990 Arapahoe Redevelopment

In Progress 9 meetings

Status: In Progress Lead Body: Landmarks Board → Planning Board Related Bodies: City Council First Discussed: October 2025

Presbyterian Manor (operating as Coburn) proposes to demolish four historic bungalows at 990 Arapahoe Avenue to build senior affordable housing. The site sits adjacent to the Unity Church property at 2855 Folsom Street. The project pits historic preservation against an urgent need for affordable housing for seniors — a tension that has become a focal point for broader city debates about development priorities.

Historic Boulder advocated for landmark designation and relocation of the bungalows. Presbyterian Manor requested denial of designation, citing the superior public benefit of the proposed development. Staff analyzed the structures as potentially kit homes (Ardara model), which would not meet prominence standards. The Landmarks Board initiated the designation process for 990 alone (Feb 25, 2026) but ultimately declined to designate (May 6, 2026), citing the public benefit calculus.

Timeline

Date Body Event
2025-10-08 Landmarks Design Review Committee Referred 990 Arapahoe bungalows to full Landmarks Board for hearing
2025-12-03 Landmarks Board First demolition application hearings for 976, 986, 990, 1004 Arapahoe (all owned by Boulder Presbyterian Senior Housing); site visit Dec 8, virtual collaboration Dec 15
2026-01-07 Landmarks Board Presbyterian Manor explained LIHTC constraints: project financially infeasible without all four parcels; stay of demolition continued
2026-02-25 Landmarks Board Special meeting — four separate designation hearings; voted to initiate designation for 990 Arapahoe only (4-1); voted no-action on 976, 986, 1004 (4-1 each); stay on those three set to expire March 26
2026-03-26 City Manager Stay of demolition expired for 976, 986, and 1004 Arapahoe; demolition auto-approved for those three properties
2026-04-07 Planning Board Concept plan review: Phase 2 (60-unit permanently affordable senior housing at 976–1050 Arapahoe); straw poll: 0 members would compel landmark preservation via site review; board urged facade articulation along Arapahoe streetscape
2026-05-05 Planning Board Reviewed Coburn/Unity Church call-up item; continued/pending final vote
2026-05-06 Landmarks Board Voted 4–1 not to designate 990 Arapahoe; 45-day appeal period before demolition approval

Phase 2 Project Details

The Phase 2 expansion (concept plan reviewed Apr 7, 2026) proposes 60 permanently affordable senior housing units at 976–1050 Arapahoe, adjacent to the existing 79-unit 1963 Coburn tower. Key modifications required: FAR 1.07 vs. 0.67 permitted; 3 access points vs. 1 allowed by right. Floodplain constraints require occupied floor elevation ~8 ft above grade at the west end.

Key Decisions

  • 2026-02-25 — Landmarks Board voted to initiate designation for 990 Arapahoe (4-1); voted no-action on 976, 986, 1004 — stay set to expire March 26
  • 2026-03-26 — Demolition auto-approved for 976, 986, and 1004 Arapahoe after stay expiration
  • 2026-04-07 — Planning Board concept plan review: 0 of 7 members would use site review to compel landmark preservation; board consensus supports bungalow relocation; applicant directed to improve Arapahoe facade articulation
  • 2026-05-06 — Landmarks Board declined designation 4–1 for 990 Arapahoe; 45-day appeal period before demolition approval
  • Presbyterian Manor offered to donate bungalows to Historic Boulder for relocation; three potential recipients identified
  • Board deferred documentation requirements (cost burden question) to City Manager

Next Steps

  • 45-day appeal window after May 6 Landmarks Board decision
  • Historic Boulder to pursue bungalow relocation
  • Planning Board to hold final vote on Coburn/Unity Church redevelopment

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