attention homes 1440 pine street did you know?

DID YOU KNOW?
168
35%
50%
100%
youth age 12-24 are homeless
in Boulder County on any given
night.
of homeless youth identify as
LGBTQ in Boulder County. The
#1 reason they are on the street
is family rejection.
of chronically homeless adults
were homeless as transition
age youth.
of homeless youth are trauma
survivors, experienced abuse
and neglect, suffer from
mental health or substance
abuse issues, live in poverty.
Project Description
Anticipated Features
The project is anticipated to provide rental housing and supportive
services to transition-age youth who are currently homeless,
aging out of foster care, or victims of violence (domestic, gender
identity, or sex trafficking). A unique component of this project is
the inclusion of peer mentors who live on the premises and serve
as role models, helping to facilitate activities and provide support.
All eligible residents must income-qualify at 50% or below the
area median income for Boulder (approximately $34,800 for a
one-person household).
• On-site social enterprise will provide tenants with job skill training
and employment
• 24-Hour staffing at front desk
• Secure bike storage
• On-site car share program
Primary Location of Proposed Development
1440 Pine St. Boulder, CO 80302
Type of Development Review
Tenant Profile
Site Review
18-24 year olds who are transitioning out of homelessness or
exiting foster care.
Area Under Review
Service Approach
The project will employ a Housing First model with age appropriate
services that include supported employment, case management,
education, life skill and career development, and substance abuse/
mental health counseling.
Aligned with Federal, County, and City Priorities
• “Fostering Connections” - Federal foster care reform legislation
which provides for extended foster care benefits to youth aged
out of care at 18
• “Opening Doors” - the Federal Strategic Plan to Prevent & End
Youth Homelessness by 2020
• Boulder County’s 10-Year Plan to End Homelessness
• Boulder Valley Comp Plan 2015 survey which ranked “affordable
housing” as a top community concern
Due to the single ownership of the contiguous parcels, the area
between Spruce Street, Pine Street, 14th Street, and 15th Street
will be under development review (approx. 84,000 SF)
Zoning Designation
RH-2 (Residential – High): “High density residential areas
primarily used for a variety of types of attached residential units,
including without limitation, apartment buildings, and where
complementary uses may be allowed” (BRC 9-5-2(c)(1)(F)
Proposed Building Use
Affordable housing, supportive housing and related services,
rental housing
Existing On-Site Uses
FUMC, Attention Homes, Boulder County AIDS Project, OUT Boulder,
Lucille’s Restaurant, apartments, and 87 surface parking spaces
Proposed Modifications to Existing Uses
None anticipated, with the exception of additional parking, the
number and location of new spaces is to be determined
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY
LOCATION MAP:
PROJECT TEAM:
Development Partner, Service Provider
Attention Homes
Claire Clurman
Chris Nelson
Development Partner, Building Owner
Gardner Capital
Scott Puffer
Owner Representation
SCB Consulting & RCH Jones Consulting
Shannon Cox Baker
Ryan Hibbard Jones
Land Owner
N
First United Methodist Church of Boulder
Pat Bruns
Jon Kottke
Mike McCue
PROJECT SCHEDULE:
April 2015: Attention Homes & Gardner form partnership
2015
Architect
November 2015: First United Methodist Church of Boulder & Gardner execute option agreement for 1440
Pine Street
Studio Architecture
Jeff Dawson
Aldo Sebben
December 2015: Boulder County awards $500,000 in Worthy Cause funds to project
2016
January 2016: Attention Homes and Gardner initiate community outreach with the Downtown and Whittier
Neighborhoods
[ANTICIPATED]
Landscape Architect
March 2016: Submit concept plan to City
JB Fieldworks
Jamison Brown
2017
June 2016: Apply to Colorado Housing Finance Authority, State Division of Housing and City of Boulder for
construction and operating financing
SUMMER 2016: Submit site review plan to City
General Contractor
Deneuve Construction
WINTER 2016/2017: Receive building permit, close financing
2018
David Garabed
2017: Begin Construction
2018: Grand Opening
ANTICIPATED FINANCING:
LOW INCOME HOUSING
TAX CREDIT EQUITY
75%
OTHER SOURCES &
DEVELOPER EQUITY
6%
BOULDER COUNTY
WORTHY CAUSE FUNDS
4%
CITY OF BOULDER
AFFORDABLE HOUSING FUNDS
15%
100% of the apartment units will serve
tenants who makes no more than 50% of
the area median income (<$34,800 per
year for one person in Boulder County)
The legal ownership will be a partnership
between Attention Homes (service
provider), Gardner Capital (developer and
guarantor), and the eventual investor in
the LIHTC.
The apartment community will be
restricted to affordability covenants for
at least 60 years.
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY
EXISTING LAND USES
E
ENU
N AV
ETO
SACRED HEART OF JESUS
L
MAP
FIRST CHURCH OF
CHRIST, SCIENTIST
ST. JOHN’S EPISCOPAL
T
REE
ST
15th
ST
PINE
PINE STREET CHURCH
HOTEL BOULDERADO
YWAY
ALLE
T
REE
13th
AY
LEYW
AL
ET
STRE
AY
ADW
BRO
Single Occupancy
Residential
T
REE
ST
14th
TRINITY LUTHERAN
LOCATION MAP
T
REE
ST
16th
N
E TOWN HALL
FIRST UNITED METHODIST
SHAMBHALA CENTER
ET
STRE
BOULDER THEATER
UCE
SPR
KER
BAR K
PAR
REMBRANDT YARD
BOULDER COUNTY COURTHOUSE
Multiple Occupancy
Residential
Business Offices
Retail or Mixed Use
Green Space
A
ETT M
EE
RE
TR
RLL SST
AR
PEA
Arts and Entertainment
LL
Civic or Religious
Surface Parking
SITE MAP
T
TREE
S
PINE
Apts
Apts
POTENTIAL
DEVELOPMENT
ZONE
15th
Apts
STRE
ET
Out r
e
Bould
’s
14th
Lucile
STRE
ET
BCAP
Att s
Home
FUMC
EET
R
CE ST
SPRU
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
UE
EXISTING BUILDING HEIGHTS
EN
N AV
LETO
MAP
85’
(3)
(2)
ET
(10)
(5)
(6)
ET
(12)
(7)
ET
STRE
36’-45’
WAY
STRE
13th
0-35’
AY
ADW
BRO
N
WAY
Y
ALLE
ET
14th
(13)
STRE
(14)
60’
(4)
STRE
(11)
70’
Y
ALLE
(16)
(15)
15th
T
REE
ST
PINE
16th
(1)
60’
(8)
ET
STRE
UCE 60’
SPR
(9)
60’
46’-55’
56’ or more
75’
PEA
T
E
TRE
RL S
(9)
(10)
(11)
(12)
(13)
(14)
(15)
(16)
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY
1345 Pine Street
PINE STREET ELEVATION LOOKING NORTH
1507 Pine Street
15th STREET ELEVATION LOOKING EAST
Barker Park
SPRUCE STREET ELEVATION LOOKING SOUTH
Courthouse Parking Lot
14th STREET ELEVATION LOOKING WEST
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1504 Pine Street
1434 Spruce Street
St John’s Episcopal Church
Shambhala Center
2120 15th Street
2118 15th Street
Barker Park
1507 Pine Street
1503 Spruce Street
1345 Pine Street
Boulder County Courthouse
1350 Pine Street
2040 14th Street
2135 14th Street
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY
ZONING:
RH-2, Residential - High 2
High density residential areas primarily used for
a variety of types of attached residential units,
including without limitation, apartment buildings,
and where complementary uses may be allowed.
40’
25
’
10’
12.5’
Front Yard Setback = 25’
SPR
UC
ET
25
’
FORM AND MASS:
ST
RE
ES
TRE
E
Rear Yard Setback = 25’
15
th
T
Side Yard Setback (Street) = 12.5’
Side Yard Setback (Interior) = 10‘
Height = 35’ or up to 40’ with 1:2 Roof Pitch
INTENSITY:
BATHROOM
Total Site Area: 84,000 SF
KITCHEN
Total Dwelling Units (DUs) Permitted = 28
(1 DU/3000 SF)
BATHROOM
KITCHEN
KITCHEN
CLOSET
Existing Dwelling Units on Site = 7
LIVING/DINING
BATHROOM
Additional Dwelling units Permitted = 21
BEDROOM
Additional Efficiency Units Permitted = 42
(2 Efficiency Living Units (ELUs) = 1 DU)
BEDROOM
BALCONY
BALCONY
Open Space Required = 16,800 SF
(600 SF/1 DU or 20% of Total Site Area)
BEDROOM
EFFICIENCY LIVING UNIT
APPROX 350 SF
CONVENTIONAL DWELLING UNIT
APPROX 700 SF
PARKING:
Existing Parking Spaces = 87
PINE
ET
STRE
N
Additional Parking Required per Code = 1 Parking Space/DU*
*Parking Reductions may be granted by the City through
the site review process.
54 SP
ST
15th
9 SP
REET
Out
er
Bould
14th
STRE
DOWNTOWN DESIGN GUIDELINES:
Lucile
’s
8 SP
6 SP
3 SP
5 SP
ET
BCAP
2 SP
Att
Homes
Section 3: The Interface Area
The Interface Area is composed of the blocks that link
the core of the downtown to the surrounding residential
neighborhoods.
This area requires special design sensitivities that must be
addressed when commercial buildings are located adjacent
to residential areas.
FUMC
REET
CE ST
SPRU
EXISTING PARKING ON SITE
ATTENTION HOMES
www.boulderhomelessyouth.com
February 16, 2016
1440 PINE STREET
FOR DISCUSSION PURPOSES ONLY