Planning board reviews concept plan for Naropa campus redevelopment at 2130 Arapahoe; no formal action taken

The City of Boulder Planning Board on July 15 held a concept plan review and public hearing for a proposed redevelopment of the Naropa University campus at 2130 Arapahoe Avenue. The developer, Core Spaces, presented a plan that would demolish most campus buildings but retain the landmarked Lincoln Hall while adding two new residential buildings with a total of 133 residential units and roughly 576 bedrooms.

Core Spaces and the applicant team said the project would require a Boulder Valley Comprehensive Plan (BVCP) land‑use map amendment from Public (P) to High Density Residential (HR) and a rezoning from P to RH‑5. The concept submittal shows a campus floor‑area‑ratio of about 1.37, 91 parking spaces (57 code‑compliant spaces plus 34 tandem spaces), and 356 bicycle parking spaces (280 long‑term and 76 short‑term). The proposal also anticipates a height modification request to exceed the usual three‑story / 35‑foot limit in some locations. Staff and the applicant emphasized that concept review is advisory; the board took no final vote.

Key issues identified by staff and the board

- Land‑use map change and rezoning: Staff noted the site was designated HR in the BVCP prior to a 2015 change that consolidated the property under a Public designation at Naropa’s request. Staff said a return to HR could be consistent with BVCP policy because the site is near the University of Colorado and major services; however, staff also advised the applicant to prepare a stronger rezoning justification tied to BVCP criteria (especially because rezoning outside of a comprehensive plan update is a quasi‑judicial review). In discussion board members emphasized the need for the applicant to demonstrate how RH‑5 — not a lower HR district — is justified based on the BVCP criteria and the existing…