Developers propose 35 homes along South Boulder Road; board flags flood easement and access issues

City planning staff presented a concept plan Sept. 16 for combined redevelopment of 5469 and 5515 South Boulder Road, a 2.8-acre site that would be developed as a clustered housing project of roughly 35 homes combining townhouses, duplexes and triplexes. The planning board heard staff—s summary, asked clarifying questions and reserved formal board feedback for the continuation of the public hearing.

Under the proposal the petitioner seeks to: annex 5515 South Boulder Road, amend the 2019 annexation agreement for 5469, change the land-use designation from Low Density Residential (LR) to a higher intensity designation to allow RMX-2 zoning, and subdivide into one buildable lot for multifamily construction. The applicant requested modifications to the prior annexation agreement including a proposed reduction in a flood-control easement from 50 feet to 30 feet, permission for two access points rather than a single right-in/right-out, a reduction in the prior requirement that 50% of units be permanently affordable down to 30% middle-income affordable units, and an increase in the maximum market unit size from 2,200 to 3,300 square feet.

Staff told the board the RMX-2 zone is consistent with a mixed-density residential land-use designation (MXR) that supports 6—20 dwelling units per acre and requires a site-review-level analysis for design and public-engagement thresholds. Staff said the site—s location along South Boulder Road is compatible with higher-intensity residential zoning because the property sits adjacent to existing medium-density residential, hotels and commercial uses and is close to transit.

But staff and several board members raised concerns about the proposed narrowing of the flood easement. Public Works staff advised against shrinking the easement because it could impede future capital flood-control improvements connected to South Boulder Creek phase two mitigation work. Planning staff recommended the applicant preserve an easement sufficient to allow required hydraulic and flood-control work.

Board members asked about the feasibility of the proposed 30% permanently affordable requirement; staff said the proposal aligns with recent annexation practice but that feasibility depends on the applicant—s pro forma and market conditions. Staff noted the applicant has previously delivered affordable units on other nearby projects. Members also asked about parking and circulation: the concept plan shows two-car garages for each unit and roughly 19 guest on-street spaces, with internal private and public street circulation; the applicant will have to demonstrate compliance with the city—s design standards, access management and public-safety (fire/emergency) requirements during site review.

Staff recommended the board provide concept-review comments and noted the development will require multiple subsequent approvals: a BBCP land-use map amendment, annexation and initial zoning, an annexation agreement amendment, rezoning of the annexed lot to RMX-2 and a site review that will address height modifications and floodplain permitting. Planning board members asked the applicant and staff to return with more detailed drainage and floodplain analysis, explicit affordable-housing pro formas, clearer delineation between private rear-yard open space and shared communal spaces, and more information about building materials and front-door orientation where units face public streets.

The board continued the public hearing and scheduled follow-up consideration on Sept. 30; staff said the September 30 session will begin at 4:30 p.m. and continue into the regularly scheduled evening meeting.