Alpine-Balsam Redevelopment
Status: Approved — Under Development Lead Body: City Council (co-developer; ordinance adoption pending Planning Board recommendation) Related Bodies: Planning Board, Housing Advisory Board, Design Advisory Board First Discussed: September 2024 (in vault)
The Alpine-Balsam Redevelopment is one of Boulder's largest mixed-use infill projects — a comprehensive rebuild of the former Boulder Community Hospital (BCH) site between Broadway and 9th Street along Alpine and Balsam Avenues. Co-developed by the City of Boulder and Boulder Housing Partners (BHP), the project creates 217 housing units across seven buildings (157 permanently affordable), consolidates approximately 500 city staff into a renovated Western City Campus (Pavilion building), and delivers significant public realm improvements including a greenway/flood channel, pedestrian paseo, mobility hub, and pocket park.
The Planning Board approved all applications in September 2024 with modifications, including an amendment raising the required trip reduction standard from 20% to 30% across the site. The board also denied one use review element (removal of ground-floor commercial at the parking garage) and required retention of retail at the Broadway/Balsam corner. The implementing ordinance was referred to City Council with these conditions.
Project Components
| Building | Units | Type | Developer |
|---|---|---|---|
| Building B | 89 | Permanently affordable family units | BHP (LIHTC) |
| Building D | 55 | Age-restricted permanently affordable | BHP (LIHTC) |
| Building A | 22 | Market-rate townhomes | City/private |
| Building C | 51 | Mixed-income + 2,100 sq ft ground-floor retail | City |
| Pavilion | — | Western City Campus (~500 city staff, 55K sq ft addition) | City |
| Parking Garage | 295 spaces | Renovated; 33% parking reduction | City |
Totals: 217 housing units; 144 BHP-managed affordable units (Buildings B + D); 157 permanently affordable total
Public Realm
- 2.02-acre greenway/flood channel along Balsam (public infrastructure)
- Pedestrian paseo connecting Broadway to interior (14-ft public access easement)
- Mobility hub (relocated to east side of 10th Street connector)
- Pocket park (0.11 acres)
- Multi-use path connection
Timeline
| Date | Body | Event |
|---|---|---|
| 2024-09-24 | Planning Board | Public hearing; approved all 6 applications with conditions; recommended implementing ordinance to City Council (30% TDM requirement) |
| 2024-12 | Planning Board | Area plan amendments adopted (connections plan, 11th Street reclassification) |
| 2025-04-15 | Planning Board | Final plat call-up items (1100 Balsam / 2655 Broadway); no call-ups exercised |
| 2026-04-22 | Housing Advisory Board | HAB updated on BHP's 144-unit affordable component (Buildings B + D) |
Key Decisions
- 2024-09-24 — Planning Board approved site reviews, form-based code reviews, infrastructure plan, area plan amendment with conditions:
- Trip reduction standard raised 20% → 30% (site-wide)
- Commercial space retained at parking garage southeast corner (Broadway/Balsam)
- Architectural connector between garage stair towers removed to reduce massing
- Use review for converting retail to parking denied
- 11th Street connector reclassified from public to private (city-owned access drive)
- Mobility hub relocated to east side of 10th Street connector per applicant request
Open Questions
- City Council adoption of implementing ordinance (status unknown — not captured in vault)
- Construction timeline for all buildings and phases
- Long-term stewardship of Western City Campus and BHP units
- Ground-floor retail viability at Building C (Broadway/Balsam)
- Whether DCS standards that forced 11th Street privatization will be reformed (Planning Board flagged this)