Attachment A - Applicant Written Statement and Plan Set

Regular Meeting, September 3, 2026 · item 5B: Concept Plan Review and Comment for a proposal to expand the existing Xcel Energy service and operations facility at 2655 N. 63rd Street. Co… · 25 pages

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Attachment A - Applicant Written Statement and Plan Set

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Attachment A - Applicant Written Statement and Plan Set

CONCEPT PLAN REVIEW XCEL - BOULDER SERVICE CENTER

PROJECT OVERVIEW

OWNER Public Service Co. of Colorado 414 Nicollet Mall, Minneapolis, MN 55401

Site Description: The existing Xcel Energy Boulder Service Center is a secure essential public utility facility that supports electric and natural gas operations for the Boulder Valley region. Developed in the early 1970s, the site currently supports approximately 92 employees, with future staffing expected to increase modestly. The facility operates during standard weekday business hours and has no public access.

1. Cover Sheet

Project Scope and Purpose: Xcel Energy proposes a phased redevelopment of the site to modernize aging infrastructure and ensure continued, reliable utility service. The project includes construction of new service and fleet buildings, demolition of obsolete structures, continued outdoor storage and fueling, utility and stormwater improvements, and site upgrades. The redevelopment maintains the existing use while improving operational efficiency and long‑term functionality of this essential facility.

9. Architectural Character Sketches

2. Project Overview 3. Context Map 4. Concept Plan 5. Phasing Plan 6. Landscape/Open Space Code Compliance Plan 7. Landscape Precedents 8. Architectural Character Sketches

ENTITLEMENTS Norris Design 1101 Bannock St, Denver, CO 80204

LANDSCAPE ARCHITECT Norris Design 1101 Bannock St, Denver, CO 80204

DEVELOPMENT CONSULTANT Ronan Design Group 9234 Eagle Cliff Rd Conifer, CO 80433

CIVIL ENGINEER Anderson & Hastings Consultants 7175 W Jefferson Ave Suite 4350 Lakewood, CO 80235

GEO-TECHNICAL ENGINEER Terracon 7175 W Jefferson Ave Suite 4350, Lakewood, CO 80235

ARCHITECT Barker Rinker Seacat 990 S Broadway Suite 222, Denver, CO 80209

VICINITY MAP

10. Architectural Character Sketches

VALMONT RD.

11. Architectural Character Sketches

63 RD ST.

VALMONT RD.

12. Architectural Character Sketches

1/4

KOA LAKE

Y. W K P

DIUS RA

SHEET INDEX

E IL

SCOPE OF WORK

A PE

SITE

600’

1,200’

NORTH

VALMONT RESERVOIR

CENTRAL AVE. 63 RD ST.

0’

55 TH ST.

LEGGETT RESERVOIR

SCALE

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

HILLCREST RESERVOIR

Attachment A - Applicant Written Statement and Plan Set

CONTEXT MAP VIA MOBILITY SERVICES

WESTERN DISPOSAL

(I‑G)

RAILROAD TRACKS

KOA LAKE (PUBLIC)

GERALD STAZIO BALLFIELDS (PUBLIC)

63RD ST.

D STAZIO

SOUTH E BOULD

(PUBL

PUBLIC SERVICE CO OF COLORADO - XCEL (PROPOSED: I‑G)

PUBLIC SERVICE CO OF COLORADO - XCEL

R CRE

IC)

(UNINCORPORATED BOULDER COUNTY)

LEGGETT RESERVOIR (PRIVATE)

STAZIO DR.

FLATIRON INDUSTRIAL PARK (I‑G)

GERALD STAZIO SOFTBALL FIELDS (PUBLIC)

63 R

0’

NORTH

50’

100’

ST .

200’

SCALE

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

CONCEPT PLAN

VIA MOBILITY SERVICES 63RD ST.

Existing Zoning:Unincorporated Boulder County Proposed Zoning:General Industrial Total Site Acreage: 13.8 Acre Total Building SF: 87,457 SF Building A SF: 32,611 SF Building B SF: 54,846 SF Total Storage Yard SF: 190,374 SF

GERALD STAZIO BALLFIELDS (5-7)

Total Passenger Vehicle Parking: 81 stalls

STORAGE YARD

Total Electric Vehicle Parking: 39 Stalls

30,166 SF

Total 15’x32’ Parking: 24 Stalls 1

Total 15’x60’ Parking: 17 Stalls Total Bicycle Parking: 17 Stalls 1

DETENTION POND

EAST ACCESS (GATED ENTRY) BUILDING A

2 PROPERTY LINE

32,611 SF

3 BIKE RACKS

4 LANDSCAPE BUFFER 5 10 FT PERIMITER FENCE

STORAGE YARD 160,208 SF

8 7 3

6 SOUTH ACCESS (GATED ENTRY)

7 STORAGE ACCESS (GATED ENTRY) 54,846 SF

4 6 2

0’ NORTH

125’

250’

63RD ST. 63RD ST.

BUILDING B

8 PROPOSED COVERED PARKING

STAZIO DR.

GERALD STAZIO BALLFIELDS (1-4)

SCALE

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

PHASING PLAN

VIA MOBILITY SERVICES

Phase 1: Construct a new Service Center (Building B) in the southeast parking lot

•

Complete detension pond and yard improvements

•

Demolish the existing Service Center after completion of the new facility

63RD ST.

•

GERALD STAZIO BALLFIELDS (5-7)

Phase 2: •

Construct a new Fleet Garage (Building A)

•

Demolish the existing Fleet Garage after completion of the new facility

STORAGE YARD

DETENTION POND

BUILDING A

PHASE 2 STORAGE YARD

PHASE 1 BUILDING B 63RD ST.

STAZIO DR.

0’ NORTH

125’

250’

GERALD STAZIO BALLFIELDS (1-4)

SCALE

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

LANDSCAPE/OPEN SPACE CODE COMPLIANCE

VIA MOBILITY SERVICES

Open Space Calculations - Xcel Service Station

63RD ST.

9-8-1. - Schedule of Intensity Standards. Area Contributing Area

Open Space

114,733 SF

86,191 SF

Buffer / Landscaped Areas

50,724 SF

n/a SF

Paving / Storage Yard

418,792 SF

n/a SF

Total Property Area

584,218 SF

Total Open Space Required

65,472 SF

10%

Total Open Space Provided

86,191

15%

GERALD STAZIO BALLFIELDS (5-7)

STORAGE YARD 1

9-9-12.e General Landscaping and Screening Requirements:

DETENTION POND

2 9-9-14.b Parking Lot Landscape Standards 1

BUILDING A

3 9-9-14.d Parking Lot Landscape Standards 4 9-9-14.c Parking Lot Landscape Standards

STORAGE YARD

3 2

BUILDING B

STAZIO DR.

0’ NORTH

125’

250’

63RD ST.

3 4

GERALD STAZIO BALLFIELDS (1-4)

SCALE

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

PRECEDENTS: LANDSCAPE CHARACTER

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

6 2:39:49 PM Autodesk Docs://Xcel Boulder/Xcel BSC_26.rvt

ARCHITECTURAL CHARACTER SKETCHES

SERVICE CENTER - NORTHEAST SERVICE CENTER - NORTHEAST

SERVICE CENTER - NORTHWEST SERVICE CENTER - NORTHWEST

SERVICE CENTER - SOUTHEAST SERVICE CENTER - SOUTHEAST

SERVICE CENTER - SOUTHWEST SERVICE CENTER - SOUTHWEST

CONCEPT PLAN REVIEW

8 Project Number:

2025.064

Attachment A - Applicant Written Statement and Plan Set

:39:49 PM Autodesk Docs://Xcel Boulder/Xcel BSC_26.rvt

ARCHITECTURAL CHARACTER SKETCHES

FLEET GARAGE - SOUTHEAST FLEET GARAGE - SOUTHEAST

FLEET GARAGE - SOUTHWEST FLEET GARAGE - SOUTHWEST

FLEET GARAGE - NORTHEAST FLEET GARAGE - NORTHEAST

OVERALL SITE - SOUTHWEST OVERALL SITE - SOUTHWEST

CONCEPT PLAN REVIEW

Attachment A - Applicant Written Statement and Plan Set

ARCHITECTURAL CHARACTER SKETCHES EXTERIOR WALL & MATERIAL LEGEND

FIBER CEMENT PANELS METAL PANELS

FIBER CEMENT PANELS - COLOR 1

UPPER ROOF 137' - 6"

FIBER CEMENT PANELS - COLOR 2

METAL PANEL

ALUMINUM STOREFRONT SYSTEM

SECOND FLOOR 120' - 0" CONCRETE

TILT-UP CONCRETE PANELS

FIRST FLOOR 100' - 0" 0

SERVICE CENTER - WEST

16'

24'

FIBER CEMENT PANELS METAL PANELS

ALUMINUM STOREFRONT SYSTEM

METAL SHADE STRUCTURE

UPPER ROOF 137' - 6" TILT-UP CONCRETE WALL

SECOND FLOOR 120' - 0" FIBER CEMENT PANELS

FIRST FLOOR 100' - 0" 0

SERVICE CENTER - SOUTH

16'

24'

METAL PANELS

FIBER CEMENT PANELS ALUMINUM STOREFRONT SYSTEM

UPPER ROOF 137' - 6"

FIBER CEMENT PANELS SECOND FLOOR 120' - 0"

FIRST FLOOR 100' - 0"

4/17/2026 2:39:45 PM Autodesk Docs://Xcel Boulder/Xcel BSC_26.rvt

SERVICE CENTER - EAST

16'

24'

FIBER CEMENT PANELS ALUMINUM STOREFRONT SYSTEM UPPER ROOF 137' - 6" METAL PANELS

TILT-UP CONCRETE PANELS

SECOND FLOOR 120' - 0"

FIRST FLOOR 100' - 0"

CONCEPT PLAN REVIEW

Xcel Boulder Service Center

SERVICE CENTER - NORTH

16'

24'

Project Number:

2025.064

Attachment A - Applicant Written Statement and Plan Set

ARCHITECTURAL CHARACTER SKETCHES EXTERIOR WALL & MATERIAL LEGEND LOUVERED SCREEN

CONCRETE FLEET UPPER ROOF 133' - 0" CONCRETE

TRANSLUCENT INSULATED WALL PANEL SYSTEM

FLEET MEZZANINE 114' - 0"

FIRST FLOOR 100' - 0" TILT-UP CONCRETE WALL; PAINTED

FLEET GARAGE - EAST

TILT-UP CONCRETE WALL

16'

24'

16'

24'

LOUVERED SCREEN

TRANSLUCENT INSULATED WALL PANEL SYSTEM

FLEET UPPER ROOF 133' - 0" FLEET LOWER ROOF 127' - 0"

FLEET MEZZANINE 114' - 0"

FIRST FLOOR 100' - 0"

TILT-UP CONCRETE WALL

PREFINISHED ALUMINUM OVERHEAD DOOR W/ GLASS PANELS

PREFINISHED THERMAL ROLLING STEEL DOOR, TYP

FLEET GARAGE - NORTH

LOUVERED SCREEN

FLEET LOWER ROOF 127' - 0"

FLEET MEZZANINE 114' - 0"

FIRST FLOOR 100' - 0"

TILT-UP CONCRETE WALL

4/17/2026 2:39:48 PM Autodesk Docs://Xcel Boulder/Xcel BSC_26.rvt

FLEET GARAGE - WEST

CONCEPT PLAN REVIEW

LOUVERED SCREEN

16'

24'

16'

24'

TILT-UP CONCRETE WALL; PAINTED

TRANSLUCENT INSULATED WALL PANEL SYSTEM

FLEET UPPER ROOF 133' - 0" FLEET LOWER ROOF 127' - 0"

FLEET MEZZANINE 114' - 0"

FIRST FLOOR 100' - 0"

PREFINISHED THERMAL ROLLING STEEL DOOR, TYP

ALUMINUM STOREFRONT SYSTEM

Xcel Boulder Service Center

PREFINISHED ALUMINUM OVERHEAD DOOR W/ GLASS PANELS

PREFABRICATED LOUVERED OVERHANG

FLEET GARAGE - SOUTH

TILT-UP CONCRETE WALL; PAINTED Project Number:

2025.064

Attachment A - Applicant Written Statement and Plan Set

4/17/2026 2:39:48 PM Autodesk Docs://Xcel Boulder/Xcel BSC_26.rvt

ARCHITECTURAL CHARACTER SKETCHES

CONCEPT PLAN REVIEW

TILT-UP CONCRETE PANEL TITL-UP CONCRETE PANEL

SMOOTH FIBER CEMENT PANELPANEL SMOOTH FIBER CEMENT

VERTICAL METAL PANEL VERTICAL METAL PANEL

LOUVERED SCREEN LOUVERED SCREEN Project Number:

2025.064

Xcel Boulder Service Center 12

Attachment A - Applicant Written Statement and Plan Set

January 23, 2026 Mrs. Sarah Ronan Hornfeck Ronan Design Group 2589 S. Kilmer Street Lakewood, Colorado 80228 RE:

Traffic Assessment for Boulder, CO Xcel Service Center Reconstruction FHU Project No. 125400-18

Dear Mrs. Hornfeck: Felsburg Holt & Ullevig (FHU) has completed this Traffic Assessment for the proposed reconstruction of the Xcel Energy Service Center located at 2635 63rd Street in unincorporated Boulder County, Colorado. The proposed project would replace the existing facility to improve functionality and modernize systems for current needs. The project is being developed through the City of Boulder’s development review process, and a Traffic Assessment is required to report the estimated peak hour trip generation associated with the proposed reconstruction project. This letter is provided for submittal to the City of Boulder. This Transportation Assessment letter describes the project location, scope of project and trip generation estimates. Trip generation estimates are compared with published thresholds to support determination of whether additional traffic study will be necessary to support the development review process.

Project Location The Xcel Energy Service Center is located at 2635 63rd Street. Figure 1 displays the site location along with the accesses to the facility and the adjacent streets. The current vehicular site accesses are described as follows: Access 1

Description Entry-only (westbound) connection from 63rd Street, serving visitor and staff traffic accessing the site

Exit-only (eastbound) full movement connection to 63rd Street

Full movement access to/from 63rd Street, currently gated and locked

Full movement access to/from Stazio Drive, current gated and locked

As shown, only site accesses 1 and 2 are currently active. 6 4 0 0 S . F ID D LE R S G R E E N C I RC L E , S U IT E 1 5 0 0 | G R E EN WO O D V I L L AG E , CO 8 0 1 11 3 0 3 . 7 2 1 . 1 4 4 0 | W W W. F H U EN G .CO M

Attachment A - Applicant Written Statement and Plan Set

January 23, 2026 Mrs. Sarah Ronan Hornfeck Page 2

Figure 1.

Study Location

Trip Generation The Institute of Transportation Engineer’s Trip Generation Manual (12th Edition, 2025) provides equations and rates for estimating trip generation for a wide variety of land uses. Though these uses include a “Utility” facility (LUC 170), it is unlikely that the data for this use accurately capture the usage and function of the Xcel service center. Therefore, it was determined that traffic counts would be conducted to quantify the level of trip generation associated with the current site. The proposed reconstructed Xcel facility will support, not expand, existing site functions. Therefore, current traffic patterns and vehicle-trip generation levels associated with the site are likely to remain the same post-reconstruction. FHU collaborated with a vendor to collect bi-directional traffic count data at Accesses 1 and 2 of the Xcel Energy Service Center in Boulder, CO. Continuous traffic counts were obtained on Tuesday, November 11,

Attachment A - Applicant Written Statement and Plan Set

January 23, 2026 Mrs. Sarah Ronan Hornfeck Page 3 Wednesday, November 12, and Thursday, November 13, 2025, for the full 72-hour period. It is FHU’s understanding that the facility was fully occupied and operating at typical levels over this time period. Figure 2 presents the observed hourly traffic volumes collected over the three-day period at the study location. The data illustrate daily traffic patterns and identify peak periods of activity.

Figure 2.

Hourly Volume by Time of Day

FHU has summarized the resulting data to respond to agency requests for Service Center volume information and extracted the following information: •

Average Daily Traffic Volume: 279 vehicles per day Average Eastbound (exiting) Volume: 140 vehicles per day Average Westbound (entering) Volume: 139 vehicles per day

•

The maximum number of vehicles observed in a single hour for the three-day weekday period was 48 vehicles per hour observed on Thursday, 13th November, from 6:15 AM to 7:15 AM and 2:30 PM to 3:30 PM.

Attachment A - Applicant Written Statement and Plan Set

January 23, 2026 Mrs. Sarah Ronan Hornfeck Page 4 •

The westbound movements correspond to vehicles entering the facility, and the peak is typically observed in the morning. The eastbound traffic consists of vehicles exiting the site, and its peak is typically observed in the early afternoon, as explained in the previous bullets.

The City’s Transportation Design and Construction Standards (June 2024) state that a traffic study is required for any nonresidential development proposal where trip generation during the peak hour of the adjacent street is expected to exceed 100 vehicle-trips. Based on the recorded traffic counts and the understanding that the facility reconstruction will not expand vehicular trip generation, it was determined that the total turning movements in and out of the reconstructed facility would not exceed 100 vehicles per hour. Therefore, no traffic study is required. Please consider this Traffic Assessment in support of the proposed reconstruction of the Xcel Energy Service Center in Boulder County, Colorado. Please let me know if you have any questions about this letter or need any additional information. Sincerely, FELSBURG HOLT & ULLEVIG

Shazal Afraaz, PE Transportation Engineer

Lyle E. DeVries, PE, PTOE Principal ATTACHMENT

TRAFFIC COUNTS

Attachment A - Applicant Written Statement and Plan Set

Page 1

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 1 Station ID: 1 NORTH ACCESS

www.alltrafficdata.net

Start Time 12:00 AM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 12:00 PM 01:00 02:00 03:00 04:00 05:00 06:00 07:00 08:00 09:00 10:00 11:00 Total Percent AM Peak Vol. PM Peak Vol.

11-Nov-25 Tue

0 0 0 0 0 0 0 0 0 2 3 0 1 0 2 0 1 1 0 0 0 0 0 0 10 6.8% 10:00 3 14:00 2

WB 0 0 2 0 4 2 42 7 4 9 18 4 14 8 7 4 3 2 2 2 3 0 0 1 138 93.2% 06:00 42 12:00 14

Total 0 0 2 0 4 2 42 7 4 11 21 4 15 8 9 4 4 3 2 2 3 0 0 1 148 -

06:00 42 12:00 15

Attachment A - Applicant Written Statement and Plan Set

Page 2

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 1 Station ID: 1 NORTH ACCESS

www.alltrafficdata.net

12-Nov-25 Wed

0 0 0 0 0 0 0 0 0 0 0 2 0 1 2 3 1 0 0 0 0 0 0 0 9 5.2% 11:00 2 15:00 3

WB 0 2 0 0 7 3 39 11 15 9 8 9 9 16 12 8 3 2 0 7 1 1 1 0 163 94.8% 06:00 39 13:00 16

Total 0 2 0 0 7 3 39 11 15 9 8 11 9 17 14 11 4 2 0 7 1 1 1 0 172 -

06:00 39 13:00 17

Attachment A - Applicant Written Statement and Plan Set

Page 3

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 1 Station ID: 1 NORTH ACCESS

www.alltrafficdata.net

13-Nov-25 Thu

0 0 0 0 0 0 0 0 1 1 1 1 0 1 2 0 1 0 3 0 0 0 1 0 12 6.8% 08:00 1 18:00 3 31 6.2% ADT 166

WB 1 0 0 0 0 4 41 13 4 13 5 12 10 15 24 5 3 1 4 3 1 5 1 0 165 93.2% 06:00 41 14:00 24 466 93.8%

Total 1 0 0 0 0 4 41 13 5 14 6 13 10 16 26 5 4 1 7 3 1 5 2 0 177 -

AADT 166

06:00 41 14:00 26 497

Attachment A - Applicant Written Statement and Plan Set

Page 1

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 2 Station ID: 2 SOUTH ACCESS

www.alltrafficdata.net

11-Nov-25 Tue

1 0 2 0 0 5 1 5 17 10 10 16 7 9 16 15 4 3 2 2 3 1 0 1 130 99.2% 08:00 17 14:00 16

WB 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.8% 08:00 1 -

Total 1 0 2 0 0 5 1 5 18 10 10 16 7 9 16 15 4 3 2 2 3 1 0 1 131 -

08:00 18 14:00 16

Attachment A - Applicant Written Statement and Plan Set

Page 2

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 2 Station ID: 2 SOUTH ACCESS

www.alltrafficdata.net

12-Nov-25 Wed

1 0 1 0 0 7 3 6 17 10 14 8 12 7 19 28 9 3 1 8 0 1 1 2 158 98.8% 08:00 17 15:00 28

WB 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 2 1.3% 13:00 2

Total 1 0 1 0 0 7 3 6 17 10 14 8 12 9 19 28 9 3 1 8 0 1 1 2 160 -

08:00 17 15:00 28

Attachment A - Applicant Written Statement and Plan Set

Page 3

All Traffic Data Services 12200 W 52nd Ave Wheat Ridge, CO 80033

Site Code: 2 Station ID: 2 SOUTH ACCESS

www.alltrafficdata.net

13-Nov-25 Thu

0 1 0 0 0 0 1 9 22 13 10 8 7 11 16 33 4 3 2 6 1 3 7 0 157 99.4% 08:00 22 15:00 33 445 99.1% ADT 150

WB 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0.6% 09:00 1 4 0.9%

Total 0 1 0 0 0 0 1 9 22 14 10 8 7 11 16 33 4 3 2 6 1 3 7 0 158 -

AADT 150

08:00 22 15:00 33 449