Community Editorial Board: Considering Boulder Junction Phase 2
Jul. 1—Members of our Community Editorial Board, a group of community residents who are engaged with and passionate about local issues, respond to the following question: Fifteen years in, the future of Boulder Junction is still an open question. Phase 1 was building 1,400 housing units, a hotel and retail, and the RTD Depot. But no one knows exactly what Phase 2 will entail. Your take?
Boulder continues to face an affordable housing crisis, and zoning laws struggle to keep pace with current circumstances. Some indications are that the median Boulder home purchase price is over $1 million and more than 60,000 workers must commute in and out of the area each day. Largely low-wage workers living in adjacent counties make that time-consuming trip, with hidden costs of gasoline prices and car maintenance that they themselves shoulder. While the U.S. EPA estimates that transportation is responsible for about 28% of climate change-causing emissions, green-tinged "Boulder than Thou" attitudes must be tempered with recognition of these intersecting and acute shortcomings.
The Boulder Junction project — initiated in 2007 at the former Boulder steelyards — is a critical undertaking that can help meaningfully address these vexing problems. Phase 1 is now actually the highest concentration of housing in the city, and 21.5% of housing units are designated "permanently affordable." Phase 2 is now underway with solicitations for needs assessments, preferences and alternatives from several constituents.
For Phase 2 implementation to achieve success, there must be (1) further expanded public input (e.g. youth, University students, low-wage Boulder workers), (2) installation of unique building architecture and public art, (3) financial incentives for locally-owned businesses (restaurants, retail shops), (4) development of kid-friendly green spaces and tree canopy, the building of a city-run recreation center onsite, (5) greater access to public transportation and (6) a binding commitment to a higher percentage of permanently affordable housing (e.g. 50% in Phase 2). The Community, Culture, Resilience and Safety tax funds certainly can help.
With vision and execution, the Boulder Junction project can become a model of visionary long-range planning, sensible zoning and appealing living that's inspiration and guidance for further (re)development in our Boulder area. For more bold ideas regarding community spaces and green, equitable, and climate-friendly places, I encourage you to listen to the Boulder-based "The Sustainable City" podcast by William Shutkin and Andy Bush.
Max Boykoff, mboykoff@gmail.com
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I think one key aspect that deserves attention is the focus on middle housing. While low-income housing is vital, there is a significant segment of our community that finds themselves in a housing affordability gap — those who don't qualify for subsidized housing but still struggle to afford homes in Boulder. By prioritizing the development of middle housing options, we can foster a diverse and inclusive community where individuals from various socioeconomic backgrounds can thrive.
Additionally, let us seize this opportunity to prioritize the creation of a connected tree canopy — a central objective of the Cool Boulder project. I am proud to have been part of the Environmental Advisory Board's efforts in launching this initiative. Establishing a comprehensive tree canopy will not only enhance the beauty of our surroundings but will also mitigate the urban heat island effect, addressing a pressing environmental concern.
Moreover, I urge the Council to again thoroughly explore the feasibility of an RTD rail station with the state, which was part of the original 2007 plan. I understand this is a long shot, but integrating an efficient rail system would provide a sustainable and convenient transportation option, encouraging further reduction in private vehicle use and contributing to our broader environmental goals.
As the chair of the Environmental Advisory Board, I am excited to be part of an upcoming multi-board workgroup dedicated to providing valuable input and ideas for Phase 2. In my three years as a member of the board, there hasn't been a collaboration like this, so I know city staff consider this project to be very important. I eagerly anticipate collaborating with fellow community members, stakeholders and experts to shape the future of Boulder Junction in a manner that upholds our values and aspirations. If you, as a reader, have any input or ideas to share, I encourage you to reach out via email!
Hernán Villanueva, chvillanuevap@gmail.com
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The "transit center" in Boulder Junction consists of an RTD bus depot. It's no more of a transit center than the Park n' Ride at Table Mesa and 36. Calling this a transit village seems like a stretch, but that's one of Boulder's strengths: stretching molehills into mountains. The Transit Village Area Plan said the area would "become a hub for commuter rail services." Even back then, that was pure delusion. Boulder, meet RTD. RTD, meet Boulder. Maybe those introductions should have been done before forming this plan. There is nothing special about this village regarding transportation to Denver or DIA, except that it takes longer on the same buses.
Reading the original plan is a good source of humor. "Homes will be offered in a range of sizes and prices to appeal to a range of lifestyles, ages, ethnicities and abilities." I didn't know house prices and sizes were related to ethnicity. Isn't just writing something like that a microaggression? Heck, I'm getting triggered. I wonder if I'm in the right-sized house for my ethnicity. I hope I haven't culturally misappropriated the wrong dwelling!
In this paper, I read "City Council expressed support for moving forward with developing an approach to amending the plan." Support to move forward with developing an approach to amend a plan? Intelligent people should never say such nonsense. Sounds like we are on track to get something done around the turn of the century. We have such an aversion to speaking plainly and "affordable housing" is our biggest sin here.
Boulder will never be affordable. At least not until it is ruined with incredible density. It's just too desirable a place. If you want affordability, move to a Kansas cornfield, a Louisiana swamp or a Nevada desert. Providing nominal "permanently affordable" units is just feel-good shenanigans that benefit a lucky few.
Bill Wright, bill@wwwright.com
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A few Tuesdays ago I decided to walk from the Boulder Public Library to the auto dealership on Pearl Parkway, where my mid-life-crisis car was awaiting post-service pickup. It was a beautiful spring day, my relatively new hip joint needed the walking practice, and I was particularly interested in leisurely observing the new stores and construction on Pearl Street east of the pedestrian mall. And it was only a couple miles, a distance I thought nothing of walking when I lived in New York.
The first few blocks past 14th Street were great, containing many interesting new stores and food places, and drawing many people to their wares (I did wonder who all those people were on a Tuesday afternoon: They don't seem to have jobs and are far too young and pretty to be retired).
By Folsom Street the predominant foot traffic and small boutiques had given way to motor vehicles and big box stores, making the walk less interesting, less leisurely and more tensely defensive. But it was still nice to be out, and there were at least a few other brave but not-so-young-and-pretty pedestrians trying to navigate the intersections and the high-stakes Hunger Games that is the Whole Foods parking lot.
And then I crossed 30th Street into the new Boulder Depot area. It is hard to describe the feeling, but it was most akin to Leonard Mead in Ray Bradbury's short story "The Pedestrian." Mead loved to walk his city, but his walks were always on streets that were "silent and long and empty." I half expected Bradbury's robotic police car to show up and drag me off to the "Psychiatric Center for Research on Regressive Tendencies."
I have no idea what Phase 2 of the Depot will include, but I hope it is more alive.
Fintan Steele, fsteele1@me.com
