Attachment B_Staff Analysis of Review Criteria

CRITERIA CHECKLIST AND COMMENT FORM SITE REVIEW SECTION 9-2-14(h) LUR2024-00071 ADDRESS: 2952 Baseline DATE: September, 2025

CRITERIA APPLICABLE TO ALL SITE REVIEW APPLICATIONS (1) Boulder Valley Comprehensive Plan (BVCP) criteria: Meets criteria (A) BVCP Land Use Map and Policies: Yes

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. Staff Response:

The BVCP land use designation is split between Mixed Use Business (MUB) and Community Business (CB), defined in Chapter III of the 2010 Boulder Valley Comprehensive Plan as follows:

Further, The Williams Village Center is identified in the BVCP as a Neighborhood Center (see pg. 37), the intent of which is described as follows: “In addition to serving as neighborhood gathering places, these centers also provide goods and services for the day-to-day needs of nearby residents, workers and students and are easily accessible from surrounding areas by foot, bike and transit. Neighborhood centers

contribute to a sense of place and the achievement of walkable (15-minute) places with a mix of uses and range of services.” The BVCP includes guiding principles for Neighborhood Centers. In terms of uses, the guiding principles state that Neighborhood Centers should “include a mix of locally serving retail (e.g., retail anchors, such as grocery stores and personal services such as hair salons or small local markets) and other activities, such as smaller-scale office uses to meet every day needs,” in buildings “at a scale and intensity lower than downtown and the regional centers, ensuring compatibility of buildings with adjacent residential uses decreasing intensity of activity around edges or “transition zones” near neighborhoods. These transition zones should encourage a diversity of low- and medium-density residential uses, such as attached singlefamily housing, row homes and a variety of flats” (BVCP, pg. 45). The existing BC-2 zoning is consistent with this Neighborhood Center designation. Staff finds the proposed project to be consistent with both the underlying land use designations as well as the Neighborhood Center designation in the BVCP. Not including the Broker Inn, which is to remain unchanged, the proposal would increase the amount of commercial square footage on the site by roughly 7.6 percent from 54,222 square feet existing to 58,365 square feet as proposed. A designated grocery store space is proposed as well as a mix of smaller retail and restaurant spaces. In terms of residential uses, the proposal includes 427 new units of attached student and market-rate housing. In terms of design, as supported in the analysis of the Site Review criteria below, the project is consistent with the Sustainable Urban Form definition found on page 38 of the BVCP as well as many of the elements of Policy 2.41, Enhanced Design for All Projects, including: b. The context. Projects should become a coherent part of the neighborhood in which they are placed. c. Relationship to the public realm. Projects should relate positively to public streets, plazas, sidewalks, paths and natural features. Buildings and landscaped areas—not parking lots—should present a welldesigned face to the public realm, should not block access to sunlight and should be sensitive to important public view corridors. e. Transportation connections. Projects should provide a complete network of vehicular, bicycle and pedestrian connections both internal to the project and connecting to adjacent properties, streets and paths, including dedication of public rights-of-way and easements where required. f. Parking. The primary focus of any site should be quality site design. Parking should play a subordinate role to site and building design and not jeopardize open space or other opportunities on the property. Parking should be integrated between or within buildings and be compact and dense. The placement of parking should be behind and to the sides of buildings or in structures rather than in large street-facing lots. Surface parking will be discouraged, and versatile parking structures that are designed with the flexibility to allow for different uses in the future will be encouraged. g. Human scale and art in public spaces. Projects should provide pedestrian interest along streets, paths and thoughtfully designed public spaces that support a mix of events, destinations and art. h. Permeability. Create permeability in centers with a mix of semi-public and public spaces that are connected visually for intuitive navigation. Include civic and cultural uses as well as outdoor seating, shade trees and green spaces in the public spaces to create a unique identity and sense of place. Projects should provide multiple opportunities to walk from the street into projects, thus presenting a street face that is

permeable. Where appropriate, they should provide opportunities for visual permeability into a site to create pedestrian interest. i. On-site open spaces. Projects should incorporate well-designed functional open spaces with quality landscaping, access to sunlight and places to sit comfortably. Where public parks or open spaces are not within close proximity, shared open spaces for a variety of activities should also be provided within developments. j. Buildings. Buildings should be designed with a cohesive design that enhances the streetscape and is comfortable to the pedestrian. Buildings should demonstrate approachability and a relationship to the street, with inviting entries that are visible from public rights of way, multiple entrances and four-sided design. Foster appeal of buildings through attractive, well-designed architecture made of high-quality, long-lasting materials and innovative approaches to design. In addition to the above policies related to the built environment, the project is consistent with the following BVCP goals and policies: 1.11 Jobs-Housing Balance: The proposed development will provide additional housing in a location convenient to transit and employment centers in the city. It will have square footage dedicated to commercial uses in larger quantities than it does now, in a better designed, more friendly plan. It will allow new residents in a zone that is well situated for transit access and allow those residents to support existing and newly established retail and restaurant businesses in the area. 2.19 Neighborhood Centers: The proposed project will provide a pedestrian-friendly and welcoming environment with a mix of land uses that will meet every day needs of neighboring communities, provide a richness of transportation amenities, incorporate innovative parking management strategies, and include human-scaled lighting, furnishings, signs and way-finding that feel welcoming, safe and comfortable for users of all ages and abilities 2.24 Commitment to a Walkable & Accessible City: The project will provide a mixed-use business area to with easy and safe access by foot, bike and transit

(B) Subcommunity and Area Plans or Design Guidelines: N/A

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. Staff Response: Not applicable, as the area is not subject to an adopted subcommunity or area plan or adopted design guidelines.

(C) Reducing Greenhouse Gas Emissions: Yes

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 is 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 time of building permit. For the purpose of this requirement, “commercial building” shall have the meaning defined in the City of Boulder Energy Conservation Code. Staff Response:

A condition of approval is included that requires the proposed project to incorporate energy code compliance to achieve, at minimum, an EUI that is 10 percent lower than the COBECC.

(D) Urban Edge Design: Yes

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. Staff Response: Baseline Road is identified as a major street in Appendix A of the Land Use Code. Accordingly, 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. Building B will hold the most visible corner as one enters the city from the east, and is proposed to include a grocery store along with a variety of smaller retail spaces. This building uses different materials to call out the retail, featuring wood and larger expanses of glass on the lower level, with brick masses grounding the corners and creating memorable entry feautres. The building steps back along Baseline to reduce the scale along that street, and to respond to the one- and two-story buildings located across it.

(E) Historic or Cultural Resources: N/A

If present, the project protects significant historic and cultural resources. The approving authority may require application and good faith pursuit of local landmark designation. Staff Response: Both the Dark Horse and the Broker Inn have been in this location since 1974. The property is not individually landmarked or located in a historic district. In December 2024, Historic Preservation staff reviewed and approved the demolition of the Dark Horse building at 2922 Baseline Rd., finding the building did not have potential architectural, historic or environmental significance.

(F) Housing Diversity and Bedroom Unit Types: Yes

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 (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.

Staff Response: The project is 9.86 acres in size and will include attached dwelling units as well as townhouse style units. Of the 427 units on site, five of these are townhomes of 2 and 3 bedrooms, and the remainder are a mixture of studios, 1-, 2-, 3-, 4-, 5- and 6-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; Choose an item. (ii) Projects greater than five acres shall include at least two qualifying housing types; Yes (iii) Projects ten acres or more shall include at least three qualifying housing types; Choose an item. (iv) Projects greater than five acres shall include at least five dwelling units of each required qualifying housing type; Yes (v) Projects with more than 20 attached dwelling units shall include at least two different bedroom types, and; Yes

(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. Choose an item.

(G) Environmental Preservation: Yes Staff Response:

The site’s design promotes greater biodiversity through drought-tolerant landscaping that prioritizes native species, and the redevelopment will replace existing asphalt paving and significantly increase the amount of green space on the site. The finished floor elevations of the project have been designed to take advantage of the natural slope of the site, using the lower elevation of the eastern edge of the site to allow for increased floor to floor height for these spaces. The addition of vegetation will help to stabilize the existing slopes that have previously been paved but slopes greater than 50% have been avoided. (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, and species on the federal Endangered Species List and "Species of Special Concern in Boulder County" designated by Boulder County and their habitat. Yes (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. Yes

(2) Site Design Criteria: Meets 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 visitors 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 met, the approving agency will consider the following factors: Staff Response: Click or tap here to enter text.

(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. Yes Staff Response:

Williams Village II is located at the intersection of Baseline Road and 30th Street and is adjacent to U.S. 36. The site promotes easy access to alternative transportation and is within a 15-minute walk radius of several bus stops and existing bike paths. The addition of new connections between Baseline and the existing multi-use path further improves connectivity. The current proposal reduces the number of vehicular access points from nine to four, three of which would be full turn accesses and one of which (the north entrance to New Carter Way, just east of

McDonald’s) would be right-in, right-out only. In terms of pedestrian and bicycle access and circulation, the site plan includes a new multi-use path which runs north through the site between the existing multi-use paths along US 36 and Baseline Rd. and also provides three new pedestrian-only accessible routes (two accessed via the US 36 multiuse path and one accessed via 30th Street). New detached sidewalks are also shown along 30th Street and along the private drives within the development. (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. Yes Staff Response: The site has been designed to place the emphasis on ease and enjoyment of use heavily within the pedestrian realm. Cars have been pushed to hidden locations and are close to the exterior edges of the site. Internal vehicular parking is convenient for quick stops but not designed to host cars for extended periods, opening these gathering spaces up to bicyclists and pedestrians, who enjoy a site that is internally well connected with ample space to walk or bicycle, but that also conveniently ties into the surrounding area via multi-use and pedestrian crossings. Pathways through the site are ample and located along the retail corridors, providing interest and activity. Bike parking has been located convenient to building entries and includes a variety of storage options to make it easy and intuitive to utilize. (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. Yes Staff Response:

In addition to comprehensive pedestrian and bicycle infrastructure, the proposed project includes a variety of innovative TDM measures intended to increase the percentage of alternative travel modes utilized by the site and to decrease parking demand. These strategies are tailored to the needs of both the student and non-student residents, and include but are not limited to the following: Orientation packets which include brochures, maps, and other resources to inform residents of their transportation options; • Monitoring and evaluation: Through sales or lease agreement, the site's residents will agree to participate in annual on-line or paper surveys regarding their use and satisfaction with transportation demand management programs. • Micromobility: A bicycle share and long-board program will be available to both residents and employees. This program is managed through a 3rd party service and typically provides four bicycles and five long-boards that are securely stored on-site. The applicant will also provide collapsible carts and wagons for use by residents. The applicant proposes providing multiple e-scooter parking areas for the parking/ storage of E-Scooters. • A bicycle maintenance and repair station will be located on the ground floor of Building E. • BECO/NECO Pass participation: BECO-Passes will be provided to the employees and NECO passes will be provided to residents. The applicant will pay the cost of providing passes for a period of three years. • Alternative Transportation Fund: The applicant proposes to make available a $150/year transportation subsidy per unit if the residents do not require on-site parking. If they have a vehicle they will need to show it will be parked in an acceptable location off-site to receive the subsidy. •

(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. Yes Staff Response: Vehicular access points into the site have been reduced and changes in materiality are being utilized to announce when the pedestrian way intersects with the vehicular. Within the primary pedestrian zones, the streets are designed as a woonerf in order to promote safer interactions between pedestrians, cyclists, and drivers. (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. Yes Staff Response: Vehicular circulation and parking areas have been minimized as much as possible and hidden where the buildings can accommodate it. Circulation has been included as a benefit to the pedestrian and not to the vehicle and the pedestrian experience is primary focus in this project. Overall, the proposed project greatly reduces the amount of pavement used for circulation and parking and increases the amount of permeable surface on the site from existing conditions. (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. Yes Staff Response: The project provides convenient parking along the private drives to accommodate the needs of the commercial uses, keeping more long-term parking in the parking garages. Loading spaces have been provided for each building to allow much needed services without impeding the flow of traffic.

(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. Yes Staff Response: The project has been designed to create a range of open spaces that range from quiet landscaped pathways to a large flexible central plaza designed to be comfortable in its day-to-day use but with the ability to host small events. Streetscapes throughout incorporate places to sit, gather and stay. The central plaza area includes large, landscaped planters that shape the space on 3 sides and include native plantings and large trees to provide scale and shade. A high-quality hardscape is dotted with additional trees that provide summer shade beyond the planter edges. Daily use of the plaza includes outdoor seating for adjacent restaurants and moveable tables and chairs for other plaza users. A stage at its north end doubles as a seating feature when not in use. The streets are lined with trees, water quality areas and native plantings that surround gathering nodes that have been strategically placed near building entries and future retail space. Roof decks spaces include a variety of scaled spaces to create quiet contemplative spaces as well as large gathering areas around outdoor cooking areas and pool decks. Across all areas, a variety of hardscape surfaces are either designed to scale and slow down users and signal the importance of specific areas like the central plaza (high quality finishes etc).

(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. Yes Staff Response: The open space for this project has been designed to provide common open space for the residents as well as visitors to the site in addition to the open space on the building rooftops that is designed for the use of all residents of the project. The central gathering space is designed to accommodate more intimate gatherings with small seating areas and benches, as well as larger gatherings, such as concerts or farmer’s markets. The planted areas here have been pushed to periphery to maintain that flexible space where it can be most functional. As one moves away from the central space, seating areas are provided scattered within the site and the landscape, maintaining that intimate user experience, while still allowing connection to the more open and active center. (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. N/A Staff Response: This project includes more than 50 units and is a .4 mile walk away from Arrowwood Park as measured from the center of the project’s proposed Village Square, crossing Baseline at the intersection with 30th and walking up 31st. This park includes open space and a playground. Alternatively, when measured from the same location on site, the Aurora 7 Baseball fields are .08 miles away, accessed with a walk North on 30th Street and East on Aurora Ave. (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. Yes Staff Response: The open space on site is situated adjacent to the multi-use path which will bisect the development, providing easy access to users. Additionally the location of the on site open space bleeds out toward the surrounding pedestrian network, effectively connecting opposite ends of the site via natural pedestrian pathways.

(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. Yes Staff Response: There are no healthy, long-lived trees on the site currently. That being said, the proposed layout and selection of tree species have been considered to ensure the project provides new healthy and longlived landscaping. The project achieves numbers exceeding the minimum landscape requirements by more than fifteen percent due to the layout and configuration of buildings, the reduction in street widths and parking along the private drives throughout, and the interstitial spaces between buildings that only require pedestrian connections. These elements give the overall design and layout of plating to have ample room to grow into long-living trees.

(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. Yes Staff Response:

The current plan incorporates the variety of shrubs, both evergreen and deciduous, grasses and perennials. Through the combinations of plant material, the design achieves seasonal interest with blooming flowers across perennials and shrubs, showy winter grasses and shrubs, and rich green summer growth. More formal arrangements of landscape materials and standard concrete walks are found along the public right of way along Baseline and 30th, while interior to the property a more diverse mixture of plantings along higher quality hardscapes are found throughout the design. High quality hardscape finishes are used to signify the most active areas of the design like the central gathering plaza, the curb less private drive, the entry plaza at Baseline and New Carter Way and the drop-off area in front of the Student Housing building. (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. Yes Staff Response: All plant species used are either native or adaptive plants. Over 1 acre of the site is planted with xeric principles, and all plants material is very low to medium water use with over 85% of the shrubs and perennials being very low to low water use. Stormwater detention facilities will be planted, not seeded to ensure plant establishment and deter exotic plant material. The stormwater facilities will fit seamlessly into the design of the landscape, making them extensions of the landscape palette and part of the open space system. (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. Yes Staff Response: Trash and recycling storage and the other operational elements have been located in the building footprints behind doors or in a garage so that they don’t require screening. The use of 42” height planting and proposed utility screening fencing are used to conceal electrical transformers across the site where they are visible from public view. The only parking lot areas are existing and will be screened from the main private drives and pedestrian areas with planting.

(3) Building Siting and Design Criteria: Meets 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 this 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: Staff Response: Click or tap here to enter text.

(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. Yes Staff Response:

Williams Village II is part of an urban environment and infills existing parking areas. In order to create a desirable pedestrian experience the buildings are positioned close to lot lines, Right-of-Way and sidewalks, with a focus on creating a pedestrian friendly street edge. Along Baseline and 30th Street, setback modifications are requested to allow for buildings to be set back 10 feet from the rights-ofway where 20 feet would otherwise be required by BC-2 zoning standards. (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. Yes Staff Response: Parking has been located within internal parking garages surrounded by retail and residential units so as to hide the parking as much as possible. Additional convenience parking has been provided along streets to facilitate quick and easy stops into the adjacent businesses. (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, balconies, cornices, eaves, increased window glazing, or changes in building materials or color. Yes Staff Response: The main building entries are highlighted by a number of design elements, including but not limited to awnings and recesses, material changes, and increased glazing. The brick work at the ground floor features additional detailing by way of pilasters and coursing changes, along with insets and variations in plane. Awnings and signage also play a part in increased emphasis. (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 defined entries. Yes Staff Response: This project is primarily commercial on the ground floor, and with the exception of along the grocery façade and where the ground floor use becomes units, there are entries every 50 feet along the building façade. The grocery use requires less frequent entries for security purposes, and there the entries have been limited to the major corners of the building. (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 design 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. Yes Staff Response: The property is zoned BC-2, with BT-1 across Baseline and P across 30th Street being used for student housing. There are RH and RL uses nearby but these uses are buffered by the major roadways of Baseline and US36 or are not directly adjacent. The project transitions between the larger scale student housing buildings on the East and the existing McDonalds and Baseline Crossing uses on the West with building masses that become more broken down the farther West they’re located on site. Overall, the project’s design thoughtfully reduces the perception of height, emphasizing pedestrian-friendly scales through thoughtful building placement, varied rooflines, and erosion of upper-level masses to create additional open spaces. (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. Yes

Staff Response: The building’s siting and relationship to the public realm improves upon the existing building siting and is consistent with the character intent of Paragraph (3), Building Design Criteria as outlined above. Further, the proposed buildings will repair an existing hole in the urban fabric by replacing the parking lots with an active and vibrant community that ties into the surrounding context.

(B) Building Design:

(i) Larger floor plate buildings and projects with multiple buildings have a variety of forms and heights. Yes Staff Response: The buildings on site have a variety of heights within their individual building masses, and utilize intentional breakdowns to provide relief and preserve views from rooftop spaces. In addition, they utilize different setbacks, materials, and detailing to reinforce the similarities and differences that make them appear as different buildings. Rooflines are detailed differently to further break down the roof lines.

(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. Yes Staff Response: The mechanical appurtenances have been minimized to the smallest footprint possible and located central to the roof, resulting in minimized visual impact from the ground level at the street. (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. Yes Staff Response: More than 20% of the wall on each floor of the buildings have been dedicated to windows in order to maximize the light entering the commercial spaces and the units. Windows are fully transparent and the pedestrian realm is comprised of predominantly storefront glazing. (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. Yes Staff Response: Exterior details have been provided at the building tops and bases, as well as detailing in the facades to create interest and avoid the buildings appearing flat. Typical exterior details have been provided with the architectural plan set and include cornices, belt courses, reveals, varied brick patterns, articulated lintels and sills on windows, and wall offsets. All of these elements combine to add visual interest and granularity to the pedestrian realm. (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. Yes Staff Response: A variety of balconies have been provided, with Building A including fully integrated balconies and where exposed the balcony undersides are finished. Protruding balconies on Building B that are not individually integrated into the building facade are located in larger recessed areas such that they are

set back from adjacent facades and thus enclosed by adjacent building walls. “Juliet” balconies are provided on both Building C and Building D. (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 of the area or improves upon that character, consistent with the intent of paragraph (3), Building Design Criteria. Yes Staff Response: The building’s design is consistent with the character intent of Paragraph (3), Building Design Criteria. Additionally, the varied roof forms bring interest to the area. Materials will complement without mimicking recent neighboring developments, reinforcing area character. Colors are complementary across the site and when compared to the adjacent development. The building style too echoes the streamlines style of the student housing development directly adjacent.

(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. Yes Staff Response: The building facades are composed of high-quality, durable, human-scale materials. Brick, metal, and composite siding make up the primary materials on building facades. See the material boards in the architectural plan set for specific material information. Brick has been located on the majority of the building bases, maintaining the quality of the pedestrian realm. Metal has been used as a finish material and as an accent, adding to the architectural expression. A high quality wood-look composite highlights the ‘Jewel’ buildings on site and compliments the brick and metal. (ii) Monolithic roofing membranes, like Thermoplastic Polyolefin, are not used on roof surfaces that are visible from the street level. Yes Staff Response: Roof surfaces that are visible from the street are not clad in Thermoplastic Polyolfin. No monolithic membrane roofs are visible from the street. (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, building entries, private and common spaces, anchor corners, stairwells, and elevators. Yes Staff Response: Refer to architectural plan set for location of material types on the buildings. Material palate has been limited on each building but varies across the site, avoiding a campus feel to the buildings. Higher quality materials are expressed in areas where they will be most impactful while simultaneously providing a cohesive and varied design composition. Uses within the building are expressed via material and form, and the uses are easily differentiated and defined. (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, lintels, and windowsills. Building cladding materials do not change in-plane unless there is at least a 12-inch wall offset. Yes Staff Response: There are no in-plane material changes in the project, nor are there any outside corner transitions in material. (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 environments," 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 incorporated in the construction and site design as recommended by a professional engineer. Choose an item. Staff Response: Wave engineering has proved a letter which addresses the noise concerns for residents on site. They have noted that any windows or doors with a direct line of sight to the highway will likely require additional sound attenuation and need to be upgraded. A condition of approval has been included requiring the applicant to provide written certification prior to the issuance of a certificate of occupancy that the sound abatement and attenuation measures were incorporated in the construction and site design as recommended by a professional engineer

ADDITIONAL CRITERIA FOR BUILDINGS EXCEEDING HEIGHT OR FLOOR AREA LIMITS Eligible for height modification? Yes 9-2-14(b)(1)(E) Height Modifications:

A development which exceeds the permitted height requirements of Section 9-7-5, "Building Height," or 9-7-6, "Building Height, Conditional," B.R.C. 1981, or of Paragraph 9-10-3(b)(2), "Maximum Height," B.R.C. 1981, to the extent permitted by that paragraph for existing buildings on nonstandard lots, is required to complete a site review and is not subject to the minimum threshold requirements. No standard other than height may be modified under the site review unless the project is also eligible for site review. A development that exceeds the permitted height requirements of Section 9-7-5 or 9-7-6, B.R.C. 1981, must meet any one of the following circumstances in addition to the site review criteria: Staff Response: The building or use meets the requirements of Subparagraph 9-2-14(h)(6)(C), B.R.C. 1981, for a height bonus, and is not in the RR, RE, RL, RMX-1, MH, or A zoning district. (i) The height modification is to allow a roof that has a pitch of 2:12 or greater in a building with three or fewer stories and the proposed height does not exceed the maximum height permitted in the zoning district by more than ten feet. N/A (ii) The building is in the industrial general, industrial service, or industrial manufacturing zoning district and has two or fewer stories and the building's height is necessary for a manufacturing, testing, or other industrial process or equipment. N/A (iii) The height modification is to allow up to the greater of two stories or the maximum number of stories permitted in Section 9-7-1, B.R.C. 1981, in a building and the height modification is necessary because of the topography of the site. N/A

(iv) The height modification is to allow up to the greater of two stories or the maximum number of stories permitted but no more than five feet above the maximum building height under Section 9-75(a) or 9-7-6, B.R.C. 1981, in a building where the height modification is necessary because the building has to be elevated to meet the required flood protection elevation. N/A (v) At least forty percent of the dwelling units in the building meet the requirements for permanently affordable units in Chapter 9-13, "Inclusionary Housing," B.R.C. 1981; at least forty percent of the floor area of the building is used for dwelling units that meet the requirements for permanently affordable units in Chapter 9-13, B.R.C. 1981; all floor area above the first floor of the building is used for dwelling units; and the permanently affordable units in the building are not used to satisfy inclusionary housing requirements under Chapter 9-13, B.R.C. 1981, for dwelling units located in any other building. N/A (vi) The height modification is to allow an emergency operations antenna or a pole. N/A (vii) The height modification is to allow an expansion of an existing building that exceeds the permitted height requirements of Section 9-7-5 or 9-7-6, B.R.C. 1981, if the existing height was approved as part of a planned unit development, site review, or height review and the expansion is not within a fourth or fifth story. N/A (viii) The building or use meets the requirements of Subparagraph 9-2-14(h)(6)(C), B.R.C. 1981, for a height bonus, and is not in the RR, RE, RL, RMX-1, MH, or A zoning district. Yes

(4) Additional Criteria for Buildings Requiring Height Modification or Exceeding the Maximum Floor Area Ratio: Meets criteria

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: Yes

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 permeability into and through sites. In determining whether this is met, the approving authority will consider the following factors: (i) The building does not exceed 200 feet in length along any public right-of-way. No (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: Yes a. Type of dominant material or color, scale, or orientation of that material; b. Facade recessions and projections; c. Location of entrance and window placements; d. Roof forms; and e. Building height. Staff Response: Staff finds that the buildings’ form and massing are compatible with the character of the area and improve upon that character consistent with the intent of paragraph (3), Building Design Criteria, and that the building's form, massing and length are designed to a human scale and to create visual permeability into and through sites. While Buildings A, B and E are over 200 feet in length along a

public right-of-way, all of the buildings are designed using distinct breaks in the building's form and materials to visually resemble separate structures. This approach serves to conceal the parking areas while ground floor glazing and well-defined building entries enhance the pedestrian experience. Building facades that exceed 120 feet in length have been designed to appear as multiple buildings regardless of if they appear along a public street or not. The variations in massing and form are designed to maintain a human scale, and materiality changes are meant to support that narrative. Further emphasis has been developed through the use of facade recessions and variations in building height. Overall, the buildings exceeding the lengths listed above are broken down into different segments no longer than approximately 100 feet which are separated by recesses, changes in materiality and fenestration, variations in building height or other measures. While Building E is the longest and most massive building, its location along the northwestern boundary of the site adjacent to US 36 creates a unique context in that the adjacent right-of-way is substantially higher than the project grade and that vehicles will generally be moving at higher speeds than local or arterial streets. Given that there are no direct access points from US 36 and that higher grade of the bike path and highway raises pedestrians on the multi-use path as well as drivers going past the building up to the second level, the perceived height from US 36 will be of a three to four story building broken up by deep recesses and distinct architectural features. See sheets SR-0.5 through SR-0.7 for renderings of Building E that illustrate this point.

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

(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. N/A Staff Response: Not applicable, as the proposed buildings are four and five stories in height.

b.

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: Yes 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 N/A

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 Yes There are no adopted guidelines or plans for the area. The building heights provide a transition from the existing Williams Village towers adjacent to the project to the lower height buildings both on site and across the street. Additionally, the site is located near multiple transit options and along multi-modal corridors. The site is in an area anticipated for higher intensity development, as it is within a BC-2 area identified in Appendix N of the Land Use Code for additional FAR.

3. 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: Yes 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;

Buildings B, D, and E include roof decks on their top floor accessible to tenants and designed to take advantage of Mountain views. Additionally: Building A includes a roof deck at level 2 that is home to a pool amenity that would be shared across Buildings A, B, D, and D. This amenity would not have completely unobstructed views but is situated to take advantage of Southern Sun and will have some views of the mountains. 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; Not applicable.

4.

Additional Requirements for a Height Bonus – Open Space: Yes i.

If the project site is greater than one acre in size, an inviting grade-level outdoor garden or landscaped courtyard is provided, designed as a gathering space for the building users. The following are considered elements of successful design for such a space, as practicable considering site conditions and location:

ii.

The width of the space is no less than the height of building walls enclosing the space; The central gathering space is designed for both site residents and for visitors to the new neighborhood center and has been designed to be flexible in use. The width of the open space is 74’, which the building height adjacent at its high point is only 40.5’, and a portion of the open space is adjacent to the single story commercial space located in Building A.

iii. Seating and other design elements are integrated with the circulation pattern of the project; Seating and other design elements are located along the building facades, adjacent to the pedestrian path, as well as at the perimeter of the open space. iv. The space has southern exposure and sunlight; The village square has been designed to maintain southern exposure and allow in ample sunlight, with the eastern most portion of building D stepped back and away from the space. v.

Hard surface areas are paved with unit pavers, such as bricks, quarry tiles, or porous pavers, or poured-in-place materials. If poured-in-place materials are used, they are of decorative color or textures; The village square features decoratively scored concrete and patterns that alternate between the woonerf and the typical hardscaped areas to help differentiate.

vi. Amenities, such as seating, tables, grills, planting, shade, horseshoe pits, playground equipment, and lighting are incorporated into the space; A wide variety of seating options are incorporated into the space. Moveable tables and chairs are clustered throughout the plaza, and seat walls located at the edges of the plaza allow informal seating adjacent to the large landscape planters and under the shade of the many new trees. Outdoor patio space is provided for restaurants adjacent to the plaza. Lighting is provided across the entire space making it comfortable in the evening hours and safe for it users and those passing through at night. Flexible plaza space can be programmed depending on events and the needs of adjacent users. vii. The space is visible from an adjoining public sidewalk; and Yes. This space will be visible from public sidewalks to the North and East, as well as the multi-use path to the south and West.

viii. At least one tree is planted per 500 square feet of space. The trees are planted in the ground or, if over parking garages, in tree vaults. Each tree in the central plaza is planted in the ground, either in a landscaped area or in the hardscape plaza using soil cells. The proposed number of trees exceeds one tree per 500SF of space within the plaza. Refer to the tree exhibit in the landscape plans for specific tree locations. Staff Response: See above.

ADDITIONAL CRITERIA FOR POLES OR EMERGENCY OPERATIONS ANTENNAS (5) Additional Criteria for Poles or Emergency Operations Antennas Above the Permitted Height: N/A

ADDITIONAL CRITERIA FOR LAND USE INTENSITY AND HEIGHT MODIFICATIONS (6) Land Use Intensity and Height Modifications: Meets criteria

Modifications to minimum open space on lots, floor area ratio (FAR), maximum height, and number of dwelling units per acre requirements will be approved pursuant to the standards of this subparagraph:

(A) Land Use Intensity Modifications with Open Space Reduction: N/A (B) Land Use Intensity Modifications with Height Bonus: N/A (C) Additional Criteria for a Height Bonus and Land Use Intensity Modifications: Yes

CRITERIA CHECKLIST AND COMMENT FORM USE REVIEW SECTION 9-2-15(e) LUR2024-00072 ADDRESS: 2952 Baseline Rd. DATE: September, 2025

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

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

(1) Rationale: Yes The use either:

(A) Provides direct service or convenience to or reduces adverse impacts to the surrounding uses or neighborhood; Yes (B) Provides a compatible transition between higher intensity and lower intensity uses; N/A (C) Is necessary to foster a specific city policy, as expressed in the Boulder Valley Comprehensive Plan, including, without limitation, historic preservation, moderate income housing, residential and nonresidential mixed uses in appropriate locations and group living arrangements for special populations; or N/A (D) Is an existing legal nonconforming use or an expansion that is permitted under Subsection (f) of this section; N/A Staff Response: The proposed project would redevelop approximately 7.96 acres of an existing 9.86 acre site at 2952 Baseline

Rd. with five new buildings containing a total of 427 new dwelling units, including 122 units for students, ranging from studios to six-bedroom units. The redevelopment will also provide 58,365 square feet of commercial space and 457 structured and underground parking spaces. The redevelopment retains the Broker Inn and a portion of the adjacent parking. Per Section 9-6-2(c)(1)(A)(iii), B.R.C. 1981, a Use Review is required because the project site is located in a “Business Community (BC) Area Subject to Special Use Restrictions” (per Appendix N) and the proposal includes ground-floor residential units. Pursuant to Section 9-6-2(c), B.R.C. 1981, attached residential is allowed as a conditional use in BC-2 subject to specific use standards. Retail and restaurant uses are allowed by right in this location. Because the proposed project includes ground floor residential it would not meet the conditional use standards for attached residential uses in the BC-2 zone and therefore Section 9-6-2(c)(1)(A)(iii) would apply: Use Review: A use that is not allowed by right or as a conditional use may be approved only pursuant to a use review. In addition to meeting the use review criteria, the applicant shall demonstrate that the use on the ground floor or with a combined floor area larger than ten percent of the total floor area, as applicable, will not adversely affect the intended function and character of the area as a neighborhood serving business area where retail-type stores predominate on the ground floor. In determining whether this criterion is met, the reviewing authority shall consider the location and design of the proposed use and the existing and approved uses on the lot or parcel and in the area.

The proposal includes a total of 26 ground floor residential units (six percent of the total number of units proposed). Building A includes five townhome units and one ground-level studio apartment located on the east side of the building along the 30th Street frontage. Building D includes 11 ground floor units located on the south and west sides of the building, adjacent to the pedestrian plaza to the south of the building and the US 36 multi-use path to the west. Building E includes nine ground-floor units located in the northwest portion of the building along the US 36 multi-use path and new pedestrian pathway between the building and the adjacent property to the north. Aside from the units in Building A, which have entries on the street, all of the other units have internal entries. Overall, the ground floor units have been located along the periphery of the site, while the primary pedestrian zones within the site are surrounded by ground floor commercial uses. Staff finds that the proposed project meets the above conditional use criterion and does not adversely affect the intended function and character of the area as a neighborhood serving business area where retail-type stores predominate on the ground floor. Staff finds that overall, the project enhances the character of the area as a neighborhood serving business area by increasing the overall amount of ground floor commercial floor area by roughly 7.6 percent from 54,222 square feet existing to 58,365 square feet, greatly improving pedestrian accessibility to these spaces, and adding residential density to support the businesses located therein. When viewed as a whole, the project provides direct service and convenience to the surrounding uses and neighborhoods by improving safety and connectivity through the site for students in the adjacent Williams Village development, reducing vehicular access points, and providing a variety of welcoming public spaces adjacent to the new commercial uses. The ground floor residential uses are located such that they do not detract from these benefits. (2) Compatibility: Yes

The location, size, design, and operating characteristics of the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties, or, for residential uses or community, cultural, and educational uses in industrial zoning districts, the proposed development reasonably mitigates the potential negative impacts from nearby properties; Staff Response: The location, size, design, and operating characteristics of the use will be reasonably compatible with and have minimal negative impact on the use of nearby properties. The size of the development is well within the maximum allowable FAR for the BC-2 zone (the proposed FAR is 1.46 where 2.0 is the maximum allowed). The site design transforms an auto-oriented shopping center that is largely paved surface parking into a pedestrian and bicycle-oriented mixed use development with improved access and connectivity into and across the site. In terms of commercial uses, the operating characteristics will likely remain largely the same as they are now, with businesses operating per the zoning district standards. The site is designed with the minimum amount of parking to support the proposed residential and commercial uses and includes a variety of innovative TDM measures to encourage use of alternative travel modes and reduce driving. In addition, the project proposes to use SUMP principles to effectively manage parking and mitigate potential parking and traffic impacts on the site. Given that the adjacent site across 30th Street is already high density student housing, the addition of new residential units on this site will not have any negative impact on the use of that property. Other nearby properties are separated from the site by Baseline Rd and US 36 and as such should not be impacted by the redevelopment.

(3) Infrastructure: Yes

The use will not significantly adversely affect the infrastructure of the surrounding area, including, without limitation, water, wastewater and storm drainage utilities and streets, compared to an allowed use in the zoning district, or compared to the existing level of impact of a nonconforming use;

Staff Response: The proposed development is required to go through Use Review for 26 ground floor residential units. Otherwise, all of the commercial uses and upper level residential uses are allowed by-right. The project as a whole is within the allowable intensity set forth by the zone district standards, and the 26 ground floor residential units do not impact the project’s overall impact on the infrastructure of the surrounding area.

(4) Character of Area: Yes

The use will not change the predominant character of the surrounding area or the character established by adopted design guidelines or plans for the area; and Staff Response: The ground floor units will not change the character of the surrounding area. The project as a whole is consistent with the intent of the BC-2 zone district and the BVCP Neighborhood Center guiding policies, and would remain as such with or without the ground floor units. Othe ground floor units are located along the periphery of the development in areas where retail uses would not be desirable. The presence of ground floor units will not detract from the overall character of the development as a vibrant, pedestrian-friendly, mixed use project.

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

There shall be a presumption against approving the conversion of dwelling units in the residential zoning districts to nonresidential uses that are allowed pursuant to a use review, or through the substitution of one nonconforming use with another nonconforming use. The presumption against such a conversion may be overcome by a finding that the use to be approved serves another compelling social, human services, governmental or recreational need in the community, including, without limitation, a use for a daycare center, park, religious assembly, social service use, benevolent organization use, art studio or workshop, museum, or an educational use. Staff Response: Not applicable, as the project is not located within a residential zoning district and does not include the conversion of residential uses to nonresidential uses.