How has Iris&B incorporated community feedback?

Iris&B has worked with the city, adhered to its planning process, listened to neighborhood residents, and made extensive changes to accommodate input including:

  • RH-3 zoning reduced to RH-2 zoning (a lower-intensity, high-density residential zone).
  • Changed from one larger building to two smaller buildings, with one screening Foothill Elementary School from Broadway.
  • Proposed development only expands building coverage on existing site by 14% and is very close to the existing footprint that has been in place since 1960.
  • Above grade floor area has been reduced from 87,298 square feet to 57,250 square feet.
  • Residential density reduced by 65%, from 94 units at Concept Plan to 50 dwelling units (33 “equivalent units” in RH-2 zoning where 35 are permitted).
  • Increased variety of housing types, with the addition of six three-bedroom townhomes and eight two-bedroom apartments.
  • Parking spaces reduced from 114 to 74 spaces and are mostly screened from Broadway.

How can I support increased housing diversity in Boulder and the Iris&B project?

There are a number of ways you can help support housing diversity in Boulder and in particular the Iris&B project, including:

How many residential units?

The Iris&B project offers a mix of 50 housing units: 10 studios, 24 one-bedroom, 10 two-bedroom, and 6 three-bedroom townhouses (33 “equivalent units” in RH-2 zoning).

Will there be enough parking?

The plan shows 74 parking spaces on the site, mostly screened from Broadway. The applicant has done a parking study and these spaces should be adequate to serve the mix of residential and commercial uses on the site.

How will this impact traffic?

The traffic study completed for the Iris&B proposal estimates that the site would generate about 569 new vehicle trips on the average weekday, with about half entering and half exiting the site during a 24-hour period.

This would be a reduction from the traffic generated by the previous uses on the site, including the People’s Clinic (586 weekday vehicle trips), and significantly less than what could be generated by other potential development under the current zoning.

The study found that impact of the Iris&B project can be accommodated by the existing road network with the recommended improvement of a full movement access to Hawthorn Avenue and a right-in/right-out access to Broadway to allow alternatives for exiting site traffic, particularly during the commuter peak-hours and busy times for the nearby Foothill Elementary School.

A re-zoning from Public (P) to High-Density Residential (RH-2) is requested as part of the Iris&B proposal. Under the current zoning, allowed “public uses” such as medical offices, could generate more significant traffic impacts than the current mixed use proposal (e.g. a 60,000 square foot medical office building could generate 2,168 vehicle trips).

Because we have incorporated direct vehicular access to Broadway via a right-in/right-out lane, traffic will be greatly reduced and will have minimal impact on the neighborhood.

What type of commercial uses?

The project includes 13,000 square feet of ground level commercial space intended for convenience retail, a coffee shop and micro offices to serve the neighborhood.

How is this a “transit-oriented development”?

The entire Iris&B project is designed as a transit-oriented development. We want to transform the area into a walkable neighborhood. To that end, the site has easy bus access to major employment centers, including downtown Boulder, CU, and NOAA/NIST, as well as to North Boulder’s shopping areas along Broadway (including Ideal and Lucky’s Markets).

The project is located on Boulder’s best-served Broadway transit corridor, which is served by four bus routes, with a bus stop on the property. Residents will have Eco Passes, opportunities for car share, and B-Cycle stations are directly across from the project on Broadway.

What is “housing diversity”?

The city of Boulder has established goals for the creation of housing that will allow the character and spirit of the community to continue while accommodating growth. These goals include making 10% of housing permanently affordable units; increasing workforce housing; creation of a variety of housing options in every part of the city including existing single-family neighborhoods; enhancement of neighborhood character; establishment of standards or alternative approaches to managing density to avoid only creating new large, high-priced, single-family homes. Housing diversity can also refer to the sizes and types of units, like townhouses, apartments, patio homes, duplexes, and single-family residences. Our vision is to help the city of Boulder meet these goals and our diverse mix of unit sizes provides opportunities for young families, singles and seniors to live here.

Is this housing for middle-income Boulder workers and families?

Yes! The goal of the Iris&B project is to help make living in Boulder attainable for working professionals and to address Boulder’s declining stock of middle-income housing.

Iris&B is designed to be affordable to middle-income Boulder workers and families. 100% of the new units will be affordable to Boulder’s middle-income workforce. 88% of the new units will be affordable to people making 80% of the area median income. Studio and one-bedroom rents ranging from $1,250 – $1,450. Two-bedroom rents projected at $2,100, and three-bedroom rents range from $3,600 to $3,800.