Tag Archives: property

Boulder News: Boulder Plot Approved for Development

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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.

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.

 

Neighborhood Spotlight: Frasier Meadows

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The East Boulder neighborhood of Frasier Meadows is one certainly worth looking into.  The homes were built in the mid to late 60’s and are full of personality.  In addition, there are plenty of condos and apartments for families of all sizes.  The safe and beautiful winding streets and paths all weave this neighborhood together.  For those looking for a quiet place to call home, Frasier Meadows is just the place.

 

Getting Around

Transportation

Frasier Meadows has two excellent choices for driving in or out of town.  The first is Baseline, perhaps the best route to get downtown.  The second is the unique outlet right onto the Denver Boulder Turnpike.  No other neighborhood in Boulder has access to both of these roads right out of the community.  If public transportation is preferable, then the Meadows delivers yet again.  The RTD has multiple stops along Baseline right in front of the neighborhood.  And, to the south, the Park ‘n’ Ride is just across the street.

 

Biking

Bike riders should prepare themselves for an abundance of choice in Frasier Meadows.  First there is the Meadow’s shopping center, which is bike accessible without touching a main road.  Then there’s all the bike paths right along Baseline, such as the Boulder Creek path.  From there, an entire network of options opens up.  Whether it’s for work or play, biking from this neighborhood may be more convenient than driving.

 

Neighborhood Amenities

As the similar names imply, Frasier Meadows touches right up to the Meadows shopping center.  This little shopping plaza turns an afternoon of errands into a one trip affair.  The Safeway carries all the family’s favorites, plus a Rite Aid on the corner for extra odds and ends.  Or, why not make a day of it and get some ice cream at the locally owned Glacier Ice Cream.  Plus there’s the Meadow’s branch of the public library right around back.  What better way to spend a day than picking up a book and heading over to Burke Park to read by the water?  This quiet little park offers one of a kind views of the majestic flatirons in the heart of the neighborhood.

For families with, or who plan to have, children, this neighborhood is ready with two nearby schools.  Horizons is a K-8 located right next to Burke Park, which is perfect for older kids to walk or bike to.  A little further across the street is Manhattan Middle school.  While it is across Foothills Parkway, there is a convenient pedestrian path that connects these two neighborhoods safely.  Parents can rest assured their kids will arrive safe thanks to this overpass.

 

Frasier Meadows in a Nutshell

Small, beautiful, and convenient.  Frasier Meadows is all of these things and more.  Built for families of all types and sizes, there’s a place for everyone.  Commuters have the best roads in Boulder at their fingertips, and bikers have a huge web of paths to explore.  Shopping and recreation are joined into one thanks to the Meadows shopping center and park.  There just really isn’t anything bad to say about this fantastic neighborhood.

 

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.

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.

 

Boulder News: Envisioning East Arapahoe

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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.

 

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.

 

Boulder Farmland Sale to Longmont

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One of the most important aspects of Boulder Colorado is the greenbelt surrounding it.  This ring of protected nature keeps Boulder from growing too large, and allows easy and convenient access to nature that has enamored residents and visitors alike.  For these reasons it may seem concerning to hear that Boulder County commissioners have already given the go ahead to sell 129 acres of farmland to Longmont for over $2.1 million, but the details should put a lot of those worries to rest.

The 129 acres to be sold is located southwest of Colorado 66 and East County Line Road.  This area is largely comprised of the area known as Montgomery Farm, and a smaller section just north of Jim Hamm Nature area.  Another 72 acre plot of land owned by Trice property is also being considered as a future site Longmont would acquire.

The plans Longmont has set out for this land state that the 80 acres of Montgomery Farm would be used as the future site of a new community park.  The 49 acres north of the Jim Hamm Nature area are to be left undeveloped, and may even continue to be used for agricultural purposes.  Longmont’s development plans already have a plan for the Trice property as well.  Under the city’s comprehensive plan, it will be another possible site for a community park.

This farmland sale to Longmont was reviewed ear in September 2016 during a county commissioners’ meeting.  Janis Whisman, Longmont County’s Parks and Open Space real estate manager, along with commissioners Elise Jones, Deb Gardner, and Cindy Domenico approved Boulder County staff to move forward with the transaction.  However, it is still dependent on whether or not Boulder County receives a federal grant that would cover half the cost of the conservation easement purchase.  “Pending the time it takes to find out whether such a grant has been awarded, Boulder County would have a one-year option for the $2,703,335 conservation-easement purchase,” Janis Whisman said at the conclusion of the meeting.

Should that conservation-easement come through, it would serve to protect a gap in county-owned farmlands or cover private farmlands north of the highway in conservation easements.

According to Whisman, the city of Longmont still needs to accept the proposal to purchase the Montgomery farmland from Boulder.  If they decide to finalize the purchase as it appears now, Longmont would have 5 years to complete the $2,128,901 purchase.  While it looks like it will be some time before any noticeable change occurs, there doesn’t seem to be any reason for citizens of Boulder to fear losing ownership of this farmland.