and Massing: The building's form and massing are consistent with the character established in any adopted plans or guidelines applicable to the site or, if none apply, are compatible with the character of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. The building's form, massing and length are designed to a human scale and to create visual permeabi lity into and through sites. In determining whether this is met, the approving au thority will consider the following factors: (i)

The building does not exceed 200 feet in length along any public right-of-way. Response: The building design does not exceed 200 feet in length along any public right-of-way.

(ii) All building facades exceeding 120 feet in length along a public street, excluding alleys, are designed to appear as at least two distinct buildings. To achieve this, façade segments vary in at least two of the following design elements: a.

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

Facade recessions and projections;

Location of entrance and window placements;

Roof forms; and

Building height.

Response: While the facade does not exceed 120 feet in length along the public street because the design incorporates a substantial negative space that creates a clear void and pedestrian zone at the main entrance. This break in the street wall functions as a meaningful separation in the massing and p revents the building from reading as a single uninterrupted volume. Although the criterion applies only when a facade surpasses the 120 foot threshold, the project still demonstrates the intent of the standard by using the entrance void to introduce visual relief and articulate the building into distinct segments. The variation in material expression, the shifts in plane created by the recessed entry court, and the organization of windows and balconies all reinforce the perception of multiple volumes rather than a continuous facade. The result is a frontage that feels appropriately scaled and visually diverse while remaining within the dimension al limits established by the guideline.

(B) Building and Site Design Requirements for Height Modifications: (i)

Buildings requiring a height modification shall meet the following requirements: a.

Height Modification Other than Height Bonus: For buildings no taller than three stories and subject to a height modification pursuant to Subparagraph 9-2-14(b)(1)(E)(i) through (vii), the building's height, mass, and scale is compatible with the character of the surrounding area. Response: Not applicable to the project.

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

Guidelines or Plan: The building's height is consistent with the building

heights anticipated in adopted design guidelines or subcommunity or area plans for the area; or Response: Guidelines or Plan (Area Plan) do not apply to the subject property. 2.

No Guidelines or Plan: If no such guidelines or plans are adopted for the area or if they do not specify anticipated heights for buildings, the building height is compatible with the height of buildings in the surrounding area or the building is located (1) near a multi -modal corridor with transit service or (2) near an area of redevelopment where a higher intensity of use and similar building height is anticipated; and Response: The proposed building height is compatible with the height of buildings in the surrounding area relative to 855 Broadway (Lux, 3stories, approx. 34’ in height ) and 850 20 th Street (San Marco North Condos , 8-stories, approx. 80’ in height ). The proposed building takes advantage of the natural topography which allows the structure to sit lower than the adjacent parcels, making the building appear similar or lower in height despite being a 5 -story building. The subject property is also located on the Broadway multi-use path and multi -modal corridor with transit service. The proposal is consistent with the goals of the High -Density Residential Land Use Area within the Central Boulder University Hill Neighborhood .

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

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

Response: The proposed project includes two ‘sky-lounge s’ located on the fourth and fifth floor s of the development directly oriented to the mountain and campus views offering residents year-round, secure, outdoor amenity space .

ii.

If the proposed building is located adjacent to a city managed public park, plaza, or open space, buildings are sited or designed in a manner that avoids or minimizes blocking of prominent public views of the mountains from these spaces; Response: Not applicable to this project. The project is adjacent to New Vista Highschool and does not block any views of the mountains from the property.

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