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Planning board approves three hotel suites at 1105 Spruce Street; neighbors had raised parking and nightlife concerns
Summary
The Planning Board unanimously approved a use‑review application for three executive hotel suites at 1105 Spruce Street (Downtown 2 zoning). Staff found the proposal consistent with use‑review criteria, and the owner committed to a recorded declaration limiting stays to under 30 days and to a parking arrangement in the nearby garage.
The Planning Board voted 5–0 on Oct. 28 to approve a use‑review application allowing three hotel suites at 1105 Spruce Street, a contributing property in the Mableton Historic District.
Staff analysis and recommendation: City planner Adam Molinger told the board the application proposes three executive hotel suites achieved by rehabilitating an 1895-era principal building (with a 460‑square‑foot addition), constructing a new 1,367‑square‑foot duplex with two suites, and renovating a 656‑square‑foot carriage building into a third suite. Molinger said a landmark alteration certificate had already been issued for the three buildings and that staff’s review found the proposal consistent with the use‑review criteria in Boulder Revised Code Section 9‑2‑15‑E, including neighborhood compatibility and infrastructure impacts. Staff recommended approval with conditions, including recording a declaration of use to limit individual stays to less than 30 days to prevent conversion to long‑term dwelling units.
Applicant and neighborhood engagement: The applicant team (Tebow/Thibault Properties; project representative Bill Rigler) said they held neighborhood outreach and revised the plan after feedback: a tavern initially proposed with later hours was adjusted so that the applicant will not seek hours beyond 11 p.m. The team said parking for the hotel will be provided through an arrangement to lease spaces in the parking garage across Eleventh and Spruce, and that secure bicycle parking will be provided on site.
Public comment: One online speaker expressed opposition to further high‑end development and broader affordability concerns. Nearby neighbors had previously raised questions about tavern hours and parking; the applicant said changes had been made in response to that input and that a management plan and parking arrangement were in place.
Board deliberation and vote: Board Member Mason moved to approve LUR2025‑00032, adopting the staff memorandum as findings and subject to recommended conditions. The motion was seconded by Board Member Laura and passed unanimously (Mason — yes; Laura — yes; Claudia — yes; Emel — yes; Chair Mark — yes).
Conditions and clarifications included in the approval: recordation of a declaration of use limiting stays to under 30 days; adherence to the landmark alteration certificate and review by Landmarks for any design changes; and compliance with city code on tavern/outdoor seating if ownership later seeks extended tavern hours or outdoor service.
Ending: With conditions in place and a unanimous board vote, the project proceeds under the approved use‑review with the noted requirements. The applicant and staff said they will coordinate on final permitting and parking implementation.
