Alpine-Balsam Area Plan

In 2015, the City of Boulder purchased 8.8 acres of property from Boulder Community Health. The properties include the former BCH hospital site at 1100 Balsam Ave. (corner of Balsam Avenue and Broadway), as well as two properties on Alpine Avenue and two small properties on North Street.

One property - the Brenton Building - has already been re-purposed as city offices. In 2016 and 2017, the city worked with the community to develop a Vision Plan for the rest of the site.

For the past two years, the city has been working on an area plan for the site and for a portion of the city surrounding it. Wait, what's an area plan and how much area, besides the site, is being examined?

There's been extensive community engagement both online and at in-person events, and it is clear the community has strong and varied viewpoints, especially with regard to uses and building types.

The city is now at the stage of seeking feedback that will inform a draft area plan that will go to the Planning Board on August 15 and City Council on August 27. Whether you have been following this discussion closely or you're brand new to it, your input matters to us! Please share your thoughts by July 25.

Consideration of changes to the area presents many issues and challenges. For more information on further analysis of impacts and opportunities, view this booklet to learn more.

In 2015, the City of Boulder purchased 8.8 acres of property from Boulder Community Health. The properties include the former BCH hospital site at 1100 Balsam Ave. (corner of Balsam Avenue and Broadway), as well as two properties on Alpine Avenue and two small properties on North Street.

One property - the Brenton Building - has already been re-purposed as city offices. In 2016 and 2017, the city worked with the community to develop a Vision Plan for the rest of the site.

For the past two years, the city has been working on an area plan for the site and for a portion of the city surrounding it. Wait, what's an area plan and how much area, besides the site, is being examined?

There's been extensive community engagement both online and at in-person events, and it is clear the community has strong and varied viewpoints, especially with regard to uses and building types.

The city is now at the stage of seeking feedback that will inform a draft area plan that will go to the Planning Board on August 15 and City Council on August 27. Whether you have been following this discussion closely or you're brand new to it, your input matters to us! Please share your thoughts by July 25.

Consideration of changes to the area presents many issues and challenges. For more information on further analysis of impacts and opportunities, view this booklet to learn more.

Area Plan Feedback Form - July 2019

Welcome to the quick feedback form, where you can share your thoughts on a few final choices that will shape the draft Alpine-Balsam Area Plan. This form should take about 15 minutes to complete.

Please start by reviewing the following project update and looking at four new graphics that reflect the latest direction from City Council.

Throughout this process, the city has considered a variety of options to achieve a sustainable and inclusive vision for Alpine-Balsam, which includes both the hospital redevelopment site and surrounding area. The options and questions have been developed based on direction from City Council, analysis and community feedback. Your feedback is important and will inform revision of the options into a recommended draft plan. Before you answer questions, we ask you spend a minute or so looking at each.

Site vs. Area

Openhouseboards summer2019 goals objectives

Option A

Openhouseboards summer2019 landuse v2 page 1

Option B

Openhouseboards summer2019 landuse v2 page 2

Option C

Openhouseboards summer2019 landuse v2 page 3

Option D

Openhouseboards summer2019 landuse v2 page 4

Land Use Maps

Land use replacement2

Height Maps

Openhouseboards summer2019 landuse v2 page 5

Hospital Redevelopment Site: Center and West Blocks

Housing has been identified as the primary goal for the site. Options A and C show a mix of high-density housing that ranges from rowhome/ townhouse style in the west block to three- and four-story stacked flats in the center block. The center block is envisioned to be stepped back from Balsam with space for flood conveyance, three stories transitioning to four stories along Alpine and Broadway. Option B shows a little higher density, with three-story stacked flats in the west block and three- and four-story stacked flats in the center block – also stepped back from Balsam and with four stories along Alpine and Broadway. A higher number of total units generally results in a higher number of affordable units.

Which of the following represents your views? required
Maximum characters 255

Hospital Redevelopment Site: East and Center Blocks

All options include renovating the Medical Office Pavilion as a new city service hub. Option D includes co-locating BOTH city and county service hubs. The character would be more of a civic campus with some ability to add housing. There would be a focus on integrated community spaces and alignment of services. Presumably, there would be the ability to develop more housing at the Iris and Broadway Campus than could be accommodated at Alpine-Balsam. How much and what type of housing could be developed there is not yet determined.

Do you think the civic campus with co-located city and county service centers could be appropriate for Alpine-Balsam given the trade-offs? required
Options are limited to
Maximum characters 255

Potential Changes in Nearby Areas

Land use changes in the area do not require redevelopment but inform changes to zoning to encourage or incentivize changes over time.

Neighborhood Center

The comprehensive plan provides direction for planning in the city’s neighborhood centers. The policy direction includes: • Encouraging well-designed mixed-use and higher density development, that incorporates a substantial amount of affordable housing in appropriate locations, including in some commercial centers, in proximity to multimodal corridors and transit centers. • Encouraging neighborhood centers to provide pedestrian-friendly and welcoming environments with a mix of land uses. The Alpine-Balsam area has thriving and well-loved retail and commercial uses that are important to sustain. There are considerations about historic preservation of some buildings in the retail core. There are no proposals for changes at the center currently, but through the area plan we can explore ways to carefully consider changes in allowed uses or density that would be advantageous in allowing the center to evolve as business or community needs change or to improve the sense of place.

Options are limited to
Maximum characters 255

South of Alpine

In considering the commercial office areas south of Alpine Avenue, community feedback included both the need to preserve medical and commercial uses in the area and suggestions for adding housing. Choices illustrated in the options include changing the land use to high density residential to indicate the desire for the area to evolve to housing over time; or changing the land use to mixed use to both allow for commercial office and medical uses to remain but encourage redevelopment for those uses to be on the ground floor with the potential for housing above. Either change could provide direction for improved ground floor activity, relationship to the street and pedestrian experience. The options show differences in potential building heights. The rationale is that if redevelopment on the north side of Alpine is up to four stories, it may be appropriate to allow similar intensity on the south side of Alpine.

Options are limited to

Broadway - South of North Street

The options show changes to encourage mixed-use with ground floor commercial and housing above for these areas along Broadway. Some of this area is already developed as mixed use. The options show choices for building height and intensity that may incentivize more housing.

Which of these reflects your preferences about changes along Broadway South of North Street? required
Maximum characters 255

Access and Mobility Preferences

Please review the draft connections plan. It was developed based on feedback from community members about how to make the area safer and easier to get around.

Connections Plan

Openhouseboards summer2019 access mobility page 1

Access & Mobility

Openhouseboards summer2019 access mobility page 2
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