Public Comment - Item 5B - 1833 19th St. - Nikki LarsenFrom:Nikki Larsen
To:Hewat, James; landmarksboard
Subject:comments on Item_5B_-_1833_19th_St-1-201712260843
Date:Sunday, December 31, 2017 4:09:39 PM
Attachments:Landmark Alteration 1833 19th Canyon_comment.pdf
Item_5B_-_1833_19th_St-1-201712260843_annotations.fdf
APPENDIX_Landmark Alteration 1833 19th Street_comment.pdf
Dear Mr. Hewat and Landmarks Board members,
Attached please find my comments on item 5B for the January 3rd, 2018 Landmarks Board meeting. I am a renter of
an adjacent property, and have concerns about this project.
Please contact me with any questions.
best,
Nikki Larsen
1827 Canyon Blvd
303-720-9588
Attached:
Landmark Alteration 1833 19th Canyon_comment
Item_5B_-_1833_19th_St-1-201712260843_annotations
APPENDIX_Landmark Alteration 1833 19th Street_comment
To: City of Boulder Landmarks Board
From: Nikki Larsen
CC: James Hewat, Senior Planner
Date: December 31, 2017
Re: 1833 19th St (Jan 3 2018, Item 5B)
As a resident of 1827 Canyon Blvd, I am submitting my opposition to the request for a Landmark Alteration Certificate to construct a
new 3,504 sq ft free-standing building at 1833 19th St.
My opposition focuses on the following issues:
1. Quality of Life
2. Need for low-to-middle-income family housing
3. Parking
QUALITY OF LIFE
We live in a high-density urban neighborhood. I enjoy the convenience, walkability, and the energy that comes along with living
in this diverse & eclectic neighborhood. I made the explicit decision to live in a dense, urban part of Boulder. However, part of
the character of this area are the occasional natural spots of visual relief from the developed surroundings such as the pocket
park at 19th & Walnut, and the small yard where the subject of this alteration certificate is proposed to be built.
Currently, on our extremely urban block (see Appendix Photos 10-16), the small yard to the south of the existing historic
building that houses the September Apartments is our only immediate visual break. There are three homes with a total of
approximately 10 residents between them that look out onto this small green area. Nowhere in the proposal have I seen
anything addressing how the 3500 sq ft free-standing building will not only eliminate this view and amenity, but also create a
narrow concrete-flanked & dark corridor leading to the entrances of each of these homes.
Residents of the 1800 block of Canyon, adjacent residences, and passers-by all make use of the small park. It is a place where
neighbors gather to enjoy good weather, read, study, chase pets, sit around a gas fire in the fire pit, and use the Argentinian
barbeque custom-built by Anderson-Garcia Construction (Daniel Garcia himself oversaw the construction and the Garcia family
had a birthday celebration in the park when construction of the entire project was complete).
Page 21 of Agenda Item #5B states:
“Proposed location of building at south end of lot, set back from east wall of historic church building maintains dominant
position of historic church building. No important historic landscaping features on the property.”
I would argue that the unique landscaping and visibility of the murals qualify as landscape features. The murals on the
September Apartment building itself are listed on the Boulder County Arts Alliance Site directory of Public Art in Boulder
County: https://www.bouldercountyarts.org/node/5491
There are numerous quality of life concerns, many of which are cited in my annotations to the Agenda Item #5B PDF. I would
add one more item, which is the general pattern in this area of investors coming in, building new structures, selling those
structures once complete and new owners hiring a property management company to fill it with student renters. This chain of
events serves the original investors well, lining their pockets with profit. It does not serve those who live adjacent to the new
development. We are left with the consequences which include noise, trash, and absentee property managers who don’t
respond to requests to maintain the property.
I have lived at 1827 Canyon for 8 years and in that time I have had no less than 100+ different neighbors reside in the 5
properties immediately adjacent to my home. I have witnessed a fatal police shooting, police response to a suicide and a
barricaded individual (separate events), picked up more trash than I care to quantify, introduced myself to each new resident
whenever a house turns over, observed residents dealing drugs, and continuously struggle with getting the city to address the
annual discarding of furniture in our alley.
And yet, despite these complaints, I stay. I enjoy our little 960sq ft home, we have great landlords who reside locally (Andrew &
Francesca Gettelman), and I have remained optimistic that with each round of new student neighbors, we will find those
diamonds in the rough that are conscientious & responsible.
2
To be faced with the addition of 8 new rotating spots in a new residence honestly just makes me feel weary and like giving up.
Especially when our sole tiny area of green space will be sacrificed to make way for this project. I would love to be able to “just
move” as others would readily advise, but this is Boulder. Everyone is cognizant of the tight housing market and knows that
moving can be a long, stressful, and not always feasible solution.
LOW-TO-MIDDLE INCOME FAMILY HOUSING
On the topic of housing cited in the prior section, the proposed development does not address the kind of housing most-
urgently needed in Boulder. While the investors, developer, & architect allude to the idea that their new building may address
this market, reality is that it will not. A quick Google search of the investors behind this project, Zargo Invest, shows that their
primary focus is student housing.
Ideally, Zargo Invest & Scott Rodin’s firm would have been forthcoming about the focus of their development but since they
have instead chosen to obscure this, I submit a small sampling of business descriptions from Zargo & the employees
themselves:
ZARGO INVEST
“We invest in value add student rentals in Boulder, Denver, Fort Collins and Tallahassee, FL. Family owned and
operated.” – Boulder Chamber website
“We’re Zargo Invest, four sisters and a small team who run a 35 year-old family enterprise that invests in Student
Housing in the Boulder, Denver, and Tallahassee areas. –Zargo Invest LinkedIn profile
“Specialties: Real Estate, Investing, Value-Add, and Student Housing” –Zargo Invest LinkedIn profile
ZARGO EMPLOYEES
“We buy and sell single family homes, multi family and apartment complexes in Boulder and Denver, CO and
Tallahassee, FL. We look for student rental, value-add opportunities.” –Shanae Pugh LinkedIn profile
“I buy, sell and manage Boulder student rental properties. Please let me know if you have money to lend, property
to sell, or are interested in participating in real estate investments.” –John Pugh LinkedIn profile
“I work with the company in acquiring property and arranging financing. –Kristen Nicole Pugh-Mihalcin LinkedIn
profile
PARKING
The new development includes a request for parking reduction in addition to enhanced access for the disabled and states, “We
are proposing to provide an accessible parking space and its required loading aisle, in addition to the existing 5 parking spaces
on the ground level.” (see Agenda Item #5B, Page 38).
This is not feasible. See the following cases for parking-related history and details:
Closed Administrative Review
Case Number: ADR2016-00032
Description: ADMINISTRATIVE REVIEW for Modifications to Parking Stall Design Standards: Request to modify
Parking Stall Design Standards (?9-9-6(d)(2)) to reduce the size of the five of the six existing
required parking spaces in order to accommodate a storage shed on the western side of the
parking area.
Applicant: GUY STEVENSON
Address: 1833 19TH ST
Email: Case Manager Email
Phone: 303-441-1880
Closed Building Permits
Case Number: PMT2016-02208
Description: Permit to combine three existing storage sheds on a multifamily parcel and relocate.
Scope reconfigures parking per ADR2016-00032. Parking will be restriped.
3
Applicant: MOONSTONE CONST &
DEVELOPMENT
Address: 1833 19TH ST
Email: Case Manager Email
Phone: 303-441-1880
As stated above, there is a storage shed on the property, immediately behind the trash. Parking was reduced
from 6 to 5 spaces to allow for the neighboring parking pad to be able to open their vehicle doors. There is
ZERO real estate available on the east & west sides of the 5 spaces to add an accessible parking space.
Additionally, parking in this area is continually over-capacity due to being free & close to downtown. See my
annotations to the Agenda Item #5B PDF as well as Appendix Photos 17-21 for further details around parking
problems in this area.
Thank you for your time in reviewing my opposition to a Landmark Alteration Certificate being issued for 1833 19th
street. I appreciate being able to take part in this process and to have my voice heard.
Stefan & Meghan McVoy, owners of 1823 Canyon have assured me of their support in opposing this development and
I am able to provide a copy of our email correspondence at your request.
Andrew & Francesca Gettelman, owners of 1827 Canyon have submitted their own response via email today,
December 31, 2017.
Respectfully,
Nikki Larsen
1827 Canyon Blvd
303.720.9588
APPENDIX
Photo 1: Summer View from front door of 1827 Canyon
Photo 2: Winter View from front door of 1827 Canyon
Photo 3: South-facing view from 1827 Canyon
Photo 4: East-facing view from entryway window of 1827 Canyon
Photo 5: View from front porch of 1827 Canyon
Photo 6: South-facing view from deck of 1827 Canyon
Photo 7: West-facing view from back porch of 1825 Canyon
Photo 8: East-facing view from front porch of 1825 Canyon and proposed building site
Only “open space” view for 1825 Canyon
Photo 9: South-facing view from sidewalk along 1827 Canyon
Note front of 1825 Canyon faces proposed building site and back of proposed building
Photo 10: North alleyway of 1800-block looking east
Photo 11: View of eastern end of north alleyway of 1800-block
Photo 12: View of remaining of alleyway on 1800-block of Canyon
Photo 13: South-facing view of 1823-1827 Canyon residences from alley on north side
Photo 14: South-facing view from alleyway - three empty residences in 1800-block of Canyon
Photo 15: East side view looking south of three empty residences in middle of 1800-block of Canyon
Photo 16: Alleyway as viewed looking north from deck of 1827 Canyon
Photos 17-21: Parking issues in 1800 block of Canyon
Photo 22: Empty building along north side of alleyway of 1800-block of Canyon
NOTE: 2 applications to convert to residence were denied. This building is falling apart and is a
residence to raccoons & squirrels
Closed Historic Preservation Review
Case Number: HIS2005-00111
Description: Rehabilitation of brick building on alley (given address of 1830 18th St.) to
include raising of roof and addition of dormers.
Applicant: COVE CAYWOOD
Address: 1840 18TH ST
Email: Case Manager Email
Phone: 303-441-1880
Closed Historic Preservation Review
Case Number: HIS2008-00201
Description: LAC for reuse and conversion of existing brick warehouse as residential
with studio.
Applicant: BILL SAWYERS
Address: 1840 18TH ST
Email: Case Manager Email
Phone: 303-441-1880