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PLAN-Boulder CountyThe Boulder County Peoples Advocate July 1, 2008Boulder County public affairs news and analysis |
In this issue
Only one regular meeting of the Boulder City Council was held in June, as members took a well-deserved break from their duties. The June 3 meeting featured another overloaded agenda, with Council considerations once again lasting past midnight. Council traditionally takes a break from regular meetings in June, holding only one formal meeting.
There were several special meetings held during the month, including study sessions and committee meetings. No official business was taken at any of those meetings, however. The Council will resume its twice monthly regular meeting schedule July 8.
PLAN-Boulder County takes advantage of the hiatus to bring readers of the Peoples Advocate an annual update on development activity in Boulder, tracking major residential and commercial projects underway and proposed. That article is listed below under the title, "In the Pipeline."
Wetlands Ordinance May Be Revised
An ordinance designed to protect wetlands within the City of Boulder may be revised. The City staff is working on changes to make the ordinance more "flexible" and "nuanced", responding to complaints from some landowners that the current ordinance is too complex and burdensome.
At their June 3 meeting members of City Council gave direction to staff on approaches and options for the changes, which will be brought to Council in the form of an amended ordinance in early 2009. Among some of the potential changes include an appeals process, more public education about wetlands, and attempts at finding methods of mitigation.
Staff also mentioned several options for bringing about "clarity", such as creating different standards for wetlands and buffer zones. The current ordinance combines wetlands and their buffers under a common protective code. The staff also talked about "balancing" environmental concerns with those of landowners.
Councilman Macon Cowles moved to approve the staff's initial recommendations. An amendment to the Cowles motion was offered by Matt Appelbaum, who voiced concerns about the possible weakening of wetlands protection. His amendment, which listed protection of wetlands "functions and values" as a top objective, was approved unanimously, with Council members Angelique Espinoza and Susan Osborne absent.
The Cowles motion was then approved on a similar unanimous vote. Between June and December City staff will "refine approaches" and develop policy options for any changes in the wetlands ordinance.
Transit Village Options Discussed
Boulder planners are proceeding with the implementation of the Transit Village Area Plan. The plan, adopted by the previous City Council, covers about 160 acres in the area surrounding the future RTD commuter rail and express bus stations. In general, the boundaries of the plan are Valmont Road, Foothills Parkway, 30th Street and the railroad track and creek south of Pearl Street.
The latest work involves the creation of two new zoning categories for the Transit Village core, density bonuses for affordable housing and consideration of a parking management strategy. At City Council's June 3 meeting staff asked Council for guidance on those aspects of the plan implementation.
Council member Crystal Gray moved to direct staff to proceed with the three issues, under the following guidelines:
Cowles offered an amendment to the Gray motion, adding to the guidelines instructions to staff to study:
The Cowles amendment was approved on a 7 to 2 vote, with Council members Angelique Espinoza and Shaun McGrath opposed. The Gray motion, as amended, was approved 6 to 3, with Council members Suzy Ageton, Espinoza, Gray, McGrath, Susan Osborne and Ken Wilson in support. Council members Appelbaum, Cowles and Morzel opposed the motion.
Charter Amendments, Tax Issues Proceed Towards Ballot
Boulder voters may be asked to consider up to eight amendments to the City Charter and four tax issues in the November election. On June 3 members of City Council informally voted on which issues should proceed to City staff for analysis and drafting of appropriate ballot language. The method of selection was difficult for citizens to follow and no record was kept of how each Council member voted on specific issues
Council will likely reconsider the choice of amendments and taxes in July, with a final vote set for August. Several of the amendments may be controversial if they make the ballot, including increased Council salaries, permission for Council to hold executive sessions, appointment of non-citizens to City boards and commissions and approval for longer lease terms on City property.
Tax issues include a "de-Brucing" measure to allow the City to keep more tax revenue, continuation of two designated sales taxes and increases in the City's development excise tax. Several of the proposed amendments were defeated by Boulder voters in 2007, including the salary and lease issues.
Mobile Home Park May Be Redeveloped
The Orchard Grove Mobile Home Park in northeast Boulder may be redeveloped, creating uncertainty among residents who own trailers in the park. Orchard Grove is located in the northeast quadrant of 30th Street and Valmont Road, several blocks from the proposed RTD commuter rail station. About 215 mobile homes occupy the 30-acre site.
The park's owner has entered into a contract to sell the property to Chanin Development, which may redevelop it under the current residential zoning. A large delegation of Orchard Grove residents appeared at City Council's June 3 meeting to seek assistance from the City of Boulder in maintaining the park as a source of affordable housing.
Councilman Macon Cowles asked his Council colleagues to approve authorizing City staff to investigate options for preserving the park, including the possibility of having the Council initiate rezoning to the more restrictive manufactured housing category under which other mobile home parks in Boulder operate. Using the informal "nod of five" procedure, Council approved Cowles' request. Staff may present the analysis to Council in July.
In the Pipeline: Development Trends and Activity in Boulder
Boulder's housing market has not suffered as badly as many nationally, due in great measure to the City's stricter controls over speculative development and sprawl. Along the Front Range the problem of housing foreclosures is most evident in suburbs that lack Boulder's planning policies, such as Longmont, Thornton, Highlands Ranch, Castle Rock and Parker.
The rising cost of gasoline has also made housing in out-lying areas, far from employment and shopping, less desirable to buyers and renters. Boulder's balanced transportation policy, which puts emphasis on facilities for pedestrians, bicyclists and bus riders, has also made the city less susceptible to the high gasoline issue.
Commercial development has also slowed in Boulder since our last development report one year ago. While market conditions in Boulder are favorable, with low vacancy rates, stable rental rates and steady demand for office, retail and light industrial space, lenders are becoming much stricter when underwriting construction and permanent loans everywhere. That new lender conservatism has resulted in a decline in commercial development in Boulder and elsewhere.
PLAN-Boulder County is now tracking residential building permit information monthly. The following table shows how many building and demolition permits (by number of residential units) have been issued in the City of Boulder since 2000, through May of 2008:
| Single Family Detached | Single Family Attached | Multi-family | vMobile Homes | Demolitions SF | Demolitions MF | Net Total | |
| 2000 | 106 | 16 | 10 | 0 | 21 | 7 | 104 |
| 2001 | 71 | 55 | 246 | 1 | 30 | 5 | 338 |
| 2002 | 61 | 4 | 195 | 0 | 23 | 12 | 225 |
| 2003 | 78 | 38 | 155 | 0 | 34 | 6 | 231 |
| 2004 | 83 | 33 | 425 | 0 | 19 | 0 | 522 |
| 2005 | 77 | 16 | 108 | 2 | 42 | 0 | 161 |
| 2006 | 108 | 25 | 160 | 0 | 38 | 14 | 241 |
| 2007 | 108 | 20 | 510 | 0 | 57 | 2 | 579 |
| 2008 | 54 | 11 | 173 | 0 | 19 | 3 | 216 |
Single family attached units include townhouses and duplexes. Single family demolitions include totals for both attached and detached units. The large number of multi-family units permitted in 2007 was due primarily to the start of construction on the Peloton, a 390-unit condominium community on Arapahoe Avenue between 33rd and 38th streets in east Boulder. And yes, 108 single family detached units were issued in both 2006 and 2007; that's not a typo.
Since 2005 the number of single family demolitions has risen, which is at least somewhat reflected in the concern shown by some residents over the number of older and smaller homes being replaced by "McMansions". This type of housing replacement is most evident in established neighborhoods like Newlands and parts of University Hill, Martin Acres and Table Mesa. The backlash led to City Council's consideration of potential changes in Boulder's codes on floor area ratios, heights, walls, tree protection, yard dimensions, setbacks and other issues affecting neighborhood character.
Most development activity currently is concentrated in downtown, east and north Boulder. Following is a list of major projects currently under construction, as of June 30, 2008:
Downtown Boulder
- 1095 Canyon Boulevard, a Tebo Development project containing 25 residential units and 19,225 square feet of commercial space.
- The Walnut, a 34-unit residential building at 1655 Walnut Street by MVC Walnut Investment.
East Boulder
- 1280 28th Street, a 16-unit residential building by Hudson Construction LLC.
- Crossroads Commons, renovation and expansion of the shopping center on Pearl Street between 28th and 30th streets, owned by Regency Centers of Jacksonville. The center will ultimately include an expanded Whole Foods supermarket and a relocated Barnes & Noble bookstore.
- Landmark Lofts, Phase 1, 105 residential units on the 28th Street access road at College Avenue.
- The Peloton, Arapahoe Avenue between 33rd and 38th Streets, 390 residential units and associated retail space, by Bancroft Capital. Some units have been completed and occupied by their buyers.
North Boulder
Three of Boulder's largest residential communities are currently underway in north Boulder, including Dakota Ridge and the Holiday neighborhood, both on Broadway south of Foothills Highway (US-36). The other major project is Northfield Commons on Kalmia Avenue east of 28th Street. All have mixes of detached single family houses, townhouses and condominium buildings.
- Boulder Housing Partners is completing the redevelopment of 3120 Broadway into 26 affordable rental units.
- Covidien (formerly Valley Labs) is constructing a 60,200 square foot office and research building on their Gunbarrel campus at 5920 Longbow Drive.
- Uptown Broadway Phase 3 consists of a 55 unit-addition to the residential, retail and office development on Broadway just south of Yarmouth Avenue. Currently under construction are 20 townhouse units at 4551 to 4585 13th Street.
As mentioned above, a number of proposed projects seem to have dropped by the wayside, due to a combination of factors. Nevertheless, according to City of Boulder planners the following proposed projects are under review or have been approved, although not all are likely to be developed:
Downtown BoulderPLAN-Boulder County will be updating building permit activity monthly in the Peoples Advocate and publishing the list of projects under construction and proposed every year in our July 1 edition.
- 1405 Arapahoe Avenue, 12 residential units across from Boulder High School.
- 1580 Canyon Boulevard, 16 residential unit and 3,250 square feet of retail space.
- 1301-1357 Walnut Street, a 55,600 square foot mixed-use building proposed by Reynolds/Lee LLC. Planners report that the application has been withdrawn but may be resubmitted.
- The Eldridge Building, a three-story structure at 915 Pearl Street named in honor of the late City Council member Tom Eldridge. As proposed, the project would have 21,524 square feet of retail and restaurant space topped by three residential units.
- Trinity Commons, 26 residential units and associated community space at 2200 Broadway, by Trinity Lutheran Church.
East Boulder
- Flatirons Storage, 198,000 square feet of self-storage warehouse space at 5675 Arapahoe Avenue by LJD Enterprises. A second phase of 16,553 square feet is indicated but not yet scheduled.
- Flatirons Village, 59 residential units built adjacent to the existing office building at 900 28th Street, on the corner of Aurora Avenue.
- Redevelopment of the Golden Buff motel at 28th Street and Canyon Boulevard into 284,000 square feet of office and retail space by Lou Della Cava and Urban Frontier LLC. The Eads newsstand would also be demolished but the store ultimately relocated into ground floor space in the new building.
- Landmark Lofts Phases 2 and 3, just south of the first phase currently under construction on the 28th Street access road at College Avenue. Phase 2 would contain about 130 residential units. Phase 3 could have about 165 units and would include the First Christian Church structure.
- Pearl Parkway Centre, a 54,241 service industrial building (with a mix of office, retail and light industrial space) on Pearl Parkway just east of Foothills Parkway, occupying the site of a former RTD park and ride lot.
- Redstones, 26 townhouses and 216 residential condominiums at 1685 to 1775 38th Street, just north of the Peloton. Bancroft Capital will likely not start work on Redstones until units at the Peloton have been substantially sold.
- The Residences at 29th Street, a 244-unit upscale rental project by Lou Della Cava and Loftus Development on the parking lot in the northwest quadrant of 30th and Walnut streets.
- The Village Shopping Center, which occupies much of the block bounded by Folsom Street, Arapahoe Avenue, Canyon Boulevard and 28th Street, is currently undergoing renovation, including the addition of a new Sunflower Market grocery store. A future addition may include a 67,825 square foot building on the Canyon Boulevard frontage, containing additional retail space and a small hotel.
North Boulder
- Construction will continue on additional houses, townhouses and condominium units in the Dakota Ridge, Holiday and Northfield Commons neighborhoods.
- Boulder Mobile Manor, redevelopment of the mobile home park at 30th Street and Valmont Road into 79 affordable housing units and 3,800 square feet of retail and community space. The redevelopment will replace up to 66 mobile homes that now comprise the park.
- 4403 Broadway, 25 residential units and 12,500 square feet on the site of he Blue Spruce car lot by Gary Calderon.
- Forest Glen, a 12-lot addition to the subdivision at Broadway and Poplar Avenue.
- Granary Townhouses, 10 units at 4051 Broadway by Cornerstone, Inc.
- Gunbarrel Gateway, 6333 Lookout Road, the redevelopment of the former Hugh Woods lumberyard into a 101-room hotel and 27,900 square feet of office and retail space.
- Harper Hollow, Gary Calderon's proposed residential neighborhood at 3015 Kalmia Avenue, just west of Northfield Commons. Plans call for 57 single family, duplex and fourplex units.
- Violet Crossing, 78 residential units and 9,400 square feet of commercial space, at the northeast corner of Violet Avenue and Broadway.
- 1906 to 2066 Violet Avenue and 2005 Upland Avenue, 13 single family residential lots by Mark Young. The project would require annexation into the City of Boulder since it is now a county enclave.
- Vojte Farm, a 141-lot residential subdivision at 47th Street and Jay Road.
We should also mention the proposed redevelopment of the former Washington School at Cedar Avenue and Broadway. The developer, Wonderland Hill, has acquired the property from the Boulder Valley School District, but in the midst of a controversy over density and design of redevelopment into a co-housing community, not yet filed new development plans.
South Boulder
This section of Boulder has experienced little new development. Only two projects have been proposed, including:
- Boulder Creek Commons, a 134-unit residential subdivision on 55th Street just south of the East Boulder Community Center. The application for the project was withdrawn due to neighborhood concerns about flooding potential but may be resubmitted. The site would require annexation into the City of Boulder. It was previously known as the Hogan-Pancost property
- Table Mesa Housing, the redevelopment of the former U. S. Army Reserve Center at 4640 Table Mesa Drive into 40 residential units by Peter Stainton.
Council Voting Records Available Online
PLAN-Boulder County has been tracking since 2005 all votes by members of the Boulder City Council. Often amendments and procedural motions are as important as final decisions on major issues and we wish the people of Boulder to know how their Council members vote on issues of importance to the community. Included in our tracking is how Council members voted on appointments to City boards and commissions.
The votes are recorded on a spreadsheet that can be found on our website. PLAN-Boulder County encourages you to keep informed about how Boulder's City Council represents you and your views.
PLAN-Boulder County is pleased with the response from Boulder County residents to the Peoples Advocate. We'll keep working to let you know how your city and county representatives are voting on important issues, and we'll continue to provide detailed information on the nuts and bolts of public process.
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| The Boulder County Peoples Advocate is published monthly by PLAN-Boulder County and distributed free to persons interested in local public affairs issues. Eric Karnes, Editor |
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