Core Spaces proposes new student housing project on former Naropa University campus

Boulder City’s Planning Board meeting on July 19, 2025, highlighted significant discussions regarding the proposed development of new buildings on the University of Colorado (CU) campus, which are not subject to city zoning regulations. The proposed structures, including a seven-story building currently under construction, have raised questions about their compatibility with the surrounding neighborhood, which primarily consists of one to three-story buildings.

During the meeting, board members expressed concerns about the height and density of the proposed CU buildings, noting that they do not align with Boulder’s zoning requirements. The CU buildings are located on state-owned property, exempting them from local planning processes. This situation has led to a debate about how to assess the impact of these developments on the community, given that they are part of CU's master plan but have not undergone Boulder’s approval process.

The discussion also touched on the implications of returning to a higher density zoning designation, specifically from RH-1 to RH-5, which would significantly increase the floor area ratio (FAR) allowed for new developments. The current RH-1 zoning has a FAR of 0.67, while RH-5 allows for a FAR of 1.5, effectively tripling the potential density. Board members questioned the appropriateness of using CU’s proposed developments as a benchmark for assessing local projects, given that CU's buildings would not meet Boulder’s zoning standards.

The meeting concluded with a presentation from Core Spaces, the developer behind the proposed project on the Naropa University campus. They emphasized their commitment to creating student housing that integrates well with the community. As the planning process continues, the board will need to navigate the complexities of state versus local regulations and the community's concerns about maintaining the character of the neighborhood.

This ongoing dialogue underscores the challenges Boulder faces in balancing development needs with community standards, particularly in areas adjacent to significant institutions like CU. The outcomes of these discussions will shape the future landscape of Boulder and its approach to urban planning.