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Alpine-Balsam Area Plan | Deconstruction

Alpine-Balsam Area Plan | Deconstruction

Alpine-Balsam Area Plan | Deconstruction

City Council recently approved the deconstruction of the main hospital building at the Alpine-Balsam site. Interior deconstruction is just getting started in the Pavilion Office Building to prepare for renovation, and interior deconstruction of the main hospital will begin after an environmental assessment is complete and will continue through 2020. For work related to this project, the city will look to minimize impacts to the local community.

The city is taking a sustainable approach to reuse and recycle as many materials as possible. This means that materials removed from buildings will be catalogued and stored for future use. So far, the city has counted:

  • 1,117 doors
  • 406 sinks
  • 236 toilets
  • 2,510 electrical wall plates
  • 916 electrical switch plates

 

Mural Project

As part of the city's plans to maintain the site, the city Office of Arts and Culture has commissioned several artists to paint murals on sections of the fence. The mural project is an opportunity to integrate art into the site during deconstruction, helping to enhance the visual profile of the project and providing an active space for community engagement. Artists selected for the mural project include:

Information about each artist is available by clicking their name. Learn more about the artist selection process and the city's Office of Arts and Culture by clicking  here .

Schedule

Phase I: Interior Deconstruction  

  • Interior deconstruction of the Pavilion building has begun and will continue through 2020.

Interior deconstruction continues to take place, as current emergency orders exclude city maintenance and construction projects. The city and its partners are committed to the safety of the community and their employees and will be following Centers for Disease Control and Prevention guidelines on physical distancing and prevention.

For the latest information on the city’s response to COVID-19, visit bouldercolroado.gov/coronavirus .

Phase 2: Exterior Deconstruction

  • Timing TBD

 

Alpine Balsam Area-Plan  Adopted

The Alpine-Balsam Area Plan, adopted by City Council on Oct. 1, 2019, offers an opportunity to further the city's access, mobility, sustainability and climate goals. The plan is intended for use by the public, business and property owners, the city and community partners. The plan is a guide for the area's future and will inform decisions about private development, public facilities and services in the area. It balances many factors and strikes a compromise on density and use to ensure the area remains a lively neighborhood center.

The plan includes:

  • Land use changes for city-owned properties, including renovation of the medical pavilion at the corner of Alpine and Broadway for a new city services center
  • A mix of permanently affordable and market rate multi-family housing
  • Improvements for all modes of transportation to make travel around the area safer, more pleasant and easier, especially for pedestrians and cyclists
  • A flood mitigation approach along the northern side of the city's site that will convey floodwaters during storms. The approach will double as a landscaped greenway
  • Criteria for further exploring the viability of Boulder County services moving to Alpine-Balsam from their current North Broadway campus

View the final  Alpine-Balsam Area Plan

 

BCH Broadway Videos

Inside Boulder News - Alpine-Balsam Project

This video is a segment from the September 2, 2016 episode of Inside Boulder News. For more Inside Boulder visit www.BoulderChannel8.com

Inside Boulder News - Alpine-Balsam Project

This video is a segment from the July 22, 2016 episode of Inside Boulder News. For more Inside Boulder visit www.BoulderChannel8.com

Inside Boulder News - Boulder Community Health Site Purchase

This video is a segment from the December 11, 2015 episode of Inside Boulder News. For more Inside Boulder visit www.BoulderChannel8.com

Inside Boulder News - Boulder Community Health Purchase

This video is a segment from the November 6, 2015 episode of Inside Boulder. For more Inside Boulder visit www.BoulderChannel8.com

Inside Boulder News - Hospital Purchase Approved

This video is a segment from the July 17, 2015 episode of Inside Boulder News. For more Inside Boulder News visit BoulderChannel8.com

 

red fo Zoning Map

Site Map

Site Purchase Map

The properties that were purchased by the city can be seen in the image below.

BCH Site

 


Learn about City Council's role in the decision to move forward on the acquisition of the Boulder Community Hospital campus. 


2019

Alpine-Balsam Area Plan Adopted

The Alpine-Balsam Area Plan, adopted by City Council on Oct. 1, 2019, offers an opportunity to further the city's access, mobility, sustainability and climate goals. The plan is intended for use by the public, business and property owners, the city and community partners. The plan is a guide for the area's future and will inform decisions about private development, public facilities and services in the area. It balances many factors and strikes a compromise on density and use to ensure the area remains a lively neighborhood center.

The plan includes:

  • Land use changes for city-owned properties, including renovation of the medical pavilion at the corner of Alpine and Broadway for a new city services center
  • A mix of permanently affordable and market rate multi-family housing
  • Improvements for all modes of transportation to make travel around the area safer, more pleasant and easier, especially for pedestrians and cyclists
  • A flood mitigation approach along the northern side of the city's site that will convey flood waters during storms. The approach will double as a landscaped greenway
  • Criteria for further exploring the viability of Boulder County services moving to Alpine-Balsam from their current North Broadway campus

2018

Nov. 13, 2018: staff presentation during a  City Council Study Session on Nov. 13  to learn more about the hospital and how the city plans to move forward with the project. 


2016

Nov. 15, 2016: City Council Meeting

This memo provided an update on the Alpine Balsam project and related projects, highlighting their inter-relationships and timing, and council feedback on key findings, recommendations and planned next steps for the remainder of 2016 and 2017.


2015

Sept. 15, 2015: City Council Meeting

The Boulder City Council authorized the sale of up to $41 million in certificates of participation to use toward the final purchase of the Boulder Community Health/Broadway Campus purchase and redevelopment.

 

Aug. 27, 2015: City Council Special Session

Discussion of Boulder Community Health Phase I Environmental Assessment at beginning of Boulder City Council Special Session. Members gave the City Attorney the authority to negotiate a extension with Boulder Community Health on the $3 million earnest money deadline. The city needs the additional time to complete environmental assessments at the BCH campus site. This extension does NOT effect the timetable to complete the purchase transaction by mid-December.

 

Jul. 14, 2015: City Council Special Session

This special session of the Boulder City Council was called on short notice to allow Council Members to vote to approve the acquisition of the BCH site at Broadway and Balsam.

The Executive Summary and the Boulder Municipal Property Authority Agenda contain information on the Issuance of Certificates of Participation.

 

Jun. 16, 2015: City Council Study Session

City Council Agenda item first discussing the Boulder Community Hospital option. The Boulder Civic Area team sought direction from Council Members on whether the City of Boulder should submit a bid to acquire the BCH site on Broadway and Balsam. Council Members advised staff to submit an initial offer by the June 30th deadline.

 


 

What will be the hours of deconstruction?

Construction noise is only allowed between the hours of 7 a.m. and 5 p.m. on any day per Boulder Revised Code 5-9-3(2). Light construction work is allowed between 5 p.m. and 9 p.m. and would consist of work that does not require power tools or heavy equipment such as painting, cleaning up the worksite, or working with hand tools other than hammers.   At this time, work will be limited to weekdays. However, this may change in the future.

What was the decision-making process to deconstruct the hospital?

Following analysis of potential reuse of the hospital, City Council determined that reuse of the site would not be cost-effective or meet the goals of the site related to the Alpine-Balsam Vision Plan. Further information on this council decision can be found in the November 2018 memo.

Which buildings on the site will be reused?

In total, the city plans to reuse nearly half of the existing square footage on the Alpine Balsam site. The buildings selected for reuse or adaptive reuse are concrete structures and represent more than half of embodied carbon (the amount of greenhouse gases emitted to construct buildings) of the buildings on the site.

The city conducted a high-level embodied carbon analysis of the Medical Pavilion, which illustrated that reuse of the pavilion results in the lowest carbon impact. Also, last year, the city completed renovation of another building on the site, the Brenton Building, taking it from one of the least efficient buildings in the city to one of the most efficient. The existing parking structure will also be reused.

Why can't the hospital building be reused?

The rest of the BCH hospital has had several additions over the years that were to serve the internal needs and functions of the hospital. The building today sprawls the site, more than two-thirds of the 260,000 sq. ft. is in the basement and first level, where there is little to no access to natural daylight. The building does not provide a strong relationship to the street or surrounding community and its aesthetic design quality is unremarkable. Reuse of the hospital, whether interim or long-term would entail abatement and interior deconstruction. The reuse would primarily be of the exterior, which is not itself architecturally distinctive. This coupled with extensive physical limitations would make meeting new regulatory requirements cost- and time-prohibitive.

Wouldn't it be more environmentally friendly to reuse the hospital building?

The hospital building is a steel structure, which has a significantly lower level of embodied carbon (the amount of greenhouse gases emitted to construct buildings) than the concrete structures that are being preserved. Meanwhile, it is an extremely poor performing building from an energy standpoint, resulting in more than 7,000 metric tons of carbon emissions.  The hospital building also presents some significant challenges for reuse because of its design and the amount of materials present that would require remediation.  To reuse the building, bring it up to current city code and ensure the safety of any future use, the building would have to be gutted, and the same level of environmental remediation would need to occur as is planned for deconstruction of the building.

Based on these factors, our overall climate goals will be better met through construction of new, highly efficient structures on the site, rather than trying to work with the design elements of the existing structure, which are not conducive to achieving the programmatic or a high-performance goals for future development on this site. We are taking a careful inventory of the building components and fixtures and will reuse as many materials as possible during the deconstruction.

How and when will the city investigate the site's soil?

The city and its contractors will follow all environmental requirements at the federal and state level. Part of these requirements will require investigating materials that could be in the soil. The city will first assess and survey soils before a clean up plan is developed and only if one is required. The timeline to assess the soils has not yet been determined.

Has any environmental testing been done at the site?

Three reports were completed in 2015:

 

Michele Crane

Site Project Manager

(303) 441-3200

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