Tag Archives: city

Neighborhood Spotlight: Mapleton Hill

June 1, 2017News and InsightsArchitect, Bike, Boulder, Boulder Colorado, Broadway, Canyon, city, Colorado, community, Downtown, home, Mall, Mapleton, Mapleton HIlls, neighborhood, park, Pearl, Real Estate, Street, SunshineJesse Lennox

Just north of downtown Boulder, Mapleton Hill is a haven for all types of families. The architecture of the homes in this neighborhood alone can range from ones built in the early 1900’s, to the most modern designs, but are all tied together by the gorgeous tree lined streets. The incredible views that made this neighborhood desirable 100 years ago remain, but with so much more added during that time.

Getting Around

Transportation

Mapleton Hills is ideal for the family who enjoys getting out. With Pearl Street mall well within a comfortable walking distance, there’s hardly a need to drive to enjoy a day out. Plus the bus line on Broadway couldn’t be more convenient. Located so close to the bus station itself, just about every major bus line can be accessed right from the nearby road. Of course Broadway is a great asset to drivers as well. Whether the destination is close by or far off, being able to get onto a road like Broadway is invaluable to saving time.

Biking

The roads and sidewalks on Mapleton Hill almost seem to have been designed as much for bikers as automobiles. The wide roads are quiet, flat, and made to be as safe as possible for everyone using the road. It would take no time at all to ride out to the Boulder Creek Trail, or head up Boulder Canyon for a full day of riding in the beautiful mountains. That’s not even mentioning all the trails and paths to explore up Sunshine Canyon. There’s truly no shortage of variety for an active biker to enjoy.

Neighborhood Amenities

The largest, as well as most varied, amenity Mapleton Hills has at its fingertips is the Pearl Street mall. This outdoor shopping utopia is brimming with shops, restaurants, and entertainment both local and regional. It can be the perfect place to take the kids out for the day and have some ice cream, or go out for a more upscale dinner for a special occasion. Most summer afternoons and evenings even have local street performers that put on fun and exciting shows for people of all ages to enjoy. Walking a little further south is the main branch of the public library right beside Boulder creek as a picturesque area for reading to the quiet sounds of the water. And, just a few blocks North, is the community shopping plaza to turn a day of errands into one easy trip.

Mapleton Hill in a Nutshel

The feel of Mapleton Hills is that of a secluded neighborhood in a small town, while at the same time being just a few blocks away from the heart of Boulder. The homes have stood the test of time, as has the desirability of the location. The views alone made it a much sought after neighborhood 100 years ago, but now it can offer so much more than that. Between Pearl Street mall, and all the amenities in contains, and all the adventures waiting for be taken in the mountains, Mapleton Hills is a perfect fit for any family who loves what Boulder is.

Boulder News: Boulder Plot Approved for Development

June 1, 2017News and Insightsapproval, Architect, Board, Boulder, Boulder Colorado, city, construction, Council, East, highway, housing, McKenzie Junction, neighborhood, plot, property, Proposal, Real EstateJesse Lennox

During the last 20 years there have been four separate proposals for development at the 20 acre space at McKenzie Junction. This plot, surrounded by highway, first had an office and hotel project in 1998, a five building office park in 2000, and two separate multi-use plans in 2006 and 2015. None were approved due to concerns about noise and the dangers of people settling in a space cut off by highways on all sides.

In April, a plan was approved by the Boulder Planning Board. The same team who made the most recent proposal in 2015 came back with a new multi-use plan.

Called Diagonal Crossing, this plan will consist of 357 housing units, a quarter of which will be affordable housing, with 20 units given to faculty of Naropa University. Additionally, three local nonprofits, Meals on Wheels, Studio Arts Boulder and Bridge House’s Ready to Work, have dedicated space allocated to them.

While the Planning Board has given its blessing, the city council must now approve to proceed. During the next few weeks the council will have the opportunity to examine the proposal, ask questions, and possibly reject the project because previous concerns including, traffic, noise, are still factors.

The Planning Board raised these concerns when reviewing the project as well, but eagerness to develop the site seems to have increased over the last two decades. “While this is not a perfect site, it’s not the worst site either,” Chairman John Putnam said. He added that the access to trails, open space, and access to east Boulder and the Diagonal Highway could be very enticing.

Approximately 10 neighboring areas of the site came to the board with concerns and complaints about the development including Allison Management, Trammell Crow Residential, and Coburn Partners. “It just doesn’t seem like a nice entrance into our Boulder town,” Gary Carmichael stated. “There’s just too much density on this, and it needs to be lightened up.”

One board member, David Ensign, also shared concerns about the project being the first thing people see coming into Boulder. “We can talk a lot about the positive aspects of this, but I also know that as you’re driving in on the Diagonal, you’re going to see this very isolated pool of housing surrounded by these highways. It doesn’t seem like something that is a gateway to me.”

“We have horses, cattle, dogs, kids,” Erin Harding said. “To hear that it’s going to be an active area 24/7 is very disconcerting to us, because that’s not our lifestyle out there. … The density is everyone’s huge concern.” Many also noted that McKenzie Junction already suffers from traffic problems that this development would only exacerbate.

When the plan was proposed in 2015, many of the council members made it clear that the location rather than the plan was what made them believe the project wouldn’t work. What might give this plan more of a chance than it had two years ago, according to board members, is the decrease in available housing.

Boulder News: East Edge

March 29, 2017News and Insights2017, Arapahoe, Bike, Boulder, city, Colorado, community, construction, Downtown, East, Edge, expansion, home, housing, neighborhood, News, property, Real Estate, RedevelopmentJesse Lennox

2017-03_BoNews

In December of 2016 a team of designers and developers volunteered their time for a technical advisory panel. The goal of this panel, the Urban Land Institute Colorado (ULI Colorado) was to design a redevelopment plan for the area of East Boulder north of Arapahoe and west of 55th. This 325 acre space is primarily used as an office park with some small industrial sites as well. The panel was tasked by the Boulder Chamber and Boulder Area Realtor Association with seeing how this space could be used for more workforce housing. The panel took this request a step further. They addressed a complete overhaul of the area, rather than just focusing on housing. Their vision of this new hub of creativity would be called East Edge. Linked with new transportation options, East Edge would be broken into three districts that mix residential and commercial use. Existing business would continue being supported and add new ones as well. The idea being that each of the businesses within each district would be within walking distance. This more ambitious and extreme plan is not what many current residents had in mind. A large scale expansion is seen by many as inconsistent their own vision for their neighborhood. However, there are some potential benefits in this plan worth considering which may influence public opinion.

This panel envisions East Edge as a “creativity hub”. ULI Colorado hopes to encourage the growth of new jobs here as well as housing, services, and transportation growth. . They envision transition from an office park to a more multi-use neighborhood.

One challenge to East Edge’s redevelopment plan is in zoning. The panel suggests that the city allow them to go beyond the current 55ft height limit in place (up to 90ft in some areas). This would allow for residential and retail services in the same space. Additionally, office buildings could have shops on the ground level. Because of the area’s low ground level relative to the rest of Boulder the panel believes the view shed would not be harmed.

Another concern ULI Colorado has for East Edge, and all potential development plans, is flooding. The entire area is located within a floodplain, and said to be in need of mitigation. The panel suggests that the Flatiron Golf course be used for mitigation before moving forward.

The top priority of the East Edge plan is to begin by redeveloping the land between Arapahoe and the BNSF rail corridor. This land would become one of the mixed-use neighborhoods for residential and commercial space with an interior main street. This would have the advantage of much safer pedestrian and bike traffic. But this is just one of many steps and details outlined for East Edge. The entire plan is available for all citizens to see on the better boulder website, and are encouraged to do so.

Open Space Debate Continues

January 31, 2017News and InsightsBoulder, city, Colorado, community, debate, Enviornment, expansion, home, housing, neighborhood, open, park, property, Proposal, Real Estate, spaceJesse Lennox

2017-02_BoNews

The opportunity presented by the 20 acres of vacant government land is a subject of great debate. The issue was shelved in October to reconsider proposals. On one hand, there are those who wish for the space to be used for new affordable housing. While on the other, many also want it to remain an open space. But, before any decision can be made, a plan must go through four separate government bodies. They are the county Planning Commission, the Board of County Commissioners, the Boulder Planning Board and the Boulder City Council.

The head of Boulder County Housing and Human Services, Frank Alexander, “see[s] this as a once-in-a-lifetime opportunity.” When speaking to the Boulder County Planning Commission members, he stated: “We are truly in an affordable housing crisis.” Alexander and a member of the BVSD are the main forces behind turning the land into affordable housing.

However, on the other side of the issue is Dave Rechberger. Rechberger’s organization is arguing to keep the 20 acres of land as open space. He believes that the property should be viewed as two 10 acre spaces, and treated separately. His group has legal objections to the plans put forth. One of which claims the school system would violate state law by using the space for a school or public use. Rechberger’s Twin Lakes Action Group is “ready, willing and able to fight this in a court of law.”

After a four and a half hour long meeting on January 18th, a vote was taken. Over 75 people were registered to come in and speak about the issue, with 62 appearing. These citizens are concerned members of the community taking the opportunity to speak up. Both sides of the issue were given voice for the commissioners to hear before voting. In a 4-3 split, with two members of the Planning Commission absent, the land was designated for medium density housing.

It won’t be until February 15th that the Commission votes on possible changes to the current plan. Unlike January’s meeting, all 9 commissioners will be present. . Whatever plan is agreed upon in February will then be taken to the county commissioners. From there, the issue will presented to a public hearing held by the Boulder Planning Board and Boulder City Council. Only after going through all four government bodies will any plan for this land be accepted.

Boulder News: Envisioning East Arapahoe

January 28, 2017News and InsightsArapahoe, Boulder, Boulder Colorado, city, Colorado, East, Envisioning, expansion, housing, property, Proposal, Real Estate, RTD, scenarioJesse Lennox

conference-room

Envisioning East Arapahoe has found its way back to the city’s agenda after being shelved for two years. Three main scenarios were created considering different goals and predictions of how the neighborhood will look in the future.

Scenario A is termed “Current Trends.” This scenario assumes East Arapahoe will continue having small industry, with few opportunities for new office or retail space. Additional residential buildings would be less likely to be built. In short, scenario A plans for the least change to our neighborhood.

Scenario B is termed “Districts.” Walnut East would extend to meet 48^th St north Boulder Community Hospital with more medical related offices and possibly retail. The area below Gerald Stazio ballfields would become “Recycling Row”. Significant street alterations on Arapahoe including new intersections are planned to increase commuter throughput. The Arapahoe alterations aim to facilitate transportation modalities.

Scenario C is termed “Housing Choices.” Affordable housing is planned for between 55^th & 63^rd on Arapahoe. New housing would be built within a 15 minute walk from nearby shops and places of work. The BDT and surrounding grounds would become part of an “Art Center.” This plan includes the highest level of street alterations. New parks, community gardens, and public spaces are all planned for scenarios B & C.

The Transportation Plan is another aspect of the Envision East Arapahoe plan. This long term plan aims to increase all types of transportation on Arapahoe. The plan supports the Boulder’s Transportation Master Plan and the increasing number of commuters from Boulder’s supporting communities.

These plans are likely the most impactful Boulder City intervention in our neighborhood in a long time. Public meetings for these plans have not been set for the Envinsion East Arapahoe, so stay tuned. The city has yet to confirm any details on Envision East Arapahoe plan, but there is a public meeting for the Transportation Plan on February 2, 2017. The previous meeting was on December 5^th. Those who want to have their voices heard on these matters can contact Adam at adam@krollre.com to receive more details as they are available.