Attachment A - Applicant’s Written Statement and Proposed Plans

Regular Meeting, March 5, 2026 · item 4A: Concept Plan Review and Comment Request for a proposed redevelopment of 3550 and 3850 Frontier Ave. as an urban neighborhood anchored by a 2… · 108 pages

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Attachment A - Applicant's Written Statement and Proposed Plans

CONCEPT PLAN

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Attachment A - Applicant's Written Statement and Proposed Plans

C O N T E N T S

1.1

Introduction

1.2

Location

1.3

Project Overview

1.4

Guiding Principles

1.5

Community Engagement + Outreach

1.6

Transportation + Streets

1.7

Land Use Approach

1.8

Feedback We Are Seeking

1.9

Concept Plan Criteria

1.10 Appendix

PEARL ARTS DISTRICT

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Attachment A - Applicant's Written Statement and Proposed Plans City of Boulder Planning & Development Services Attention: Planning Board & City Staff 1739 Broadway, Third Floor Boulder, CO 80302 RE: Concept Plan Application Pearl Arts District (3550-3825 Frontier Avenue) To the Planning Board and City Staff: I am pleased to submit for your consideration the Concept Plan for the Pearl Arts District (PAD), a transformative, four-block mixed-use district that will combine housing, hospitality, culture, and entertainment in the heart of Boulder Junction. The project is fully aligned with the Transit Village Area Plan Phase 2 (TVAP 2), adopted in 2023, and represents one of the last major opportunities for large-scale redevelopment within the city’s core. SI T E AN D CO NTEX T Originally acquired by Conscience Bay Company in 2012, the 10.83-acre site at 3550-3825 Frontier Avenue is bound by Pearl Parkway and Foothills Parkway, directly across from the Boulder Junction Transit Station and the future Joint Service, the first phase of the Front Range Passenger Rail line connecting Denver, Boulder, Longmont and Fort Collins. Today the property is home to two aging industrial warehouses surrounded by surface parking–a remnant of Boulder’s former industrial era. Our existing tenants, which include retail stores, food and beverage businesses, service providers, a gym, and warehouse distribution operations, have contributed significantly to the property’s success. They have also been engaged in discussions and kept informed about the redevelopment plans since the start of their leases, and a few have voiced a desire to find a spot in the new project. The site is now poised for its next transformation and has the potential to become a key catalyst for Boulder Junction’s future growth and the execution of TVAP Phase 2. VISION The Pearl Arts District aims to create a neighborhood that reflects Boulder’s spirit: innovative, creative, pedestrian-oriented, and deeply rooted in social sustainability. Our vision is to craft a “real Boulder” neighborhood: a place that fosters connection, creativity, and vitality through thoughtful design, vibrant open spaces, and a dynamic mix of uses. At its center will stand

a world-class performing arts and events venue: a beacon of creativity anchoring a district defined by exceptional placemaking and cultural energy. Our project will aim at the heart of people. We want them to linger, stroll, talk, rejoice in art and performance, and appreciate everything that is unique about our beloved Boulder. P ROGR A M OV ERV IEW The Pearl Arts District will include: • • • • • •

A 2,500-capacity Performing Arts & Event Center hosting 120–180 events annually 150 -165 key hotel Approximately 500 multifamily residential units, ranging from townhomes to studios and 3-bedrooms 30,000 SF of food, beverage, and retail uses 55,500 SF dedicated to arts and cultural uses, including an 8,500 SF arts rehearsal space and outdoor rooftop event space More than 2.3 acres of public open space, parks, paths, and plazas

P ROJ ECT TEA M To realize this vision, we have assembled an exceptional team of Boulder- and Denver-based experts with worldly experience in planning, design, architecture, engineering, policy, and entitlement, including: • Burdekin & English (Lead Designer) • Sasaki (Civil, Landscape, Urban Planning) • 4240 Architecture • Trestle Strategy Group (Entitlements) • Fehr & Peers (Transportation) COMMUN IT Y EN G AGEMEN T The Concept Plan reflects not only expert analysis but also extensive community engagement and collaboration. Outreach efforts have included participation in the TVAP 2 public process, tours hosted by Better Boulder, ULI, and discussions with City Council, Planning Board, Transportation Advisory Board, and city staff across multiple departments including the City Manager’s office, Planning, Utilities, Community Development, Office of Arts and Culture,

Attachment A - Applicant's Written Statement and Proposed Plans Economic Vitality, Transportation and Mobility. We have also engaged leaders from RTD, the Boulder Chamber, Housing Advisory Board, Via Mobility, the University of Colorado, ULI, and Create Boulder along with the 25 most prominent performing arts organizations in the city, a key group of partners in shaping and programming the district’s rehearsal and arts spaces.

have been coordinating closely with the City of Boulder, BNSF Railway, FEMA, and the ditch companies to advance the design and permitting for a Letter of Map Revision (LOMR) — a prerequisite for redevelopment, and a project that will remove over 30 properties from the 100-year floodplain.

T H I S M O M ENT A L IG NS W ITH T WO MAJOR RE GIONAL OPPORTUNITIES : • The arrival and future growth of the Sundance Festival in Boulder in 2027, which requires significant infrastructure to support its expansion. • The anticipated arrival of the Front Range Passenger Rail by 2029, positioning Boulder Junction as the gateway to the Front Range corridor.

CON CEP T R EV IEW F EEDB ACK As a large-scale, multi-phase project, this concept includes several key components for which we seek early, focused input from staff, Planning Board, and City Council to allow us to move forward with a Site Review application that is informed by both regulatory requirements and broader policy objectives.

P U B L I C - PR IVATE PA RTNERS HIP AND C ATALY TIC FINANC ING Given the scale and community impact of this project, public-private collaboration will be essential. The Pearl Arts District will rely on two critical financing tools in front of city council: a single-property owner Metropolitan District, and Tax Increment Financing (TIF) through the Boulder Urban Renewal Authority (BURA). • The Metropolitan District will fund the majority of the public realm — streets, sidewalks, trees, parks, playgrounds, lighting, stormwater infrastructure, and other shared civic elements. • Through BURA, TIF revenues will support construction of the venue parking structure (360 spaces), the Arts Rehearsal Space, and a Rooftop Park and outdoor performance area — directly advancing Boulder’s cultural and economic development goals.

In particular, given the delays in the City’s implementation of a corresponding zone district to support the approved TVAP land uses, a clear entitlement strategy will be critical to maintaining project momentum and avoiding unnecessary complications or delays. We respectfully request targeted guidance on the following items, in addition to the standard Concept Review criteria: • Scale, density, mix of uses, and floor area ratio (FAR) • Phasing and vesting strategy • Special ordinance or land use approach • Multimodal connectivity through a mobility hub • Comprehensive Signage Program • Height and the site review criteria for the performing arts venue

All this at no cost to the citizens of Boulder or the City of Boulder. This is how development pays its way. SI G N I F I C A N T ECO NO MIC IM PACT Based on preliminary projections, this project will deliver an enormous economic impact for our city. It’s estimated this project will generate a $2.8 billion impact on Boulder County and a $1.6 billion impact to the State over the next 30 years, with more than 2,500 constructionrelated jobs created in Boulder County as well as almost 400 permanent jobs related to the Performing Arts & Event Center. F LO OD PL A IN A ND INFR A S TRUC TURE COORDINATION A key site constraint involves the Boulder Slough, which includes facilities owned by two ditch companies and the City’s stormwater system. Following the 2013 flood, the property was remapped into the 100-year floodplain due to an undersized culvert beneath the rail line. In 2020, Conscience Bay secured FEMA Conditional Letter of Map Revision (CLOMR) approval for a $5 million bridge replacement project that will restore proper water flow. Since then, we

CON CLU S ION The Pearl Arts District is a once-in-a-generation opportunity to deliver housing, jobs, arts, and culture in one of the most transit-connected and culturally rich parts of Boulder. It will serve as a regional destination and an enduring symbol of Boulder’s innovation, inclusivity, and artistic spirit. We look forward to continuing our collaboration with the City, community partners, and stakeholders to bring this vision to life. Sincerely,

Daniel Aizenman and the Conscience Bay Team 3

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Attachment A - Applicant's Written Statement and Proposed Plans

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.1 - INTRODUCTION

P E A R L

A R T S

D I S T R I C T

VISION STATEMENT

A place where the Flatirons watch over vibrant streets, where culture breathes, community thrives, and transit connects. A neighborhood rooted in Boulder’s spirit, crowned by a beacon of creativity; A Worldclass Performing Arts Center.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.1 - INTRODUCTION

Introduction P RO J E C T VIS IO N This project will deliver an authentic Boulder experience—a connected and lively neighborhood defined by generous public spaces, activated ground floors, and a dynamic performing arts presence at its heart. Through thoughtful placement of retail, the design of inviting open spaces, and seamless integration with Boulder’s trail network, this project will bridge the TVAP 1 and TVAP 2 neighborhoods and serve as a catalyst for the City’s next phase of development.

AT THE CE NTER OF IT A LL The second phase of TVAP, bounded by Foothills Parkway, Valmont Road, and the BNSF Railway, is strategically located at the junction of high-quality transit, an extensive network of trails and open space, and an array of surrounding employment and retail centers. This location positions the site to become a truly walkable, mixed-use, and transitoriented site that can celebrate what makes Boulder

special while also working to provide new and innovative housing, retail, office, and civic uses to the city. As this area develops into a neighborhood for families, creating an interconnected network of open spaces, with diverse open space types, will be important to providing new residents, workers, and visitors places to create in a multitude of ways.

V I B R A N T RETA IL CO RRIDO RS Connecting key areas in the Pearl Arts District (PAD) to the successfully activated areas on the west side of the railroad tracks will be critical to create a unified district with a seamless pedestrian experience. Interconnected Open Spaces Both TVAP 1 and 2 are blessed with Goose Creek and a robust trail network, which are great for active recreation. As this area develops into a neighborhood for families, it will be vital to create an interconnected network of open spaces, with diverse open space types to provide new residents, workers, and visitors places to recreate in a multitude of ways. N ET WO R K FO R M U LTIM O BILIT Y The existing trail network in the Boulder Junction area is extensive. New development on the eastern side of the railroad tracks should build out the City’s Transportation Plan network, allowing for ease of movement for all transportation modes between TVAP 1 and TVAP 2. This will also reinforce this as a pedestrian-oriented environment.

PEARL ARTS DISTRICT

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.2 - LOCATION

Location

VALMONT RD.

The Pearl Arts District is located in Central Boulder on 10.83 acres, less than 1.5 miles from downtown Pearl Street and just 30 minutes northwest of Denver. The site is well situated within Boulder Junction, a 160-acre located in the geographic center of Boulder. In 2023, the City unanimously adopted TVAP 2, which represents one of the final opportunities for large-scale, highest-density redevelopment within the heart of Boulder. Strategically positioned near mass transit, road and bike networks, retail offerings, and open space, this site is ideal for a Transit Oriented Development (TOD).

TVAP PHASE I

The visionary train development has been progressing through key funding milestones, planning studies, environmental assessments, and governmental approvals over the past five years. The train will utilize existing freight railroads that connect major municipalities along the Front Range corridor. Our project near this rail segment is well positioned to. capture value from the improved AVE TON E L P MA connectivity.

FRONTIER AVE.

CONCEPT PLAN SUBMIT TAL

5min Walking Radius

PL.

PEARL ARTS DISTRICT

TH REEK PA

ST. PEARL JUNCTION

TVAP 2 The project is located at the heart of the Boulder Junction in TVAP 2. TVAP is a comprehensive area-specific plan adopted by the City of Boulder in 2007. It covers roughly the 160-acre area commonly referred to as Boulder Junction (bounded roughly by 30th Street, Pearl Street, Valmont Road and Foothills Parkway) in the geographic center of Boulder. The purpose of the plan is to guide the transformation of a largely industrial, auto-oriented area into a transit-oriented, mixeduse, pedestrian and bicycle friendly district. While Phase 1 of the TVAP area is nearly complete (for the area west of the railroad tracks), planning for Phase 2 (area east of the tracks) more recently started: City Council voted unanimously in 2023 to adopt amendments to TVAP to reflect the community’s current needs for Phase 2.

RAILWAY STATION

C GOOSE

30 TH. ST.

28 TH. ST.

M ST. FOLSO

A reliable regional rail link, Joint Service, will provide 3x daily trips from Denver Union Station to Fort Collins, with a stop in Boulder Junction. This passenger rail will raise demand for higherdensity development, mixed-use, and last-mile access improvements. Joint Service, which is the first phase of Front Range Passenger Rail is slated to start running in January 2029. Future implementation of the Front Range Passenger Rail will add more daily trips and ultimately connect the system from Ft Collins to Pueblo. The 2029 “starter” service goal creates a compelling nearterm horizon for phasing and aligns with the delivery of the first phase of our project in 2030 or 2031. Our development timeline aligns with rail-service milestones and locates density where L ST. R A E P density belongs.

JUNCTION PL.

CARBON ST.

TVAP PHASEII

FOOTHILLS PKWY.

PAD

BOULDER JUNCTION TRANSIT STATION

10.82 ACRES EVENT CENTER

PEARL ARTS DISTRICT BNSF

WALNUT ST.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.2 - LOCATION

Site Attributes M I X E D U S E S ETTING The site is located within a half mile of offices for major tech companies such as Google, Microsoft, and IBM, retailers such as Apple, Anthropologie, Whole Foods, and a future rail connection to Denver and Fort Collins. Boulder’s primary retail corridor, Pearl Street, is located only 1.5 miles to the west. This mix of uses promotes walkability and should allow for future development at the site to better integrate into the existing neighborhood.

AI NT

JE VIEWS TO PRO

Direct Connection To Transit Hub EW S

Boulder Junction Transit Station

Future Train Station

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OWN E R S H IP Conscience Bay Co. has had 100% control and ownership of the land since 2013 and it is occupied by two fully leased warehouses.

CU B OU LD E R The University’s main campus is located 1.5 miles from the site with an active student population of 38,000.

U MO

29th Street Mall

Direct Connection To & From Downtown Boulder

O VIEWS T

ACC E S S I B I LIT Y The site is in close proximity to all Boulder has to offer – including direct access to Foothills Parkway, a short walk or drive to the bus station, with service to downtown Denver, Denver International Airport, Longmont, and local service, potential future rail, and bike trails.

Downtown Boulder

OU OM ST VIEW

CU Boulder

U MO TO WS VIE

ST R E ET V I S IBILIT Y The site is located adjacent to Pearl Parkway and Foothills Parkway, which have respective traffic counts of 21,000 and 44,000 cars each day. The subject site also has strong frontage along Pearl Parkway, which should help to attract attention as the project comes on-line.

42,000 Views Per Day

Primary Entry Into Boulder

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.3 - PROJECT OVERVIEW

Pearl Arts District At-A-Glance

150 Rooms

Performing Arts Venue

Dedicated arts and community space

Transit-oriented development

Hotels & Lodging

S U B M I T T A L

500 Homes

P L A N

55k sf.

C O N C E P T

2,500-Person

P E A R L

A R T S

D I S T R I C T

The Pearl Art District (PAD) is a once-in-a-generation project bringing housing, jobs, arts, and culture to Boulder. The PAD embodies Boulder’s innovation, culture, and distinct character.

30k sf. Food & Beverage

180+

Sundance

Events & programs annually

New venues & hotel rooms

Retail and startup retail

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.3 - PROJECT OVERVIEW

Concept Plan

FO OT SIGNALIZED INTERSECTION

POTENTIAL USES: RESIDENTIAL GROUP LIVING OFFICE COMMUNITY CULTURAL EDUCATION HOTEL PEDESTRIAN HAWK

AY KW AR P L AR

RESIDENTIAL MIXED-USE

MOBILITY HUB RIDE-SHARE

PEDESTRIAN HAWK

HI LL SP AR KW AY

HOTEL

PEDESTRIAN PASEO FIRELANE

PARKING GARAGE

PARCEL 4 VENUE 2,500 CAPACITY

SLOUGH PROJECT

PARCEL 3

PARCEL 2 PARCEL 1

PUBLIC ROOFTOP VENUE W/ FLEX F&B

EVENT PLAZA

TOWNHOMES

CREATE BOULDER PERFORMANCE SPACE ~8,000 SF

PERFORMANCE PLAZA W/ ICONIC STAIR

STORMWATER & LINEAR PARK

OPTION A

Square Feet

Units / Keys

Note on Parcel Definition: For the purposes of this submission,

PAD PROJECT TOTALS

Square Feet

Dedicated Arts + Community Spaces (Venue, Rehearsal Space, Rooftop Park)

55,500 sf

Hotel

89,000 sf

150 - 165 keys

89,000 sf

150 - 165 keys

within the project. This term is used

Apartments

511,000 sf

482 - 532 units

396,000 sf

337 - 372 units

Hotel / Office / Community Cultural + Education / Group Living

0 sf

115,000 sf

solely for reference and does not

Retail

30,000 sf

Parking

350,300 sf

Total

1,035,800 sf

property owner of the entire site;

Site Area

470,884 sf

consequently, this project should be

Open Space

30%+

reviewed as a unified site and project,

Full Site FAR

2.20

rather than as individual parcels.

PEARL ARTS DISTRICT

Square Feet

OPTION B

the term “Parcel” refers to each block

55,500 sf

CONCEPT PLAN SUBMIT TAL

carry any formal or legal significance. Conscience Bay Company is the sole

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.3 - PROJECT OVERVIEW

Concept Plan

FO OT SIGNALIZED INTERSECTION

POTENTIAL USES: RESIDENTIAL GROUP LIVING OFFICE COMMUNITY CULTURAL EDUCATION HOTEL PEDESTRIAN HAWK

AY KW AR P L AR

RESIDENTIAL MIXED-USE

MOBILITY HUB RIDE-SHARE

PEDESTRIAN HAWK

HI LL SP AR KW AY

HOTEL

PEDESTRIAN PASEO FIRELANE

PARKING GARAGE

PARCEL 4 VENUE 2,500 CAPACITY

SLOUGH PROJECT

PARCEL 3

PARCEL 2 PARCEL 1

PUBLIC ROOFTOP VENUE W/ FLEX F&B

CREATE BOULDER PERFORMANCE SPACE ~8,000 SF

EVENT PLAZA

TOWNHOMES

PERFORMANCE PLAZA W/ ICONIC STAIR

STORMWATER & LINEAR PARK

PARCEL 1 - Option 1

Square Feet

Units/Keys

PARCEL 2

Square Feet

Units/Keys

PARCEL 3A (HOTEL)

Square Feet

Units/Keys

PARCEL 4

Square Feet

Apartments

115,000 sf

145-160 units

Apartments

239,000 sf

222-245 units

Hotel

89,000 sf

150-165 keys

Venue

40,000 sf

Retail

1,000 sf

Retail

10,000 sf

Retail

10,000 sf

Rehearsal Arts Center

8,500 sf

Total

99,000 sf

Outdoor Rooftop Park / Event Space

7,000 sf

Rooftop Food & Beverage

3,000 sf

Retail - Kiosk

3,000 sf

Total

61,500 sf

Total

116,000 sf

Total

249,000 sf

PARCEL 3B (APARTMENTS) - PHASE 2 OR PHASE 3 PARCEL 1 - Option 2 Hotel/ Office / Community Cultural + Education / Group Living

115,000 sf

Retail

1,000 sf

Total

116,000 sf

Apartments

157,000 sf

Retail

3,000 sf

Total

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115-127 units

160,000 sf

D I S T R I C T

GUIDING PRINCIPLES

S U B M I T T A L

A R T S

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C O N C E P T

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D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

GUIDING PRINCIPLES

P E A R L

Unmistakably Boulder where people are the core

CHARMING & WHIMSICAL

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S U B M I T T A L P L A N

P E A R L A R T S D I S T R I C T

MULTI GENERATIONAL ENVIRONMENT

C O N C E P T

CASUAL COMFORT

A R T S

D I S T R I C T

FOSTERS COMMUNITY CONNECTIONS

ARTS & PERFORMANCE INFUSE THE ENTIRE DISTRICT

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

5 THINGS THAT MATTER

S O C IA LLYS U S TA I N A B LE

HUB FOR COMMUNIT Y

C U LTU R A LLY REFLEC TI V E

U RB A NI S TI C A LLY REDEFI NI NG

A RT & P E R FO R M AN CE

Socially sustainable communities are inclusive, secure and resilient – a place for everyone. The urban design of Foothills & Pearl should embrace multi-generational living and promote social initiatives that foster diversity, creative collisions, community cohesion and the wellbeing of all.

Boulder is known for its entrepreneurial spirit and it’s tangible vibe. The Foothills & Pearl Community Hub is programmed to reflect those same principles. It is a multigenerational gathering place intended to foster community connections through great urban design channeling what is Unmistakably Boulder.

In its many forms, culture is a driver for innovation and positive social transformation; places that focus on culture exhibit higher growth rates and more inclusive attitudes. Foothills & Pearl’s urban design should reflect the ideas, custom and social behaviors of those living, working and visiting here.

Great urban design & architecture hasn’t always been a point of departure in Boulder, unfortunately. We would like to change that. The urban planning and architecture of Foothills and Pearl can reference the past for inspiration in function and precedent but the focus should be onlooking forward to define a NEW urban standard of excellence for TVAP.

More than a cluster of venues — The PAD will be a living ecosystem where culture, community, commerce, and city life interweave into a place people want to return to again and again. A balance of design, programming, and economic vitality so that they are vibrant day and night, weekdays and weekends.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Creating a Place for People KIDS PLAY AREA

spaces for new businesses to find their footing. Critical to this is ensuring that the Pearl Arts District and TVAP 2 are connected more broadly into the surrounding business and education community through enhanced transit and multi-mobility. Extending the HOP shuttle to the area will integrate this site with Downtown Boulder and the University of Colorado, allowing for the flow of people and ideas. COMMUNITIES FOR A LL Boulder’s housing crisis is a critical issue on the minds of most residents. Additional housing supply is needed to help better meet the needs for Boulder residents. The Pearl Arts District contemplates delivering approximately 500 residential units to the market with a diversity of housing types (studios to three bedrooms). This is a critical step in assuring that this district is one for a diverse array of households, including single individuals and families. This will contribute to a true sense of neighborhood.

FARMERS

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T H E N E X T BIG THING The TVAP 2 area is in the center of some of the most exciting new development in Boulder. Located near the proposed new commuter rail station, the existing RTD transit hub, and the new Boulder Junction district, the neighborhood is poised to become a beating heart of urban life while also working to address some of Boulder’s most pressing housing and performance arts needs. This walkable, transit-oriented mixed-use district will be a home for families, a destination for retail, food, and beverage, a hub for arts and cultural destinations, and a gathering place for the entire community. It will be a model for holistic and human-scaled development. With careful consideration for the character of our open spaces, how trails connect into and through the site, pedestrian focused street design, and intentional building massing, the Pearl Arts District will maximize ground floor activation creating an energized streetscape. All of these components will ensure a high-quality and sustainable urban district that can truly become Boulder’s next big thing.

MULTI USE PATH

GATEWAY

PEARL PKWY. FARM

GROW I N G K NOW LEDGE Boulder is a highly educated community, with innovation at its heart. The vibrant tech community, the University of Colorado, and the surrounding Boulder Junction district create a community where knowledge, connection, and innovation are central to the experience. The Pearl Arts District anticipates the need for some flexible spaces that could allow for office space for start ups and existing Boulder businesses. This will create an ecosystem for existing businesses to grow and thrive, while also providing

H DITC ERS

PARCEL 1 EVERY DAY BOULDER

Parking Entrance

GATEWAY

PARCEL 2

Un its

PED. PASEO

AV E

. LLS PKWY FOOTHI

THE HEART

FR ON

W or k Liv e/

Liv

W or k

Un its

CULTURAL EXCHANGE

GATEWAY

PARCEL 3

EVENT PLAZA

PERFORMANCE PLAZA

PARCEL 4

PLACES FOR PEOPLE

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

A Day in the Life of Pearl Arts District 7:00 AM Morning breaks over the Flatirons, painting the Pearl Arts District in gold. A resident opens her terrace door; cool mountain air drifts in. Below, a coffee shop stirs awake; the scent of fresh pastry drifts through the plaza. Cyclists glide past on the park trail that hugs the railroad. Runners move in rhythm with the morning. The city stretches, exhales, and begins again. Across the square, dancers step into the Create Boulder Rehearsal Space, duffel bags over their shoulders, the faint sound of a piano echoing through glass. From her balcony, the resident smiles, thinking about her errands, her day, her croissant waiting downstairs.

11:00 AM The day warms. Families fill the plaza; children run toward the Carousel, a swirl of color and sound crafted by a local artist. Laughter bounces between the buildings. Parents sip coffee beneath a canopy of trees as sunlight flickers across the tables. Nearby, the Prairie Dog Playground rises, blending sculpture and play, already the city’s newest landmark. Along the Paseo, the Saturday Morning Art Market unfolds: easels, clay, music, the smell of espresso and oil paint mingling in the breeze.

8:00 AM On Pearl Parkway, a commuter slows at the marquee of the Stage House. “Sundance Film Festival at the Pearl Arts District.” Below it: “Big Head Todd & The Monsters — 3 Nights Only.”

3:00 PM Inside the Create Boulder rehearsal space, creation never stops: dancers leap, actors run lines, musicians chase the perfect note. Outside, life flows easily: parents stroll through sculpture gardens, retirees read by fountains, visitors who arrived by train from Denver and Longmont wander, discovering a district alive with motion and imagination.

He smiles, already imagining the crowd, the lights, the music, the hum of what’s coming.

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SECTION 1.4 - GUIDING PRINCIPLES

A Day in the Life of Pearl Arts District 7:00 PM The marquee burns bright: “Trey Anastasio — Tonight.” Lines wrap around the plaza, a sea of anticipation. Behind the venue, tour buses rest in quiet formation, ready for the night. 7:30 PM Lights down. The first note hits. The district vibrates. Families wander beneath the illuminated art walk, couples linger at café patios, children spin on the carousel under strings of light and fire pit where smores are endless. The Pearl Arts District celebrates the arts and people enjoy performances, art, laughter, music, and one and others.

10:30 PM The show spills into the streets. Fans with arms around each other dance their way toward rides, bars, and late-night corners. Residents watch from balconies, the hum below softening into calm.

5:00 PM Sunset glows across the foothills. The Rooftop Park awakens—music playing, glasses clinking, the city sparkling below. From 35 feet in the air, people watch Boulder shift from day to night. Across the street, the hotel lobby hums with arrivals: conference guests, concertgoers, friends meeting for dinner. The air is charged with possibility.

11:30 PM In the final quiet, the last dancers cool down, musicians pack up, actors step into the night. The Pearl Arts District exhales: ready to dream again. By morning, the light will return, and with it, another day where art, music, and everyday life move together: seamlessly, beautifully, Boulder’s new rhythm.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Embracing the Winter & Owning all Four Seasons

WIN TER

S P R IN G

S UMMER

FA LL

The Pearl Arts District will be a true four seasons neighborhood – one that thrives in the winter just as much as it thrives in our warmer months by fully embracing Boulder’s unique outdoor lifestyle In warmer months, residents and visitors will enjoy active outdoor plazas, engaging arts events, and green spaces connected to Pearl Street’s cultural heart. During the winter, the district will transform with programming such as art installations, culinary pop-ups, and winter markets— encouraging outdoor gathering and energizing public spaces no matter the weather.

ACTIVE ALL 4 SEASONS

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

A Strong Connection to Nature B OU LDER’S CON N ECTION TO N ATU R E Boulder’s connection to the natural world is fundamental to the city’s character. The Pearl Arts District aims to reinforce and enhance the built environment’s intimate connection with the natural environment, making the experience visitors would have in the area feel quintessentially Boulder. This will be done through the construction of a new network of trails through the site, linking already existing open spaces and trails to one another. Additionally, this project will provide unique dedicated open spaces, including a linear park, intimate plazas and paseos, and rooftop terraces, which will include native plantings, community gathering spaces, playgrounds and play areas, seating areas, signage, and lighting. The Pearl Arts District will utilize green infrastructure and other sustainability practices to ensure our project minimizes its impact on the natural world to the greatest extent possible. Most importantly, every aspect of our project is designed to celebrate the incredible views of the Flatirons and the Front Range, utilizing the design of open spaces and internal private streets to frame and celebrate these views.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

PEA

FOOTHILLS PKWY.

Ground Level Activation & Placemaking Strategy

PKW

SL OU

APA

RTM E

PEARL PKWY. RET AIL

KE FLE PA X / RK IN G

n ai

t un

PAR K

EVENT

VALET B IK

PARKING GARAGE E PARK

ING

tai

nV iew

CE AN RM E FO PAC E PR S

BIKE PARKING

EVENT CENTER

SERVICE

F&B

AY A R

EE T

PLAZA

/P AR

S PL

ST .

TO WN H

KID

Different street types and street frontages may necessitate different types of permitted ground-level uses to generate the type of active experience desired. A potential strategy for frontage types and permitted ground-level uses in those types is articulated in the table to the left.

PEARL ARTS DISTRICT

RV I

R PA

TO W NH

EV RF OR EN PA MAN TS RK C TR E

Y DL

s iew

W OR

PA S

tai

u Mo

RE TA I

Both code and market flexibility are necessary to create active ground floor spaces that attract visitors and retain businesses. Development codes should support ground floor activation strategies. Similarly, market flexibility should be promoted to enable more variety in use and thus visitor experience. Together, these strategies minimize vacancy and create an urban environment people want to visit again and again.

W OR

T PE

F LE X I B I L I T Y TO CREATE AC T I V E GRO UND FLO O RS

TO W N

RE TA I

PARKING

AL E UR G LT AN CUXCH E

V tain

EXISTING MULTI USE PATH T

HO TE

ews

E TM AR AP

S R ETA IL PAR KIN G

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Creating Resilient Landscapes REASE SHA

PLANTIN G

S IAL

TER MANAG A W E M

BEDO MA AL T

LO W

T ER A W

T EN

ST OR

C IN

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Urban Parti Diagram 55’ HEIGHT LIMIT

CONNECT RESIDENTIAL BARS

LEVEL 5

AMENITY CIRCULATION

LEVEL 4

PROPERTY LIMIT

Maximize height & build to the edge of the property line.

Introduce Pedestrian Bridge & Openings to Promote Circulation and Erode Edges for Retail.

HOTEL & RESI.

DEFINE PUBLIC REALM EXPERIENCE

LEVEL 3

LEVEL 2

PUBLIC REALM

Create vertical distinction between ground-level and Hotel-Residence.

CARVE EDGES BUILDING AMENITIES

LEVEL 1

PRESERVE VIEWS TO FLATIRONS

05 Exterior Length of Buildings Carved for the Pedestrian Experience.

06 Building break-down by level. Vertical distinction between levels.

Carve Visual Canyons to Capture Views of the Flatirons. PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Sustainability Initiatives & Outcomes

At its core, the Pearl Arts District (PAD) envisions redefining sustainable urban living in Boulder—creating an inclusive, dynamic community that actively advances the city’s legacy of climate leadership. The PAD is purposefully designed to align with and further the City of Boulder’s Climate Action Plan, working toward ambitious community goals for reducing emissions, enhancing resilience, and fostering equitable solutions for current and future generations. From its earliest planning stages, the PAD has committed to a low-carbon future. Through a partnership with the State of Colorado, the project is exploring the design of a nextgeneration geothermal network—laying the groundwork for resilient, future-ready infrastructure. By collaborating with both public institutions and private stakeholders, the PAD will act as a living laboratory for new ideas, adaptive technologies, and enduring solutions that meet Boulder’s ambitious sustainability vision. As design and planning progress, every element of the PAD will be guided by the vision and principles in Boulder’s Climate Action Plan—integrating sustainability at every level, from building energy systems to public spaces and community programs. The PAD embraces Boulder’s call to action: to create places that inspire climate solutions and empower a healthier, more resilient future for all.

PEARL ARTS DISTRICT

Habitat & Biodiversity Restoration

Public Art & Local Culture Pedestrian Oriented Public Realm

Integrated Geoexchange & PV-Thermal

Thermal Comfort & Shading

Hydroponics & Agrovoltaics

Rooftop Beehives & Pollinator Gardens

Biofiltration & Circular Water Managment Coaxial Geoexchange

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.4 - GUIDING PRINCIPLES

Metro District Funding Strategy The Pearl Arts District proposes the formation of a Metro District as a catalytic bond financing tool to deliver public infrastructure and cultural amenities. Metro Districts are independent public entities that can issue bonds that are repaid through district-specific property taxes. In other words, only the property owners inside the district would be responsible for additional taxes to repay these bonds. This tool allows development to pay for itself – ensuring no new taxes for Boulder residents or businesses outside the district. This self-contained approach allows for major upfront investments in expensive infrastructure and public realm and supports the transformative growth. While we understand that a Metro District may not be approved by the time Planning Board provides feedback, we feel that it is important to share our funding strategy in advance. AY KW R A LP AR

SIGNALIZED INTERSECTION

PE VEHICULAR LEFT TURN FROM PEARL PARKWAY

PEDESTRIAN HAWK

TRANSIT HUB

VENUE 2,500 CAPACITY

AFFORDABLE CORNER RETAIL

PEARL PARKWAY IMPROVEMENTS

PEDESTRIAN HAWK

FO OT HI LL SP AR KW AY SOLAR CANOPY

AFFORDABLE RETAIL KIOSK HOP

ROOFTOP VENUE & PUBLIC PARK

PARKING GARAGE

UBER LYFT

SLOUGH PROJECT

PARCEL 4 PARCEL 2

PARCEL 3

PARCEL 1

PARKING GARAGE ~350 SPACES

KEY: WATER

SANITARY STORM

ROOFTOP FLEX F&B AFFORDABLE RETAIL KIOSK / SISTER-CITY CULTURAL EXCHANGE

PUBLIC REALM

PET-FRIENDLY NEIGHBORHOOD PARK

AFFORDABLE RETAIL KIOSK / PLAYGROUND

PRIVATE ROAD STORMWATER & LINEAR PARK

PUBLIC ART WALK

PEARL PARKWAY IMPROVEMENTS

PEARL ARTS DISTRICT

CREATE BOULDER PERFORMANCE SPACE ~8,500 SF

AFFORDABLE RETAIL / CAROUSEL

CONCEPT PLAN SUBMIT TAL

ICONIC STAIR CONNECTING PERFORMANCE PLAZA & ROOFTOP VENUE

D I S T R I C T

COMMUNITY + ECONOMIC BENEFIT

P E A R L

C O N C E P T

AND PUBLIC ENGAGEMENT

S U B M I T T A L

A R T S

P L A N

P E A R L

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.5 - COMMUNITY + ECONOMIC BENEFIT & PUBLIC ENGAGEMENT

Community & Economic Benefit

JOBS

LON G TER M SUSTAIN ABILIT Y

$632m

One-time construction impact for Boulder County

One-time construction impact for Colorado

New Jobs 2,505 Constructionrelated jobs in Boulder County

P E R FO R M I N G A RT S VENUE

$2.8B City of Boulder & Boulder County

474

$44.6m

$50m

in new annual revenues

in direct economic impact to Boulder County

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Additional construction related jobs created across Colorado

390

P L A N

$509m

3000+

Impact

S U B M I T T A L

30 YEAR

C O N C E P T

Alongside this, the project is expected to generate a remarkable economic impact—creating over 2,500 construction-related jobs, nearly 400 permanent jobs related to the venue, and delivering an estimated $2.8 billion in benefits to Boulder County and $1.6 billion to the State over the next 30 years.

O N E -T I M E I M PACT

P E A R L

A R T S

D I S T R I C T

At the heart of the Pearl Arts District is an 8,500-squarefoot rehearsal arts space, designed in collaboration with Boulder’s creative community. This rehearsal space will provide a much needed home for local performing arts groups, and will serve as a cultural anchor for the neighborhood.

$1.6B State of Colorado

Performing Arts Venue Jobs

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.5 - COMMUNITY + ECONOMIC BENEFIT & PUBLIC ENGAGEMENT

Over a Decade of Pursuing Redevelopment

2012

2015

2020

2021

2023

2024

2025

Conscience Bay Aquires The Site

City remaps Boulder’s flood plain

TVAP 1 build out substantially complete 93% built out

FEMA approves the CLOMR, meaning that if the slough is constructed in accordance with the plans submitted, FEMA will remove the property from the 100-year floodplain.

Visioning Charette CBC invites best in class designers from around the world to Boulder for a multi-day visioning exercise. The Boulder Mayor and other key stakeholders were included in this important project kick off.

TVAP Phase 2 Area Plan Adopted by City of Boulder

Sundance Announcement!

Conscience Bay begins engagement with consultants and City on mitigation

Conscience Bay approached City to initiate TVAP Phase 2 CBC works with BNSF Railway to get approval for floodplain mitigation project (“slough”) , which will remove CBC’s property and 30+ others from the 100-year floodplain.

CBC is actively engaged in public process and workshops for TVAP Phase 2. CBC hires design team to continue exploring the highest and best uses for the 11-acre site.

City of Boulder takes over the slough project to remove 30+ properties from the 100-year floodplain. CONCEPT PLAN SUBMITTAL

CBC with ICON Engineering submits Conditional Letter of Map Revision (CLOMR) for slough project.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

SECTION 1.5 - COMMUNITY + ECONOMIC BENEFIT & PUBLIC ENGAGEMENT

Attachment A - Applicant's Written Statement and Proposed Plans

LOCATION

1.2

PAD

Ongoing Key Stakeholder Engagement SUNDANCE MARCH 2025

Performing Arts Community CREATE Boulder Potential Venue Operators Potential Hotel Operators City Council City Manager City of Boulder Planning & Development Services City of Boulder Utilities City of Boulder Community Vitality City of Boulder Comprehensive Planning City of Boulder Office of Arts and Culture City of Boulder Transportation and Mobility Boulder Chamber of Commerce Community Affairs Committee (Boulder Chamber) ULI Spring 2025 Tour Better Boulder tours University of Colorado Sundance

WEBSITE LAUNCH APRIL 2024

TVAP PHASE 2 ENGAGEMENT WITH CITY STAFF TRANSIT VILLAGE AREA PLAN PHASE 2 REGULATORY ALIGNMENT AND SUGGESTION DOCUMENT

Coordination with Sundance Festival’s Needs

CREATE BOULDER CHARETTE OCTOBER 2025

ULI WALKING TOURS APRIL 2024

DESIGNERS COMPETITION Charette attended

MARCH 2024

by Mayor Brocket & Christopher Johnson from Long Range Planning

Charette at E-Town with 25 performing arts leaders. Walking tours of TVAP 2 & Pearl Arts District

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

D I S T R I C T

T R A N S P O R TAT I O N & S T R E E T S

S U B M I T T A L

A R T S

P L A N

P E A R L

C O N C E P T

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

EVENT DAY TRAFFIC

Vehicular Circulation Diagram SIGNALIZED HAWK

NO LEFT TURN BOULDE

UBER LYFT

HOP

TRANSIT TURN LANE

SIGNALIZED HAWK

WY . (2

FRONTIER AVE.

PE AR L

GH R SLOU

ph)

TRANSIT HUB BUS, SHUTTLE, RIDE SHARE

INTERSECTION IMPROVEMENTS

SIGNALIZED INTERSECTION

SLOUGH PROJECT B B

PARCEL 1

PEARL PKWY. B

S P P S

PARCEL 2

NOT OWNED BY CBC

FR ON

PASEO B

AV E

Bus, Shuttle, Ride Share

PARCEL 3

Vehicular Traffic

B B

Emergency Vehicle Access B

PEDESTRIAN ZONE

PARCEL 4

B B

Bike Parking

Parking Entrance

Service

. LLS PKWY FOOTHI

KEY:

P B

B B

SCALE 1” = 150’

PEDESTRIAN ZONE 0’

50’

100’

150’

300’

450’

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Ped. + Bike Circulation & Bike Parking Strategy SIGNALIZED HAWK

BOULDE

TRANSIT TURN LANE

SIGNALIZED HAWK

WY . (2

FRONTIER AVE.

PE AR L

GH R SLOU

ph)

TRANSIT HUB BUS, SHUTTLE, RIDE SHARE

INTERSECTION IMPROVEMENTS

SIGNALIZED INTERSECTION

SLOUGH PROJECT B B

PARCEL 1

PEARL PKWY. B

S P P S

PARCEL 2

NOT OWNED BY CBC

FR ON

PASEO B

AV E

Existing Multi-Use Path

PARCEL 3

Future Multi-Use Path

. LLS PKWY FOOTHI

KEY:

B B

Public Street Private Street Ped./Bike Path B

Private Ped. Path Street Crossing

PEDESTRIAN ZONE

PARCEL 4

B B

Bike Parking

Parking Entrance

Service

P B

B B

SCALE 1” = 150’

PEDESTRIAN ZONE 0’

50’

100’

150’

300’

450’

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Street Typology Overview SIGNALIZED HAWK

BOULDE

TRANSIT TURN LANE

SIGNALIZED HAWK

WY . (2

ph)

SLOUGH PROJECT

FRONTIER AVE.

PE AR L

TRANSIT HUB BUS, SHUTTLE, RIDE SHARE

INTERSECTION IMPROVEMENTS

SIGNALIZED INTERSECTION

B B

PARCEL 1

GH R SLOU

PEARL PKWY. B

S P P

S B

PARCEL 2

NOT OWNED BY CBC

AV E

Type A (Public Street)

PARCEL 3

. LLS PKWY FOOTHI

KEY:

PASEO

C1 B

FR ON

Type B (Private Drive)

B B

Type C1 (Private Drive) Type C2 (Private Drive)

Type D (Private Drive) Type E (Public Street)

PEDESTRIAN ZONE

Ped. Paseo (Private Drive) B

Bike Parking

Parking Entrance

Service

PARCEL 4

P B

B B

SCALE 1” = 150’

PEDESTRIAN ZONE 0’

50’

100’

150’

300’

450’

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE A.1 Pearl Parkway

KEY PLAN

(PUBLIC STREET)

WY . (2

ph)

FRONTIER AVE.

PE AR L

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PEARL PARKWAY EXISTING CONDITIONS

AV E

. LLS PKWY FOOTHI

FR ON

PED. PASEO

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

SPEED LIMIT: 35

PEARL PARKWAY PROPOSED STREETSCAPE AT INTERSECTIONS

PEARL ARTS DISTRICT

SUGGESTED SPEED LIMIT: 25

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE A.2 Pearl Parkway

KEY PLAN

(PUBLIC STREET)

WY . (2

ph)

FRONTIER AVE.

PE AR L

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

AV E

. LLS PKWY FOOTHI

FR ON

PED. PASEO

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PEARL PARKWAY EXISTING CONDITIONS

PEARL PARKWAY PROPOSED STREETSCAPE BETWEEN INTERSECTIONS

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE A.2 Pearl Parkway (PUBLIC STREET)

DROUGHT-TOLERANT LANDSCAPING STACKED RESIDENTIAL UNITS GROUND LEVEL RETAIL/F&B

DISTRICT BIKE PARKING

GROUND LEVEL RETAIL/F&B PEDESTRIAN HAWK CONNECTION BETWEEN NORTH & SOUTH

IMPROVED MULTI-USE PATH PARKING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE B Private Drive

KEY PLAN PK

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

B PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE B Private Drive

STACKED RESIDENTIAL UNITS

DROUGHT-TOLERANT LANDSCAPING STACKED RESIDENTIAL UNITS

AT-GRADE, WALK-OUT RESIDENTIAL UNITS

SHARED MODALITY PRIVITE DRIVE

SPLIT-LEVEL TOWNHOMES

PARKING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE C1 Shared Street

KEY PLAN

(PRIVATE DRIVE)

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PARCEL 4 72,600± SF

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE C1 Shared Street (PRIVATE DRIVE)

STACKED RESIDENTIAL UNITS

TOWNHOMES

MOMENTS OF PUBLIC ART DROUGHT-TOLERANT LANDSCAPING

CURBLESS PLAZA CONNECTING PASEO TO LINEAR PARK

BNSF RAIL LINES (EXISTING)

STORMWATER GARDENS

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE C2 Paseo Node

KEY PLAN

(PRIVATE DRIVE)

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE C2 Paseo Node (PRIVATE DRIVE)

STACKED RESIDENTIAL UNITS

GROUND LEVEL F&B TERRACES

BOSQUE OF TREES

CAROUSEL + COFFEE PAVILION

CURBLESS PLAZA CONNECTING PASEO TO LINEAR PARK

DROUGHT-TOLERANT LANDSCAPING

BNSF RAIL LINES (EXISTING)

GROUND LEVEL RETAIL/F&B

STORMWATER GARDENS

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE D Event Street

KEY PLAN

(PRIVATE DRIVE)

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PARCEL 4 72,600± SF

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE D Event Street (PRIVATE DRIVE)

EVENT VENUE

ROOFTOP PARK HOTEL

EVENT PLAZA

HOTEL DROP-OFF / VALET PLAZA

CREATE BOULDER

PERFORMANCE PARK

CREATE BOULDER

GROUND LEVEL LOBBY & RESTAURANT

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE E Frontier Ave.

KEY PLAN

(PRIVATE DRIVE)

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

TYPE E Frontier Ave. (PRIVATE DRIVE)

DROUGHT-TOLERANT LANDSCAPING

NOT-IN-SCOPE (WW REYNOLDS PROPERTY)

STACKED RESIDENTIAL UNITS

GROUND LEVEL LOBBY

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Paseo

KEY PLAN PK

WY . (2

FRONTIER AVE.

PE AR L

ph)

PEARL PKWY. PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FR ON

AV E

. LLS PKWY FOOTHI

PAD

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Paseo

STACKED RESIDENTIAL UNITS STACKED RESIDENTIAL UNITS

EV-ACCESSIBLE PASEO

GROUND-LEVEL, WALK-OUT TOWNHOMES / LIVE-WORK UNITS

SPLIT-LEVEL TOWNHOMES

20’ Wide Fire Lane

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Fire Access & Turning

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Semi Access & Turning

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Bus Access & Turning

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Additional Transportation Elements Outside of the Trip Generation/Trip Distribution Deliverable SLOWING SPEEDS ON PEARL PARKWAY In order to make the Pearl Arts District a safer, more pedestrian-friendly area to live, work, and play, the team is proposing to reduce the posted speed limit on Pearl Parkway to 25 miles per hour (mph) from the current posted speed limit of 35 mph. The June 2024 Boulder Speed Limit Setting Framework recommends a speed limit reduction from 35 to 30 mph. This recommendation is based on the corridor being on the High Risk Network (HRN) that identifies areas with a higher risk of crashes, crash history, roadway type, land use, and community input. The section of Pearl Parkway that is adjacent to the Pearl Arts District is on the HRN, which is largely why it was identified for a speed limit reduction.

HAWK CROSSING & PEARL PKWY.

However, the construction of the Pearl Arts District will further reduce the design speed of this section of Pearl Parkway. The change in land use from industrial to residential as a part of this redevelopment project, would justify a further speed reduction. The development of the Pearl Arts District will also change the geometry of the roadway to make it more comfortable for people walking and biking. The project proposes reducing lane widths on Pearl Parkway from 12 feet to 11 feet; reducing lane widths is proven to slow vehicle speeds. In addition, the project is proposing an updated cross-section that includes bulb-outs and on-street parking that are also associated with slower vehicle speeds due to the visual narrowing of the street. Slowing the speed on Pearl Parkway will not impact emergency evacuation capacity or emergency services response time, as there will still be the same capacity on the roads, with the same number of lanes. These lanes will still be able to accommodate emergency services and evacuating vehicles to the same degree as the original speed and configuration of Pearl Parkway. Roadway narrowing can create problems for emergency response if there is insufficient room for drivers to pull out of the way of emergency vehicles; however, the roadway narrowing from 12 feet to 11 feet will still leave plenty of room for drivers to pull into the right lane for emergency vehicles to pass in the left lane. A 2024 study found that converting a roadway from 4 to 3 lanes did not significantly affect emergency response time; given that this project proposes a lane width reduction rather than removing or reallocating lanes, the impact on emergency response time will likely be minimal.

EXISTING SPEED LIMIT

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PROPOSED SPEED LIMIT

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Additional Transportation Considerations MID-BLOCK CROSSING PAD aims to create a seamless connection with the Boulder Junction area adjacent to Junction Place, north of Pearl Parkway. Users traveling between these two destination will seek the shortest distance walking path between the Pearl Arts District and Boulder Junction, which includes a bus station and the future rail station. Currently, there is no enhanced pedestrian crossing for pedestrians to access Boulder Junction from the Pearl Arts District that does not require out-of-direction travel. Therefore, a midblock crossing is necessary to enable pedestrians to safely travel between both sites.

FIGURE 1: UNCONTROLLED CROSSING LOCATION Step 1 in determining crossing treatment from the City of Boulder Pedestrian Crossing Treatment Guidelines

The 2025 City of Boulder Pedestrian Crossing Treatment Guidelines identifies the requirements for an enhanced midblock crossing. Based on these requirements, the proposed midblock crossing on Pearl Parkway between Frontier Avenue and the train tracks warrants an enhanced pedestrian crossing. Figure 1 shows the flowchart to determine whether a location deserves further consideration for an enhanced crossing. Because the vehicle volume per day is over 1,500, and assuming the site generates more than 20 pedestrians in the peak hour, it is expected that the crossing location will meet the required pedestrian volumes for an enhanced crossing. C GRADE FOR THIS LOCATION Do not install marked crosswalk at uncontrolled crossing. Install HAWK beacon, pedestrian traffic signal, or grade-separated crossing. Specific Guidance: Install HAWK beacon, pedestrian traffic signal, or grade-separated crossing; application of these treatments will consider corridor signal progression, existing grades, physical constraints, and other engineering factors. FIGURE 2: ROADWAY & AVERAGE DAILY TRAFFIC SPEEDS Shows the table from the City of Boulder Pedestrian Crossing Treatment Guidelines that indicates which pedestrian crossing treatment to install based on roadway configuration, volume, and speed. Because Pearl Parkway is a 4-lane road and the vehicle volume is over 15,000, the crossing should be a HAWK or pedestrian signal. Even if the speed is lowered to 25 mph, as per the other recommendations in this report, the street will still warrants a HAWK or pedestrian signal. This crossing will allow visitors and residents to easily access destinations on both sides of Pearl Parkway and make their visit to the site a more comfortable, protected experience.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Additional Transportation Considerations PARKING A market assessment was performed to determine that sufficient non-event parking is being provided on the site for Parcels 1, 2, and 3. All users entering the site for Parcels 1, 2, or 3 in a private vehicle will park in the garage associated with their destination’s parcel. The traffic study analysis assumptions include the number of private vehicles entering the site, based on the assumed mode split. A subset of event attendees will be directed to park in satellite parking lots within close proximity of the site. Event attendees who wish to park in the parcel 4 garage will be required to purchase a parking permit in advance of the event. Those who do not purchase a parking permit, will be provided with information on available satellite parking lots. Therefore, attendees who are not parking on-site, will not enter the site and will have the information to drive directly to the satellite parking lots. This approach to parking permit distribution and information communication will ensure that impacts to surrounding roadways will be minimal, and represented accurately in the traffic study. Based on this analysis, it is determined that all intersections will continue to operate at an acceptable level of service in the future conditions with the project. MOBILITY HUB The project team is proposing a mobility hub at the southwest corner of Frontier Avenue and Pearl Parkway. This mobility hub will be exclusively available for buses, shuttles, and Transportation Network Companies (TNC), and micro-mobility such as a BCycle station, scooter areas,

and other next generation transportation solutions. Private vehicles will not be permitted to use the mobility hub. Vehicles will access the mobility hub from Pearl Parkway eastbound; circulation of the mobility hub will be one-way southeast bound. The following list provides details on the vehicles that will have access to the mobility hub: •

•

TNCs: TNCs will be required to perform all pick-up/ drop-offs for the site at the mobility hub. This will reduce congestion on internal roadways and improve safety. We will work with TNCs on best practices for directing TNCs to use the mobility hub including signage, geofencing, and information sharing to both drivers and passengers. The bus (HOP): The Pearl Arts District is proposing rerouting the HOP to continue on Pearl Parkway, east of Junction Place; it is proposed to enter the site and stop at the proposed mobility hub. The bus would then turn left on Frontier Avenue and make a left on Pearl Parkway to resume its current route. We have studied this route adjustment and expect it would add about 3 minutes of service time. This additional stop will provide important transit access for people living, working, and visiting the Pearl Arts District. Without this additional stop, the closest HOP stop will be 1/3 mile away (Pearl Parkway/ Junction Place). Research shows that typical transit riders walk up to ¼ mile to local bus stops, the current 1/3 mile distance will be a barrier to many people who would like to take transit to/from the site. Shuttles: The Pearl Arts District is proposing having a subset of attendees of large events park in satellite off-site parking lots. A shuttle will run at about 10 to 15

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minute frequency between the satellite parking lots and the site to connect satellite parkers seamlessly with the site. B-CYCLE & MICRO-MOBILITY: The Pearl Arts District anticipates having BCycle station(s) through the project, including at the mobility hub. Additionally, there will be thoughtful placed scooter and bike parking solutions to support the usage of micro-mobility transportation.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.6 - TRANSPORTATION + STREETS

Bicycle Parking with the peak from surrounding land uses on the site. For example, bicycle demand for the retail on the site will peak in the midday when the residential bike demand is lowest.

The Pearl Arts District is seeking two variances to the bicycle parking requirements stated in the Boulder Municipal Code Section 9-9-6 (e). REQUEST #1: The Boulder Municipal Code Section 9-9-6 (e) Table 9-4 identifies off-street bicycle parking requirements, including the minimum number of off-street bicycle parking spaces as well as the distribution between long-term and shortterm spaces. Based on the nature of this site, the submitter is requesting a reduction in the required bicycle parking spaces. The request is for a variance from 2 to 1 bicycle parking space per unit. As shown in the table below, this would result in a total of 631 bicycle parking spaces on-site, a reduction of 466 spaces from the 1,097 spaces as designated by the Code. REASONING #1: The request for a reduction in bicycle parking spaces is due to a number of factors: • It is anticipated that many residents will store noncommuter, recreational bicycles in their units. An effort is being made to ensure hooks for bicycle storage are being provided in each unit. This is defended by other residential units in Boulder with bike rooms that are notably undercapacity. A large portion of the bicycles being stored in Boulder are high-end bikes that owners will likely want to available in-unit for security and bike maintenance advantages. • There are also a large number of parking spaces available throughout the site that residents will have access to. Many of these other spaces will have peaks that are offset

•

Lastly, the site has a strong focus on multimodal connections. This includes a potential for a hotel bike library, pedestrian amenities, nearby and on-site BCycle stations, and accommodation of Lime scooters through Lime groves.

REQUEST #2: The Boulder Municipal Code Section 9-9-6 (e) identifies off-street bicycle parking requirements, including that the distance from short-term bicycle parking to the main building entrance should be no more than 50’. Based on the nature of this site, the submitter is requesting an increase in

the distance between short-term bicycle parking spaces and building entrances. The request is for a variance to allow for short-term bicycle parking spaces that are more than 50’ from building entrances. REASONING #2: The request for an increase in short-term bicycle parking distance from the entrance is due to: • The project’s plan for having bicycle valet at large events that will be able to accommodate many people biking and exceed the bike parking requirements. • There is the expectation that the majority of people parking their bike for less than a day on site will be those accessing the venue and civic area of parcel 4.

PROPOSED VS. REQUIRED

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Attachment A - Applicant's Written Statement and Proposed Plans

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.7 - LAND USE APPROACH

Alignment with the Boulder Valley Comprehensive Plan (BVCP)

The Pearl Arts District project aligns closely with the Boulder Valley Comprehensive Plan (BVCP) through several dimensions that advance the plan’s core values and goals for sustainable, inclusive, and economically vibrant growth. For example: POLICY 2.03 Compact Development Pattern: By proposing infill development in a central but aging industrial part of town, the project proposes growth in an area already served by infrastructure, thus discouraging sprawl. It is designed as a Regional Transit-Oriented Development (TOD), supporting BVCP goals for compact, walkable, and transit-served neighborhoods. POLICIES 4.03 Energy Conservation & Renewable Energy and 4.08 Energy-Efficient Building Design: The project integrates climate-responsive design, including full electrification, exploration of geothermal systems, and green infrastructure such as rain gardens, green roofs, and flood-adaptive open spaces. The development advances BVCP’s Environmental Stewardship value by mitigating flood risk and improving ecological function through bio-diverse landscaping and stormwater reuse systems.

POLICIES 5.03 & 5.10 Diverse Mix of Uses & Business Types & Role of Arts, Cultural, Historic & Parks & Recreation Amenities: The proposed Pearl Arts & Events Center (2,500-person capacity plus community rehearsal and rooftop venues) and affordable retail spaces strengthen Boulder’s creative economy while maintaining local character. The plan emphasizes mixed-use development that supports employment, innovation, and cultural activity—key BVCP objectives for a vibrant and diverse economy.

POLICY 7.07 Mixture of Housing Types: The plan calls for a diversity of housing types and price points, supporting BVCP’s goal of “a city for all” including families, seniors, and workers. It aligns with BVCP’s housing policy objectives to increase affordability and inclusivity within transit-accessible neighborhoods.

POLICIES 6.01 & 6.03 All-Mode Transportation System & Safe and Complete Streets; and 6.03 Low Stress Walk and Bike Network: The project enhances multi-modal mobility, being located at the heart of the transit area, with multi-use paths, bike and pedestrian prioritization, a mobility hub for rideshare and transit connections, and the upcoming Front Range Passenger Rail station. Additionally, the design integrates new complete streets and improves the safety of existing streets for all modes of transportation. This approach supports BVCP’s emphasis on reducing single-occupancy vehicle trips and aligning land use with transportation investments, consistent with Boulder’s Transportation Master Plan.

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.7 - LAND USE APPROACH

Alignment with the Boulder Valley Comprehensive Plan (BVCP) LAND USE DESIGNATION The Planning Board and City Council voted unanimously to adopt amendments to TVAP on September 21, 2023, which updates the recommendations for Phase 2 to reflect the community’s current needs. Phase 2 of TVAP seeks to redevelop industrial warehouses and parking lots into a mixeduse, transit-oriented community that can help meet citywide goals for housing affordability, climate action, mobility, open space, and equity – all at the heart of the city. The project advances Phase 2, which is itself a BVCP subcommunity plan implementing the City’s goals for climate action, affordability, and multimodal transportation TVAP 2 created new land use designations for the sub area. This site was designated Mixed Use Transit Oriented Development (MUTOD). The goal of MUTOD areas is to transform existing disparate uses into mixed-use, transit-oriented neighborhoods with amenities and services. MUTOD areas are located at regional or local mobility hubs and/or along key transit corridors.

TVAP PHASE II TVAP PHASE I

MUTOD Uses: The uses identified for MUTOD consist predominantly of attached residential uses. Supporting uses to be allowed to include office, retail, service, commercial and light industrial. Uses should be vertically and horizontally integrated in MUTOD areas. Furthermore, TVAP 2 identifies this site as a Regional Transit Oriented Development (TOD) Place Type, which intends to maintain opportunities for light industrial and flex uses while integrating public-facing retail and providing transit supportive, attainable housing options. The area should prioritize energy conservation, urban rewilding strategies and creativity in new and redevelopment. The anticipated uses, FAR, open space requirement and building character in the MUTOD are consistent with the proposed Concept.

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SECTION 1.7 - LAND USE APPROACH

TVAP Place Type - Regional TOD A LLOW ED U S ES A B OV E GROUN D F LOOR • Attached residential; Structured parking; Office; Lodging; • Dining & Entertainment; Public & Institutional FA R R A N GE: 1.0-3.5

TVAP PHASE I TVAP PHASE II

U S EA B LE OP EN S PACE: Minimum 10-20% of total land area based on building height Building Character • Buildings may have large ground-floor openings for loading/unloading that may serve multiple purposes. • Architecture should express innovation, creativity, and Boulder entrepreneurialism. This place type prioritizes energy conservation and activation. A LLOW ED U S ES • Dining and entertainment such as restaurants, taverns, cafes, and event/performance spaces; • Light Industrial; • Residential such as attached dwellings, townhomes, and live-work units; • Retail; • Personal services; • Public and institutional uses such as daycares, educational facilities, and museums; • Lodging,

Whole Foods

Target

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Entitlements Strategy The property’s underlying land use has been updated to reflect the MU-TOD land use and the Regional TOD Place Type. The city has not yet adopted new zone districts to align with these higher intensity mixed use TOD land uses and has not adopted the Form Based Code (FBC), and the plan to implement the new zoning and FBC for the area is not on an immediate city work plan. We continue to work closely with staff to identify a path forward that aligns zoning with the underlying land use and the implementation objectives of TVAP 2, though formal direction has not yet been established. Through this Concept Plan review process a clear regulatory path must be established for project implementation in a timely fashion.

01 Concept Plan: This submittal is the first step in the entitlement process. Given the size and significance of this project, we are looking for feedback on the traditional elements and criteria as well as the overall entitlement process. See below for more detail. 02 Site Review/Rezoning and Potential Special Ordinance: The zoning is not in place and MU-4 zoning (the closest zone district) does not accommodate the uses, FAR, building size and other land use elements that are envisioned in TVAP’s MU-TOD land use and Regional TOD place type. In the absence of FBC, it is unlikely that the venue, as an iconic purpose-built building, will meet the site review criteria. Given these obstacles, we strongly recommend that City Council pass a Special Ordinance

to allow this project to proceed without major delay. This project cannot wait 2-3 years until the City has implemented FBC or zone districts that align with the land use. 03 Regulating Plan & Design Guidelines: To provide more predictability for future phases and substantiate a Special Ordinance, we are also proposing a Regulating Plan and Design Guidelines. The PAD Regulating Plan will reflect the same planning elements as the City’s regulating codes in Title 9, Chapter 13 “Form Based Code”, which guide the implementation of the desired development, including functional characteristics, form, design character and quality, as guided by the plans for each designated area and the Boulder Valley Comprehensive Plan.

In the absence of FBC and a new aligned zone district, our proposed approach is as follows:

BVCP

BOULDER VALLEY

TVAP

SUB AREA

CONCEPT PLAN

SPECIAL ORDINANCE / REZONING DESIGN GUIDELINES

SITE REVIEW (VESTING) PROJECT SITE (ALL PHASES) REGULATING PLAN

SITE REVIEW AMENDMENT

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.7 - LAND USE APPROACH

Regulating Plan & Design Guidelines Framework

YPE A FRON TAGE ( PUBLIC )

NTA GE

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PE B

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FRONTIER E X I S T

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BUILDING TYPE:

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5 stories

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BUILDING TYPE:

MIXED-USE ROW

PR OV E

stories

D) -

ST -T E

YP B E AG NT

O FR

FR O NT AG E

(P U

stories

IC )

BUILDING TYPE:

Provision of Outdoor Space Provide outdoor space that is accessible and close to buildings. Active and passive recreation areas will be designed to meet the needs of anticipated residents, occupants, employees, and visitors to the property.

A Variety of Housing Types Produce a variety of housing types, such as attached dwelling units, townhouses, live-work units, and duplexes, as well as a variety of lot sizes, number of bedrooms per unit, and sizes of units within the form-based code area.

Support of Multi-Modal Mobility Provide safe and convenient multi-modal connections and promote alternatives to the single occupant vehicle. Connections shall be accessible to the public within the project and between the project and the existing and proposed transportation systems, including, without limitation, streets, bikeways, paseos, and multi-use paths.

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5 stories

YP YP

ET -T

-T

EET

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CIVIC BUILDING

KEY: Main Street Storefront Bulding Type (9-14-16

New Street Type - Type A Frontage

Commercial Storefront Building Type (9-14-17)

Existing Street Type - Type A Frontage

Civic Building (9-14-21)

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Row Building TYpe (9-14-19)

Building Design Quality and Aesthetics Design high-quality buildings that are compatible with the character of the area or the character established by adopted plans for the area through simple, proportional, and varied design, high quality and natural building materials that create a sense of permanence, and building detailing, materials and proportions.

Support of Multi-Modal Mobility. Provide safe and convenient multi-modal connections and promote alternatives to the single occupant vehicles. Connections shall be accessible to the public within the project and between the project and the existing and proposed transportation systems, including, without limitation, streets, bikeways, paseos, and multi-use paths.

MIXED-USE ROW

NEW STREET- TYPE C FRONTAGE

Human-Scaled Building Design Design to a human scale and create a safe and vibrant pedestrian experience.

PEA RL PAR KW AY E XIST ING STR EET (IMP ROV ED) T

Character, Context, and Scale Preserve or enhance the character, context, and scale planned for the area while supporting a more sustainable future by accommodating future residents, reducing dependence on single occupant vehicles, increasing energy efficiency, and promoting safe transportation options for pedestrians and bicycles.

Adaptable Buildings Build adaptable buildings with flexible designs that allow changes in uses over time. Provision of Outdoor Space. Provide outdoor space that is accessible and close to buildings. Active and passive recreation areas will be designed to meet the needs of anticipated residents, occupants, employees, and visitors to the property.

EET

The Regulating Plan and Design Guidelines will work to achieve the same objectives and design goals as FBC, which include:

EXAMPLE OF GUIDING REGULATORY PLAN

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New Street - Type B Frontage

Outdoor Space Terminated Vista

Paseo Waterway - Type A Frontage

Transit Station

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SECTION 1.7 - LAND USE APPROACH

Phasing Strategy

PHASE 01 HORIZ ONTAL + INFR ASTRU C TUR E

PHASE 00 SLOU GH P RO JECT FO OT HI

FO OT HI

LL SP AR KW AY

AY KW AR LP AR

FO OT HI

LL SP AR KW AY

AY KW AR LP AR

The City of Boulder and Conscience Bay are partnering on a regional flood mitigation project (the ‘Slough’). This project will bring 30+ properties out of the 100-year flood zone. The completion of the Slough and the approval by FEMA of the project’s Letter of Map Revision (LOMR) is a project critical milestone that must be completed prior to significant construction on the Pearl Arts District commencing.

PARCEL 1

• • • •

PARCEL 2

PARCEL 3

AY KW AR LP AR

PARCEL 4

Stormwater + Linear Park Mobility Hub + Ride-share Site-Wide Horizontal Infrastructure Infrastructure For Live Work Paseo

Proposed Vesting: 5 years following the completion of Phase 00 (the Slough)

PARCEL 1

PARCEL 2

LL SP AR KW AY

PARCEL 4

PARCEL 3

FO OT HI

LL SP AR KW AY

PARCEL 4 PARCEL 2

P H A S E 03 PARC EL 1 +2

AY KW AR LP AR

PARCEL 1

P H A S E 02 PARC EL 3+4

PARCEL 3

PARCEL 4 PARCEL 1

PARCEL 2

PARCEL 3

PA RCEL 3 150-165 Key Hotel *115-127 Residential Units

PA RCEL 1 145-160 Residential Units or Hotel/Office/Education/Group Living

PA RCEL 4 ~2,500 Capacity Venue ~8,500sf. Rehearsal Space ~10,000sf. Public Rooftop Venue + F&B Space Parking Structure

PA RCEL 2 222-245 Residential Units

Proposed Vesting: 5 years following the completion of Phase 01

Proposed Vesting: 10 years following the completion of Phase 02

* Parcel 3 residential may deliver in Phase 02 or Phase 03.

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Attachment A - Applicant's Written Statement and Proposed Plans

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Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.8 - FEEDBACK WE ARE SEEKING

Goals For Review This project presents a significant TOD and economic development opportunity for the community both in scale, intensity of uses and type of uses. Creating an arts and culture hub for the City will implement the goals of TVAP Phase 2 as well as goals of the current BVCP and the BVCP major update underway. As a large-scale, multi-year, phased project, this concept presents several key components that we would like early and focused feedback on in order to proceed with Site Review that is informed by both code based and regulatory review as well as policy direction on several key items.

allow for an event center or buildings with a floor plate greater than 15,000 SF. In the absence of FBC, the project will be reviewed through Site Review. We anticipate that key elements of this project, such as the venue, will not meet the prescriptive criteria. The venue is a purpose built, iconic structure, and as such, will have operational and visual eccentricities that do not conform to the Site Review criteria, which drive a more traditional mixed-use form. The proposed scale, density, uses, height and FAR are as envisioned in the Regional TOD Place Type and Mixed Use TOD Land Use consistent with TVAP 2.

provides predictability for both the City and the developer and allows for flexibility to navigate a development environment many years in the future. Please see page Document 01: Written Statement page 61 for more details.

Our team respectfully requests that staff, planning board and Council provide targeted feedback on the following items (in addition to the traditional concept review criteria). Specifically, in the absence of zoning to support the land uses adopted in TVAP 2, a clear entitlement strategy is critical to ensure a path forward without extra complications or delays. We believe a Special Ordinance is the most efficient method to align the zoning and land use.

02 Phasing: The approximately 11-acre site will be developed in three main phases, and as such, requires a longer vesting process to respond to market demands than a single building project would. To account for this phased delivery, we are requesting flexibility on the typical vesting timeline and a thoughtful approach to the Site Review process. We propose submitting a complete Site Review package for Phases 1 and 2 and submitting a less detailed package for Phase 3 to preserve necessary future flexibility that can adapt to future market conditions and community needs. We envision the Phase 3 Site Review submission to provide enough detail to create development parameters around maximum square footage, building massing, setbacks, design guidelines, and other considerations. We anticipate that Phase 3 may need to go through a Site Review Amendment (at a later date) when there is more certainty around the market and thus its design. We strongly encourage the City to consider this approach which

This project requires a pathway to request a height modification as part of the Site Review process. Currently, we cannot even submit a proposal for a building that is 2 or 3 stories and over 35’ in height because the code only acknowledges community benefits associated with a 4th or 5th story. The venue and arts building will provide significant community benefit as defined in the code section 9-2-14 (h)(6)(C)(iv)a “Alternative Community Benefit” which states that the approving authority may approve an alternative method of compliance to provide additional benefits to the community and qualify for a height bonus if the applicant demonstrates that the proposed method “will improve the facilities or services delivered to the city, including without limitation any police, fire, human services, parks and recreation, or other municipal facility, land or service, or will provide an arts, cultural, human services, housing, environmental or other benefit that is a community benefit objective in the BVCP”. A similar modification was placed in the code in 2024 for a hospital to request a

F E E D B AC K REQ U ES TED ON T H E FO LLOW ING TO P ICS : 01 Rezoning: The property is currently zoned for Industrial Service 1 and 2, and the land use calls for Mixed Use TOD. The property would need to be rezoned; however, there are currently no existing zoning districts that align with TVAP land uses and place types. The closest zone district MU-4 does not accommodate the FAR anticipated in TVAP 2, nor does it

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03 Height: The Event Center is 2 to 3 stories and over 35 feet, therefore requiring a path to request a height modification approval for 1) building that does not have a 4th or 5th floor, 2) needs higher floor to floor heights due to the use of the building, and 3) provides community benefit.

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SECTION 1.8 - FEEDBACK WE ARE SEEKING

Goals For Review height modification for a 3 story building over Please see Document 03: Architectural Character page 23 for more details. 04 Signs: The Pearl Arts District, including the venue and arts building, will require a Comprehensive Signage Plan to establish parameters specific to this district. The types, sizes and locations of signs and banners required by a concert venue and arts center are unique in size, height, temporary status, location, and potential moveable signs (LED screens and projectors). The sign code does not contemplate the types of signs associated with a project of this scale and use. As such, a Comprehensive Signage Plan or other regulating mechanism will be required at the time of Site Review. Please see Document 03: Architectural Character page 26 for more details.

(DCS); however, we believe the benefits are too great to ignore. This is a large site with a complex ecosystem of uses, and the centralized mobility hub will increase safety and multi-modal access to the site. Moving the cars to the edge of the site – and away from the pedestrian dominated areas – will allow the activated public realm to focus on people, not vehicles. Please see Document 01: Written Statement page 53 for more details..

reduction in posted speed limit, we are concerned there will be a “wrong side” of the road.

06 Midblock Crossing: To safely prioritize pedestrian connectivity to the north side of Pearl Parkway and key transit infrastructure (Boulder Junction Station and the future Front Range Passenger Rail) and future density coming with TVAP 2. We strongly advocate for approval of a midblock crossing close to Block 1 to increase walkability, connectivity, and slow cars, an outcome stated in the City’s Vision Zero goals. Please see Document 01: Written Statement page 52 for more details.

09 Bicycle Reduction: We are requesting two variances to bike parking requirements to better utilize key shared bike parking locations and take advantage of event day bike valet adjacent to the Block 4 garage and venue. Our goal is to encourage people to arrive by bike on event day with a dedicated valet parking location. Please see Document 01: Written Statement page 54 for more details.

T R A N S PORTATIO N: 05 Mobility Hub: This project proposes an innovative mobility hub to support convenient and safe access from Pearl Parkway. The concept of a mobility hub is in direct alignment with the city’s transportation goals (similar to the one proposed at the East Bookend of Central Park by RIOS and the City) and will support and enhance the transit options currently available. Additional precedent exists between 30th Street and the rail crossing along Pearl Parkway with the woonerf condition. We understand that aspects of the mobility hub may conflict with the City’s Design Construction Standards

07 Slowing Speeds on Pearl Parkway: We strongly recommend the City reduce the posted speed limit on Pearl Parkway to 25 mph from the current posted speed limit of 35 mph. This will increase pedestrian and bicycle safety and connectivity along a current High Risk Network corridor, which will be critical as this project will significantly increase the number of pedestrians and bicycles along Pearl Parkway. We also propose a “road diet,” as currently the street section is designed for 50 mph speeds, achieved by reducing lane widths and allowing parallel parking in a few thoughtful locations to naturally slow vehicles through a more urban design. Without a

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08 Additional Curb Cuts on Pearl Parkway: We are requesting approval for a curb cut for a private drive between Blocks 1 and 2 and a curb cut for a mobility hub along Pearl Parkway. This curb cut will maximize safety and result in shorter, more urban blocks.

10 Review of Road Sections and Private Drives: We are requesting approval of our street reconfigurations and new private drive sections – all designed to prioritize pedestrians, bicyclists, café zones, and reduce speeds and increase safety. Utilities will be coordinated with and dedicated to the City. The developer or property future owners will be responsible for fixing any hardscape that may be damaged due to the City’s maintenance or repairs of the utilities.

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Attachment A - Applicant's Written Statement and Proposed Plans

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SECTION 1.9 - CONCEPT PLAN CRITERIA

Concept Plan Criteria (A ) Techniques and strategies for environmental impact avoidance, minimization, or mitigation: The project directly aligns with Boulder’s Climate Action Plan and emphasizes environmental stewardship through a holistic sustainability strategy: • Green Infrastructure & Resilient Systems: On a site currently defined by its aging warehouses and surface parking lots, this project will bring significant improvements to stormwater management and water quality. Green infrastructure elements via linear parks and bioswales will mitigate flood risk, provide for comprehensive storm water management, and reduce heat impacts. The proposed redevelopment will add significant porous areas, rain gardens, large landscaped streets, and corridors, to both increase site permeability and provide more resilient systems. • Native Landscaping & Open Space Connectivity: The design reinforces Boulder’s connection to nature by creating a network of trails, native plantings, plazas, and rooftop terraces that link existing open spaces while enhancing biodiversity. • All-Electric, Climate-Positive Development: The project commits to all-electric buildings, renewable energy sources, and energy-efficient systems, as well as exploring geothermal options.

•

Health and Resilience Outcomes: The proposal emphasizes public health through walkability, air quality improvements, tree canopies, and thermal safety during extreme temperatures—reducing long-term environmental impacts while improving livability.

In short, the development minimizes environmental impact through integrated green infrastructure, zero-emission mobility, and renewable energy, positioning it as a model for climate-positive urban redevelopment.

•

• (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; The plan is explicitly a Transit-Oriented Development (TOD), embedding travel demand reduction strategies into the site’s form and function: • Proximity to Transit Hubs: The site is adjacent to the Boulder Junction transit station and the future Front Range Passenger Rail commuter station, ensuring multimodal access for buses, trains, and shuttles. The project also proposes extension to the HOP bus shuttle route.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

•

Multi-Modal Street Network: The design features shared streets, bike lanes, pedestrian paseos, and a “road diet” through narrowed vehicular lanes to encourage non-vehicle travel. Additionally, improvements to Pearl Parkway will improve pedestrian and bike safety through a HAWK signal, a new fully signalized intersection, and reduced speeds. Mobility Hubs: The project includes a central ride-share and mobility hub for Uber, Lyft, and bike-share systems to reduce single-occupant trips. Parking Management: A parking garage with a solar canopy limits surface parking, while design elements (narrowed roads, landscaped buffers) discourage car dependency. Integration with Trails: The plan leverages the Goose Creek trail network, enhancing last-mile connections between housing, retail, and transit. Offsite parking will be offered for events, as well as bike valet parking. Educational & Programmatic Support: Through design and community engagement, the development promotes behavior change toward transit use, echoing Boulder’s sustainability culture.

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.9 - CONCEPT PLAN CRITERIA

Concept Plan Criteria Special Design for Affordability: The PAD will meet City requirements either through Cash in Lieu and /or the delivery of affordable units. Additionally, micro units will naturally offer a lower rent thresholds, while the delivery of approximately 500 units will increase the City’s housing supply, in turn, supporting the City’s affordability goals.

To summarize, the project applies a comprehensive travel demand management strategy — combining site design, transit integration, parking reduction, and education — to minimize single-occupancy vehicle trips and foster multi-modal mobility. (C ) Proposed land uses and, if it is a development that includes residential housing type, mix, sizes, and anticipated sale prices, the percentage of affordable units to be included; special design characteristics that may be needed to assure affordability. The Pearl Arts District is envisioned as a 1-million-squarefoot mixed-use community combining housing, culture, and commerce: • Land Use Mix: The project includes a 2,500-capacity performing arts venue, 30,000 sf of retail, approximately 500 residential units, 8,500 sf of community centered performing arts rehearsal space, and approximately 150 hotel rooms, forming a vibrant live-work-play district. • Housing Diversity: The design provides a mix of for-sale and for-rent apartments and townhomes across various sizes to support multi-generational, inclusive living. Additionally, the plan includes an intentional mix of unit sizes from micro units to townhouses, to live-work units, to larger 3BR units. Micro units will offer affordability and this project will generate needed additional housing in the City.

•

Equitable Urban Design: Housing for all income levels is equally distributed and supported by shared amenities, transit access, and cultural venues to promote social sustainability and avoid economic segregation.

The project delivers a diverse, inclusive, and attainable housing ecosystem, combining economic viability with architectural quality to strengthen community integration. The project will be built in phases to be more responsive to the market.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.9 - CONCEPT PLAN CRITERIA

Guidelines for Planning Board GU IDELINES FOR PLAN N ING BOARD Guidelines for Review and Comment: The following guidelines will be used to guide the planning board’s discussion regarding the site. It is anticipated that issues other than those listed in this section will be identified as part of the concept plan review and comment process. The planning board may consider the following guidelines when providing comments on a concept plan: 01 Characteristics of the site and surrounding areas, including, without limitation, its location, surrounding neighborhoods, development and architecture any known natural features of the site including, without limitation, mature trees, watercourses, hills, depressions, steep slopes and prominent views to and from the site;

02 Community policy considerations including, without limitation, the review process and likely conformity of the proposed development with the Boulder Valley Comprehensive Plan and other ordinances, goals, policies, and plans, including, without limitation, subcommunity and subarea plans; 03 Applicable criteria, review procedures, and submission requirements for a site review; 04 Permits that may need to be obtained and processes that may need to be completed prior to, concurrent with, or subsequent to site review approval; 05 Opportunities and constraints in relation to the transportation system, including, without limitation, access, linkage, signalization, signage, and circulation, existing transportation system capacity

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

problems serving the requirements of the transportation master plan, possible trail links, and the possible need for a traffic or transportation study; 06 Environmental opportunities and constraints including, without limitation, the identification of wetlands, important view corridors, floodplains and other natural hazards, wildlife corridors, endangered and protected species and habitats, the need for further biological inventories of the site and at what point in the process the information will be necessary; 07 Appropriate ranges of land uses; and 08 The appropriateness of or necessity for housing.

D I S T R I C T

APPENDIX

S U B M I T T A L

A R T S

P L A N

P E A R L

C O N C E P T

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.10 - APPENDIX

Existing Conditions FROM PERIMETER

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 1.10 - APPENDIX

Existing Conditions FROM WITHIN

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

RTS DIS A L

ICT TR

PEAR

Attachment A - Applicant's Written Statement and Proposed Plans

BE BOULDER

P E A R L

A R T S

D I S T R I C T

P E A R L

PLAN SUBMIT TAL

DOCUMENT 02

S I T E

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

P L A N S

C O N C E P T

CONCEPT

P L A N

S U B M I T T A L

1 2 N O V. 2 0 2 5

A R T S

D I S T R I C T

LAWN

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Hydrology & Stormwater Analysis

FLOODWAY IMPROVEMENTS & TRESTLE UNDERPASS AT NORTH BOULDER DITCH The confluence of North Boulder Farmers Ditch, the railroad tracks, and the Goose Creek area needs to be

A large portion of TVAP 2 is designated as 500-year floodplain, with smaller portions of the area designated as conveyance or high hazard areas. Any redevelopment of the area will require a holistic strategy that works to mitigate the impacts of water on site and allow for large-scale development to occur. Improvements to the culvert under Pearl Parkway should work to improve the situation across the site. That said, additional strategies should be permitted to allow for sustainable solutions.

B EFOR E Slough Flood Map

Boulder Slough

Pearl Py

PARCEL 3 101,500± SF

s cf

cf s 88

City Floodplain (500-year)

74 cf s

cf s

88 cfs

CONCEPT PLAN SUBMIT TAL

88 cf

cf s

Conveyance Zone

PEARL ARTS DISTRICT

PARCEL 4 72,600± SF

f 9c

2 Prairie1Av

PARCEL 2 78,100± SF

s cf

fs 1c

RECOMMENDED STRATEGY A holistic, integrated, privately-maintained approach to stormwater is needed in the district. Most critical, is making improvements to the Farmers Ditch under Pearl Parkway to increase capacity and mitigate backup into the site and the surrounding areas. Additionally, portions of TVAP 2 may need to be regraded as a part of redevelopment to help control the flow of water away from new development. This strategy is

A F T E R Slough Flood Map

cfs

134

PARCEL 1 33,800± SF

cf s

High Hazard Zone

Conveyance Zone

City Floodplain (100-year)

Given the impacts that this larger public works project has on the broader TVAP 2 area, (by removing 30+ properties out of the 100 year flood plain) it is critical that this element is well-designed to ensure that it not only helps reduce the 100-year floodplain on site but that it also creates functional, usable open space which becomes an asset for adjacent properties. Reconstruction of this hydrological pinch point will assist with redevelopment of numerous t sites in the TVAP 2 area. Pearl S 160 cfs total spill flow without NLE in place

City Floodplain (500-year)

addressed in order for successful redevelopment of any properties in the surrounding TVAP 2 district. Happening concurrent to TVAP 2 are plans to consider a multi-modal underpass under BNSF rightof-way and Pearl Parkway to improve water flow and allow for safe mobility and connectivity in the area.

Frontier Av

discussed further in the Building Heights section. Lastly, an on-site integrated approach is needed to absorb water and move it across and away from development. This should include rooftop gardens, green roofs, linear rain gardens, and on-site detention areas. These on-site detention areas should be able to serve dual functions as open space that can flood during heavy rain events. During smaller rain events, stormwater will be handled through the dispersed system, whereas during heavy rain events, the spill out zones indicated will be utilized.

C U RRE N T CO NDITIO NS

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Storm Water Strategy Plan

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Storm Water Basins Plan

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Stormwater Management Typologies

1 FLOOD CONVEYANCE

2 SOFT SIDED FLOOD CONVEYANCE

3 HYBRID: SOFT SIDED & HARD SIDED FLOOD CONVEYANCE & DETENTION

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Stormwater Management Typologies

4 PIPED CONVEYANCE

5 HYBRID: SOFT-SIDED & TERRACED FLOOD CONVEYANCE & DETENTION

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

6 HYBRID: HARD-SIDED & TERRACED FLOOD CONVEYANCE & DETENTION

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Parcel Plan - Open Space Provided: 30% + OPEN SPACE REQUIRED 10-20%

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 2 - SITE PLANS

Public Realm & Open Space Plan

PEA

RL P

PLANTED BERM

TRANSIT PLAZA

PASEO FR O

TEA HOUSE

HOTEL DROPOFF AV E

POCKET PARK

EVENTS PLAZA

LINEAR PARK BOARDWALK

SERVICE

CAROUSEL PLAYGROUND TERRACED SEATING BIKE PARKING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

RTS DIS A L

ICT TR

PEAR

Attachment A - Applicant's Written Statement and Proposed Plans

BE BOULDER

S U B M I T T A L

1 2 N O V. 2 0 2 5

CONCEPT

D I S T R I C T

P E A R L

PLAN SUBMIT TAL

P L A N

A R T S

DOCUMENT 03

A R C H I T E C T U R A L

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

C H A R A C T E R

C O N C E P T

P E A R L

A R T S

D I S T R I C T

LAWN

Attachment A - Applicant's Written Statement and Proposed Plans

PAD

S E C T I O N

0 3

PEARL ARTS DISTRICT

3.1

Architectural Character Sketches

3.2

Materiality

3.3

Building Height & Grading Section Diagrams

CONCEPT PLAN SUBMIT TAL

D I S T R I C T

ARCHITECTURAL CHARACTER SKETCHES

S U B M I T T A L

A R T S

P L A N

P E A R L

C O N C E P T

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

FRONTIER STREET

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PASEO

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

CORNER RETAIL & CAFE AT ENTRANCE TO PASEO

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

CENTRAL SOCIAL NODE

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PUBLIC REALM AT CAROUSEL

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

CENTRAL SOCIAL NODE

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

RESIDENTIAL AMENITY DECK

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

EVENT STREET BETWEEN VENUE & HOTEL

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

EVENT VENUE, CREATE BOULDER & PUBLIC REALM

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

ICONIC PLAY AREA

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

DISTRICT CORNER AT PEARL PKWY. & SLOUGH

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PEDESTRIAN CROSSING AT PEARL PKWY & RESIDENTIAL COLLECTOR ST

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.1 - ARCHITECTURAL CHARACTER SKETCH

KEY PLAN

District Character Sketch

PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

MULTI-USE PATH ALONG PEARL PARKWAY

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

CONCEPTUAL STUDY ONLY - NOT A FINAL DESIGN ALL VISUALIZATIONS ARE OWNED BY CONSCIENCE BAY COMPANY EXPRESS CONSENT IS REQUIRED FOR PUBLISHING OR PRINTING

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

D I S T R I C T

M AT E R I A L I T Y

S U B M I T T A L

A R T S

P L A N

P E A R L

C O N C E P T

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.2 - MATERIALIT Y

Architecture Materiality ALLOWA B LE BU ILD ING MATERIALIT Y PRE C E DE NT In anticipation of a new creative and thoughtful district - investigating precedents of allowable major materials (Stone, Brick, Wood and Architectural Metal Panel Systems) will aid in setting the stage for execution of look and feel while also taking into consideration design moves, percentage of materials used (both major and minor) and simplicity of surface materials.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.2 - MATERIALIT Y

Parcel 4 Materiality

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

D I S T R I C T

BUILDING HEIGHT & GRADING SECTION DIAGRAMS

S U B M I T T A L

A R T S

P L A N

P E A R L

C O N C E P T

A R T S

D I S T R I C T

Attachment A - Applicant's Written Statement and Proposed Plans

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

KEY PLAN

Parcel 01 Height & Grading Diagrams PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

5309’ HEIGHT LIMIT

PARCEL 2 BEYOND

5295’ LEVEL 04

RESI UNITS BEYOND

RESIDENTIAL

55’-0”

RESIDENTIAL

5284’ LEVEL 03 5273’ LEVEL 02 5259’ LEVEL 01

PARKING GARAGE

5254’ SITE LOW PT. 5250’ LEVEL P1

EXISTING GRADE

PARCEL 01 LONGITUDINAL SECTION: East / West SCALE - Not To Scale

CORE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

ROOFTOP VENUE

HOTEL RESIDENTIAL

ROOFTOP F&B

RESIDENTIAL

PARKING GARAGE

PERFORMING ARTS

DROP OFF

PARKING GARAGE

PERFORMANCE PARK

LONGITUDINAL SECTION: North / South SCALE - Not To Scale

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

KEY PLAN

Parcel 02 Height & Grading Diagrams PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PARCEL 1 BEYOND

5306’ HEIGHT LIMIT

RESI UNITS

55’-0”

RESI UNITS BEYOND

5295’ LEVEL 05

RESI UNITS BEYOND

PARKING GARAGE

RESI UNITS

5273’ LEVEL 03 5262’-6” LEVEL 02

FLEX SPACE

5252’-0” LEVEL 01 5251’-4” SITE LOW PT.

EXISTING GRADE

5284’ LEVEL 04

PARCEL 02 LONGITUDINAL SECTION: East / West SCALE - Not To Scale

CORE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

ROOFTOP VENUE

HOTEL RESIDENTIAL

ROOFTOP F&B

RESIDENTIAL

PARKING GARAGE

PERFORMING ARTS

DROP OFF

PARKING GARAGE

PERFORMANCE PARK

LONGITUDINAL SECTION: North / South SCALE - Not To Scale

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

KEY PLAN

Parcel 03 Height & Grading Diagrams PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

PARCEL 2 BEYOND 5304’ -7” HEIGHT LIMIT 5295’ LEVEL 05

HOTEL 55’-0”

RESI UNITS BEYOND HOTEL AMENITY PARKING GARAGE AND DROP OFF

5273’ LEVEL 03 5262’-6” LEVEL 02 5252’-0” LEVEL 01 5249’-7” SITE LOW PT.

EXISTING GRADE

5284’ LEVEL 04

PARCEL 03 LONGITUDINAL SECTION: East / West SCALE - Not To Scale

CORE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

ROOFTOP VENUE

HOTEL RESIDENTIAL

ROOFTOP F&B

RESIDENTIAL

PARKING GARAGE

PERFORMING ARTS

DROP OFF

PARKING GARAGE

PERFORMANCE PARK

LONGITUDINAL SECTION: North / South SCALE - Not To Scale

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

KEY PLAN

Parcel 04 Height & Grading Diagrams PARCEL 1 33,800± SF

PARCEL 2 78,100± SF

PARCEL 3 101,500± SF

PARCEL 4 72,600± SF

VENUE SCREEN 5301’ HEIGHT LIMIT

5301’ HEIGHT LIMIT 5293’ ROOFTOP

5269’-0” LEVEL 02

BRIDGE

CORE

EVENT VENUE EVENT VENUE

5256’-0” LEVEL 01

55’-0”

5281’-0” ROOFTOP VENUE

55’-0”

ROOFTOP VENUE

EVENT VENUE

5271’-3” MEZZANINE

EGRESS

5252’-0” LEVEL 01

5246’-0” SITE LOW PT. 5240’-0” LEVEL B1 PARKING GARAGE

5246’-0” SITE LOW PT.

EXISTING GRADE

PARCEL 04 LONGITUDINAL SECTION: East / West SCALE - Not To Scale

CORE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

PARKING GARAGE

RESIDENTIAL

ROOFTOP VENUE

HOTEL RESIDENTIAL

ROOFTOP F&B

RESIDENTIAL

PARKING GARAGE

PERFORMING ARTS

DROP OFF

PARKING GARAGE

PERFORMANCE PARK

LONGITUDINAL SECTION: North / South SCALE - Not To Scale

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

PARCEL 4

Height Variation Above 55’ for Mechanical Appurtenance

PARCEL 3

PARCEL 2

Modest, non-habitable height increases above Boulder’s 55-foot limit are proposed at key building ends to create a more varied and expressive roofline. These limited extensions will introduce architectural variety, visually break down building massing, and reflect the natural rhythm of the surrounding Flatirons—avoiding the uniform “buzzcut” rooflines often resulting from strict height conformity. In addition to enhancing architectural quality and streetscape character, the added height will effectively screen rooftop mechanical equipment from public view, improving the project’s overall visual integration within Boulder’s urban and natural setting.

PARCEL 1

Sec

tion

of T ypi

cal

Conditional building height that exceeds 55’ is limited to less than 25% of the total roof area, per parcel, in accordance with B.R.C. Section 9-7-6”

ARCHITECTURAL SCREENING OF ROOFTOP MECHANICAL UNITS

EXCEEDING 55’ BUILDING HEIGHT FOR MECHANICAL SCREENING & ROOFLINE VARIATION:

ndi

tion

ROOFTOP MECHANICAL UNITS

Boulder Municipal Code (B.R.C. 1981): 9-7-7:

The city manager may approve additions of appurtenances to buildings causing a building height to exceed the maximum permitted height if the following standards are met:

ed 55’

ces that Exce

Appurtenan

Height

GENERAL RULE: The city charter sets a 55-foot limit, with specific exceptions for architectural features or utilities that don't exceed 25% of the roof area.

Building llowed imum A x a M ’ 5 5

(A) There is a functional need for the appurtenance; (B) The functional need cannot be met with an appurtenance at a lesser height; and (C) Visible materials and colors are compatible with the building to which the appurtenance is attached. Portions of concept design roofline that exceed 55-feet as definied in 9-7-5a

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

Attachment A - Applicant's Written Statement and Proposed Plans

District Signage & Identity Strategy VENUE SIGNAGE

Signage in entertainment districts serves to identify, promote, inform, and guide visitors, using both traditional signs and dynamic digital displays to enhance the overall experience. Key functions include branding, advertising events and concessions, providing real-time information like maps and schedules, and improving crowd management. Digital signage is a powerful tool for revenue generation through advertisements and can create more immersive and engaging customer experiences. Additionally, the project will want to have an outdoor projection screen to support gatherings, concerts, movie nights and the Sundance Film Festival. The City’s current sign code is prohibitive and does not produce that type of signs that a project of this scale will require.

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

PAD

Attachment A - Applicant's Written Statement and Proposed Plans

SECTION 3.3 - BUILDING HEIGHT & GRADING SECTION DIAGRAMS

District Signage & Identity Strategy VENUE NAMING RIGHTS

PRIMARY VENUE DIGITAL MARQUEE

VENUE DIGITAL MARQUEE

DISTRICT BANNERS

PRIMARY DISTRICT MARKER

REQUIRED MOUNTING HEIGHT ~33’ AFF (1) ~35’ AFF (2) Increased mounting height & increased scale is required for the signs to be visible from Foothills Parkway.

REQUIRED MOUNTING HEIGHT Bottom ~26’ AFF - Top ~42’ AFF An increased mounting height is necessary to ensure adequate visibility of the sign from Foothills Parkway, given the presence of the overpass and associated sight-line obstructions. Venues of this type require large-format digital displays capable of accommodating regularly updated content. The proposed PAD screen will display static messages that change at intervals equal to or greater than the one-minute minimum specified in the City of Boulder Sign Code.

DIGITAL DISPLAY Venues of this type require large-format digital displays capable of accommodating regularly updated content. The proposed PAD screen will display static messages that change at intervals equal to or greater than the one-minute minimum specified in the City of Boulder Sign Code.

BOULDER CODE 9-9-21 - (D) (2) A banner is permitted for any permitted use in a business or industrial zoning district if the person wishing to display such sign applies therefore and obtains a permit, but such sign may be displayed for a maximum period of thirty consecutive days at the same location, one time during the first year of such use by the occupant. The area of the single sign permitted under this exception shall not exceed fifty square feet in total area and shall not exceed twenty feet in height, including, without limitation, the appurtenance on which the banner is displayed. Such a sign shall be firmly attached on at least all four corners.

DISTRICT MARKERS & WAYFINDING SIGNS Multiple district identification markers and directional signs are necessary to facilitate clear wayfinding, assisting visitors in navigating the site and locating the venue, hotel, and associated amenities.

BOULDER CODE 9-9-21 - (B) (3) (C) Height: A sign twenty-five feet or more above the ground level. BOULDER CODE 9-9-21 - (D) (14) (G) The lettering height for wall signs located within two hundred fifty feet of the right-of-way of Foothills Parkway (Colorado State Highway 157) or Pearl Parkway east of Foothills Parkway, and visible from such parkway, shall not exceed twenty-four inches.

BOULDER CODE 9-9-21 - (B) (3) (C) Height: A sign twenty-five feet or more above the ground level.

VENUE NAMING RIGHTS

BOULDER CODE 9-9-21 - (D) (6) (C) 1 per street frontage for freestanding signs. 1 per ground level tenant for projecting signs. No limit on other signs.

PUBLIC ART AT HIGHLY VISIBLE CORNER

SECONDARY DISTRICT MARKER

VENUE NAMING RIGHTS

DISTRICT BANNERS

PRIMARY DISTRICT MARKER

VENUE DIGITAL MARQUEE VENUE NAMING RIGHTS

PRIMARY VENUE DIGITAL MARQUEE

PEARL ARTS DISTRICT

CONCEPT PLAN SUBMIT TAL

Attachment A - Applicant's Written Statement and Proposed Plans

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