Tag Archives: neighborhood

Boulder News: East Edge

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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.

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.

Neighborhood Spotlight: Aurora 7

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Aurora 7 is a Boulder neighborhood that manages a perfect balance for people who love exploring downtown and nature.  Many great local restaurants and shops are just a short walk or drive away. A great park and creek are also right in the neighborhood’s heart. Aurora 7 also provides a great mix of housing options.  There’s a lot of variety from beautiful family homes built in the 60’s and 70’s to modern apartment complexes. Within  walking distance to CU’s campus, as well as High Peaks elementary, Aurora 7 harmoniously blends a diverse age group.

Getting Around

Transportation

Getting around from Aurora 7 may offer too many choices.  Drivers can utilize 30th street to get them onto either Baseline or Arapahoe with ease.  From there the trip downtown or onto the highway is a quick and comfortable cruise.  Bus riders  also have  options.  The Bound goes down 30th, plus multiple other lines run down Baseline and Arapahoe so there’s almost no wait for a bus.  CU students can utilize the Buff Bus pickup point for a safe ride to and from campus.

Biking

Being so close to downtown, biking may be even more convenient than driving.  Aurora 7’s close proximity to places like the 29th street mall make it perfect for bikers.  Students will have no trouble taking the paths or streets to school, whether it be CU or the nearby New Vista High School.  Even errands and commutes are within a comfortable and scenic biking distance.   Walking is a great way to get around with so much close at hand.

Neighborhood Amenities

Aurora 7 has not one, but two great parks in the neighborhood.  The Aurora 7 park is tucked away in the neighborhood and a great place to bring young kids and pets.  Scott Carpenter Park also has so much to offer with the wide open field, playground, pool, and skatepark for summer play.  In the winter, the hill in the field becomes a great local sledding area.  There are two fantastic shopping options on either side of the neighborhood.   William’s Village is to the south, with a Sprouts Market, the local Cosmo’s Pizza, and Carelli’s restaurant.  Sports fans will love how close The Dark Horse Saloon is on game nights.  To the North is a King Soopers, the local Moe’s Bagels, and Jamba Juice among much more.

Aurora 7 in a Nutshell

With so much so close at hand, there’s no need to choose between doing errands and going for a bike ride or playing in the park.  Aurora 7’s great neighborhood is safe and diverse with options for all types of families.  The nearby mall and shopping options, as well as direct streets to anywhere in or out of town, is truly unique.  There’s hardly a better example of a true Boulder neighborhood.

Open Space Debate Continues

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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: Redevelopment at Eastpointe Apartments

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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.”

 

 

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.