Town of Parker

Strategic Catalytic Downtown Development Planning

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Parker, CO

Community Engagement

Market Analysis

Downtown Catalytic Development Planning

4 Parcels

30+ Acres 

The Town of Parker and the Parker Authority for Reinvestment (P3) owns four parcels of land in their downtown area that are either vacant or underutilized. The four parcels total roughly 30 acres and represent a unique opportunity for catalytic in-fill development that will further activate the surrounding Downtown Parker area. Previous attempts to develop these parcels have been met with significant community pushback and a lack of Town Council alignment. The goal of the project is to generate community and Town Council consensus on the future development opportunity for these four parcels and to then identify a developer(s) who will enter into a development agreement with the Town. This project offers a critical opportunity to strategically engage the community around community benefit in the downtown area, analyze market demand and opportunity, and also building strategic networks and capacities for the larger economic and social growth throughout the entire Parker community.


City of Boulder

Open Space and Mountain Parks Master Plan

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Boulder, CO

Master Planning

Community Engagement

Strategic Visioning

Public Process

Open Space and Mountain Parks (OSMP) is celebrating its 50th Anniversary of the nation’s first open space tax. Looking back on the accomplishments from the last 50 years and looking forward to the future, OSMP is developing a departmental master plan. This master plan establishes policies and management priorities that respond to community and system-wide needs. Trestle is working with Design Workshop and OSMP staff to plan a public process that will incorporate community values into an open space strategic vision lasting for the next 10+ years. Public participation will be fostered and encouraged through multiple opportunities so that all stakeholders can engage, participate, interact, and refine the Master Plan.

Starting with the public Kick-Off in early 2018, Trestle and OSMP staff will be engaging diverse communities to solicit feedback and build alignment with community goals. A Public Engagement Plan will be implemented using recommendations from the Public Participation Working Group (PPWG), which was formed to identify problem areas in the public engagement process in Boulder. The PPWG ultimately decided that a sense of shared responsibility must be formed between the City and community in order to foster successful civic engagement.

Trestle and OSMP staff will be utilizing the PPWG’s 5 Core Principles and Values of Good Public Engagement to serve as a framework for the public outreach strategy:

1.    The problem is clearly defined

2.    Public engagement is thoughtfully planned

3.    All voices are encouraged and included

4.    Public contribution and civil participation are fostered

5.    The process is trustworthy and transparent


City of Boulder

Alpine-Balsam

Community Engagement

Store Front

Pop-Up Events

Community Visioning Workshop

8.8 Acres

355,000 SF

Trestle Strategy Group is assisting the City of Boulder with designing and implementing a community storytelling and public engagement for the City’s recently acquired Boulder Community Health (BCH) hospital campus located at 1100 Balsam Ave.  Trestle and the City opened an onsite public engagement space where community members have the opportunity to share their stories, experiences, and memories of the iconic facility, as well as learn about this multi-year community project. This interactive space will provide a platform to engage with the community and guide future visioning and planning efforts for the long term redevelopment of the site. The campus is comprised of several buildings, including an 355,000 SF facility located on 8.8 acres, and was purchased in 2015 by the City for future municipal uses.  For more information, visit www.bouldercolorado.gov/planning/AlpineBalsam


City of Boulder

Boulder Community Hospital Campus

1100 Balsam Ave | Boulder, CO

8.8 Acres

355,000 SF

4 Buildings

Policy Recommendation

Finaical and Costs Analysis

Affinities Analysis

Stakeholder Outreach

Since 2015, Trestle has been conducting a series of studies and facility planning efforts on the former Boulder Community Hospital (BCH). Trestle conducted a preliminary redevelopment cost estimate and facility use study which provided the information the the City of Boulder required to purchase the 8.8 acre former hospital property in 2015, including several buildings and parking structure. Trestle is currently conducting a re-use and rehabilitation versus demolition and reconstruction analysis of the property. By identifying key opportunities, benefits, and challenges of both scenarios, Trestle aims to guide the City in evaluating options for future redevelop- ment of the site.

Trestle is also assisting the City design and implement a community storytelling and public engagement program for the BCH campus (Alpine-Balsam). Trestle and the City opened an onsite public engagement space where community members have the opportunity to share their stories, experiences, and memories of the iconic facility, as well as learn about this multi-year community project. This interactive space will provide a platform to engage with the community and guide future visioning and planning efforts for the long term redevelopment of the site.

Finally, Trestle is assisting in the envisioning of the BCH campus and future city facilities with Mithun. By acting as a long-term partner in the investigation, design process, and eventual redevelopment of the entire site, Trestle plans to help establish an additional community asset at the former BCH Campus. As part of a larger consultant team, Trestle will be working with the City to develop a vision and guiding principles for the redevelopment.  

PRESS COVERAGE

City Begins New Stage of Public Outreach, Planning for Alpine-Balsam Project - City of Boulder, July 15, 2016


City of Boulder

PUBLIC SAFETY BUILDING

1805 33rd | Boulder, CO

70,000 SF

Space Needs Assessment

Trestle recently worked on a facility evaluation and space needs analysis of the Public Safety Building in Boulder.  Working closely with all divisions of the Police Department and the Fire Administration to document the existing space and deficiencies, understand future employment growth, identify opportunities, adjacencies and efficiencies, and develop operational recommendations and improvements necessary to support the current and future needs.  The study addressed options to maximize the current facility in terms of both space utilization and potential expansion opportunities, and included budget development, conceptual site planning and recommendations.


City of Boulder

MASTER PLAN UPDATE

Boulder, CO

Needs Assessment & Space Planning

15 Departments

Since 2010 and recently updated in 2015, Danica has been working as a consultant to the City of Boulder’s Facilities and Asset Management (FAM) Department to prepare the FAM Master Plan update.  This plan provides policies, recommendations and funding priorities for all of the city-owned facilities for a 10-year period, and includes recommendations to reduce operating and maintenance costs, enhance workflow and service delivery, and operational solutions.  Extensive stakeholder outreach was required in the programming stage of this plan, including meeting and priority setting with over 15 departments and 5 boards and commissions.


City of Boulder

FIRE STATION 3 AND ADMINISTRATION BUILDING

30th & Arapahoe | Boulder, CO

6,200 SF

Space Needs Assessment 

Space Standards Development

Service Coverage Analysis

Trestle is proudly helped the City of Boulder’s Fire-Rescue Department analyze their future space needs for Fire Station 3 and the Fire Administration Building. As the second busiest Fire Station in the Boulder Area, Station 3 needs to be relocated out of the floodplain and reconfigured to better improve operations and safety for the Boulder firefighters. Danica Powell and Cole Meleyco analyzed the existing conditions of Boulder’s Fire Stations and recently built stations in the surrounding area to provide detailed analytical and spacial recommendations to meet the future growth needs of the Boulder Fire-Rescue Department. A decision to rebuild a new Fire Station combined with administrative offices outside of the floodplain and in a new service location will improve firefighter operations, service coverage, and overall efficiencies of the department. 


City of Boulder

MUNICIPAL COURT

1777 6th | Boulder, CO

7,600 SF

Space Needs Assessment

Industry Comparison 

Trestle analyzed the existing conditions and future space needs of the City of Boulder's Municipal Court. Currently located in the Boulder County Justice Center, the City's Municipal Court has seen an average of 20,700 case filing in the past 7 years. Extensive research was conducted to compare space sizes, design layout, and operations to government and industry standards to provide detailed analytical and spacial recommendations to meet future and operational needs. 


City of Boulder

Department of Community Vitality

1500 Pearl St | Boulder, CO

4,500 SF

Space Needs Analysis

Scenario Development

Trestle is currently analyzing the existing conditions and future space needs of the City of Boulder's Department of Community Vitality. Currently located in downtown Boulder, the Department combines the functions of City's Economic Vitality program with the Downtown University Hill Management Division and Parking Services/Boulder Junction. Interviews and research are being  conducted to understand team dynamics and compare space sizes, layout, and efficiencies to industry standards in order to provide a detailed analytical and spacial recommendation to meet future and operational needs. 


City of Boulder

WEST FOURMILE CANYON/PONDEROSA MOBILE HOME PARK

Boulder, CO

68 Units

Annexation Study

Infrastructure Upgrade and Cost Analysis

Public Engagement

Trestle Strategy led a team consisting of PlaceMatters, JVA Consulting Engineers, AyreGroup, and RCH Jones Consulting for an annexation scenarios study and design charrette of the Ponderosa Mobile Home Park in the West Fourmile Canyon Creek Area of north Boulder. With the overall goal of improving the health and safety conditions of the park, various annexation scenarios were developed and analyzed to discover the range of possibilities for this county enclave. An extensive community engagement program was executed focusing on residents input as well as management collaboration. Trestle used valuable community insights to develop a community profile that was incorporated into the different annexation scenarios that were presented to the City of Boulder's City Council.


Town of Lyons

LYONS HOUSING COLLABORATIVE

Lyons, CO

60 Units

Community Engagement & Outreach 

Store Front Office Hours

Visioning Workshops

Project Website Development

Trestle Strategy Group supported the Boulder County Housing Authority's community outreach program to the Lyons community. Trestle spearheaded a number of community outreach and engagement programs to inform the community about the planned 60-unit housing development project that would relocate families back in the Town of Lyons after the devastating 2013 flood. Specific programs included community walkabouts on the site where curious individuals could ask questions and learn about the project; website development to provide easy-to-access information regarding project logistics, updates, and FAQs; reoccurring email newsletters providing consistent and direct communications to the community; and visioning and engagement workshops where community members, stakeholders, and civic leaders could be engaged in the planning process through interactive sessions around massing, architectural treatment, amenities, sustainability, buffers, connections, and more. 


Town of Lyons

LYONS RECOVERY HOUSING

Longmont Times-Call, December 5, 2014

Lyons, CO

50-70 Units

CDBG-DR Funding

26 Sites Evaluated

Store Front Office Hours

Approximately 100 homes in the Town of Lyons were lost in the September 2013 flood. Trestle Strategy worked with the Town of Lyons to research, evaluate, and recommend an appropriate location for roughly 60 recovery housing units. Significant site evaluation entailed legal considerations, utility capabilities, initial cost projections, and community considerations. An extensive and successful public engagement outreach program was established, including email update blasts to the local community and other stakeholders and site visits to nearby housing communities. Trestle opened a storefront office in downtown Lyons to provide a location for local residents and others to learn about the project, ask questions, and voice their concerns. Strong financial understanding of the Community Development Block Grant-Disaster Relief funding was required to properly understand the future development possibilities.


Town of Lyons

Site Feasibility Study

Lyons, CO

1 Acre

5,000 SF Facility

Public Works and Parks & Rec Department 

Development Roadmapping

FEMA Funding

Following the devastating September 2013 flood, the Town of Lyons asked Trestle Strategy to research, evaluate, and recommend an appropriate location for a new Public Works and Parks & Recreation facility. Due to the challenging land constraints in this floodplain community, Trestle evaluated over 45 sites. The future site is to include a large office and workshop building, outdoor equipment storage, outdoor materials storage, and parking. The evaluation included infrastructure costs, overall cost estimates, site feasibility, and implementation scheduling. 

Southern Land Company 

REVE PEARL DISTRICT

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3000 Pearl | Boulder, CO

244 Units

6 Acres

108,700 SF Office Space

24,500 SF Retail Space

42% Open Space

Trestle Strategy Group is working with Southern Land Company to manage the Site Review and entitlement processes for this 6-acre mixed use project located in the Transit Village.  Reve Pearl District incorporates a full integration of uses for the greater community.  By providing a variety of housing types, a wide range of office and retail space, engaging restaurant spaces, and a high level of pedestrian and bicycle open space all centered on the Boulder and Left Hand Ditch channel, Reve will be a true destination for Boulder. Learn more at the project's specific website by clicking here.


Mockingbird in Fabulous Gunbarrel Green

EAST VIEW INC.

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6700 Lookout Rd. | Boulder

Mixed Use

26 Residential Units - 32,900 SF

Food Hall - 14,000 SF

Hostel - 11,000 SF

Office - 7,000 SF

Retail - 6,800 SF

Trestle is supporting East View Inc. entitle a mixed-use community in the Gunbarrel Community of Boulder. Teaming up with STOK, and Grimshaw Architects, Mockingbird in Fabulous Gunbarrel Green will be a unique community asset for all of Boulder. Following the design principles of environmental health + wellness; meaningful community engagement + informed responsive design; innovation-driven performance + sustainable building practices; and functional, assimilated landscaping + water management, our team strives to pioneer a timeless community hub that supports the needs of the community. 

To learn more, click HERE to view the Concept Report submitted to the City of Boulder. 


Grandview Apartments

GRANDVIEW AVE. LLC

1138 Grandview Ave. | Boulder, CO

.45 Acres

22 Units

College Student Apartments

eGo CarShare on Site

Trestle is leading the entitlement process of a 22 unit apartment building remodel. Teaming up with Grandview Ave LLC., Studio Development ServicesStudio ArchitectureDeneuve ConstructionThe Sanitas Group, and Outside LA, Grandview Ave is planned for redevelopment according to four key fundamental elements: mobility and transportation options | smart, practical, and innovative; public spaces | site permeability, open spaces, and streetscape; architectural restoration | neighborhood integration; and quality of living | safe, organized, accessible, and welcoming. Trestle is currently leading the complex project through a nonconformance use review. 

To view the project in more detail, please click HERE


Transit Oriented Development Review Process

RTD

Greater Denver Area

TOD Strategic Planning

Development Review Process

RTD has asked Trestle to develop a TOD Development Review Process to review both unsolicited and solicited real estate development proposals for projects that include RTD owned properties and properties that impact RTD assets and infrastructure. A predictable and clearly articulated development review process will ensure the short and long term goals are met for RTD, local government agencies, and developers.


Green Gables Development Corp

GREEN GABLES

Lakewood, CO

152 Acres

Master Planning

Green Gables is a 152-acre golf course and country club property located in unincorporated Jefferson County in Lakewood, CO. The property was master planned and rezoned to allow for a mixed-use community comprised of commercial, residential and open space uses. This site presented an unusual opportunity redevelop a large, infill property into a cohesive, dynamic neighborhood with significant amenities. Future development on the site will be anchored and inspired by the natural and physical elements of the site including the lake and shorelines, trees, views, rolling topography and lake. A significant amount of open space and parks will be created on the site to serve the residents of the Green Gables neighborhood and connect the different neighborhoods and uses.

In addition to the rezoning and master planning, significant infrastructure planning and design was included in this phase of master planning, including the signalized intersection at Wadsworth, a regional roadway extension, water district inclusion, extension of utility mains, gas line relocation, CLOMR/LOMR, ACOE Section 404 Permit and CDOT access permits.

This project met the owner’s objectives through successfully rezoning and platting within an aggressive timeline, and by integrating the requirements of both Jefferson County and the City of Lakewood, as well as the future expectations of the residential and commercial developers.  


Table Mesa Shopping Center

W.W. Reynolds

Boulder, CO

230,000 SF

Minor Modification 

Trestle recently helped W.W. Reynolds navigate the City of Boulder's development requirements and entitlement process with the intent to evolve the Table Mesa Shopping Center into a more pedestrian and family-friendly neighborhood destination. For over 2 years, Trestle worked diligently and creatively to identify innovative and practical solutions to address goals of Staff and the ownership group. In addition to multi-modal transit, engineering, and operational improvements, significant landscape improvements were needed to bring the shopping center into compliance of its PUD requirements. 


VeloPark

Airport Adventures

3289 Airport Rd | Boulder, CO

2.6 Acres

70 Units

46.5% Open Space

Mixed-Use

VeloPark will be a mixed-use development located on 2.6 acres in northeast Boulder. The housing provided by this project will serve a range of middle incomes and supply diverse housing for the community. The proposed uses reduces the adverse impact of the commercial and industrial building to the east on the residential neighborhoods to the west. The buildings will also buffer the neighborhood housing from Airport Rd. traffic and will enhance the existing vacant land with substantial landscaping and trees along Airport Rd.  

To view more about this project:

  •  Click here to view the project's written statement prepared by Trestle. 
  • Click here to view the project's marketing brochure prepared by Trestle. 

PRESS COVERAGE

70 units of middle-income housing approved for northeast Boulder - Daily Camera, January 13, 2017

PRESENTATIONS

CITY OF BOULDER'S PLANNING BOARD - JANUARY 12, 2017


29th and Welton Conceptual Development Study

RTD

29th and Welton | Denver

Property Analysis

Concept Development

.43 Acres

71,000 SF

63 Units

Trestle Strategy Group recently conducted a property analysis and conceptual development study for a RTD owned property in the Five Points Neighborhood of Denver. Consisting of .43 acres, the property is located in both a Transit Oriented Development area and the Five Points Historic Culture District. With a current zoning of Urban Center-Mixed Use-5 (C-MX-5), the potential development has the opportunity of reaching 5 stories with various combinations of uses. Trestle helped RTD identify opportunities and challenges in order to refine two preferred strategies that have been submitted to the City and County of Denver for review. 


FPA Preble Creek

PREBLE CREEK

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Broomfield, CO

500 Acres

1M SF Commercial Space

3,000 Units

Owner's Representative

Preble Creek is a 500-acre project envisioned as a transit-oriented, traditional neighborhood development, including a town center. The location of the town center will provide accessibility to future regional and community transit systems at I-25 and Lowell Lane.

It is envisioned to be pedestrian-oriented with a mix of retail, service commercial, central village park and village residential opportunities. Surrounding the town center is a mix of commercial, office and employment uses, as well as several residential neighborhoods offering a variety of housing types and densities.

Preble Creek is a 500-acre greenfield site located in northeast Broomfield. The site was master planned and rezoned from Agriculture to Planned Unit Development (PUD) to allow for up to 3,000 multi- and single-family residential units and up to 1 million square feet of commercial space.

This gateway project for the City of Broomfiled required Trestle to manage the entitlement process to reflect the City’s desire for high density in a TOD configuration for a greenfield development.

Boulder Housing Partners

WESTVIEW APARTMENTS 

1201 Yarmouth | Boulder, CO

36,000 SF

34 Units

50% AMI

Project Management & Owners Representation

WestView Apartments is a 34-unit affordable housing project located in North Boulder. The project is targeted for families earning below 50% AMI and is comprised of a mix of 1,2, and 3 bedroom flats.  Danica, on behalf of Boulder Housing Partners (BHP), negotiated the purchase of this project, analyzed and secured financing (4% tax credits, PABs, and State and Local funding), and managed the acquisition and closing process for BHP. 

Through a partnership with the City of Boulder, the 570 square foot ground floor retail space recently opened as the NoBo Corner Library, a neighborhood storefront library serving the North Boulder community.


Mental Health Partners

BOULDER WELLNESS CENTER

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1000 Alpine | Boulder, CO

30,000 SF

Owner's Rep Services for pre-development & construction of mental health center

As Owner’s Representative for MHP, Trestle managed the site selection, design, and construction processes for a 30,000 square foot wellness center in Boulder, CO. Initial work included site analysis, cost estimation, extensive financial modeling, feasibility analysis, and alternatives evaluation.  Once the site was selected, Trestle procured a consultant team to design and construct the facility. Trestle provided full service project management and owner’s representation services to MHP and managed all aspects of the design and construction of the facility.  This occupied remodel project required extensive negotiations with the existing tenants, highly controlled demolition and asbestos abatement coordination, and extensive stakeholder involvement. 


Real Estate Development Strategy

The Benevolent and Protective Order of Elks

2475 W 26th | Denver, CO

24,500 SF Building

1 Acre

Feasibility Study

Strategic Planning

As a nationally recognized nonprofit organization committed to caring and sharing for their local community, the Denver Elks Lodge No. 17 hired Trestle to pursue the possibilities of enhancing their community presence through an evaluation of their real estate assets. Trestle helped foster innovative and feasible opportunities and strategies through neutral and collaborative practices so the Denver Elks can better support both their community and organization's growing needs.


Telluride Public Private Partnerships

Telluride Foundation

Telluride, CO

Facilitate Pubic-Private Partnership Collaboration

Middle Income Housing

As owner's representatives to the Telluride Foundation, Trestle facilitated collaboration between between local municipalities, private developers, community based organizations, community members, and the Telluride Foundation to successfully execute a Public Private Partnership (P3) to boost middle income housing in the area. The Telluride region is experiencing a critical shortage of middle income housing with an extremely high demand for both rental and ownership units. Through a P3, Trestle brought a collaborative process to the region that formulated a shared vision, generated a creative alliance, and combined the strengths and resources of both the public and private sectors to address a growing need. 


Campus Master Planning 

Shining Mountain Waldorf School

999 Violet Ave | Boulder, CO

Entitlements

Community Engagement

12 Acres

Mrs. Powell recently worked with the Campus Planning Task Force for the SMWS on the development of a Campus Master Plan for the 12-acre campus located in North Boulder. She lead the community outreach efforts and managed the regulatory en- titlement efforts of the process. Mrs. Powell focused on building a strategic and strong relationship with the City of Boulder to gain early support for the long-term planning efforts. The site’s location in both the 100- and 500-year floodplain, as well as a conveyance zone presented a unique challenge to the long-term development of the site. Mrs. Powell worked closely with the City early on to identify solutions and strategies to support the SMWS goals to build a sustainable campus to serve their unique and growing community of students, parents, and faculty.


22nd & Violet

FLATIRONS HABITAT FOR HUMANITY

22nd & Violet | Boulder, CO

1.39 Acres

19 Units

Affordable Housing

PV Solar System

Trestle is facilitating the community outreach program on behalf of Flatirons Habitat for Humanity for their future affordable housing project in North Boulder. Founded in 1993, Habitat for Humanity is a non-profit housing organization operated on Christian principles drive to build homes, communities, and hope for all. Designed by The STUDIO Architecture, the 1.39-acre site will include 19 rowhomes that incorporates a solar PV system and additional sustainability features. 


GEOLOGICAL SOCIETY OF AMERICA

Strategic Real Estate Scenario Planning and Space Needs Assessment

Boulder, CO

Development Scenario Analysis

Space Needs Analysis

4.35 Acres

28,7500 SF

 

Trestle Strategy is helping the Geological Society of America(GSA) assess the opportunities of their 4.35 acre property in northern Boulder. GSA is a global professional society with a growing membership of more than 26,000 individuals in 115 countries. GSA provides access to elements that are essential to the professional growth of earth scientists at all levels of expertise and from all sectors: academic, government, business, and industry. Trestle is conducting a property review and development scenario analysis to identify any strategic real estate moves GSA may be interested in. Trestle is also analyzing the spacial and operational needs for the 58 employees who occupy the building to see if additional opportunities exist. 


Evans Scholar Foundation

EVANS SCHOLAR HOUS 

1029 Broadway | Boulder, CO

Site Review, Use Review, & Landmarks

Trestle Strategy Group worked with Burkett Design to manage the entitlement processes with the City of Boulder including Site Review, Use Review, and Landmark Alteration Certificate. The Evans Scholar Foundation, who has owned the building since 1968, is updating this historic building to add ADA accessibility, site improvements, and landscaping.  The Foundation provides scholarship and housing to student golf caddies who can prove financial need and academic achievement.


Mental Health Partners

MHP FACILITIES 

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Boulder, Broomfield, & Longmont, CO

Facility & Advisory Services

10 Facilities 

Danica teamed up with City Projects to analyze and prepare a MHP Master Plan. This plan encompassed policies, recommendations, and funding priorities for 10 different facilities. Extensive stakeholder outreach was conducted to gain significant insight into the immediate needs and future expectations of the Mental Health Partners, including meeting with the Board of Directors, the Executive Staff, and various facility managers and staff.


Palo Park

Boulder Housing Partners & Flatirons habitat for humanity

Boulder, CO

Community Engagement & Outreach

3.2 Acres

44 Units

Trestle is supporting Boulder Housing Partners, as well as Flatirons Habitat for Humanity and the City of Boulder, with various community engagement techniques for a 3.2 acre family housing development in North Boulder. A robust engagement process is underway designed to respect the interests of the neighbors while establishing character in the area and building much needed affordable housing in the community. 


104th & Colorado

Adams County Housing Authority

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Thornton, CO

Community Engagement 

5 Acres

203 Units

Trestle Strategy Group is providing services for the Adams County Housing Authority's 5-acre low-income housing project. Located a quarter mile from RTD's future 104th Crossroads Station, this 203 unit project is included within the Transit Oriented Development (TOD) area and will help connect low-income families and seniors to neighboring communities. Trestle is spearheaded a number of community  engagement programs to inform the community about the planned development, its development process, and how it is incorporated in the City of Thornton's Housing Needs Assessment as well as RTD's TOD goals. 


Property Analysis for Potential Special Education Facility

Hillside School

Boulder, CO

Property Review and Analysis

3.5 Acres

The Hillside School is a non-profit educational provider focused on the development of innovative teaching strategies for students with learning differences. Looking to expand their operations into a new location, Trestle conducted a property review and analysis for Hillside. By reviewing and analyzing the relevant comprehensive plans, zoning and floodplain designations, development standards, and previous land use entitlement cases, Trestle was able to provide the confidence Hillside needed to determine whether or not to make a long-term investment.