Attachment A - Applicant's Plans and Written Statement

Office Greenbelt Meadows

Neighborhood Data 2.8 acres 35 Homes (12.5/acre) 12 affordable homes (35%) Proposed Zoning: RMX-2 Allowed Density: 10 units/acre (15 units per acre with 35% affordable)

Drainage Conveyance Swale Drainage Conveyance Swale

Pocket Park

3-plex (affordable)

3-plex (affordable)

SFA Homes (Duplex & Tri-Plex)

Church

Product Types (3) (16) Rowhomes 2-story 2- car rear load 20 x 48' Footprint (excl. porch) 20' x 67' Lot (25' end units) (12) 3-Plex (Affordable) 3-story / 2-car tandem front load 16' x 44' Footprint (excl. porch) 16' x 61' Lot (21' end units)

PublicStreet ROW Public

Public ROW Public Street

Drainage Conveyance Swale Drainage Conveyance Swale

Rowhomes Rowhomes

Access AccessLane Lane

Access Lane

Hotel

Manhattan Drive

Detention Detention Pond Pond

(7) SFA Homes (2 & 3-Plex) 3-story / 2-car front load 32' x 45' Footprint (excl. porch) 32' x 78' Lot (37' end units)

EVA 3/4 Access

S. Boulder Road

Guest Parking 19 on-street spaces serving 28 units (0.7 spaces per home) 14 driveway spaces serving 7 homes (2 spaces per home)

Gas/ Conv.

Office/Retail

Arenna

Conceptual Site Plan 2025-07-29

Scale: 1" = 40' @ 24 x 36

Arenna

Conceptual Site Plan & Architectural Images 2025-07-29

Aerial View from NW to SE

NOTE: This illustration shows conceptual renderings as it relates to general intent of the site plan, architectural massing and character. Renderings are not indicative of the final designs. Site plan and architecture are subject to change per Site Review and final architectural design.

Arenna

Conceptual Site Plan & Architectural Images 2025-07-29

Street View from NW to SE (Affordable Tri-Plexes)

NOTE: This illustration shows conceptual renderings as it relates to general intent of the site plan, architectural massing and character. Renderings are not indicative of the final designs. Site plan and architecture are subject to change per Site Review and final architectural design.

Arenna

Conceptual Site Plan & Architectural Images 2025-07-29

Park View from NW to SE

NOTE: This illustration shows conceptual renderings as it relates to general intent of the site plan, architectural massing and character. Renderings are not indicative of the final designs. Site plan and architecture are subject to change per Site Review and final architectural design.

Arenna

Conceptual Site Plan & Architectural Images 2025-07-29

Park View from NE to SW

NOTE: This illustration shows conceptual renderings as it relates to general intent of the site plan, architectural massing and character. Renderings are not indicative of the final designs. Site plan and architecture are subject to change per Site Review and final architectural design.

Arenna

Conceptual Site Plan & Architectural Images 2025-07-29

Street View from E to W (Duplexes & Tri-Plex)

NOTE: This illustration shows conceptual renderings as it relates to general intent of the site plan, architectural massing and character. Renderings are not indicative of the final designs. Site plan and architecture are subject to change per Site Review and final architectural design.

LSC TRANSPORTATION CONSULTANTS, INC. 1889 York Street Denver, CO 80206 (303) 333-1105 FAX (303) 333-1107 E-mail: lscdenver@lsctrans.com

July 30, 2025 Mr. Mike Cooper Boulder Creek Builders, LLC 712 Maine Street Louisville, CO 80027 Re: 5469 & 5515 S. Boulder Rd. Boulder, CO LSC #250500 Dear Mr. Cooper: In response to your request, LSC Transportation Consultants, Inc. has prepared this Trip Generation and Assignment Report to satisfy the Concept Review requirements for the proposed 5469 & 5515 S. Boulder Road residential development in Boulder, Colorado. IMPACT AREA Figure 1 shows the vicinity map. Area Roadways The major roadways in the site’s vicinity are shown on Figure 1 and are described below. •

S. Boulder Road is an east-west, four-lane arterial roadway south of the site. The intersection with Manhattan Drive is signalized with auxiliary turn lanes. The posted speed limit in the vicinity of the site is 35 mph. There are bus stops near the intersection with Manhattan Drive. There are existing shoulders on both sides of the roadway and a detached trail on the south side of the road.

•

Manhattan Drive is a north-south, two-lane collector roadway west of the site. The intersection with S. Boulder Road is signalized with auxiliary turn lanes. The posted speed limit in the vicinity of the site is 20 mph. There are attached sidewalks on both sides of the road.

PROPOSED LAND USE AND ACCESS The site is proposed to include about 35 single-family attached units. Three-quarter movement public access and right-in/right-out emergency only access is proposed to S. Boulder Road. The conceptual site plan is shown in Figure 2.

Mr. Mike Cooper

Page 2

July 30, 2025 5469 & 5515 S. Boulder Road

ALTERNATIVE TRAVEL MODES An alternate travel mode share of 20 percent is expected and will be supported by a future Travel Demand Management (TDM) Plan. TRIP GENERATION Table 1 shows the estimated typical weekday, morning peak-hour, and afternoon peak-hour trip generation for the site based on the rates from Trip Generation, 11th Edition, 2021, by the Institute of Transportation Engineers (ITE). The site is projected to generate about 252 one-way vehicle-trips on the average weekday, with about half entering and half exiting the site during a 24-hour period. During the morning peakhour, which generally occurs for one hour between 6:30 and 8:30 a.m., about 4 vehicles would enter and about 13 vehicles would exit the site. During the afternoon peak-hour, which generally occurs for one hour between 4:00 and 6:00 p.m., about 12 vehicles would enter and about 8 vehicles would exit the site. These volumes are expected to be reduced by about 20 percent due to alternative travel modes. This will be supported by a future Travel Demand Management (TDM) Plan. TRIP DISTRIBUTION Figure 3 shows the estimated distribution of site-generated traffic. TRIP ASSIGNMENT Figure 4 shows the assignment of site-generated traffic assuming no reduction for alternative travel modes to assure a conservative analysis. * * * * * We trust this information will assist you in planning for the proposed 5469 & 5515 S. Boulder Road residential development. Respectfully submitted, LSC Transportation Consultants, Inc.

By: Christopher S. McGranahan, P.E Principal/President CSM/wc Enclosure:

Table 1 Figures 1 - 4

G:\Shared drives\Denver Projects 2021-2030\2025\250500-5469&5515-S-BoulderRoad\Report\5469&5515-S-BoulderRoad-073025.wpd

Table 1 ESTIMATED TRAFFIC GENERATION 5469 & 5515 S. Boulder Road Boulder, CO LSC #250500; July, 2025

Trip Generating Category

Quantity

CURRENTLY PROPOSED LAND USE Single-Family Attached Housing (2)

35 DU (3)

Trip Generation Rates (1) Average AM Peak-Hour PM Peak-Hour Weekday In Out In Out

7.20

0.120

0.360

0.336

Average Weekday

Vehicle-Trips Generated AM Peak-Hour PM Peak-Hour In Out In Out

0.234

252

4

13

12

8

20% ATM Reduction (4) =

50

1

3

2

2

Net Vehicle-Trips =

202

3

10

10

6

Notes: (1) Source: Trip Generation, Institute of Transportation Engineers, 11th Edition, 2021 (2) ITE Land Use No. 215 - Single-Family Attached Housing (3) DU = Dwelling Units (5) The alternative travel mode reduction will be supported by a future Travel Demand Management (TDM) plan.

Approximate Scale Scale: 1"=300'

SITE

Figure 1

Vicinity Map 5469 & 5515 S. Boulder Road (LSC #250500)

Approximate Scale Scale: 1"=300'

10%

SITE 85%

5%

Figure 3

65%

Directional Distribution of Site-Generated Traffic 5469 & 5515 S. Boulder Road (LSC #250500)

30

Approximate Scale Scale: 1"=300'

SITE 250

210 240

10

0 1

13 8 2 1

4 10

4 11

0 1

11 7

Figure 4

26 35 1,000

Assignment of Site-Generated Traffic 5469 & 5515 S. Boulder Road (LSC #250500)

Arenna Neighborhood Proposal (5469 & 5515 S. Boulder Road) Concept Plan Review and Comment Written Statement 7-30-25 Introduction Boulder Creek Neighborhoods (BCN) is pleased to submit plans and documents for a Concept Plan Review and Comment for Arenna, a 35-home neighborhood enclave on approximately 2.8 acres (the “Concept Plan” or “Neighborhood”), located on the north side of South Boulder Road and east of Manhattan Drive. BCN is a unique, local builder and developer who focuses on attainable, Missing Middle housing, and active adult communities. At the heart of Boulder Creek’s designs are energy efficiency, durability, and non-typical floorplans. BCN is currently developing Peacock Place to the north on 55th Street. The goal is to deliver a mix of market rate homes and homes permanently affordable to middle income families. BCN intends to develop a micro pocket neighborhood with a mix of single-family-attached homes. This pedestrian-oriented neighborhood and product type is in high demand and undersupplied in Boulder and throughout Colorado, and provides an important Missing Middle housing type with the following key characteristics: •

Clustered homes around shared green spaces that provide a scale of housing between singlefamily homes and multi-family homes

•

Compatible in scale with single-family homes

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Attainable housing choices for middle-income families without subsidies

Site Background & Overview 5469 S. Boulder Road (“Site A”) is approximately 1.8 acres and was annexed into Boulder in 2018 and is zoned RL-2. Site A is proposed to have an Annexation Agreement Amendment to allow the modifications of certain provisions in the Annexation Agreement to allow for the development of the Concept Plan. To the east, 5515 S. Boulder Rd. (“Site B”), is approximately 1 acre and is zoned RL-1 in Boulder County, proposed to be annexed into the City of Boulder with this proposed application. The combined project site of Site A & B is approximately 2.8 acres, just east of the NE corner of Manhattan St. & S. Boulder Road (the “Property”).

Proposed Zoning We propose to rezone both sites to RMX-2 zoning (the “Zoning Code”), with an allowed density of up to 14 DU/acre. We will adhere to the provisions of the Zoning Code with the following modifications:

7 12 M AI N S T RE E T • LO U I S VI L L E , C O LO RA DO • 800 27 P H O NE : 30 3- 54 4 -5 857

Proposed Annexation Agreement Amendment Site A is approximately 1.8 acres and was annexed into Boulder in 2018 and is zoned RL-2. Site A is proposed to have an Annexation Amendment to allow the modifications of certain provisions in the Annexation Agreement to allow for the development of the Concept Plan.

Annexation Agreement Amendment There are several provisions of the existing Annexation Agreement for Site A that we propose to amend below: •

2.d.ii) A flood control and ditch easement substantially in the form attached hereto and incorporated herein as Exhibit C (“Flood Control Easement”). Proposal: Modification of the Flood Control and Ditch easement from 50’ wide to 30’ wide, clarification of surface uses within the easement, and allow ROW/access at the SW corner of the site. Justification: A 50’ easement is excessive for the needs of easement. Our proposal to modify the width of the easement will not diminish the rights of the City and will maintain the purpose of the easement, which is “drainage conveyance and control of flood waters and installation and maintenance of improvements necessary to ensure conveyance….for the purpose of installation, construction, repair, maintenance, and reconstruction of a drainage ditch or lateral, and channel improvements, and appurtenances thereto….” Since we will be developing the property and comprehensively designing and improving the site to address drainage and flood control, we request the ability to modify the easement and construct the improvements that the City needs to maintain and access the ditch and ensure adequate drainage and flood control per applicable codes. Through the Site Review and TEC doc process, the City will ensure adequate improvements are provided by the Developer.

•

4.c. Remove the existing access point to the Property from South Boulder Road and construct a new access point from South Boulder Road that is located at least seventy-five feet from the western property line and is designed as a right-in/right-out access point. The Property shall have no more than one access point from South Boulder Road. Proposal: Two access points be allowed onto South Boulder Road (one ¾ access and one emergency vehicle only access), subject to approval of the Traffic Impact Study. Justification: The Property has a changed condition with the addition of Site B, so this language will be obsolete with the combined development of Site A and Site B. The Property can allow for a ¾ access off S. Boulder Road and a secondary access that will be limited to a right-in/right-out. All access points will be subject to approval of a Traffic Impact Study.

•

18. 50% of the total number of new dwelling units are for-sale permanently affordable housing units. In addition, Applicant shall pay 25% of the cash-in-lieu amount required to be paid for a market unit under Chapter 9-13, “Inclusionary Housing.” Proposal: A minimum 30% of the units to be middle-income affordable housing units, with up to 35%-40% affordable housing units per the density bonus allowed under RMX-2 zoning. Justification: 50% of the units as affordable are not feasible and has restricted the property from being developed over the past 7 years. The modification of these requirements is required for this application to move forward.

•

18.k. No dwelling unit constructed on the Property shall have a floor plan that exceeds 2,200 square feet. Proposal: No market rate dwelling unit constructed on the Property shall have a floor plan that exceeds 3,300 square feet. 2|Page

Justification: We propose only a limited number of market rate homes (7) to be 2,500 – 3,200 sf. Most of the 23 market rate homes (16) will be under 1,600 sf. •

19. The Property shall be annexed to the City as Residential Low-2 (RL-2) zoning classification. Proposal: Rezone from RL-2 zoning to RMX-2 zoning. Justification: Given the context of high density residential and commercial land uses that exist just to the west on South Boulder Rd on the west side of Manhattan Drive, and that the Property directly abuts S. Boulder Road, a major arterial street, RMX-2 zoning is an appropriate zoning designation for the Property.

Housing & Affordability The Neighborhood will exceed Section 9-6-3(b)(2)(A)(ii) of the Boulder Municipal Code (BMC) by providing three (3) Housing Types where two (2) are required, as follows: •

(16) Townhomes (2-story), market rate, 1,400 – 1,800 sf, fronting pocket park & west buffer area (approx. 20' - 25' x 61' lot sizes)

•

(7) 2 and 3-plex homes (3-story), market rate, 2,500 - 3,300 sf, backing to S. Boulder Rd (approx. 32' - 37' x 78' lot sizes)

•

(12) 3-plex homes (3-story), 100-120% AMI, 1,200 – 1,500 sf, fronting shared courtyards (approx. 16' - 21' x 53' lot sizes)

Site Plan & Access The Annexation Agreement for Site A contemplated a right in/right out access to be located on the Site A property, minimum 75’ from the western property line. Our proposal sites the primary access onto Site B, past the existing median on S. Boulder Rd. This would allow for three-quarter movement access, pending results of our traffic impact analysis, and an emergency access only right in/right out. A detention pond and common open space are proposed as a buffer to the neighborhood to the north and west. We propose walking paths throughout the site, and a pocket park that ties in with a stormwater detention area that will serve as a buffer to the existing homes to the north. The park and open space will be activated with passive amenities such as park shelter, outdoor cooking area, benches, and informal play areas

Floodplain Development Plan We propose to fill several feet on the site to ensure positive drainage to the northern proposed detention pond. That will have an impact on the floodplain and flood conveyance through the site. Our civil team (Siteworks) has engaged with DHI Group to model the proposed conceptual site plan and grading. The flooding on-site occurs from the Anderson Ditch and not the Dry Creek No. 2 Ditch as we originally thought (re: DHI Flood Scenario Evaluation for 5469/5515 South Boulder Road). We explored several different options with DHI and have decided that a flood conveyance channel would be the most appropriate solution for flooding at this site. Thus, we propose a perimeter swale along the north and east property lines to convey floodwater through the site. The flood conveyance channel will accommodate all of the overflow coming from the Anderson Ditch, will not significantly impact any downstream structures or properties, and will convey the flood overflow through our properties and back into Dry Creek No. 2 ditch. We propose modifying the 50-foot flood control easement, located on the west side of the property, to a 30’ wide easement. The easement was dedicated to the city for flood control and maintenance access to the Dry Creek No. 2 irrigation ditch. As part of the community drainage and flood control design for the community, we propose construction of a 10’ access path and other improvements needed to maintain and access the ditch and ensure adequate drainage and flood control per applicable codes. 3|Page

Comprehensive Plan Amendment Sites A and B are categorized as Low Density Residential in the Boulder Valley Comprehensive Plan (BVCP). We feel that a change to Medium Density Residential (MR) is appropriate for the Property as it borders S. Boulder Road, a major arterial street. High density residential and commercial land uses exist just to the west on South Boulder Rd on the west side of Manhattan Drive. Per the BVCP, MR land use designation is characterized by a variety of housing types. Medium-density areas are generally situated near neighborhood and community shopping areas or along some of the major arterials of the city. Uses: Consists of a variety of housing types ranging from single-family detached to attached residential units such as townhomes, multiplexes and some small lot detached units (e.g., patio homes), not necessarily all on one site. BVCP Density/Intensity: 6 to 14 dwelling units per acre.

Context Map: Site proximity to commercial, multifamily and major arterial lends itself to medium density residential land use, transitioning from commercial and high-density multifamily uses to lower density neighborhoods to the north.

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Some of the relevant Boulder Valley Comprehensive Plan (BVCP) policies that are supported by this housing proposal include: Policy 1.09 Growth Requirements: The overall effect of urban growth must add significant value to the community, improving quality of life. The city will require development and redevelopment to provide significant community benefits, achieve sustainability goals for urban form and to maintain or improve environmental quality as a precondition for further housing and community growth. Policy 1.10 Jobs: Housing Balance: Boulder is a major employment center, with more jobs than housing for people who work here. This has resulted in both positive and negative impacts, including economic prosperity, significant in-commuting and high demand on existing housing. The city will continue to be a major employment center and will seek opportunities to improve the balance of jobs and housing while maintaining a healthy economy. This will be accomplished by encouraging new housing and mixed-use neighborhoods in areas close to where people work, encouraging transit oriented development in appropriate locations, preserving service commercial uses, converting commercial and industrial uses to residential uses in appropriate locations, improving regional transportation alternatives and mitigating the impacts of traffic congestion. Policy 2.03 Compact Development Pattern: Ensure that development will take place in an orderly fashion, take advantage of existing urban services, and avoid . . . patterns of leapfrog, noncontiguous, scattered development within the Boulder Valley. The city prefers redevelopment and infill as compared to development in an expanded Service Area in order to prevent urban sprawl and create a compact community. Policy 2.10 Preservation and Support for Residential Neighborhoods: The city will work with neighborhoods to protect and enhance neighborhood character and livability and preserve the relative affordability of existing housing stock. The city will also work with neighborhoods to identify areas for additional housing, libraries, recreation centers, parks, open space or small retail uses that could be integrated into and supportive of neighborhoods. The city will seek appropriate building scale and compatible character in new development or redevelopment, appropriately sized and sensitively designed streets and desired public facilities and mixed commercial uses. The city will also encourage neighborhood schools and safe routes to school. Policy 2.21 Commitment to a Walkable and Accessible City: The city and county will promote the development of a walkable and accessible city by designing neighborhoods and business areas to provide easy and safe access by foot to places such as neighborhood centers, community facilities, transit stops or centers, and shared public spaces and amenities…

As Required for a Concept Plan Application: Environmental, TDM, Land Uses, Affordability (A) Techniques and strategies for environmental impact avoidance, minimization, or mitigation; CTL|Thompson, Inc. performed a Phase I Environmental Site Assessment in general conformance with the scope and limitations of ASTM Practice E 1527-21 of the Property. The assessment has revealed no evidence of recognized environmental conditions in connection with the Property. After detailed analysis, this Concept Plan proposes a flood conveyance channel to address 5|Page

flooding at this site through a perimeter swale along the north and east property lines to convey floodwater through the site. (B) Techniques and strategies for practical and economically feasible travel demand management techniques, including, without limitation, site design, land use, covenants, transit passes, parking restrictions, information or education materials or programs that may reduce single-occupant vehicle trip generation to and from the site; and The following measures will be proposed to encourage alternative travel modes and discourage single occupant vehicles trips: 1. Participate in the NECO bus pass program for residents – the applicant will escrow funds to reimburse resident bus passes for a period of three years. 2. Meet or exceed the City’s short-term and long-term bicycle parking requirements. 3. Coordinate with Colorado Car Share, B-Cycle and Lime Scooters to determine the appropriateness of these options on or near the site. 4. The applicant will make connections to the existing pedestrian and bicycle networks in the area. This will involve connecting sidewalks to the west. 5. Meet the City’s Shared, Unbundle, Managed and Paid (SUMP) parking principles. The applicant will charge market rates for parking and separate the parking lease from the unit lease. All parking will be shared and unbundled with no reserved spaces. (C) Proposed land uses and if it is a development that includes residential housing type, mix, sizes, and anticipated sale prices, the percentage of affordable units to be included; special design characteristics that may be needed to assure affordability. This Concept Plan meets city affordable goals and exceeds the required two (2) Housing Types in RMX zoning as follows: Affordable Housing A minimum 30% of the units will be middle-income affordable housing units, with up to 35%-40% affordable housing units per the density bonus allowed under RMX-2 zoning. Housing Types As described above, the Neighborhood will provide three (3) Housing Types where two (2) are required, as follows: • • •

(16) Townhomes (2-story), market rate, 1,400 – 1,800 sf, fronting pocket park & west buffer area (approx. 20' - 25' x 61' lot sizes) (7) 2 and 3-plex homes (3-story), market rate, 2,500 - 3,300 sf, backing to S. Boulder Rd (approx. 32' - 37' x 78' lot sizes) (12) 3-plex homes (3-story), 100-120% AMI, 1,200 – 1,500 sf, fronting shared courtyards (approx. 16' - 21' x 53' lot sizes)

The proposed Residential Uses and Housing Types in the Concept Plan support the aforementioned BVCP policies as follows: •

redevelopment to provide significant community benefits

•

the city prefers redevelopment and infill as compared to development in an expanded Service Area in order to prevent urban sprawl and create a compact community 6|Page

•

the city will seek appropriate building scale and compatible character in new development or redevelopment

•

promote the development of a walkable and accessible city by designing neighborhoods and business areas to provide easy and safe access by foot to places such as neighborhood centers, community facilities, transit stops or centers, and shared public spaces ATTACHMENT A CHANGE TO BVCP LAND USE DESIGNATION APPLICANT’S ANALYSIS

Because the requested BVCP land use designation change from Low Density Residential to Medium Density Residential is related to this Concept Plan application and with a subsequent annexation, the BVCP land use change request can be made outside of a Map Only, Mid-term or Major Update to the BVCP. This Attachment A states that the proposed change will meet the procedures and criteria of the BVCP. Criteria for a Land Use Map Change To be eligible for a Land Use Map change, the proposed change: a) On balance, is consistent with the policies and overall intent of the comprehensive plan; CRITERION WILL BE MET. The proposed annexation and annexation amendment, BVCP map change to Medium Density Residential, and subsequent development with affordable and market rate attainable housing is consistent with the overall intent of the BVCP and many BVCP policies. In particular, the application is consistent with the policies related to Jobs: Housing Balance and Compact Development Pattern and many other BVCP policies. See the list of several related BVCP policies above. b) Would not have significant cross-jurisdictional impact that may affect residents, properties or facilities outside the city; CRITERION WILL BE MET. c) Would not materially affect the land use and growth projections that were the basis of the comprehensive plan; CRITERION WILL BE MET. d) Does not materially affect the adequacy of availability of urban facilities and services to the immediate area or to the overall service area of the City of Boulder; CRITERION WILL BE MET. e) Would not materially affect the adopted Capital Improvements Program of the City of Boulder; and CRITERION WILL BE MET. f) Would not affect the Area II / Area III boundaries in the comprehensive plan. CRITERION WILL BE MET.

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