OVERVIEW: ThinkBoulder was founded to advocate for a moderate build at the former Boulder Community Hospital site that is now The Alpine-Balsam Project. We held outreach events, designed and executed a sophisticated opinion survey of over 500 neighbors, and collected 1,100+ signatures on our petition. As of March 2023, the hospital is being deconstructed. Although we have moved onto other things, we have retained the Alpine Balsam Broadway (ABB) page so others can see the genesis of ThinkBoulder and for those new to the issue who are interested in the history and current status of ABB.
Basics about ABB
The City’s last proposal included between 120 and 260 new housing units on the former hospital site with up to 640 new housing units on the site + area. The lower number of units (120-170) would only be if County offices move to the site. If there are no County offices, the City proposes 210-260 units. “Housing units” can be apartments, townhouses, duplexes, etc. and may be efficiencies, multi-bedroom, etc. None of these details have been decided.
The AB site is 8.8 acres; about 3.5-4.0 acres will be used for housing.
The City proposes one or two civic buildings of 4-5 stories.
The City proposes re-zoning the site and surrounding areas to allow greater density, including up to 55 feet for housing and retail. [As of Sept. 2019, the City Council voted to leave land-use code changes for the surrounding area until the next City Council.]
The City has not determined how many housing units will be for sale or rent.
The City has allotted only 0.8 parking spots per new housing unit.
The City has not committed to a specific number or percentage of permanently affordable housing units (subsidized housing reserved for low and moderate income households).
In 2015, the City paid $40 million to buy the site, will spend at least $12 million to demolish the former hospital, and anticipates spending up to $57 million to refurbish the Boulder Medical Pavilion for City offices.
The City is no longer advocating flood mitigation in North Boulder Park. We are happy to see this option removed.
The City completed area impact studies on traffic. However, ThinkBoulder members who have carefully read and analyzed the report question some of the findings and note that the report’s own numbers show traffic doubling at some intersections during rush hours.
See the City’s website for the latest updates.
FREQUENTLY ASKED QUESTIONS ABOUT ABB
Why do you refer to the project as Alpine-Balsam-Broadway (ABB) instead of Alpine-Balsam?
Although the City refers to the project and area plan as Alpine-Balsam, we want to highlight that this project will affect traffic, density, parking and resources well beyond these two streets. The City is in the process of creating a new Area Plan which could result in zoning or use changes that significantly increase the height of buildings in the area as well as traffic and parking loads. The Area Plan not only encompasses the former Boulder Community Hospital but also North Boulder Park, the Ideal and Community Plaza Shopping Centers and the neighborhoods surrounding all of those areas.
What is the City’s Plan for parking at the Alpine-Balsam site?
The City’s current plan calls for 0.8 parking spaces per housing unit. This appears to based on the assumption that in the future people will buy fewer cars. However, the City of Boulder’s Transportation Master Plan states that the current average is 1.2 vehicles per housing unit. Doing the math, 0.4 vehicles per unit, on average, will not be able to be parked on the site. With as many as 330 units being planned for the site, this represents an additional 132 vehicles that would have to park in the surrounding neighborhood.
Other sources (DataUSA.io) state that the number for Boulder is 2.0 vehicles per housing unit. Per this higher figure, there may be up to 396 cars that would need to find parking outside of the immediate site and most likely in the surrounding neighborhood.
ABB Resources
Commentary
Dream Big, Plan Bigger (or, as the Daily Camera called it, Boulder is not Berlin) — Oct. 2019
Who owns Boulder and how are they changing the City? – Oct. 2019
Let’s Get Our Money’s Worth at Alpine-Balsam — Nov. 15, 2018
Adjust Alpine-Balsam Project to Benefit All — Dec. 29, 2018
What Advocates of Density Don’t Tell You — Feb. 26, 2019
The Merits of Higher Density at Alpine-Balsam — Mar. 8, 2019
Density Would Make Boulder A Climate Change Sacrifice Zone — Mar. 15, 2019
City Websites
City of Boulder Alpine-Balsam Area Plan Website
Housing: Boulder Housing Partners
Documents from the City
Alpine-Balsam Site and Area Plan — City proposal to City Council and Planning Board — Sept. 24, 2019
Alpine-Balsam — Planning Dept. Presentation to City Council — Feb. 12, 2019
Alpine-Balsam Area Plan - Jan/Feb 2019 — Planning Dept. Community Workshops
Boulder Valley Comprehensive Plan
City’s Overview of Flood Mitigation and North Boulder Park — March 2019
North Boulder Park Proposed Detention Pond — Graphic from Planning Dept.
Renovation of the Medical Pavilion — Presentation to City Council — Feb. 12, 2019
WE RECEIVED OVER 1,100 SIGNATURES ON THe following PETITION, FROM RESIDENTS ALL OVER THE CITY.
[To keep the petition as it was when signed, we have not amended the language below.]
Think Boulder’s Proposal for the Alpine-Balsam Area Plan
WE OPPOSE
The City’s proposal for up to 55’ buildings that will block beloved views, ultra high density housing allowing up to 640 new housing units in the area, land-use changes that significantly increase housing density and building heights without proper community engagement, and only 0.8 parking spaces per unit.
WE SUPPORT
Density
Permanently fixing building heights at 35’ maximum.
Subsidized housing for low and moderate income families, including 3-story flat apartment buildings and 2-story triplex townhouses for sale.
Parking
.95 parking spaces per unit, as is being used in Boulder Junction, and inducements to limit car ownership and use, such as free Eco-passes for those in subsidized housing, a car-share program, and improved bike lanes.
Neighborhood parking plan at least 10 blocks out. Free permits for neighbors would be subsidized by the market-rate homebuyers.
Traffic
Mobility improvements: bicycle and pedestrian safety, more bus service (especially during rush hours and school hours), longer green lights for traffic turning onto Broadway, and safety improvements at high accident intersections.
Design
World-class design that complements and enhances the neighborhood.
Setbacks from the streets to allow for walkability and greater beauty.
– End Petition –
City council vote
City Council voted on October 1, 2020 to support the City’s plan for mostly 3- and 4-story apartment and office buildings with some townhouses along 9th and a possible 5th story on the Pavilion. The plan calls for 120-170 new housing units IF the County offices are moved to Alpine-Balsam; without the County, the plan supports up to 260 new units, or about 500 new residents and their cars.
The plan the City Council approved calls for:
—High density development of 5-story buildings along the east end of the super block along Broadway, and 4-story buildings in the central portion. Three-story buildings located on the western portion on 9th Street.
—No new parking for the estimated 1,000 plus new residents and employees other than the existing 400 vehicle garage. On-street parking permits for an undetermined area beyond the super block to accommodate the excess parking demand that can not be met by the 400 structure spaces.
—Estimated 912–1,022 new residents and city employees using the site.* [This total is calculated from City-projected 450 City employees plus 462-572 new residents in City-planned 210 - 260 units at a Boulder average of 2.2 persons per unit per http://censusreporter.org/profiles/16000US0807850-boulder-co/]
