All posts by Jesse Lennox

Boulder News: Envisioning East Arapahoe

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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 48th 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 55th & 63rd 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 5th.  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.

 

January Events

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new-year

Why not make your 2017 resolution to enjoy more of the events Boulder has to offer.  January is shaping up to be a great month to make your resolution a reality. Let’s take a look at some events kicking off 2017.

Boulder Theater: Jan 26th Chevelle

The alternative rock group Chevelle will be performing at the Boulder Theater.  Chavelle has nearly 2 decades of experience and a newly released album.  Opening for the band is Black Map and Dinosaur Pile Up.  The event is for all ages, but kids 15 and under will need a parent with them.  The tickets are tightly priced at $27.50-$30 and are sure to sell out fast.

Boulder Bookstore: January 12, 7:30PM – Adrienne Russell

Adrienne Russell will appear at the Boulder Bookstore on January 12th to speak about her new book, titled “Journalism as Activism.”  The book explores the important aspects of journalism and how it is changing in the modern age.  “Journalism as Activism” delves into the effects of digital journalism as a means to cover issues.  Adrienne Russel will sign books after the appearance.  The voucher to attend is $5 and good for $5 off the book price or any other item the day of the event.

Puzzah! at the Flatiron Mall: All January Long – Escape Room

Escape rooms have been growing in popularity for the past few years all across the country.  A unique puzzle experience where groups of 2-6 must solve puzzles as a team in 60 minutes.  Puzzah! Is a Colorado based company creating unique puzzle rooms for teams to solve.  All through January they are running the Specimen rooms, based on escaping an alien ship.  At $25 per person, it is a great afternoon with friends and family for a fun team building experience like no other.  In addition, there are 2 escape rooms in Boulder if you’d prefer to stay in Boulder.

Jester Dinner Theature: Every Thursday, Friday, & Sunday in January – Seussical

A collection of Dr. Seuss’s most loved characters come together in this original musical.  A young child, Jojo, brings all these characters together in a lighthearted musical.  Familiar characters such as The Cat in the Hat, Horton, and the Whos are just a few of Seuss’ creations to appear.  The music spans a wide range of genres, from Pop, to Latin and Funk.  All the charm of the original stories make this a great show for all ages.  The show will play at the Jester Theatre every Thursday, Friday, and Sunday in January.  Tickets range from just $7.50-$15 so there’s no reason to miss this great family outing.

 

Neighborhood Spotlight: Park East

News and Insights

The lively area known as Park East is located right in the center of East Boulder.  Most of the houses were built in the mid 60’s to early 70’s, giving them that authentic feeling of a cozy homes.  Also, the neighborhood mostly has unique homes where no two houses look the same.  See why Park East is a great place for any family to call home.

Getting Around

Bike Trails

Park East is situated between two of the primary roads in Boulder (see Transportation below), but that doesn’t mean driving is the only way to travel.  The small neighborhood roads are great for bikes in addition to plenty of bike lanes and paths.  The network of bike paths eliminates bikers concerns about vehicular traffic.  Even the kids will have a safe ride to and from Park East park and High Peaks ElementarySchool.  Nearby Aurora 7 Park, Arapahoe Ridge Park, and the East Boulder Recreation Center are very accessible by bike as well.

Transportation

Baseline Road runs along Park East on the South border.  This core road is a branching point for many of the RTD bus routes.  With stops no further than a block apart, the bus is a great option for students and professionals alike.  the bus route’s convenient path downtown makes it unlikely that anyone would need to make more than one connection to get where they’re going.  In addition, the reliability of the buses is very handy during the winters.  Foothills parkway also runs through Park East providing a quick way to get out of or around town.

Neighborhood Amenities

Park East has a nice variety of amenities close at hand.   Two great parks are located in the neighborhood itself.  One is the namesake of the neighborhood, Park East.  While it is the smaller of the two, Park East is great for younger kids.  With a fun little playground designed especially for kids and a wide open field for sports or picnics, it’s a great place to spend the day with the family.  Another park is the Aurora 7 Park, right beside the Elementary school.  This park is designed more for sports, with 3 baseball fields set up.

Being right beside Baseline, residents of Park East have a good selection of nearby shopping.  To the South is the Meadows Shopping Center.  Within is a Safeway for groceries, the local Big Daddy Bagels, and Glacier ice cream and much more.  Additionally, behind the center is the Meadows branch of the Boulder Public Library for easy access to hundreds of books.

Just a bit West is William’s Village.  The natural grocer Sprouts offers an alternative to Safeway.  Also, the locally owned Corelli’s Italian restaurant is a perfect place for a more special night out.  But for more casual meals, Colorado’s own Cosmo’s Pizza is a fantastic option for New York style pizza.

Park East in a Nutshell

Park East has everything a resident of Boulder could want within easy reach.  A series of bike trails connects to almost anywhere you’d want to go, and buses are a convenient alternative.  Parks offer fun for the entire family, and two nearby shopping centers make errands a breeze.  Residents of Park East have everything they need right in the neighborhood.

Boulder News: Redevelopment at Eastpointe Apartments

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apartment

Early in November, Boulder City Council encouraged developers to offer diverse housing at Eastpointe.  The aging apartment complex in East Boulder was owned by an ambivalent landlord who kept rental rates reasonable.  In December 2014, the property was purchased by Aimco, a Denver based company that is one of the largest owners and operators of apartment communities in the US.  Aimco wishes to redevelop the site, but must abide by the City Council’s goals for affordable housing.

In early September the City Council called for the plans to be reviewed during concept phase even though they could not deny the project during this phase.  They are only able to offer suggestions consistent with their goals.  “We can’t prevent property owners from redeveloping,” Mayor Suzanne Jones said, “but I do think we can try to have it done as sensitively as possible.”

The Eastpointe proposal seems to meet City Council’s affordable housing and increased dwelling density goals.  Cash in lieu for affordable housing and an increase in dwelling count from 140 units to 233 help further the Council’s goals.  The current parking would be moved underground to leave room for additional green space in the complex.

All these changes will have an impact on those living in Eastpointe as rents are expected to dramatically increase.  Residents have spoken out about this increase, concerned about their ability to afford continuing to live there.  Another concern is the focus on smaller units which will exclude many families.

“I’m very concerned about the loss of two-bedroom units and the lack of much idea of where those people who right now are occupying those two-bedroom units are supposed to go,” Councilwoman Lisa Morzel said to Aimco representatives. “I would ask that you consider the current residents and really look for what we’re looking for, which is housing that meets more than one person’s needs.”

Aimco Senior Vice President Patti Shwayder stated that it was not likely they would be able to provide low-income housing on the new site.  Aimco claims to offer help relocating any residents to the best of their ability.  “We’re not a fix-and-flipper,” she said. “We like to be a part of the community.   This is great housing where it should be.  We’re replacing aging and really inefficient buildings that will come down at some point … with a brand new community that will be sustainable and last for a long time.”

 

 

Denver News: Are rents really going down?

News and Insights

rent-prices

Rents have increased all across the country.  The rate of increase is slowing, but overall continues upward.  However, many landlords across the country are advertising discounted rents of over 20% below rental listings.  And in Denver about 10% of listings are getting price cuts.  If rents are so high, why are landlords lowering their asking prices?

Offering some form of concession to entice potential renters is not a new phenomenon.  For example, one free month’s rent or gift cards are occasionally offered to sign a lease.  Cutting down monthly rent is not the same thing.  In fact, the slashing of rent prices can be purely artificial.  Landlords are simply asking for more than the unit is worth, and renting for less than the inflated price.  While the rent ends up the same, it appears to be a better deal because it is listed as a discount.  Most discounts in Denver are low, around 5%, which is still attractive to renters.

Deception is not the motive in most cases as most landlords are honest in their listings.  So, why would an honest landlords also be cutting their prices?  Data scientist Mark Uh, thinks there are two reasons.  The first is that rents are being pushed too high. With no renters willing to pay, landlords are forced to lower prices.  “Landlords have been listing units too high,” said Uh. “When they reduce the price, they’re finding people who are eager to rent.”

A second reason for lower rent is competition.  Areas where rents haven’t gotten so high are much more competitive in price.  So, in order to secure renters, landlords need to reduce prices to beat out other options on the market.

One reason for the rise in rental listing rates is the practically vertical real estate price movement over the past few years as landlords are looking to recover the cost of purchase.

The majority of rent cuts commonly occur during the fall.  This is because landlords are trying to rent units left over from summer.  However, the amount of units getting a price reduction has gone up this year.  Nationally it has grown by about 0.5%, but up to 9% in cities like Denver.  So, while some markdowns may be just a sales tactic, there are reasons why rents are going down in some cases.

 

December Events

News and Insights

december-events

What better time than the holidays to go out with family and friends around town?  December is shaping up to be a month with plenty of events for all age groups.  If you don’t know what to do with that extra time off coming up, why not check out some of these suggestions.

Investigating Dinosaurs Exhibit – All December

Do you have or know a child obsessed with dinosaurs?  If so, the WOW! Children’s Museum is giving them a chance to be a junior paleontologist.  All December long visitors can discover how we learned about dinosaurs just from their bones.  Between 5 interactive stations, children will uncover their own fossils, assemble a skeleton, and more.  At $11 per child and $5 for adults, this prehistoric event is sure to bring as much entertainment as education.

Yonder Mountain String Band – December 30th & 31st

The famous Yonder Mountain String Band is coming in for a two night stay at the Boulder Theater on the 30th and 31st.  This 18 year old bluegrass band has constantly been experimenting with pushing the bluegrass genre in new directions.  Their unique music has captured a devoted following, and their shows are not ones to miss.  General admission tickets are on sale for $35 and is open to all ages on the 30th.  The show on the 31st is for 21 year olds and up with tickets priced at $65.  Or, a $90 two day pass is available for both events.

Boulder Dinner Theater: Thoroughly Modern Millie – All December

If family or friends are coming in from out of town, what better way to spend an evening than at the Boulder Dinner Theater?  Thoroughly Modern Millie is the winner of six Tony Awards, including Best Musical.  Set in the 1920’s, this love story follows a flapper named Millie entering the workforce in New York.  She arrives with the plan of marrying a wealthy man, but things don’t go quite as planned.  With tap numbers and swinging music, this is a show everyone can enjoy.  Plus, running all the way until February, there’s plenty of time to fit it into your holiday schedule.

Ignite Boulder 31 – December 14

Inspired by TED Talks, Ignite is a unique take on short but impactful presentations.  Hosted by the Boulder Theater, Ignite invites anyone to sign up to speak about their passions.  While all speaking positions are filled for this event, tickets are still available for just $15.  Plus, all funds will be donated to local non-profits.  Ignite speakers have only 5 minutes to get their message across.  They are allowed 20 slides that are automatically advanced every 15 seconds.  So, with such a tight time limit, their message must be honest and refined.  The audience will have no idea what’s coming next, but that’s part of the fun in events like this.

Boulder Community Hospital Expansion

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crane

The Boulder Community Hospital (BCH) at Foothills will be getting a major expansion very soon. Early in October the City Planning Board approved Boulder Community Health’s plan. This expansion will add new facilities just east of the current campus in the Riverbend office park.

The plans are for two major structures to be constructed during the expansion. The first will be a 76,000 square foot medical building. This building will be used for services such as inpatient and outpatient behavioral health, as well as inpatient rehabilitation. Once the expansion is complete, they will begin providing inpatient care first. Only when that is complete will outpatient care will be provided. At the current time, both of these services are done out of the hospital’s Broadway campus. With this transfer of service location, the city will assume ownership of the Broadway campus by the end of 2017. The second major expansion will be a new parking structure according to the plan. The five story parking garage, able to hold close to 500 vehicles, is a direct response to a shortcoming reported by current hospital officials. The garage is designed for possible future.

This expansion is just one part of a 10 year improvement plan BCH. David Ghent, the CEO of BCH, stated that they “ developed a 10-year action plan of operational improvements and changes that are designed to keep BCH the premier provider of health care services in Boulder County.” The expansion project will help accomplish this by consolidating medical services and create newer facilities.

Commenting on the expansion in its entirety, the board chairman John Gerstle and his colleagues said it is a project they are “very supportive” of. “I think for (BCH), it’s quite clear there’s insufficient parking presently available in the new hospital area there, and this will deal with that issue,” Gerstle said, “and the building which will contain…the facilities presently in the old  hospital on Broadway — they need a place to move to once the city takes over. This will be where they wind up, which is an efficiency location, given the nearness to the other hospital facilities and emergency room. So I think people recognize that this makes sense.”

Being a non-profit facility, BCH plans to pay for this expansion in a few ways. The first will be through existing savings, and fundraising. Another source of funding is through issuing bonds. Its A-ranking as a non-profit makes these bonds very appealing to investors.

November Events

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parade

Boulder’s events this coming November are sure have something to please everyone.  From music, sports gatherings, book talks, and family painting, there’s no reason not to go out and enjoy Boulder.

Pearl Street Stampede- November 18th

Every Friday night before a CU Buff Football home game is kicked off by the Pearl Street Stampede. Over the last 10 years Pearl Street has been filled with fans decorated in Buffs gear to watch the Golden Buffalo Marching Band perform across the mall. Members of the football team, and the coaching staff, also appear at the event to cheer and celebrate with all the fans.  The Stampede is a culmination of the University, Downtown Boulder, local businesses, and fans coming together to celebrate the team.

Family Day Paint “Campfire”- November 20th and 27th

If you’re looking for an activity the entire family can enjoy together, why not give the Family Day Paint a try.  Hosted at Poshsplat on the 20th and 27th from 2-4pm, families are given instruction by a local artist on how to create your own works of art.  The cost is $30 per adult and $10 per child and here’s no experience, materials, or cleanup required.

Warren Miller Film- November 10-13th

The Boulder Theater is giving local winter sport fans 4 chances to see Warren Miller’s newest film “Here There & Everywhere”.  Miller captures many professional skiers hitting breathtaking slopes across Alaska, Montana, Greenland, Switzerland, and more.  This is an event for all ages, with tickets going for $22.50 on the day, but cheaper if bought in advance or for groups.  Ticket holders will also receive a coupon for the skiing that the film is sure to inspire. This includes a 2-1 lift ticket to Crested Butte, Monarch, and Loveland.

The Fray and American Authors- November 25th

Double platinum local rock artist The Fray is having a homecoming at The Fox on November 25th. Sharing the stage with American Authors, this is set to be one of the biggest events of the month.  Tickets start at $70 for general admission.  They will also be playing in Broomfield the 27th with lower ticker prices available.

Leonard David Book talk- November 16th

Leonard David will be speaking about his book Mars: Our Future on the Red Planet at the Boulder Bookstore this November 16th at 7:30pm.  The book is a companion work to an upcoming National Geographic series.   That series will examine the possibilities of what it will be like sending the first humans to mars.  Leonard’s book discusses the science of the mission and all the difficulties standing between us and the red planet.  Vouchers for the event cost $5 andare good for either $5 off the featured book or a the day of the event.

How a shortage of appraisers is effecting the Denver home market

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sale-pending

Those looking to buy or sell a home soon should be aware of the trends in the Denver and Boulder markets.  Homes are being bought and sold, but completing a sale is taking longer.   The reason for this change, according to the Denver Metro Association of Realtors (DMAR), is a widespread shortage of appraisers.  The chairman of DMAR, Anthony Rael explained these delays “as a direct result of an appraiser shortage we’ve been talking about the past several months.”

One major concern of the appraiser shortage is the exorbitant costs  the limited pool of appraisers are charging buyers.  In many cases buyers were required to pay over $1,000 to get appraised.  In Anthony Rael’s report he cited an instance where one buyer had to pay $3,000 because appraisers were so overbooked. This was a rare case in which the seller was in a pinch to get appraised before deadlines.  It is a good example of how costly the shortage can be.  The other concern is the risk to the contract as buyers usually incur transaction costs in advance of the appraisal.  Failure to perform appraisal by the deadline is one of the few ways sellers can terminate a contract to buy/sell real estate.

The effects go even further than just monetary costs.  The time it took for homes to be purchased with a conventional loan increased over 10% to 43 days.  The time it takes to purchase with a Veteran Administration (VA) loans, which went up over 25% to 49 days.  Cash transactions saw almost no change at all from the previous year.

Whether looking to buy or sell, the lack of available appraisers is likely to draw out the time it will take to close a sale.

 

Neighborhood Spotlight: Keewayden

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Nestled in the Southeast corner of Boulder Colorado is the quaint neighborhood of Keewayden.  Placed between Baseline and South Boulder road, Keewayden has the advantage of easy access to downtown and major highways, but also has so many amenities that are just a quick walk or bike ride away.  The eclectic homes found in Keewayden were built between 1965 and 1978, giving the neighborhood a diverse and appealing image.  Most homes offer personal views of the majestic flatirons to the west that Boulder is known for.

Getting Around
Bike Trails

The South Boulder Creek trail and the trails that branch off offer more than just a view of nature.  Right in Keewayden’s backyard, this trail is perfect for walks and bike rides both long and short.  Along the way, trails conveniently pass the East Boulder Rec Center (EBRC) which offers a wide range of amenities.  Trails within Keewayden also connect to Keewayden Meadows Park, the EBRC off-leash dog park, Manhattan Middle School, and open space.

Transportation

RTD offers a bus to Fairview and down Baseline and Broadway into downtown Boulder in quick reliable fashion.  For trips that require a car, Baseline, South Boulder Road/Table Mesa, Foothills Parkway, & US-36 are in the neighborhood.  Between these major roads & highways, Boulder and surrounding areas are conveniently accessible.

Neighborhood Amenities

The EBRC offers an indoor pool, full gym, climbing wall, tennis courts, fitness classes, and much more.  The EBRC is a great asset for the many neighborhood families during summer including many school age camps.  Manhattan Middle School is in the heart of Keewayden and Fairview High School is nearby.

It isn’t just schools and the EBRC that living in Keewayden grants easy access too.  The Meadows shopping area is walking distance over the Foothills Parkway pedestrian overpass.  Here you will find just about everything you need from Safeway, salons, Michaels, Rite Aide, the locally owned Art Cleaners, and much more.  The Meadows branch of the Boulder Public Library also finds its home within this cozy shopping center for readers of all ages.  Getting the morning coffee and breakfast is also just a quick walk away at Colorado’s own Big Daddy Bagels, and for an afternoon treat there’s Glacier Ice cream, also locally owned and operated, just across the parking lot.

Keewayden in a Nutshell

Keewayden is a longstanding neighborhood in Boulder that has been home to many families for years.  It has all the necessities one could need within arm’s reach, but without the crowded nature of living downtown.  Outdoor enthusiasts love the trails and rec center, yet getting downtown is easy by bike, bus, or car.  Keewayden is one of the best examples of how living in East Boulder can cater to people of all lifestyles.