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Planning Board reviews final plat to subdivide 1100 Balsam Avenue; questions focus on right‑of‑way and maintenance
Summary
Board reviewed a final plat to subdivide the city‑owned 7.47‑acre property at 1100 Balsam Ave into five lots (case TEC2024-00043). Discussion focused on additional right‑of‑way dedications, the status of the Eleventh Street outlot and who will maintain it, and how early site grading permits relate to subdivision approval.
The Planning Board reviewed a final plat application on April 15 to subdivide a 7.47‑acre, city‑owned property at 1100 Balsam Avenue into five lots and to dedicate additional right‑of‑way for Broadway, Alpine, Balsam and other streets (case TEC2024‑00043). Staff described the proposal and answered detailed questions from board members on street dimensions, flood‑improvement easements and long‑term maintenance of an outlot identified as the future Eleventh Street.
Chandler Van Schaack of the City of Boulder explained the additional Alpine and Balsam right‑of‑way is intended to accommodate on‑street parking and sidewalk/streetscape improvements tied to an approved site review, and said the Broadway right‑of‑way adjustment “was essentially to create area for flood improvements and to create frontage on the northeastern‑most lot, which is gonna have the mixed‑use building.”
Board members asked specifically about Eleventh Street, which the plat shows as a 60‑foot right‑of‑way. Chandler and other staff clarified that the road was designed as an outlot and would be constructed narrower than a full 60‑foot public street; landscaping, loading and sidewalks could extend into parts of the outlot so that the street is “special.” Hela (staff) said the outlot is shown on the plat table as city‑owned and maintained, and staff confirmed the city’s intent is for the outlot to remain city property. Hela added that any future sale or change in use of the outlot would require an amendment to the plat and potential Council action.
Board members also queried the sequencing of permits. Staff said the developer had secured grading and flood‑improvement permits that allowed some site work to proceed, but building permits for structures cannot be issued until the subdivision is approved. The board discussed the memorandum of understanding associated with the development and asked staff to confirm that maintenance obligations for street and other facilities are captured in the MOU and the plat’s outlot table; staff confirmed those maintenance responsibilities are addressed.
No member of the Planning Board called the item up for further action at this meeting. The item will proceed per staff’s timeline for case TEC2024‑00043 and related approvals.
Sources: Briefing and Q&A with Chandler Van Schaack (City of Boulder planning staff), Hela (staff), and Planning Board members; case file TEC2024‑00043.
