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Planning commission approves conversion of Homestead at Boulder City into River Run senior apartments with age restriction
Summary
Boulder City's Planning Commission approved a conditional use permit and a variance to convert the 72-unit Homestead assisted-living facility at 1401 Medical Park Drive into River Run senior apartments, adding an explicit condition that residents meet the city's senior age definition. Commission noted affordability goals and required conditions to ensure senior occupancy.
The Boulder City Planning Commission on Feb. 19 approved applications to convert the former Homestead assisted-living facility at 1401 Medical Park Drive into River Run senior apartments, granting both the conditional use permit and a variance to allow most units to be under the 600-square-foot minimum.
City planner Sonisha Lion told commissioners the property is zoned H (hospital zoning) and that the proposed conversion would result in about 11.26 units per net acre — above the R3 density threshold that triggers a conditional use permit. Staff also said 69 of the 72 existing units are smaller than the 600-square-foot minimum, requiring a variance under section 11-32-4 of the city code. Staff reported no departmental objections to the conversion, noting minimal exterior changes and one additional parking space to meet Chapter 23 parking standards.
Aubrey Powell, legal counsel presenting for the applicant, said the building was constructed in 1998 with a 2003 memory-wing addition and argued the project's extensive communal spaces — she said about 40% of the facility is devoted to shared amenities such as an atrium, lounges, a fitness room and a Zoom room — mitigate the small unit footprints. Powell told the commission the owner intends the project to be affordable for seniors and to prioritize Boulder City residents, but she said specific rent figures and the exact affordability formula were not provided during the hearing.
Commissioners pressed for enforceable conditions. Powell and staff said the age restriction and occupancy rules can be written into both the conditional use permit and the variance and could lead to revocation if noncompliance is discovered. Commissioners discussed whether assisted services would remain (Powell said the facility would convert to independent senior housing, not assisted living) and whether occupancy rules would prevent non-senior family members from residing in units; Powell said the applicant could accept a condition to limit residency to seniors as defined by city code.
During the public hearing, residents asked for clearer rent ranges and emphasized the importance of local prioritization; two speakers expressed conditional support while requesting more detail about pricing. After discussion, a commissioner moved to approve Resolution No. 1267 (CU-24282) with an added condition that residents meet the city's senior age requirement; the motion carried. The commission then voted to conditionally approve the variance (V-24 D677) with the same age condition, again adopting findings and conditions from the staff reports. The transcript records the motions and announcements that the motions carried; explicit roll-call tallies were not specified in the meeting record.
The approvals allow the applicant to proceed to the allotment committee for any allotments required by city process and to follow standard conditions in the staff reports. The commission noted that if the use or occupancy changes substantially under new ownership, the approvals could be revisited under city land-use procedures.
Next steps: the applicant must meet the conditions detailed in the staff reports and pursue any required allotments; staff remains available to work with the applicant on drafting the precise age and occupancy conditions to be included in the permits.
