Call-Up Agenda Memo

City of Boulder City Council Call-Up Agenda Item Meeting Date: October 23, 2025

Agenda Title Consideration of a Site Review and Use Review to 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 and 58,365 square feet of commercial space. The redevelopment retains the Broker Inn and a portion of the adjacent parking. Proposal includes a request for a Height Modification to allow for buildings to reach up to 55 feet in height. Reviewed under case no. LUR2024-00071 and LUR2024-00072.

Staff Contact •

Chandler Van Schaack, Planning and Development Services

Executive Summary The purpose of this item is for City Council to consider whether to call up the Planning Board’s decision on the Site Review (LUR2024-00071) and Use Review (LUR202400072) applications to redevelop approximately 7.96 acres of the existing 9.86-acre Williams Village Shopping Center site at 2952 Baseline Rd., with five new buildings containing a total of 427 new dwelling units, including 122 units intended for students, ranging from studios to six-bedroom units. The redevelopment will also provide 58,365 square feet of commercial space. The redevelopment proposal retains the Broker Inn and a portion of the adjacent parking. The proposal includes a request for a height modification to allow for buildings to reach up to 55 feet in height.

On September 30, 2025, the Planning Board held a public hearing and voted 6-1 to approve the Site and Use Review applications with conditions as recommended by staff and with the following added conditions: (1) The board voted 5-2 that to meet the open space needs of residents and visitors to the site, applicant shall add an active, outdoor groundlevel programmatic element to the site such as a playground, play area, dog park, or community garden, to the satisfaction of staff at the time of Tec Doc. Motion passed. (2) The board voted 7-0 that an additional fifteen percent of required bike parking spaces over and above the five percent electric bicycle charging spaces required in Section 9-9-6(e)(4)(G), B.R.C. 1981, shall be electrified. These additional spaces shall not be subject to the 3 feet by 10 feet size requirement. This condition will be met to the satisfaction of staff at the time of Tec Doc. Motion passed. The Planning Board decision is subject to a 30-day City Council call up period which concludes on October 30, 2025. City Council is scheduled to consider this application for call-up at its meeting on October 23, 2025. The staff memorandum to Planning Board and the applicant’s submittal materials along with other related background materials are available on the Records Archive for the Planning Board. The applicant’s plan set and written statement is provided in Attachment B. The recorded video from the hearings can be found at the following link: September 30, 2025 Planning Board Hearing (item begins 1 hour and 49 minutes into the video).

Council Action Options Option

Outcome

Call up the application

To call up the application, council has to pass a motion. Suggested motion language: Motion to call up Site Review application #LUR2024-00071 and Use Review application #LUR2024-00072. Called-up item will be scheduled for a public hearing at a future council meeting within 30 days of the date that the item is called up

Do not call up the application No council action is needed. Decision of the lower body stands.

Planning Board History At the public hearing on September 30, 2025, the Planning Board held a quasi-judicial hearing to review the proposed Site Review and Use Review applications described above. Following a public hearing, the board voted to approve with conditions Site Review application #LUR2024-00071 and Use Review application #LUR2024-00072 with the following motions: On a motion by C. Hanson Thiem, seconded by K. Nordback, the board voted 6-1 (J. Boone dissenting) to approve Site Review application #LUR2024-00071 and Use Review application #LUR2024-00072 with conditions as recommended by staff, adopting the staff memorandum as findings of fact, including the attached analysis of review criteria and as amended by the Planning Board: (1) On a motion by L. Kaplan, seconded by ml Robles, the board voted 5-2 (K. Nordback and C. Hanson Thiem dissenting) that to meet the open space needs of residents and visitors to the site, applicant shall add an active, outdoor ground-level programmatic element to the site such as a playground, play area, dog park, or community garden, to the satisfaction of staff at the time of Tec Doc. Motion passed. (2) On a motion by M. McIntyre, seconded by M. Roberts, the board voted 7-0 that an additional fifteen percent of required bike parking spaces over and above the five percent electric bicycle charging spaces required in Section 9-9-6(e)(4)(G), B.R.C. 1981, shall be electrified. These additional spaces shall not be subject to the 3 feet by 10 feet size requirement. This condition will be met to the satisfaction of staff at the time of Tec Doc. Motion passed. At the hearing, the Planning Board listened to presentations from staff and the applicant and asked questions of each. There were four public comments on the item. The board held a lengthy discussion on whether the proposal meets the Site Review and Use Review criteria, including the additional criteria for projects requiring a height modification. Overall, the board found that the project met the applicable review criteria and expressed strong support for the project. One board member felt that the height and setbacks were not in keeping with the existing character of the surrounding area and one board member expressed concern that the city could not require the developer

to secure leases for the commercial spaces prior to issuance of certificates of occupancy for the residential units. Ultimately, the Planning Board approved the application subject to the conditions of approval as recommended by staff and adding the two conditions described above. The Planning Board Disposition can be found in Attachment A. Refer to Attachment I for the draft meeting minutes from the Planning Board meeting.

Public Input Process Consistent with Section 9-4-3, “Public Notice Requirements,” B.R.C. 1981, staff provided notification to all property owners within 600 feet of the subject location of the applications, and signs were posted by the applicant. Staff received numerous comments both in support of and in opposition to the project. These comments are included as Attachment H.

Analysis – Alignment with Relevant Portions of Boulder Revised Code Staff’s Analysis of the review criteria is included as Attachment C. The staff memorandum to Planning Board also includes staff’s analysis of the applicable review criteria and the applicant’s submittal materials and is available on the Records Archive for Planning Board.

Next Steps for City Council The City Council may call up the application. If the application is called up, the City Council will be the decision-maker on the application and will review it at a future public meeting. If the application is not called up, the Board’s decision is final.

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Attachments Attachment A – Planning Board Disposition Attachment B – Applicant’s Proposed Plans and Written Statement Attachment C – Staff’s Analysis of Review Criteria Attachment D – Applicant’s TDM Plan Attachment E – Applicant’s Parking Plan

Attachment F – Advisory Board Meeting Minutes Attachment G – Applicant’s Response to Advisory Board Feedback Attachment H – Public Comments Attachment I – Draft 9/30/25 Planning Board Minutes