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Denver News: Clear Creek Crossing Development

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Ever since 2011, there has been an 80-acre site in Wheat Ridge that has gone unused.  It was originally to be the home of a 185,000 square foot Cabela’s store and showroom, but the retailer backed out of their decision to go forward building on that space.  For five years the land went unused until it was picked up by a Phoenix based real estate group called Evergreen Devco who are very excited about contributing to the area.

“It’s very well-located real estate being at the intersection of the two highways, and we love the visibility and access.  It’s an important piece of property for the city, and we want it to be sustainable for the community long-term,” said Evergreen’s Tyler Carlson.

Evergreen held a community meeting at the end of 2016 where they announced their tentative plans for the space, which was to be used for residential units, an office complex, and a Super Walmart.  Since then, Evergreen and the city have shared that Walmart may no longer be part of the plan.

Wheatridge’s city manager Goff said that “the biggest (change) is that Walmart is uncertain about whether they will be apart of the development now.  It’s just part of the current retail market.  The internet is taking over. Amazon is taking over.”  With that in mind, the city is looking for alternatives in case Walmart doesn’t come through.

Another change is in the amount of space intended for office and housing space.  Originally, 10 acres were to be used for housing and 30 for offices.  However, the revised plan now has 15 acres for housing and 25 for an office complex owned by a Denver area employer.

Construction is set to begin in the fall of this year, starting with “hook ramps” being built onto I-70, with buildings going up in 2018.  All that’s left is for the new plan to be approved by City Council and the city’s planning commission.

“It’s really not changing all that much from what we thought it was going to look like,” Goff said. “We’re excited it’s getting much closer to the finish line than it has been in a long time.”

Neighborhood Spotlight: Mapleton Hill

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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.

Neighborhood Spotlight: Martin Acres

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Situated in the Southern end of East Boulder, Martin Acres has become a highly sought after neighborhood.  With homes catering to families of all sizes, this wide open area is the perfect place to settle down or start raising a family.  These houses were mostly built in the early to mid-60’s and have proven to stand the test of time in both functionality and appearance.  Plus, the location couldn’t be better.  Whether it’s recreation, errands, or work, Martin Acres makes it easy and convenient.

 

Getting Around

Transportation

Martin Acres is one of the most commuter friendly neighborhoods in Boulder.  Table Mesa runs right through the neighborhood and links it to all the main roads one could want.  For example, taking to the north can lead right into highway 36.  Or, by taking a different turn, right onto Foothills parkway.  And, if that was isn’t enough, it also goes straight into the beginning of South Boulder road.  There’s nowhere in or out of town these roads couldn’t help you reach.  Then, to the West, Table Mesa links up with South Broadway.  With so many great roads and alternate paths, commuting by car will never be a worry.  But that’s not even mentioning public transportation.  The RTD park and ride is right down the road for a stress-free trip out of town.  If going into town is the destination, then there’s no better street than Broadway to catch a bus.

Biking

Martin Acres’ neighborhood design was designed with bikes in mind.  All the side streets are bike friendly, with plenty of dedicated paths linking to roads and trails.  And with all the buses being bike friendly, it is a breeze to bike to a stop and take it with you to your destination.  With so many places nearby, or in the neighborhood itself, to shop and eat, biking is often the faster way to get around.

Neighborhood Amenities

This neighborhood is a real gem.  Not only does it have two parks and a lake in its own backyard, but also a ton of great choices for shopping and eating.  Tantra Park to the East is a beautiful space for families and pets.  It’s the perfect place to take the dog for a walk, or bring the kids to the playground.  This park also right beside Tantra Lake, another perfect place for a casual walk.  The tables overlooking the lake also make it perfect for a family picnic.

In terms of restaurant and shopping options, Martin Acres is brimming with them.  Right in the neighborhood is a little center that’s great spot to stop at.  Que’s Espresso is perfect for the morning coffee, and Napal Cuisine offers a great local dinner option.  Traveling just across Broadway is both a King Soopers and Lucky’s Market to cover any grocery needs.  In addition, there’s the south Walnut Cafe and Southern Sun, among much more, for even more variety in places to eat.

Martin Acres in a Nutshell

For those with a family, or those who are thinking about starting one, this neighborhood is a perfect fit.  The homes are built to last on the safe and quiet streets.  Parks and lakes mean nature is never more than a short walk or bike away, and getting errands done couldn’t be more convenient.  Even a night out doesn’t require fighting traffic downtown when living here.  Martin Acres really does have it all.

 

Boulder News: East Edge

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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.

Neighborhood Spotlight: Ridglea Hills

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The scenic and beautiful neighborhood of Ridglea Hills lies up in the hills of East Boulder. The view of the neighborhood is second only to the view of the Flatirons Built as it sits on the hills above Baseline Reservoir.  There is no view quite like overlooking the Baseline Reservoir anywhere else in Boulder.  Ridglea Hills is one of the most unique neighborhoods around with a range of homes from modern designs to proven classics built as early as the 60’s.

Getting Around

Transportation

Ridglea Hills sits in a very comfortable place in terms of transportation.  Placed right between Baseline and Arapahoe with a straight shot to South Boulder, no commute will be a chore.  Baseline is right on the RTD’s bus line which goes to multiple schools on its way into downtown, making it perfect for anyone.

Biking

Baseline’s long stretches of uninterrupted road are a big draw for many road bikers for both transportation and recreation.  There are plenty of dedicated bike trails just a short ride away through the quiet neighborhoods.  Bobolink trail and the Dry Creek trail are just two right in the neighborhood.  Also, being right beside a school zone has made it safe for riders of all ages.

Neighborhood Amenities

Ridglea Hills offers the views and feel of a secluded neighborhood without the downside of being far from all the amenities found in town.  There are an abundance of hiking and biking trails right in the neighborhood offering even more breathtaking views.  The East Boulder Rec Center is just around the corner.  The Baseline Reservoir is right across the street to members for water sports.  The Flatiron Golf course also just down a few block on Arapahoe.

The Ridglea Hills neighborhood offers plenty of shopping choices.  The Meadows Shopping center is just down Baseline with a Safeway, Michael’s, and a handful of places to eat.  Arapahoe offers just as much without going much further.  A few shopping centers just West of 55th offer a handful of good restaurants, bike shop, thrift store, record store, and BDT (formerly Boulder Dinner Theater). But in either case, there’s nothing out of reach of this neighborhood.

 

Ridglea Hills in a Nutshell

Equal parts breathtaking views and great location, Ridglea Hills has it all.  Active individuals will love the proximity to local trails and the Rec Center.  Students will love the bus routes that make trips to school a breeze.  And adults will love how easy it is to get in and out of town for work and play.  Ridglea Hills has all the benefits of living away from a busy city center and none of the downsides.  At its heart, Ridglea Hills a tight community that represents the best of what Boulder has to offer.

Denver News: Home Renovation soar in Denver

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In 2014 and 2015, almost seven out of ten Denver homeowners made a home renovation.  That figure put Denver at the number one spot out of 25 cities for home improvements. Over the two years since then, that amount maintained its position  at 69.3 percent according to the American Housing Survey.  It is thought that the cause is rising home prices providing  more equity to homeowners to use on renovations.

The study relates this renovation increase to  job and population growth.  “Both Colorado and Utah have been attracting capital in the technology segment and rapidly adding tech workers.  People tend to do more home improvement projects when they move,” said the spokeswoman for the Home Improvement Research Institute Pam Heidel.

A difficult market could be another cause.   Homeowners may be opting to improve their homes instead of finding a new home which may not be as easy as it was previously.  Also, Denver’s shortage of appraisers could still be a continuing factor.  At the same time, low interest rates would make borrowing  less expensive.

In addition, a study by Lawnstarter suggests Denver homeowners are very satisfied with their dwellings.  They place Denver homeowners as the third happiest in the country.  The only two cities ranking higher being San Francisco and Los Angeles.  This high level of happiness could be a direct result of the increased renovations.

The amount of home renovations Denver is seeing is even pushing estimates for spending on home improvements in the west.  2017 is expected to grow 6% in the mountain region, with Colorado being the driving force.  The other top cities for home improvement include Portland, Phoenix, Kansas City, and Detroit.

Open Space Debate Continues

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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.

 

How a shortage of appraisers is effecting the Denver home market

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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.