A popular downtown Boulder parking lot may soon make way for a boutique hotel, a project that could reshape a key stretch of the city’s core while testing residents’ appetite for new development.
The Spruce lot at 2121 Broadway, one of downtown’s busiest parking areas, is being eyed by PassCo Properties, a developer that has offered to purchase the city-owned property for $5.2 million. If approved, the deal would mark a shift in how Boulder manages its limited public space, prioritizing tourism and economic development over car storage in a part of town where parking remains a concern but other options are available.
City officials say the proposed hotel aligns with Boulder’s broader economic revitalization goals. Cris Jones, the city’s director of community vitality, told Boulder Reporting Lab the developer has “a history of successful projects” and that the project could help bolster downtown businesses.
The timing is notable: Boulder is currently in contention to host the Sundance Film Festival, an event that could draw 100,000 people to the area, elevate the city’s status as a cultural destination and drive demand for high-end accommodations — like this hotel.
But the plan could spark debate. For one, it’s a downtown development project, which often raise questions about impact and trade-offs. Additionally, the Spruce lot — owned and managed by the Central Area General Improvement District, or CAGID — is the city’s most-used surface parking lot. On its busiest days in 2024, it was at least 80% full from noon to 8 p.m. And despite the rise in remote work, which has shifted commuting patterns into Boulder post-pandemic, parking usage at Spruce has remained steady.
The proposal also comes as debates over downtown parking and public space intensify. Residents are pushing a ballot measure to close two blocks of West Pearl to most vehicles, a move that has drawn opposition from nearby business owners worried about losing parking spots. The fate of the Spruce lot — and how Boulder prioritizes public space — will likely factor into that larger conversation.
At a March 11 meeting of the city’s Downtown Management Commission, which advises the city council on downtown development and economic vitality, the developers presented an early concept for the hotel, though details such as height and design remain unclear.
Ryan Diggins, owner of Denver’s 50-room The Ramble Hotel, which features bars and event spaces operated by the New York cocktail group Death & Co., told commissioners he hopes to bring a similar model to Boulder. According to Jones, Diggins is partnering with PassCo Properties on the project, though the full extent of his involvement is unclear, and PassCo did not respond to a request for comment.
“I don’t really think of this as a hotel,” Diggins said of the Ramble. “It’s a public space first. It just happens to have rooms above.”
Commissioners generally responded positively, with some suggesting the project could improve downtown’s aesthetic and shift parking behaviors.
There’s an underground parking garage across the street at 1100 Spruce Street, and in general, the city’s garages are underutilized compared to street parking. While the 1100 Spruce garage was typically 70% to 80% full during peak hours on the busiest days last year, the combined daily peak occupancy for all city garages was usually around 50%.
“You have to sometimes take things away to change people’s behavior,” Commissioner Stephanie Trees said. “So I think that taking away this lot is really the only way that we’re going to get people to not only park on surface lots.” She added that the hotel would be “a lot more beautiful.”
Justin Kalvin, a commission member who also manages the Sundown Saloon downtown, said he likes the idea of a hotel that doesn’t feel like it’s just “for the rich tourists.”
“I’ve been in the lobby over and over again, and it’s just like a hang spot,” he said of the Ramble in Denver, adding that, unlike places such as the Boulderado or St. Julien, where some people might feel out of place, this concept “doesn’t feel like that at all. It feels like a space to walk through, hang out, order a drink, come and go.”
But others were wary. Erica Dahl, who grew up in Boulder, questioned whether the city was losing its small-town character to new development. She also raised concerns about the disruption that construction could bring.
“What makes Boulder really unique is that it isn’t all built up,” Dahl said. “I just sometimes worry that we lose sight of Boulder being small.”
The city’s evolving approach to parking may also shape the debate. With Boulder considering the elimination of parking minimums, the developer may not be required by city code to include on-site parking — though officials will likely require a parking management plan as part of the city’s approval and permitting processes. The city’s ownership of the lot gives it leverage over what ultimately gets built there.
The city council is scheduled to vote in June on the approval of the buy/sell contract for the project. If approved, the developer would then begin the standard development review process, which includes input from the Planning Board, the Design Review Board and the Landmarks Board. This process is expected to take about a year and a half, culminating in a final city council vote.
Corrections: A previous version of this article misstated the city council’s role in the approval process. The June vote is solely for approval of the buy/sell contract. The broader development review process, including input from various city boards and commissions, would follow over the next year and a half, with a final city council vote at the end of that process.
An earlier version of this article misstated the name of the hotel owned by Ryan Diggins. It is The Ramble Hotel, not The Ramble Hotel Midnight Auteur.
“I don’t really think of this as a hotel,” Diggins said of the Ramble. “It’s a public space first. It just happens to have rooms above.” This is a contender for the Inane Olympics.
PS. Do these carefully moderated comments actually appear in any public venue, or just vanish into the ozone?
I sure hope Sundance doesn’t make it here to threaten BIFF. Enough already. Which is exactly what I think of NYC boozing operations, aptly named “Death and Company”. Isn’t that the truth?
This is a fantastic idea! My friends and I love getting drinks at the Ramble. I think this would be a perfect location for that in Boulder.
Considering there’s a parking garage right there as well, I would love to see this space be used to bring more jobs to the community and to create a new place to hangout off of Pearl Street. It’s exciting to see the city prioritizing new growth and local businesses!
“it’s a public space first, it just happens to have rooms above”. Thanks for pointing out how awful and insane the people that are ruining Boulder think. Let’s build a bunch of hotels to promote tourism and then when they tourists are here they can try to find food that isn’t hilariously over priced with staff that doesn’t HATE their food service job because they are the lowest paid in all of Colorado. Developers and Google are all pure scum.
No. Of course a parking lot is unattractive but it serves the people who live in Boulder not merely those who come for a drink or a film festival. I already try to avoid having to go downtown for anything because it’s impossible to park and has become a destination for the entirety of the northern front range. Let’s focus on those of us who live, work, and create the Boulder community.
Have you tried parking in the underground garages? I’ve never not found a spot there.
As parking lots go, it’s pretty nice. Trees, shrubbery. It does allow light and air to the surroundings. It’s kind of a transition from Downtown to Mapleton Hill.
I really do like the idea of this! This would be a great idea for this community and help the surrounding area flourish. The community and its members would really benefit from this.
I think this is a great idea! Plenty of other places to park.
Sounds like a great idea to bring the community together and booster the local economy for local businesses. Also, the lot seems pretty empty for 90% of the time and there is also local parking garage’s.
A boutique hotel vs a parking lot?! The choice should be clear! Boulder has an opportunity to revitalize the downtown area while maintaining the same charm. This aesthetically pleasing public space will benefit residents as well as visitors and boost the local economy in multiple ways! Welcome to the new and improved Boulder!
Once again, Boulder will likely prioritize tourists over folks who live here. OK, perhaps a surface parking lot isn’t the best use of this prime real estate, but how about thinking outside the box and considering an arts center for live performances, film, and visual arts? That would be something locals as well as visitors could enjoy. There are plenty of new hotels that have gone up in Boulder recently. Another hotel this near to the Boulderado is just silly.
Wow. Another reason to avoid downtown boulder at All costs. Sic. But the QR code scammers in the parking building are laughing quietly. And of course the developers. And your city council
Yes. Let us keep denying the need for housing and make sure we have the nicest hotels.
I don’t understand the issue at all. I rarely ever use this lot when visiting Pearl. Plus it’s only a matter of time until we are riding sharing teslas at $.10/mile #thankselon. Do your thing PassCo.
Lacking in this article is how much revenue this surface lot generates per year and to what use the City puts that revenue towards versus a one time $5.4 million . It’s difficult to argue that a surface parking lot is the best use of that location. I’ll always miss the Aristocrat Restaurant, but not a parking lot. Change does happen and we can always take the Bus.
As long as it’s still running at 2 hr. intervals.
For all the upcoming events in the area I think adding a hotel is a great idea!
Are all the supporters willing to pay for a new rec center to service the folks this hotel will drive into Boulder as new residents? And all the other services they will demand.?
Replacing the Spruce lot with a boutique hotel is a smart economic move and a more efficient use of valuable downtown space. A hotel will generate far more revenue for local businesses than a parking lot ever could. While parking concerns are valid, Boulder’s underutilized garages and evolving transportation options make it clear that we don’t need to prioritize surface lots over vibrant development. As for Boulder’s small-town character, thoughtful projects like this can enhance the city’s charm rather than diminish it—especially when designed with community spaces in mind.
I was born and raised in Boulder. It died a long painful death a while ago as the city council sold the entire town out to google and developers. No one I know who grew up there can afford to live there. It’s nothing but a gold plated carcass of a playground for rich people. Being there makes me want to throw up. I avoid it at all costs.
So, the 60 cars will have to find another area elsewhere to park? I don’t think we need a hotel to give us more “public space”. It’s already a public space. Don’t do another hotel!