Boulder City Council · Document
Attachment A - Applicant’s Written Statement and Proposed Plans
Regular Meeting, June 18, 2026 · item 5A: Concept Plan Review and Comment on a proposal to redevelop the existing Unity Church property at 2855 Folsom with 21 detached dwelling units… · 17 pages
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Attachment A - Applicant’s Written Statement and Proposed Plans
Concept Plan Review and Comment
2855 Folsom
COBURNPARTNERS.COM
Attachment A - Applicant’s Written Statement and Proposed Plans
|BOULDER,COLORADO
Concept Plan Review & Comment – Written Statement
2855 Folsom Street 3/4/2026
Introduction The Unity of Boulder church is considering alternatives for their property at 2855 Folsom Street, including subdivision and redevelopment as a single family neighborhood. The result of the subdivision will be 22 individual lots – 21 small lots with a single family home each and one large lot consisting of the remaining area to the west. The property is part of a PUD (established 1989 and amended 1991) together with the Trout Farm Condominiums parcel adjacent to the South and this proposal will amend the PUD through a Site Review process.
Project Site The project site is located on the eastern part of the 2855 Folsom parcel, in the southwestern corner of Folsom St and Edgewood Dr in Central Boulder. Adjacent land uses are single family homes to the north and east, condominiums to the south, and a mix of uses including commercial, multifamily, single family, and mobile homes to the east and northeast. Goose Creek and its associated multiuse path is directly adjacent to the South. The site is currently occupied by the church building and surrounding surface parking lots. The size of the property is 382,717 square feet (8.8 acres). The western half is zoned RL-1 while the eastern half, where redevelopment is proposed to occur, is zoned RM-1. The property is also encumbered by the Goose Creek floodway and easements for an overhead Xcel Energy transmission line as well as the Goose Creek multiuse path.
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Attachment A - Applicant’s Written Statement and Proposed Plans
|BOULDER,COLORADO
Site Plan The proposed site plan includes 21 detached single family homes, the majority of which will front on Edgewood Drive to the North and Folsom Street to the East. Vehicular access to the individual lots is via a new T-shaped public street aligned with 25th Street to the North and terminating in a cul-de-sac at each end. The area of development is constrained into a triangular area by a public utility easement as well as the multiuse path and the flood zones associated with Goose Creek.
PUD and Open Space Open space is the primary density limiter in the RM-1 zone and across the PUD. When the PUD was established, 3,000 square feet of open space was required for each of the 92 Trout Farm Condominium units, or 276,000 square feet total. The PUD lists 277,495 square feet of open space provided, an excess of 1,495 square feet over required:
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COBURNPARTNERS.COM
Attachment A - Applicant’s Written Statement and Proposed Plans
|BOULDER,COLORADO
The land use code has since been updated to alter the density metrics in the RM-1 zone from 3,000 square feet of open space per unit to 2,000 square feet, allowing for an increase in dwelling units on the parcels. To avoid impacting the Trout Farm Condominium Owners’ development rights, this proposal will maintain the 277,495 square feet total open space originally provided and repurpose the 15,750 square feet of church coverage and 68,000 square feet of church parking/drive coverage in addition to a portion of the PUD’s excess open space to building coverage for the new single family homes (21,649 sf), the open space required for those new dwelling units (42,000 sf), as well as the new street and new shared driveways not qualifying as open space (21,407 sf):
The 42,000 square feet of open space for the 21 detached dwelling units will consist of landscaped areas, covered porches per B.R.C. 9-9-11(f)(2), individual driveways per B.R.C. 9-9-11(f)(3), and landscaped areas of the new public street right-of-way (up to 10% of the total required open space of 318,000 sf) per B.R.C. 9-9-11(f)(4).
Community Benefit This project will satisfy a host of City of Boulder goals. It will provide additional residential units of a type that is in limited supply: single family homes on the smaller end of the scale. The site is well connected to the multiuse path system via the adjacent Goose Creek path and just over ¼ mile from mass transit and employers along the 28th Street corridor. The project repurposes a developed parcel that is well situated to take advantage of existing alternative modes of transportation, thereby providing an opportunity for existing vehicular traffic to become bike and buss traffic.
Concept Plan Written Statement Requirements (A) Techniques and strategies for environmental impact avoidance, minimization, or mitigation: The development repurposes existing impervious areas (the church building and associated surface parking areas) to create a single family neighborhood with new pervious areas such as front yards and back yards. (B) Techniques and strategies for practical and economically feasible transportation demand management techniques, including without limitation site design, land use, covenants, transit passes, parking restrictions, information or education materials, or programs that may reduce single-occupant vehicle trip generation to and from the site:
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Attachment A - Applicant’s Written Statement and Proposed Plans
|BOULDER,COLORADO
The public sidewalks within the development will connect to the Goose Creek multipurpose path, providing quick and easy access to many neighborhood services within 15 minutes or less of biking. Mass transit options are available just over ¼ mile to the east along 28th Street. (C) Proposed land uses and, if it is a development that includes residential housing type, mix, sizes, and anticipated sale prices, the percentage of affordable units to be included; special design characteristics that may be needed to assure affordability: The 21 single family homes are currently proposed to range approximately from 2,400 square feet to 3,600 square feet, likely as a mix of two, three, and four bedrooms. This size range is smaller, and therefore more affordable, than the typical new construction home in Boulder.
Boulder Valley Comprehensive Plan Specific examples of consistency with the purposes and policies of the Boulder Valley Comprehensive Plan: 1.11 Jobs: Housing Balance: This project creates housing near areas of employment. 1.22 Channeling Development to Areas with Adequate Infrastructure: This development is located in an area with excellent infrastructure of all types. 2.24 Commitment to a Walkable & Accessible City: The project will provide easy and safe access to neighborhood centers, community facilities, and transit stops through its connection to the Goose Creek multiuse path and well developed sidewalks along Folsom Street and Valmont Road. 2.38 Importance of Urban Canopy, Street Trees & Streetscapes: The site has many well-established existing trees along the multiuse path that will remain. The new streetscapes will increase the amount of planting over that existing on the current parking areas. 2.41 Enhanced Design for All Projects: The project will integrate with the existing single family neighborhoods to the North and West. The houses will be oriented to front on the streets rather than turn their backs to the public realm. Connections will be established to the surrounding street, sidewalk, and multiuse path network. Parking will be in private garages and on private drives, complemented by on-street parking. The houses will exhibit cohesive design and attractive architecture and embrace the streetscape. 4.07 Energy Efficient Land Use: The proposed development is more compact than traditional single family neighborhoods and utilities smaller building footprints. This allows the majority of the property to remain undeveloped. 6.03 Low Stress Walk and Bike Network: The project will integrate into the area’s established walk and bike network. 6.05 Reduction of Single Occupancy Auto Trips: The development is located near mass transit options and well connected to the biking/walking network. 7.17 Market Affordability: In providing moderately sized homes, the project adds a housing type that is more affordable to families and middleincome households. 2 8 5 5 F O L S O M I BOULDER, COLORADO CONCEPT PLAN REVIEW AND COMMENT | 3/4/2026 I 5 of 5 .
Attachment A - Applicant’s Written Statement and Proposed Plans
CONCEPT PLAN REVIEW 2855 FOLSOM C.0 C.1 C.2 C.3 C.4 C.5 C.6 C.7 C.8 C.9 C.10 C.11
COVER SHEET CONTEXT / CONNECTIONS OVERALL SITE PLAN ILLUSTRATIVE SITE PLAN CHARACTER SKETCHES OPEN SPACE & PARKING PRECEDENTS RENDERINGS RENDERINGS RENDERINGS RENDERINGS RENDERINGS
COBURN ARCHITECTURE 2718 PINE ST #100 BOULDER, COLORADO 80302 P: (303) 442-3351
OWNER UNITY OF BOULDER 2855 FOLSOM ST BOULDER, COLORADO 80304 P: (303) 442-1411
23RD STREET
SCOPE OF WORK: APPROXIMATELY 21 RESIDENTIAL SINGLE FAMILY HOMES ZONING: RM-1 / RL-1 SETBACK MINIMUMS: TBD BUILDING TYPE: SINGLE NUMBER OF BUILDINGS: 21 PROPOSED BUILDING AREA: TDB
ARCHITECT
25TH STREET
SHEET INDEX
24TH STREET
SCOPE OF WORK
EDGEWOOD DR
VALMONT RD
RM-1 RL-1
FOLSOM ST
SITE
BALSAM DR
VICINITY MAP 1" = 200'-0"
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
COVER SHEET PLAN
TRUE
C.0
Attachment A - Applicant’s Written Statement and Proposed Plans
LEGEND LE I M 2 / 1
BUS STOP
BUS LINES
DESIGNATED BIKE ROUTE EXISTING
MULTI USE PATH EXISTING ON STREET BIKE LANE EXISTING
LE I M 4 1/
SITE RM-1 RL-1
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
CONTEXT / CONNECTIONS PLAN
TRUE
C.1
Attachment A - Applicant’s Written Statement and Proposed Plans
ROADWAY ESMT.
EDGEWOOD DRIVE PROPERTY LINE 40' - 0"
15' BICYCLE / PEDESTRIAN PATH EASEMENT (P)
SIDEWALK & UTILITY EASEMENT 40' - 0"
60' - 0"
17' - 2 3/4"
100-YEAR FLOODPLAIN
CONVEYANCE ZONE
CITY OF BOULDER FIRE HYDRANT WATER LINE EASEMENT (TO BE REMOVED)
P.S.C.O ESMT
ZONE DIVISION LINE
FILL EASEMENT
48' - 0"
PROPERTY LINE
PROPERTY LINE 48' - 0"
FLOOD & DRAINAGE EASEMENT (P) CONVEYANCE ZONE PROPERTY LINE
RL-1
RM-1 P.S.C.O ESMT GOOSE CREEK PATH
CONVEYANCE ZONE
CONVEYANCE ZONE / 100-YEAR FLOODPLAIN 100-YEAR FLOODPLAIN
FOLSOM STREET
100-YEAR FLOODPLAIN
20' UTILITY EASEMENT (P) EXISTING CONDOS
15' BICYCLE / PEDESTRIAN PATH EASEMENT (P)
BRIDGE EASEMENT
FILL EASEMENT
PROPERTY LINE
OPEN SPACE SCENIC EASEMENT (TO THE CITY OF BOULDER) (P)
STEEP GRADE
PROPERTY LINE
SIDEWALK & UTILITY EASEMENT STEEP GRADE
PROPERTY LINE
OVERALL SITE PLAN 0
25'
50'
EASEMENTS
100'
SCALE: 1" = 50'-0"
SINGLE FAMILY HOME
100 - YEAR FLOOD PLAIN CONVEYANCE ZONE
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
OVERALL SITE PLAN PLAN
TRUE
C.2
25TH STREET
ILLUSTRATIVE SITE PLAN
24TH STREET
Attachment A - Applicant’s Written Statement and Proposed Plans
C.7
C.9
EDGEWOOD DRIVE
C.4 1
PROPERTY LINE
15' BICYCLE / PEDESTRIAN PATH EASEMENT (P)
ZONE DIVISION LINE
RM-1
C.8
100-YEAR FLOODPLAIN
NEW PUBLIC STREET C.10
FOLSOM STREET
RL-1
C.4 2
PROPERTY LINE
CONVEYANCE ZONE
P.S.CO ESMT SEATING AREA
GOOSE CREEK PATH
RETAINING WALL 100-YEAR FLOODPLAIN PROPERTY LINE PROPERTY LINE
C.11
CONVEYANCE ZONE / 100-YEAR FLOODPLAIN
0
16'-0"
32'-0"
64'-0"
SCALE: 1/32" = 1'-0" PLAN
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
TRUE
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
ILLUSTRATIVE SITE PLAN PLAN
TRUE
C.3
Attachment A - Applicant’s Written Statement and Proposed Plans
73' - 7"
16' - 0"
48' - 0"
48' - 0"
63' - 0"
LOT
R.O.W
LOT
LOT
LOT
CHARACTER SKETCHES B
80' - 7"
40' - 0"
40' - 0"
40' - 0"
4' - 6"
5' - 6"
5' - 0"
15' - 0"
15' - 0"
5' - 0"
5' - 6"
4' - 6"
LOT
LOT
LOT
LOT
TREE
WALK
TREE
DRIVE
DRIVE
TREE
WALK
TREE
CHARACTER SKETCHES A
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
CHARACTER SKETCHES PLAN
TRUE
C.4
OPEN SPACE 1" = 50'-0"
25TH STREET
25TH STREET
Attachment A - Applicant’s Written Statement and Proposed Plans
PARKING PLAN 1" = 50'-0"
EDGEWOOD DRIVE
EDGEWOOD DRIVE
LANDSCAPE R.O.W. 7131 SF STREET & SHARED DRIVE COVERAGE 21407 SF
PRIVATE PORCHES 5495 SF
FOLSOM STREET
SINGLE SERVING DRIVEWAYS 5356 SF
FOLSOM STREET
BUILDING COVERAGE 21649 SF
ZONE DIVISION LINE
EXISTING PER PUD P-91-10 MRD SITE LAND USE DATA
TOTAL DENSITY - 92 UNITS
TOTAL LAND AREA
OPEN SPACE REQUIRED 9.27 A 403,523 S.F.
BUILDING COVERAGE APARTMENTS CHURCH TOTAL
37,500 S.F. 15,750 S.F. 53,250 S.F.
PARKING/DRIVE COVERAGE APARTMENTS CHURCH TOTAL NET SITE OPEN SPACE
3000 S.F. PER UNIT
TOTAL OPEN SPACE PROVIDED SITE AREA PRIVATE BALCONIES (72 S.F. / EA. X 76) OPEN SPACE CREDIT FOR 9 LRE D.U.S. @ 3000 S.F. TOTAL PROVIDED
276,000 S.F.
PROPOSED TOTAL DENSITY - 92 UNITS 21 UNITS OPEN SPACE REQUIRED
MRD SITE LAND USE DATA TOTAL LAND AREA 9.27 A 403,523 S.F.
245,023 S.F. BUILDING COVERAGE 5,472 S.F. 37,500 S.F. 21,649 S.F. 59,149 S.F.
27,000 S.F.
APARTMENTS SINGLE-FAMILY TOTAL
277,495 S.F.
PARKING/DRIVE COVERAGE
37,250 S.F. 68,000 S.F. 105,250 S.F.
APARTMENTS PUBLIC STREET TOTAL
37,250 S.F. 21,407 S.F. 58,657 S.F.
245,023 S.F.
NET SITE OPEN SPACE
285,717 S.F.
EXISTING CHURCH BUILDING + PARKING/DRIVE COVERAGE = 83,750 S.F.
PARKING LEGEND 3000 S.F. PER UNIT 2000 S.F. PER UNIT 318,000 S.F.
TOTAL OPEN SPACE PROVIDED SITE AREA*** PRIVATE BALCONIES (72 S.F. / EA. X 76) OPEN SPACE CREDIT FOR 9 LRE D.U.S. @ 3000 S.F.
ON STREET PARKING
23 ON STREET SPACES
5,472 S.F.
SINGLE CAR GARAGE
20 SINGLE CAR GARAGE
27,000 S.F.
TWO CAR GARAGE
1 TWO CAR GARAGE
PRIVATE DRIVEWAY PARKING (2 SPACES)
16 PRIVATE DRIVEWAY PARKING
285,717 S.F.
TOTAL PROVIDED
SINGLE-FAMILY BUILDING BUILDING SHARED DIVES & PUBLIC STREET COVERAGE SINGLE-FAMILY OPEN SPACE*** PUD EXCESS OPEN SPACE TOTAL
PARKING METRICS
318,189 S.F.
21,649 S.F. + 21,407 S.F. + 42,000 S.F. - 1,495 S.F. = 83,561 S.F.
***INCLUDES FRONT PORCHES PER B.R.C. 9-9-11(F)(1), INDIVIDUAL DRIVEWAYS PER B.R.C. 9-9-11(F)(3), AND LANDSCAPE RIGHT-OF-WAY AREAS PER B.R.C. 9-9-11(F)(4)
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
OPEN SPACE & PARKING PLAN
TRUE
C.5
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
PRECEDENTS PLAN
TRUE
C.6
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
RENDERINGS PLAN
TRUE
C.7
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
RENDERINGS PLAN
TRUE
C.8
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
RENDERINGS PLAN
TRUE
C.9
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
RENDERINGS PLAN
TRUE
C.10
Attachment A - Applicant’s Written Statement and Proposed Plans
2718 Pine Street #100 Boulder, Colorado p: 303-442-3351
2855 Folsom Street Boulder, Colorado p: 303-442-1411
2855 FOLSOM STREET BOULDER, COLORADO
CONCEPT PLAN 2026.03.04
RENDERINGS PLAN
TRUE
C.11