No member of the Boulder City Council outright opposes the proposed redevelopment at 2952 Baseline Road, which includes demolishing several buildings, including the Dark Horse bar and grill, and constructing about 600 units of mixed-use housing.
On Thursday, March 7, councilmembers held a hearing on the Williams Village II project, posing questions to developers and providing feedback without a formal vote. They may have a chance to vote on the project during the site review application, which is likely months away.
Requests from councilmembers included refining street design to make the development more pedestrian friendly. Some wanted more open space and community gathering spaces. They wanted assurance that the businesses could keep operating as long as possible during the redevelopment. A majority of councilmembers suggested the developer scrap a plan to put a hotel on the site.
Mark Wallach asked about the rental costs of the housing units, with developers stating they would be similar to Boulder Junction, around $1,500 for a one-bedroom. The developers mentioned that paying the cash-in-lieu fee required by the city’s inclusionary housing program would amount to about $30 million. That money could be used to subsidize housing units in other locations.
Tina Marquis asked about whether a statewide bill to eliminate parking mandates would impact the project. The developers said they plan to build a space for car storage that could eventually be repurposed into housing or open space.
Lauren Folkerts asked whether the development would look like a campus or if the buildings would have a distinct personality. The developers are still in the early stages of designing the buildings. But Bill Holicky, a principal at Coburn Partners, an architecture and development firm, said the developers want to avoid building more towers like those in Williams Village. “We don’t want it to feel like a campus,” Holicky said. “This should feel like a neighborhood.”
Tara Winer asked about the extent of the developers’ commitment to keeping the Dark Horse bar and grill open. “I think community members are very worried that whatever is said is not going to happen,” Winer said.
In response, Andy Bush, the founder of Morgan Creek Ventures and the project developer, said they are open to formalizing a commitment in a developers’ agreement. He said they are trying to make about 10% of the retail spaces “affordable.”
Ryan Schuchard said he expects “a very high standard with transportation demand management.” In response, the developers mentioned e-scooter, e-bike and car share programs.
Mayor Aaron Brockett asked about why the project includes a hotel. The developers said they thought people would want a hotel at the site given that the redevelopment would demolish the Boulder Broker Inn. But, they said, the plan for a hotel could be changed to residential if desired.
Taishya Adams asked about the project’s waste, recycling and composting plans, and suggested that the Environmental Advisory Board get a chance to weigh in. In an unusual move, councilmembers voted to refer the redevelopment project to that board.
Mayor Pro Tem Nicole Speer requested that the developers devise a way to keep Sprouts Market, the only grocery store within a mile of the area, open during construction. While developers plan to retain Sprouts as a tenant, the grocery store could potentially close for up to two years during the construction phase.
“I would really love to see a way to keep the grocery store — and some of these other businesses — open throughout development to keep serving the neighborhood and the folks who are there,” Speer said.
10 % affordable businesses is not much. My requests:
1) On-site only for affordable housing
2) No height variance to 55 ft. Keep at 35 ft. regulation.
3) 3 stories max in regulations, not 4 or 5.
4) No parking reductions.
Stick to the rules. Especially the services/retail, which was proposed to be reduced to 8% from something like 90%. The pre-existing residential neighborhood surrounding it needs it. Students already have another housing op that was approved a block away, SW of the 36 entrance ramp, Baseline 1 and 2, which are not built yet.
CU’s not a subsidiary of the city.
Taishya Adam’s choice to run it buy the EAB is good, should have gone to Landmarks and Planning Board too.
It would be wonderful if we could keep the Store and some of the businesses open for Residents located in the area along with The Dark Horse. We are loosing our landmark items that can’t be recreated.
I agree with David. As a 61-years long resident of Boulder, I’ve witnessed the ripping out of Boulder’s soul and loss of our mountain backdrop. Boulder can not be developed forever unless the tax-paying citizens who live here are willing to let all the open space lands go. Growth needs to be controlled; height limits complied with; and single-family, small starter homes for families should be a priority over ugly, square, too-tall condos. Boulder is losing its families. No wonder elementary school enrollment is down: kids are disappearing. Development adds to air pollution, loss of land; and increased traffic on already-damaged, narrow city roads. One thing that could help with the cost-of-living challenges in Boulder is to enact “Locality Pay” requirements across all sectors — double the wages.
I totally agree with you. They need to stop building all these ugly apartments and build more houses. Not everyone wants to raise their kids in those places. I get houses don’t house as many people, but so what? What has happened to wanting your own yard, and space? They are ruining Boulder. And seriously, $1500 for a ONE br apartmant is wayyy too much!
I’ve lived in this neighborhood for 15 years, and am heartbroken to think of the grocery store and ionic Dark Horse closing, which is the outcome of this project. We can see these units going up all over Boulder, creating ghostown condo-plexes out of corners that used to be heavily used. While this area isn’t new or visually pleasing, I’ve spent the past 15 years eating pizza late-night with freshmen from the dorms and walking with my husband for icecream at the Dairy Queen, and seeing seniors from the neighborhood go to dinner at Carelli’s, and ALL of us (including plenty of happy tourists) drink at the Dark Horse. This development is one more way that Boulder is just becoming like everywhere else. Condos will be purchased by investors and sit empty much of the year without any sense of new “community” occurring and a loss of the community that’s there now. Shiney and new is poor compensation for the loss of usable, livable, welcoming space. Remember how we all used to go to Pearl Street?
I’m sure going to miss what we once had.
21 community members spoke at this recent CC meeting. Of that 21, 19 had MANY reservations about this development. Do not be snowed by the developers “save” of the Dark Horse. A huge PRcoup & the easiest, cheapest right thing to do. Not discussed was the sheer size of this project: 5 story buildings where maximum 3 stories are allowed 502,000 sq ft of space, some 7600 vehicle trips per day (one 4way intersection at 30th/ Baseline), phased construction noise&traffic over 6+yrs, 610 market rate apts which the city doesn’t need,all under 800 sqft. A concrete behemoth that doesn’t belong here nor does it adhere to city regulations.