Boulder Planning Board approves St. Julien Hotel expansion amid scrutiny

Boulder’s Planning Board approved a site review amendment on Tuesday, Oct. 22, for the St. Julien Hotel, clearing the way for a four-story expansion that will add extended-stay suites and meeting space to the property at 900 Walnut St.

The unanimous decision follows months of heightened public scrutiny, with residents of a nearby condominium complex voicing concerns over obstructed views, increased traffic and trash management. Some have also raised objections to building on a downtown site historically designated for “civic use.” 

The amendment allows the property owner, St. Julien Partners LLC, to expand the 201-room hotel by adding a first-floor meeting space for nonprofits and approximately 39 extended-stay guest suites above. The proposal required Planning Board review in part because it exceeds the zoning district’s 38-foot height limit, allowing construction up to 55 feet.

Designed by 4240 Architecture, a Denver-based firm, the expansion includes a new four-story building with a fifth-floor mechanical mezzanine. The design uses red sandstone for the base and limestone with metal panels for the upper floors. The plan also includes a pedestrian corridor that will allow people to pass through the property between Canyon Blvd. and Walnut St. 

“This hotel is really a living room for the Boulder community,” Matt Cecere, a principal at 4240 Architecture, told the city’s Planning Board on Tuesday. He added that the expansion is an extension of this concept, “in the sense of it’s a place where the public can come together.” 

The Planning Board imposed several conditions on the project’s approval, including a requirement to revise the plan to add more signage for the pedestrian corridor, ensuring it is clearly marked as open to the public. The board also required the payment of a capital facility impact fee to support affordable housing in exchange for allowing the building to exceed the zoning district’s height limit. Additionally, the board narrowly approved a proposal to include a rooftop deck that would be accessible to the public under specific conditions.

“We’ve got to find a way for this project to give something to the community,” ml Robles, a Planning Board member, said during the meeting. 

Opposition to the project has been led by Protect Boulder Civic Space (PBCS), a group primarily representing residents from the neighboring Arête condominium complex. More than two-dozen people attended the meeting to voice their objections to the project.

“My deck will now be immediately adjacent to this brick wall,” Daniel Dietzler, who purchased a $2.5 million condominium at the Arête in 2011, told Planning Board members during Tuesday’s public hearing. 

The property owner has requested permission to build right up to the property line near the condominium complex on the first and second floors, with a six-foot setback for the third, fourth and fifth floors, blocking views for some residents.

The property has long been designated for civic uses, according to agreements and city planning documents. In 2019, St. Julien Partners LLC signed an agreement with the City of Boulder and the Central Area General Improvement District (CAGID), which manages the parking garage. Under this agreement, the owner committed to creating a meeting space that local nonprofits could rent for events, performances and exhibitions at a discounted rate as part of its expansion plans. Despite these assurances, some community members remain skeptical, questioning whether the proposed civic use space aligns with the original intent and whether nonprofits will actually use it. 

The project still requires building permits and other approvals before construction can begin. The Boulder City Council also has the option to call up the project for a public hearing and vote. The council will have 30 days to call up the application before the Planning Board’s decision is final.