Developer submits plans to develop former Colterra property

Boulder-based Palmos Development Corporation [PDC] has submitted plans to build a mixed-use development at 210 Franklin St. in Niwot, the site of the historic Bader House and former Colterra Restaurant.

On Nov. 19, Boulder County's Community Planning and Permitting Department issued a referral packet to county agencies and adjacent property owners requesting comment on the proposed Franklin Commons development, which includes a new building with five residential units and commercial space, as well as upgrades to the Bader House that could bring a restaurant back to the corner of 2nd Avenue and Franklin.

"Franklin Commons has tremendous potential to add life and vitality to Niwot's 2nd Avenue Commercial District," reads a portion of PDC's application to the county.

PDC purchased the property in September 2019, with hopes of "re-energizing" the corner, which had been largely dormant for two years. In October 2017, an overnight fire damaged the outbuilding that housed Colterra's kitchen, and the restaurant ended up closing for good. Fortunately, the Bader House escaped without damage.

In January 2020, PDC president Terry Palmos presented an early version of the Franklin Commons development at a county-mandated public meeting with nearby residents, and then later to the Niwot Design Review Committee. At that time, the plans called for the addition of a predominantly brick-clad building with residential units only, including a three-bedroom "townhouse" style residence on the Franklin Street side. It also called for a 400 square foot kitchen addition and interior upgrades to the Bader House, with the hopes of attracting a new restaurant.

Feedback from the neighbors at the meeting was largely cordial, though many were critical of the lack of commercial space and the modern exterior accents. They also hoped Palmos would be able to bring another high-end eatery to the space, though he tried to temper their expectations in that regard, as there were challenges in the dining sector even before the pandemic.

Nonetheless, Palmos has indicated that he still hopes to bring a restaurant to the space, and that's reflected in the version of the plans submitted to Boulder County. In fact, many of the changes suggested by the neighbors and NDRC have been incorporated, including the addition of commercial space and new styling for the mixed-use structure.

"He listens to everybody, and he's very agreeable" Osmosis art and architecture's Anne Postle said of Palmos' revisions to the proposal. "The first floor fronting to Franklin became commercial space, rather than having four units under 600 square foot and one larger townhome, there are now five units all under 600 square foot."

The newest version of the plans calls for a two-story, 5,236 square foot building on the north half of the 10,590 square foot lot, containing five residential units averaging 570 square feet, with private balconies. Additionally, two commercial units totaling 977 square feet have been added to the first floor on the Franklin side, replacing the 1,200 square foot townhouse.

Palmos and Postle also made significant changes to the exterior styling of the new building, both in response to feedback from the residents and specific direction from the committee.

"It was requested that it look more like the Bader House," Postle said. "We were requested to remove a lot of brick, and to use more gable forms that mimic the house. And we updated the color scheme to match the Bader House."

Parking for future tenants will be serviced by single-story garages opening onto the alley in the rear, providing five spaces. Because the units are small, PDC is asking for a reduction in parking requirements, from eight spaces for five units, to one each. Patrons of the new businesses and future restaurant will be able to utilize 11 additional spaces on 2nd Avenue and Franklin Street, as well as the new public lot near 3rd and Murray Street.

A traffic report included with PDC's application for Franklin Commons predicts a decrease in daily car trips when compared to trips associated with Colterra. Not mentioned in PDC's application are improvements to the alley, which has been an ongoing source of friction between 2nd Avenue businesses and county officials for several years.

Plans for the Bader House itself are largely unchanged from January and still call for the addition of a new kitchen on the northeast side that will also contain a restroom. Postle confirmed that the wrap-around patio and "stately Cottonwoods" will remain part of the landscaping, and hopefully shade outdoor diners in the near future. Due to its historic status, the developers are proscribed from changing the exterior.

Franklin Commons proposal is still in the early stages in the county's Site Plan Review process, which is required for any development in Boulder County that is "likely to significantly impact" its natural surroundings or neighborhood. Referring agencies and neighbors have until Dec. 7 to submit a response to the proposal, which county planning staff will then use in their final determination to the Board of County Commissioners. If approved or conditionally approved, the proposal is subject to public hearings by both the planning commission and the BOCC. However, that point is likely still months away.