4525 PALO PARKWAY

Transcription

1 4525 PALO PARKWAY Project Information Boulder Housing Partners, the Housing Authority of the City of Boulder, in partnership with Flatirons Habitat for Humanity, plans to develop a 44-unit, mixed-income and mixed-tenure housing development at 4525 Palo Parkway. This project is a unique opportunity to create new, affordable units for families and individuals in a well-designed, sustainable, and vibrant community. The entire community will be 100% permanently affordable, with a range of incomes below 60% AMI. The project site consists of 3.2 acres of vacant land located at 4525 Palo Parkway, adjacent to the Pleasant View Soccer Fields, and surrounded by the Palo Park and Northfield Commons neighborhoods. Four Mile Creek borders the site to the north. In November 2015, the City of Boulder transferred the land to Boulder Housing Partners to develop this project. The City purchased the site from Boulder Valley School District for $1.25 million in 2006 to provide much needed affordable housing. As part of the land transfer to BHP, City Council adopted a set of Desired Outcomes to help guide the development of the site. In June, 2016, the City of Boulder approved the Site Review application for the City. BHP anticipates working through final design, entitlements, and financing through the remainder of 2016, and hopes to break ground for construction in early Project Team Developer: Boulder Housing Partners Development Partner: Flatirons Habitat for Humanity Architect: STUDIO Architecture, Boulder, CO General Contractor: Deneuve Construction, Boulder, CO Sustainability: YR&G, Denver, CO Civil Engineering: Scott, Cox, and Associates, Boulder, CO

2 Structural Engineering: Anthem Structural Engineering, Boulder, CO Mechanical and Plumbing Engineering: M.E. Group, Denver, CO Landscape Architect: outside LA, Boulder, CO Community Outreach Consultants: Trestle Strategy Group and AyreGroup Project Schedule Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 STATUS Concept Plan Application Submission Annexation Application Submission Concept Plan and Annexation Public Hearings: Planning Board November 19 City Council December 1 and January 5 Site Review Application Submission Site Review Public Hearings Tech Doc Review Building Permits Project Financing Tax Credit and State Funding Applications: February 1 Financial Close Construction (BHP Units) Leasing complete complete complete complete complete not started not started in progress complete not started not started not started The following document is a compilation of answers to frequently asked questions regarding the development of 4525 Palo Parkway as of June 15, BHP seeks to answer all questions to the best of our ability. If you have further questions or concerns, please contact Lauren Schevets, Project Manager at schevetsl@boulderhousing.org or You may find additional information on the project website at Housing and Amenities 1. What is the zoning for the property? 2. How did the City and Boulder Housing Partners choose 44 units as a goal for this affordable housing? 3. Will the units be for rent or for sale? 4. Can the project provide more homeownership units and less rental units? 5. What is Flatirons Habitat for Humanity s role? 6. What is the expected distribution of unit types for the BHP property? For Habitat units? 7. Who will own the housing units once they are completed? 8. How do residents qualify to live here? 9. How often does BHP recertify renters income? 10. Will this be permanently affordable? How do we guarantee that? 11. What is the new community going to look like? 12. What improvements will be made on the site along Palo Parkway? 13. What amenities will be included?

3 14. Will there be a community building? 15. Will there be on-site storage? Garages? Bike Parking? 16. Will there be a centralized laundry facility? 17. Will there be amenities for dogs? 18. Why is a height modification necessary? Traffic, Parking, Access, and Public Safety 1. How much traffic will this new development produce? 2. Are there concerns related to emergency access to the site? 3. How many parking spaces will be provided for residents? 4. How will BHP encourage alternative modes of transportation in order to minimize vehicles in the neighborhood? Floodplain, Groundwater, and Utilities 1. Is the property located within the floodplain? 2. Who manages and maintains the creek/floodplain to the north of the property? Who is responsible for cleanup of the damage from the flood of 2013? What is the current status of the cleanup? 3. Is groundwater being studied at the project site? 4. What sewer/storm sewer infrastructure improvements are planned to tie the new site into existing infrastructure? Property Management 1. Who will provide property management? 2. Will there be a homeowners association? 3. How will BHP encourage respectful neighbors (pets, noise)? 4. Does BHP allow unrelated people to occupy a unit? How is this regulated? 5. How does BHP regulate parking of oversized, services, or inoperable vehicles? 6. How long do residents stay in BHP homes? General 1. How is this project impacted by the nearby airport? 2. How will this new development affect my property value? 3. Has a study been completed to determine if firefly habitat is present on the property? 4. What is the timeline for the project? 5. How will the proposed housing impact school enrollment? Do we need to be concerned about overcrowding? 6. Will the new properties pay property tax? 7. Has BHP hired the architect and general contractor for the project? 8. How will this project be financed? 9. What are CDBG-DR funds, and why is this project eligible to receive them? 10. Why would Disaster funds be used on this project? 11. Did the City provide any planning process exceptions or waivers to BHP for this project? Community Engagement 1. What has community engagement consisted of up to now? 2. What future community engagement opportunities will there be? 3. How were neighborhood concerns addressed with the design of the site plan?

4 Housing and Amenities 1. What is the zoning for the property? The property is zoned RMX-2 (Residential-Mixed 2) in the City of Boulder, which is the same zoning designation as the neighboring Northfield Commons community. The annexation of the property into the City was approved by Council on January 5, This zoning designation is consistent with the Medium Density Residential land use designation identified in the Boulder Valley Comprehensive Plan. Since 1970, the City of Boulder and Boulder County have jointly adopted this comprehensive plan that guides land use decisions in the Boulder Valley. The BVCP policies guide decisions about growth, development, preservation, environmental protection, economic development, affordable housing, culture and the arts, urban design, neighborhood character and transportation. 2. How did the City and Boulder Housing Partners choose 44 units as a goal for this affordable housing? The number of units allowed on site is determined by the BVCP land use designation which is medium density residential, allowing a density range of up to 14 dwelling units per acre. While the BVCP Land Use Designation specifies a range of densities, the city s regulatory process is used to determine what is appropriate for a site. City Council and City staff indicated a desire to optimize the affordable potential of the site. With this in mind, BHP assumed a maximum of 44 units on the 3.2 acre site as a starting point. There are many components that go into determining the appropriate amount of units to be built on a site: property zoning, area context community preferences for massing and scale, availability of services, site access and circulation, market research, and project budget and financing. This determination also involves balancing the goals of providing the most opportunity for people to obtain quality, affordable housing, while ensuring that the housing developed is as sensitive and compatible with the surrounding neighborhood context as possible. Through the concept planning process, BHP determined that the site could accommodate 44 total units while still providing adequate parking and amenities for residents, providing compatibility with the surrounding neighborhood, and addressing other community concerns. BHP s proposal for the site will be reviewed by the City through the Site Review processes. 3. Will the units be for rent or for sale? The proposed project includes 35 rental homes to be developed by BHP, and nine homes for sale to be built by Habitat. BHP and Habitat both believe this is an ideal mix for this site and one that works well with the proposed project financing. 4. Can the project provide more homeownership units and less rental units? BHP does not anticipate that the ratio of rental versus homeownership units will be modified.

5 5. What is Flatirons Habitat for Humanity s role? Flatirons Habitat for Humanity will be building nine affordable, for-sale homes on the site. 6. What is the expected distribution of unit types for the BHP property? For Habitat units? The entire development will include 13 one-bedroom units, 14 two-bedroom units, and 17 threebedroom units, and will be distributed through the site in the following way: BHP Townhomes along Palo Pkwy (three buildings) Stacked Flats (two buildings) 6 two-bedroom units 8 three-bedroom units 5 one-bedroom units 8 two-bedroom units 8 one-bedroom units Habitat 9 three-bedroom townhome units, arranged in three buildings 7. Who will own the housing units once they are completed? The rental housing units will be owned by a partnership that consists of BHP and a tax credit investor. BHP will manage the rental units and provide all maintenance and property management for the community. The Flatirons Habitat for Humanity units will be sold to individual homeowners who will then own and maintain their homes. 8. How do residents qualify to live here? Qualifying for Boulder Housing Partners affordable rental housing is based upon the household's income. Income Guidelines are the total combined gross income for the household, dependent upon the household size. The guidelines are based on median incomes for Boulder County as set annually by the U.S. Dept. of Housing and Urban Development (HUD). In 2015, the median income for a family of four in Boulder County is $99,400. Each unit at the project site will be assigned an income level, between 30% and 60% of the Area Median Income (AMI). For your reference, the table below includes the income limits for 30-60% AMI for Boulder for This information is updated annually by the Colorado Housing and Finance Authority (CHFA). Household Size 30% AMI 40% AMI 50% AMI 60% AMI 1 20,880 27,840 34,800 41, ,880 31,840 39,800 47, ,850 35,800 44,750 53, ,820 39,760 49,700 59, ,220 42,960 53,700 64, ,620 46,160 57,700 69, How often does BHP recertify renters income? The financing for the project will require an annual recertification of household income at the time of lease renewal.

6 10. Will this be permanently affordable? How do we guarantee that? Boulder Housing Partners has executed an affordability covenant with the City of Boulder for the property. This covenant is a document that will guarantee that the property will be developed to provide 100% permanently affordable housing, with all units targeted at those earning below 60% of the area median income. Additionally, the funding sources that we plan to utilize to build the project will require a Land Use Restriction Agreement (LURA) that restricts the project to affordable housing for a minimum of 30 years. This requirement provides additional oversight and accountability beyond the agreement between BHP and the City. 11. What is the new community going to look like? The proposed project consists of 44 new dwelling units in the form of triplexes, townhomes, and stacked apartments. The development is focused around a central green space, which provides the potential for strong community-building. The plan offers several amenities including a community center, a playground, and community gardens. A footpath and a network of sidewalks will be provided as part of the new development in order to continue this permeability through the site. The style of the proposed architecture can best be described as a blend of traditional farmhouse and contemporary craftsman, a character that is sensitive to the surrounding community. The design of this new development will facilitate strong integration and add value to the existing neighborhood. 12. What improvements will be made on the site along Palo Parkway? BHP will be responsible for constructing a 5-foot detached sidewalk with a minimum of an 8- foot wide landscape strip on the north side of Palo Parkway, with large maturing street trees in accordance with City streetscape design standards. 13. What amenities will be included? It is part of BHP s mission to create community in every new property that we build and we hope to be able to include things like a community room. This proposed community will include a small playground, community gardens, and community center. 14. Will there be a community building? BHP proposes to incorporate a small community building within this development, which will include a multi-purpose room, catering kitchen, an office for leasing and resident services staff, and storage for maintenance. 15. Will there be on-site storage? Garages? Bike Parking? Each unit includes an oversized utility closet for indoor storage. Short-term and long-term (secured and covered) bike parking will be dispersed throughout the site for residents. Garages will not be provided. 16. Will there be a centralized laundry facility? BHP anticipates providing washers and dryers in each unit and does not anticipate a centralized laundry facility.

7 17. Will there be amenities for dogs? It has not yet been determined if pets will be permitted at the property. This will be evaluated at time of lease-up. If pets are permitted, it is standard practice at BHP s properties to provide pet waste bags and trash cans throughout the property for use by the property s residents. 18. Why is a height modification necessary? BHP requested a height modification for the two stacked flat apartment buildings. These buildings were intentionally sited at the northeast corner of the property in response to comments from neighbors, in order to shift density away from existing residential development. This location, however, happens to be near the lowest point topographically on the site. A height modification was requested due to this topography, combined with a desire to improve the architectural compatibility for the three-story buildings. Ordinance No from February 2015 identifies that the maximum height for principal buildings may be modified if at least 40% of the building is used for permanently affordable units. This project is providing 100% permanently affordable units. Planning Board approved a height modification for these two buildings, for an allowable height up to 41 feet. Traffic, Access, and Public Safety 1. How much traffic will this new development produce? How will additional traffic be accommodated? A traffic impact analysis has been completed as part of the Site Review process, and is available here. It has been determined by our traffic engineer that the impact of the new development can be accommodated by the existing roadway network. This traffic impact analysis has been reviewed by the City of Boulder. 2. Are there concerns related to emergency access to the site? The City s Fire Rescue Department does not have any concerns with regards to emergency access to the site. 3. How many parking spaces will be provided for residents? Through community engagement, BHP has consistently heard a request from neighbors to accommodate adequate parking for the residents on-site. We also heard a repeated concern that overflow parking will contribute to congestion that already exists in the neighborhood. For this reason, we are not requesting a parking reduction for the project at this time, and are instead, providing parking above City s code requirement. During the Concept Plan Review, the City requested that BHP complete a survey of parking at some of BHP s comparable sites. BHP hired transportation engineers to visit four of BHP s family properties at peak time on two occasions (one weekday and one weekend day) to determine how the parking at the sites is being utilized. Based on this information, we determined that the provision of 1.4 parking spaces per unit should provide sufficient parking for this proposed neighborhood. This results in a total of 63 parking spaces, compared to the BRC requirement of 52 parking spaces.

8 4. How will BHP encourage alternative modes of transportation in order to minimize vehicles in the neighborhood? BHP strives to educate residents about alternate modes of transportation, emphasizing that taking the bus, riding a bike or taking some other form of alternate transportation is as convenient as driving a car. A Transportation Demand Management Plan has been submitted to the City. This plan includes the provision of neighborhood Eco Passes to BHP residents for five years, and bike parking in excess of requirements, and financial contribution to bus stop improvements along 28 th Street. BHP maintains active partnerships with both ego Carshare and Boulder BCycle, however, these two organizations have indicated they are not yet prepared to extend their existing networks at this time. For this reason, BHP is looking at other creative options. We are currently in discussions with a new Boulder County nonprofit called Chain Reaction who is interested in partnering with BHP at this site to provide families and individuals with bikes through an earn-a-bike program. BHP is also working with the City identify the possible enhancements to the bus stop along 28th Street, which would benefit the greater neighborhood. Floodplain, Groundwater, and Utilities 1. Is the property located within the floodplain? An area of approximately 500sf in the northeast corner of the property is impacted by the 100- year and 500-year floodplain. Additionally, the northern boundary of the property is impacted by wetland buffer areas, which are regulated by the City of Boulder. BHP and the city are aware of the location of the flood plain and have accounted for its location in the design of the site. In BHP s current site design, no building or roadway will be located within the flood plain or wetland buffer and the buildings are being designed to be protected with an under slab drainage system along with a perimeter foundation drain. BHP will be applying to the City for a wetland permit for the construction of water quality and soft surface trail in the wetland buffer areas. 2. Who manages and maintains the creek/floodplain to the north of the property? Who is responsible for cleanup of the damage from the flood of 2013? What is the current status of the cleanup? According to the City, Open Space and Mountain Parks is responsible for the drainageway north of the property, Parks manages the area east of the bridge and city maintenance oversees the multiuse path. Open Space will not be removing the sediment as it has been determined not to impact the conveyance capacity of the creek. The City s Greenways Department, in conjunction with the Urban Drainage and Flood Control District and the County, are discussing the possible removal of some of the sediment from the flood. The extent of the removal and whether the project will move forward is still in question. The following information related to the cleanup was provided by City of Boulder staff: The City has gone through an analysis that shows that the floodplain has actually changed very little even with the added sediment due to a relatively large engineered channel. The channel that was originally built when the area was developed was oversized and it continues to create a safe flow path for the drainage through the Palo Park area, albeit with a little less buffer. Based on that analysis, FEMA would not pay for the sediment removal as an immediate threat. The City (even though it is within Boulder County jurisdiction); however, is taking another route to fund

9 the removal: Urban Drainage and Flood Control District. UDFCD is eager to do something but is not sure how to make it a long lasting solution, so they have hired ICON engineering as a consultant. They will investigate the project this year with ICON and hopefully perform work next summer after spring runoff. The City has hired the same consultant (ICON) for some mitigation plans on Fourmile Canyon Creek to the west. This will help them get a comprehensive look at the sediment carrying capacity of the creek and figure out how to mitigate and manage it holistically. 3. Is groundwater being studied at the project site? BHP contracted a geotechnical engineer to monitor the groundwater levels on the site throughout the coming year. Four piezometers (groundwater measuring devices) have been installed on the property. The information gathered from this analysis will inform the foundation type and structural systems considered for this project. 4. What sewer/storm sewer infrastructure improvements are planned to tie the new site into existing infrastructure? This project will connect directly to existing City infrastructure in Palo Parkway and along Four Mile Creek. According to the project s civil engineers, the existing City of Boulder water and sewer system can handle the additional demands of the development. Furthermore, the proposed water and sanitary sewer systems will be designed in accordance with the City of Boulder Design and Construction Standards, and will be reviewed by City staff. Property Management 1. Who will provide property management? BHP has a long history of managing its own properties. We manage a portfolio of more than 1,000 rental units with a property management staff of 28 seasoned professionals. We also have resident services staff that supports our customers and property managers to help our residents thrive in our housing. For a site of this size, we anticipate having a part-time property manager who will maintain scheduled office hours on-site. BHP will provide the name and contact information of the assigned Property Manager to the neighbors. BHP manages to a high standard, following these guidelines: Our on-site staff will walk the property every day looking for maintenance or site problems Our on-site staff will respond quickly to customer or neighbor problems. Our maintenance staff is on-call 24/7 for emergencies We use a work-order system to track requests and prioritize urgency. We respond to emergency work orders immediately. Routine work orders are scheduled within 48 hours of the request. Management walks the site monthly. All units receive an annual inspection to perform preventative maintenance such as replacing smoke detector batteries and furnace filters and ensuring each unit is safe and habitable. 2. Will there be a homeowners association?

10 BHP and Flatirons Habitat for Humanity do not anticipate creating a homeowners association at this site. We will, however, work on options for providing cohesive common area maintenance. In all circumstances, BHP will be responsible for ensuring that the property is maintained to a high standard. 3. How will BHP encourage respectful neighbors (pets, noise)? BHP will encourage respectful neighbors through the residents lease agreements which include rules and regulations of the community. Residents are expected to respect the quiet, peaceful enjoyment of the BHP community. Typical quiet hours at our properties are 10pm to 7am. 4. Does BHP allow unrelated people to occupy a unit? How is this regulated? The City s occupancy regulations permit no more than four unrelated persons to inhabit apartments. BHP does allow unrelated people to occupy a unit; however, all residents must still qualify under program eligibility requirements and must sign a lease. Each household may have different circumstances or family composition. The Property Manager will be responsible for enforcing the occupancy of the units. 5. How does BHP regulate parking of oversized, services, or inoperable vehicles? Vehicles must fit into one parking space when parked on-site. No boats, oversized trailers, or recreational vehicles are allowed on-site. Vehicles must appear operable and display current tags. This will be the responsibility of the Property Manager to enforce, as long as the vehicle is parked within the property limits. 6. How long do residents stay in BHP homes? The average stay across BHP s Family Sites historically is 4.74 years. Lease terms for the Palo property will be one year with the option to renew upon income recertification General 1. How is this project impacted by the nearby airport? The property is located within Zone 3 of the Airport Influence Zone (AIZ). BHP has dedicated an aviation easement, acknowledging the passage of aircraft in the airspace above the property and the associated noise, vibrations, fumes, dust, and other annoyances caused by aircraft. Once final building heights are determined, BHP will apply to the FAA for review of this development. 2. How will this new development affect my property value? The consistent conclusion of major studies on this question is that if affordable housing is well designed, fits in with the surrounding community and is well managed, there appear to be no negative impacts on property values of neighboring houses. According to the National Association of Realtors, Most studies indicate that affordable housing has no long term negative impact on surrounding home values. There is a growing body of research indicating that property values adjacent to affordable housing developments have increased. You can find this research at the National Association of Realtors website. 3. Has a study been completed to determine if firefly habitat is present on the property?

11 A natural resources assessment has been completed by ERO Resources and is available on the project website. No threatened or endangered species were present within the project area. Though not protected under any federal or local regulations, fireflies have been observed in the vicinity of the project, with the highest quality habitat occurring outside of the project area along Four Mile Creek. To minimize the potential impact of the proposed project on the firefly habitat, ERO Resources recommends that an un-mowed buffer of tall grasses and other similar species be established adjacent to Four Mile Creek. BHP has incorporated this recommendation into the design of the site. 4. How will the proposed housing impact school enrollment? Do we need to be concerned about overcrowding? All development applications will be routed through Boulder Valley School District for review and comment. The neighborhood schools in this area are Crest View Elementary, Centennial Middle, and Boulder High. BVSD has provided written analysis that the impact from this project on these schools will be minimal. Crest View is currently running under its program capacity and can absorb new students. Furthermore, Crest View has noted that they currently have students that are open-enrolled into the school and can accommodate new neighborhood students by restricting additional open-enrollment in the future. 5. Will the new properties pay property tax? Boulder Housing Partners is a property tax exempt organization, and residents of the BHP units will not pay property taxes. Habitat for Humanity homeowners will pay property taxes. 6. Will a new public park be constructed as part of this project? According to the City s Parks Planning staff, the project area is currently well served by East Palo Park, which fulfills the requirements for a small neighborhood park within a ¼ mile, as defined in the Parks and Recreation Master Plan. Boulder Parks and Recreation owns and manages the adjacent Pleasantview Fields Sports Complex and understands that further coordination is necessary to ensure compatibility among the residential development and the use of the fields. City staff remains available to discuss strategies to accommodate parking, access, and other opportunities that have been identified to ensure a successful project. Plans currently exist for Pleasantview that illustrate a possible new parking and potential play area within the complex. City staff has encouraged BHP to incorporate a small play area within the proposed development as well. A small playground for young children has been incorporated into the proposed site plan. 7. Has BHP hired the architect and general contractor (GC) for the project? Through our standard public procurement processes, BHP has hired both the architect and preconstruction services GC for the project. BHP received twelve proposals for architectural services, and five proposals for the GC preconstruction services. STUDIO Architecture was selected as the architect for the project and is currently under contract. They have been hired to design the BHP rental units only. Flatirons Habitat for Humanity homes will be designed by another architect.

12 Deneuve Construction was selected as the GC to provide preconstruction services. A contract is currently being negotiated for this work. If BHP is satisfied with the services provided by Deneuve in preconstruction, BHP will execute a contract with them to continue work through construction. 8. How will this project be financed? As with most affordable housing development projects, BHP anticipates a variety of funding sources will be required for this project. BHP has applied for Federal and State Low Income Housing Tax Credit financing as well as Community Development Block Grant (CDBG) funds for Disaster Recovery. In addition to these funding sources, BHP anticipates utilizing Private Activity Bonds/mortgage, City of Boulder affordable housing funds, and intends to also apply for Boulder County Worthy Cause funds. 9. What are CDBG-DR funds, and why is this project eligible to receive them? In September 2013, Colorado suffered catastrophic flooding as a result of unprecedented rainfall across twenty four counties in the State. The Colorado Department of Local Affairs (DOLA) administers the state s Community Development Block Grant Disaster Recover (CDBG-DR) grant dollars received from HUD for flood recovery. The program addresses housing, infrastructure, planning, and economic development. The State has identified a portion of these funds to be spent on Housing Construction to provides funding for new construction of multifamily rental properties in order to replace units lost from the regional affordable housing stock due to floods. BHP applied to the State for $800,253 in CDBG-DR funds, and was awarded up to $1,120,055 by the State Housing Board. These funds will be structured as a loan, repayable to the State of Colorado. As a condition of the receipt of these funds, leasing priority will be given to those displaced from the floods. 10. Why would Disaster funds be used on this project? Following the 2013 floods, the Long Term Flood Recovery Group appointed a long-term housing committee to identify the most efficient strategy for replacing the approximately 1,000 housing units lost or damaged in the flood. The specific priority for replacement units was to identify opportunities that are outside of the neighborhoods that are home to the lost and damaged units. The second priority was to restore the inventory, and not necessarily to directly re-house flood-impacted households. It was evident that the lead-time required to replace the units would require that flood victims find alternate housing. 11. Did the City provide any planning process exceptions or waivers to BHP for this project? No, BHP was required to follow all standard processes and procedures for Concept Review, Annexation, and Site Review for this project. It is not common for annexation requests to be submitted at time of Concept Review; however, there are not code or policies that prohibit this.

13 Community Engagement 1. What has community engagement consisted of up to now? BHP created a website to be the primary source of information for the community. The site will be updated throughout the project to keep all stakeholders informed and aware of opportunities for engagement. BHP sent postcards in December 2014 to all residents within the limits of 28 th, 47 th, Jay Rd, and Diagonal Hwy, inviting interested neighbors to visit the project website and sign up for an list in order to receive regular updates on the project. BHP encouraged neighbors to provide comments via the website on the proposed community engagement process as well as the City s Desired Outcomes for the project. BHP, the City, and Flatirons Habitat for Humanity hosted 4 evening focus groups (January 13, 15, 27, and 29, 2015) in the Palo neighborhood at Boulder Jewish Community Center to meet with community members to discuss concerns and opportunities with the future development. Total neighborhood participants of all meetings amounted to 33 individuals. The early focus groups helped BHP identify primary issues and concerns that adjacent community members would like to discuss further. BHP and staff from the City and Flatirons Habitat for Humanity have met with smaller groups of neighbors upon request throughout the process. BHP and the design team have conducted four property walkabouts (June 2, 6, 9, and 23, 2015) with interested neighbors to answer questions and listen to concerns and ideas. A Community Visioning Meeting was hosted on June 17, 2015 at the Boulder Jewish Community Center to provide neighbors with various interactive opportunities to share ideas and desires for the site. About 30 people attended this meeting. The design team received valuable feedback on community preferences for building materials, architectural character, amenities, and site planning that will be utilized as the team starts to develop concept plan alternatives for the site. A Concept Plan Open House was hosted on July 22, 2015 at the Boulder Jewish Community Center. At this meeting neighbors had the opportunity to review three concept plan alternatives and provide feedback on each. BHP hosted a neighborhood open house and BBQ on September 9, 2015 to reveal the concept plan proposal that was submitted to the City and solicit feedback from neighbors. BHP hosted a neighborhood open house on April 27, 2016 to review the Site Review application that was submitted to the City with the community. The design team, traffic engineer, and City staff planner were available for questions. City Engagement Opportunities City Council Meetings Regarding Land Transfer o September 2, 2014 o February 17, 2015 o May 19, 2015 Planning Board Meeting Regarding Concept Plan and Annexation o November 19, 2016 City Council Concept Plan and Annexation o December 1, 2015 (first reading) o January 5, 2016 (second reading)

14 Planning Board Meeting Regarding Site Review o May 26, What future community engagement opportunities will there be? Ongoing: Regular and website updates BHP s Project Manager is available to meet with neighbors upon request to discuss ideas, questions, and concerns Monthly public meetings with Boulder Housing Partners Board of Commissioners 3. How were neighborhood concerns addressed in BHP s plan for the project? BHP has responded to comments and concerns from the neighborhood by incorporating the following components into our plans for the site: Parking provided is above and beyond the amount required by City code, based on a request from neighbors and a parking evaluation of BHP's similar properties; Access drive to development is off-set from Ridgeway Street, at the request of several Northfield Commons neighbors; A landscaped buffer (25') is provided on the western property line for privacy to adjacent neighbors; Higher density buildings tucked into the northeast corner of the property, away from existing development; A shift from angled parking to parallel parking throughout the site to improve the interior private streetscape and pedestrian environment; A small footpath instead of a concrete multi-modal path along the western and northern edge of the property; Streetscape (trees, sidewalk, setback) along Palo Parkway is consistent with existing development; A traditional architectural character that is consistent with the surrounding neighborhood; A playground, community center, and gardens are provided as amenities for the future residents; A "Transportation Demand Management" plan to reduce our vehicular impact on the neighborhood, which includes neighborhood eco-passes for BHP residents, financial contribution towards bus stop improvements, bicycle parking in excess of City requirements, and the potential for an earn-a-bike program for residents of the new community.