Agenda_2019_7_9_Meeting
M ayor
Suzanne Jones
Council M e mbe rs
Aaron Brockett
Cindy Carlisle
Lisa Morzel
Mirabai Nagle
Sam Weaver
Bob Yates
Mary Young
Council Chambers
1777 Broadway
Boulder, CO 80302
July 9, 2019
6:00 PM
City M anage r
Jane Brautigam
City Attorne y
Thomas A. Carr
City Cle rk
Lynnette Beck
ST UDY SESSION
BOULDER CIT Y COUNCIL
S T UD Y S E S S IO N I T E M S
(1) Update 2030 Climate P lan 90 min
(2) Citywide R etail Study: Final R eport and Next Steps 90 min
3:00 Hours
City Council doc uments, inc luding meeting agendas, study session agendas, meeting ac tion
summaries and information packets c an be ac cessed at https://bouldercolorado.gov/city-
council/council-documents. (Scroll down to the second brown box and c lic k "I nformation Packet")
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City Council Study Session Page 1 of 260
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C OVE R S H E E T
ME E T I N G D AT E
July 9, 2019
AG E N D A I T E M
Update 2030 C limate Plan
P RI MARY STAF F C O N TAC T
Brett KenC airn, 303-441-3272
AT TAC H ME N T S:
Description
Memo & Attachments
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STUDY SESSION MEMORANDUM
TO: Mayor and Members of City Council
FROM: Jane S. Brautigam, City Manager
Steve Catanach, Director of Climate Initiatives
Brett KenCairn, Senior Climate and Resilience Policy Manager
Carolyn Elam, Energy Manager
Yael Gichon, Senior Energy Project Manager
Jonathan Koehn, Senior Climate Policy Manager
Kara F. Mertz, Sustainability Manager
Jamie Harkins, Sustainability Coordinator
Matt Lehrman, Energy Policy Analyst
Meghan Wilson, Communications Manager
Alexis Bullen, Communications Specialist
Emily Sandoval, Communications Specialist
DATE: July 9, 2019
SUBJECT: Climate Mobilization Action Plan
EXECUTIVE SUMMARY
Staff proposes the launch of a comprehensive community and stakeholder process to formulate the next
generation of the City of Boulder’s climate action strategy. Staff is referring to this planning initiative as
the 2030 Climate Mobilization Action Plan (CMAP).
Since council’s 2016 approval of the city’s Climate Commitment, several significant changes have
occurred, including accelerating impacts from a changing climate, advances in state-level climate policy,
new understandings about the most effective roles for cities in climate action, and recent UN analysis
indicating that societies have approximately 10 years to implement system-scale change to avert climate
catastrophe. Staff proposes that the development of the 2030 CMAP will serve as the previously planned
update to the Climate Commitment.
Staff has already identified several strategy update needs and would expect others to be identified through
the community CMAP effort. These include:
• Climate changes are already occurring and will continue, necessitating that both equity and
resilience become core design considerations integrated into all proposed strategies and actions.
• A focus just on community-level emissions is insufficient; increased emphasis must be placed on
the life cycle costs and the impacts of resource management that fall outside the city
boundaries.
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• Emissions reductions alone will not be enough to stabilize climate; carbon capture and
sequestration must be addressed.
• Voluntary and behavioral change programs will not achieve the scale of change that is needed;
strategies must be focused on systemic change.
Building on the 2016 Climate Commitment, staff proposes the model below in Figure 1 to guide CMAP
development.
Figure 1: CMAP Focus Areas
Staff proposes that this extensive, community-based strategy update process be initiated immediately
following this Study Session and run through early 2020. This process will include community
engagement through a variety of techniques, which are likely to include entities bringing subject matter
expertise, topic-specific working groups, community presentation and feedback sessions, and extensive
review by a broad and diverse consortium of stakeholders. The results of the process would be compiled
during the first quarter of 2020 and synthesized into a 2030 CMAP. This plan would be presented to
Council in spring 2020. It would then serve as both the short-term action plan and a framework for a 10-
year action strategy. This 2030 Climate Mobilization Action Plan (CMAP) strategy will update current
objectives and goals and will provide a framework for rapid reassessment and adaptation throughout the
life of the plan, as conditions continue to change.
Today, staff is seeking council feedback on key aspects of the proposed strategy development process,
including climate action goals, the proposed areas of focus, partners and stakeholders and analysis of the
2019 state legislative session’s impact on the city’s climate programs.
Given the importance of this topic in the community and the high expectations for substantive community
engagement, staff will share with council via an Information Packet in mid-September:
• a final community engagement plan;
• identification of additional partnerships;
• recommendations for council and advisory board involvement; and
• pilot project development details.
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This memo explains the evolution of the city’s climate action work, including where we have been and
what we have learned, the early implications of new state policy and the changing role of local
governments based on the urgency of the climate crisis. These findings come together to detail the
proposed process for developing the next evolution of the city’s climate work, the 2030 CMAP.
QUESTIONS FOR COUNCIL
Climate Action Goals
1. Based on the recent Intergovernmental Panel on Climate Change (IPCC) report, the limitations of
existing emission inventory protocols and other recent changes in context, should the city expand,
accelerate and/or identify new climate action goals? If so, does council have specific
recommendations?
Strategy Development Process
2. Does council agree with the climate action focus areas staff has proposed? Are there any other
focus areas staff should prioritize?
3. In addition to the list of organizations and stakeholders staff has provided, are there others council
would recommend staff engage with as part of this process?
4. Does council support proceeding with Letters of Intent and Partnership Agreements between the
city and key organizations involved in this process?
5. Does council see areas where it wants additional analysis of the impacts of state legislative
changes or other factors on the city’s current climate action strategies and tactics?
BACKGROUND
The context within which Boulder and other communities consider how to address climate change is
rapidly changing. Three factors with significant implications for Boulder’s climate action approach and
priorities are described below.
1. Accelerating Climate Change and Associated Impacts
The recently released IPCC “Special Report: Global Warming of 1.5° C” (October 2018) and the Fourth
US National Climate Assessment (November 2018) underscored several sobering findings.
• Existing public and private sector commitments are insufficient to stabilize climate1.
• Energy-related emissions reduction alone2 will be insufficient to achieve climate stabilization.
• Carbon recapture is now essential to avoid runaway warming.
• Other warming factors must also be addressed including agriculture, materials use and other
extra-jurisdictional boundary sources.
• Carbon pricing is essential and must be implemented at a global scale.
• Resilience to climate change must be enhanced, particularly in ecological systems, and will
need to be a growing priority for public resource investment.
• Equity impacts will either reduce or magnify depending on the transition strategies deployed.
1 Climate stabilization requires that greenhouse gas (GHG) concentrations are stabilized in the atmosphere at a
level where ecosystems can adapt naturally to climate change, food production is not threatened, and economic
development can proceed in a sustainable fashion.
2 Additional analysis on the scope of action necessary to avoid a “Hothouse Earth” scenario can be found in an
excellent synthesis of recent scientific assessments by the Stockholm Resilience Center .
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Based on these findings, many cities and other entities that have made significant commitments to climate
action are now fundamentally reassessing the adequacy and focus of their climate action goals, strategies
and tactics.3
2. The Changing Role of City-Based Climate Action
The launch of a new round of climate action planning provides an opportunity to examine what has been
learned over the past 15 years of climate action and evaluate how these lessons could change some of the
foundational assumptions upon which previous strategies have been built.
The beginnings: a city-scale approach to climate action
The entry of cities into global climate action was largely driven by the failure of the 1997 Kyoto Protocol
negotiations to create an effective worldwide commitment to achieving substantive emissions reduction.
As it became clear that leading nations like the U.S. would not participate, cities like Boulder stepped
forward and passed resolutions4 stating their commitment to achieve the Kyoto Protocol’s greenhouse gas
(GHG) reduction target (12% below 1990 levels by 2012).
This approach set an important precedent that has, since the early 2000s, shaped how most cities have
defined and sought to achieve their climate action goals. Cities effectively adopted a nation-state model of
climate action in which the focus of action and measurement of success were based on achieving emission
reduction targets confined to political boundaries—in this case municipal boundaries. The underlying
assumption of this approach was that as leading cities demonstrated that they could successfully achieve
emissions reduction within their boundaries, they would inspire other cities to adopt and achieve similar
goals. It was assumed that this would, in turn, put pressure on larger public jurisdictions--states and the
federal government--to adopt and achieve similar goals. Now, over 10 years into this movement, this city-
centric approach faces several significant challenges.
Limited adoption of comprehensive climate action strategies
While there has been a growing list of cities signing on to climate action proclamations or 100%
renewable energy goals, the number of cities with actual plans to achieve these goals is relatively small.
After nearly two decades of city-focused efforts in climate action, the Carbon Disclosure Project (CDP)
reports that less than 8% (43) of the nearly 600 global cities in the CDP rating system had ambitious
targets, formal plans and were showing substantive action toward those plans. Only 14 cities had carbon
neutral goals, and only five had 100% renewable energy goals. Despite Boulder’s significant progress in
emissions reduction through conservation, energy efficiency and local renewable energy (see Attachment
A, Progress and Lessons Learned from Existing Programs and Policies), the pace of actual emissions
reduction at city levels must rapidly accelerate to address the even more urgent targets set by the recent
IPCC report.
Limited scope of municipal control
For those cities attempting to implement ambitious climate action goals, many soon discover the limits of
their ability to control crucial factors such as the source and carbon intensity of their energy. A recent
3 Vancouver BC’s recently released “Climate Emergency Response” is an example of a number of climate
emergency declarations or action plan updating processes being launched by leading cities.
4 Boulder passed Resolution 906 in 2002 committing Boulder to achieve the Kyoto Protocol’s emissions reduction
targets.
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NPR report on difficulties the City of Atlanta is encountering in achieving deep emissions reduction
highlights the challenges Boulder became aware of over a decade ago. Atlanta has now realized that it is
impossible to meet its climate objectives when the carbon intensity of its electricity sources is controlled
by Georgia Power, the incumbent investor-owned utility. This problem is compounded by the fact that
emissions reduction alone is insufficient to address the climate emergency. This dilemma will likely face
most of the growing list of cities signing on to ambitious climate goals for which they do not yet have
clear plans to achieve.
The limits of municipal boundary-focused climate strategies were summarized in a recent scientific
assessment of city climate action strategies, which found:
“These results suggest that many U.S. cities’ climate action plans lack the
cohesiveness to make them fully successful. Consequently, unless they
reevaluate their climate action plans, many U.S. cities might struggle to
achieve the broader greenhouse gas reduction strategies needed to
significantly contribute to global climate change mitigation.”5
Given these limitations and barriers facing cities as catalysts for deep emissions reduction, Boulder has
been on the forefront of work to expand the role of cities in developing policy change at scales sufficient
to encompass the driving factors in emissions reduction. The significant climate policy advances made at
the state level in Colorado during the 2019 legislative session are an important indication of what is
possible and necessary to achieve rapid, systems-level change.
3. Advances in State Climate Policy and Associated Implications
Given limited federal climate action leadership, many states and regions have taken substantive efforts to
address climate change. A wide range of policies have been adopted at the state and regional levels to
reduce greenhouse gas emissions, develop renewable energy resources, support alternatively fueled
vehicles and promote more energy-efficient buildings and appliances, among other things. Although the
climate crisis ultimately requires effective national and international response, the actions taken by states
and regions play a vital role in developing and testing innovative solutions, delivering near-term emission
reductions, and laying the groundwork for broader action. At the same time, in the fight against climate
change, cities and counties have become important co-leaders because of their role as laboratories,
incubators and implementers of climate solutions. Successful climate action will require collective and
coordinated actions across multiple sectors and levels of government to develop and carry out solutions
that are best suited to our challenges and opportunities.
Through the city’s actions, and through the actions of our coalitions such as Colorado Communities for
Climate Action (CC4CA), Boulder has been working to identify specific local and statewide policies that
have significant impacts on our climate efforts. At the conclusion of the 2019 Colorado legislative
session, more than a dozen new climate and energy bills were signed into law, arguably making the
session the most impactful yet in Colorado’s efforts to address the climate crisis. The bills cover an array
of issues from regulating emissions from the major sectors; the oversight of electric generating
companies; how companies must factor climate change into their decision making; and new regulations
on how oil and gas drilling is governed in the state. While the design and implementation of the specific
5 From “Sustainable Cities and Society” Journal, Vol 41. August 2018. Pages 711-727
https://www.sciencedirect.com/science/article/pii/S221067071830595X
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rules are vital for successful policies, staff’s initial analysis shows that Boulder’s efforts will be
significantly supported and impacted by the recent passage of a number of key bills. These state-level
developments and other change factors also indicate the need for new roles and new approaches for
municipalities engaging in climate action.
ANALYSIS
What We’ve Learned, Progress & What’s Changed
Based on the most recent inventory, the community has reduced GHG emissions by 16%, ahead of its
2020 interim goal of a 15% reduction. Achieving this reduction is largely attributable to two key factors:
• Mitigating load growth associated with population and GDP increases through building codes and
incentive-based efficiency programs
• Reduced grid emissions due to state-level utility renewable energy standards and deployment of
local solar.
Achieving the current Climate Commitment of an 80% GHG reduction by 2050 will require major actions
on multiple fronts. Based on staff’s current models and forecasts, 100% emission-free electricity will
achieve more than two-thirds of the GHG savings needed. The remaining third will require substantive
reductions in both mobility emissions and natural gas use. To hit the 2030 goal, these sectors will need to
reduce emissions by nearly 3% annually.
While the pathway to achieving the Climate Commitment goals is considered technically feasible, each
incremental reduction will be increasingly difficult with costs and business models unknown. Achieving
the deep transformations to our energy systems, ecosystems and materials economy requires major
investment and technological advances.
Reflection on the city’s current suite of strategies and tactics highlights their success in driving the GHG
reductions that have been realized to date, but also identifies their limitations in addressing the deeper
reductions that will be needed in the coming years. The areas of current focus include rebates, mandated
efficiency and waste reduction via ordinances, rebate programs, building codes, education and behavior
change, zero waste and consumption, electric vehicles, advanced mobility, solar energy, and policy work.
Some limitations and conclusions include:
• Rebate program amounts are generally insufficient to motivate someone to undertake a project
that they were not otherwise considering and often do not serve the community equitably.
• Ordinance-mandated programs in waste reduction and efficiency must balance the amount of
savings or diversion that can be achieved against creating undue financial burden for residents or
businesses.
• Building codes face logistical barriers for substantial reuse and recycling during building
remodels; financial incentives to comply have been absent; and enforcement is difficult.
• For behavior change and education programs, over time behaviors tend to revert to what is easier
or more convenient. Systemic change – a new context in which the low emissions, low impact
choice is the only choice, or at least the easiest and simplest choice, is the only way to ensure
persistence of change.
• Recycling and composting programs alone do not address the global impacts of a consumption-
based society, and the significant growth in recycling presents its own global challenges. Cities
have key leverage points to drive systemic change in material flows; and this must be the
foundation of future climate strategies related to waste and consumption for Boulder.
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• While great progress has been made on advanced mobility, including transportation
electrification, these efforts will require more regional collaboration and advanced strategies to
impact the scale of change needed. This CMAP process will be aligned with the efforts in the
Transportation Master Plan as outlined to council at its June 18th meeting.
A more complete description of progress and lessons learned in some of the strategy areas mentioned
above as well as a complete list of the energy workplan, progress, and areas of focus can be found in
Attachment A, Progress and Lessons Learned from Existing Programs and Policies. These learnings
will inform the CMAP effort design and implementation, the next generation of strategies to achieve the
city’s climate goals.
Implications of the IPCC Report for Local Climate Action
The city currently uses the ICLEI “Global Protocol for Community-Scale Emissions (GPC).” This is one
of the most widely accepted and utilized protocols for measuring and tracking city-scale emissions. It
classifies emissions in three categories:
• Scope 1: Direct emissions from owned or controlled sources
• Scope 2: Indirect emissions from generation of purchased power
• Scope 3: Indirect emissions other than Scope 2 that occur in the value chain (e.g. materials
extraction, manufacturing, cultivation)
The GPC currently excludes Scope 3 emissions other than those related to waste disposal. The reason for
this is to prevent double counting of value chain emissions when summing community emissions
inventories. The challenge with this community centric lens, however, is that it does not properly allocate
the emissions impact of material and resource consumption to the communities where that consumption is
occurring. Without complete geographic coverage of emissions inventories, many of these supply chain
impacts are not being counted anywhere. While some communities have attempted to do separate
accounting for these scope 3 emissions, there is not currently a commonly accepted methodology for
doing so. ICLEI reports that it is working on a consumption-based inventory protocol to complement the
current GPC, but it is not yet available.
Based on the most recent IPCC report, there is a growing discussion among leading cities about how to
respond to the accelerated sense of urgency combined with the magnitude of reductions needed. This is
causing many cities to begin considering looking beyond their community boundaries in developing
emission reduction strategies.
In Boulder and elsewhere, achieving the 1.5° C temperature goal will require:
• Accelerating existing GHG reduction goals to the goal of achieving net zero emissions
• Developing carbon sequestration/negative carbon strategies
• Focusing beyond community boundaries in setting goals and tracking progress to achieve
systems level change.
Equity and Resilience prioritization
There is global recognition that the climate is changing and will continue to change. It is now just a
question of how much, when and whether catastrophic impacts such as those associated with a species-
level extinction threshold can be avoided. Boulder has already experienced a range of climate related
impacts including temperature and weather extremes, species impacts, and air quality concerns. The cost
of having to adapt to climate change will be significant. These include both community-scale
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infrastructure costs and impacts (sewer, water, roads) and household impacts (increased need for air
conditioning, damages caused by extreme climate events, air quality impacts of wildfire, etc.). Climate
change will likely also impact macro-level factors such as food prices, economic stability, and the
possible increases in risks like contagious diseases.
Many in our community are at a disproportionately greater risk to the effects of climate change. Seniors,
children and people with lower incomes are particularly impacted by the cost of recovering from events,
declining air quality and rising energy and food costs. As a community, we need to ensure that all our
buildings and systems remain resilient as the climate continues to change; that every community member
prospers, remains healthy and can enjoy a good quality of life; and that our economy remains strong.
Equity and resilience must be the foundation of any program and strategy that moves forward.
State Policy Actions
The 2019 Legislative Session resulted in state climate policy that will not only make considerable
advances in Colorado’s climate-related efforts but enhance local jurisdictions’ ability to achieve their
specific Climate Commitment targets. During the legislative session, more than a dozen bills were signed
into law that focus on emissions reduction, energy efficiency and electric transportation. Simultaneously,
the Public Utilities Commission (PUC) is focused on a comprehensive regulatory update to rules related
to the acquisition of utility-scale power plants, community solar gardens and other resources that may
accelerate emissions reduction in the electricity sector, the benefits of which will compound as the
transportation and buildings sectors transition to electricity as the primary source of fuel. Additional PUC
work has been undertaken to change rates for all customers as well as on community resilience
projects. Other state agencies like the Air Quality Control Commission (AQCC) and the Colorado
Department of Public Health & Environment are engaged with their own directives that will directly
support local efforts, such as a zero-emissions vehicle standard.
Below is a summary of the legislative and regulatory progress made in 2019, and the relationship to the
city’s local climate-related goals and targets. A full list and details of each of the bills can be found in
Attachment B, Legislative and Regulatory Analysis.
Legislative Action
In review of Boulder’s Climate and Resilience objectives, there are three key conclusions that emerge
relative to this legislation:
1. The 2019 session produced an extensive slate of legislation that will not only help Boulder
achieve its local Climate Commitment targets but reflects the successful influence of Boulder’s
two decades of work on statewide policy related to climate and energy.
Most notably, HB-1261 codifies Boulder’s emissions reduction goals adopted in 2016 as statewide
requirements. Several pieces of additional legislation, such as SB-096 and HB-1260, impose energy code
and greenhouse gas accounting requirements statewide that Boulder has been enforcing since as early as
2001. Other pieces of legislation, such as HB-1159 and HB-1198, will support Boulder’s on-going
commitment to reducing emissions in the transportation sector. Still others, such as HB-1314, ensure that
this comprehensive shift in Colorado’s energy economy will include and support all communities,
including those affected by the loss of coal jobs and tax revenue.
2. Based on today’s forecasts, if the GHG emissions reduction targets established through
legislation are achieved, the percentage of electricity sector emissions achieved through a future
Boulder municipal electric utility and those of Xcel Energy will be on a similar trajectory over
time.
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One of the primary drivers of municipalization has been the ability to “decarbonize” our electri city
supply. Boulder’s Climate Commitment targets a 2030 date for 100% renewable electricity. Assuming the
retail rate impact component of the legislation can be met (no more than 1.5% increase in retail electricity
rates), the 2019 legislation puts both a municipal electric utility and Xcel Energy on a similar
trajectory. The city’s recent 2018 request for indicative pricing indicated that by 2030 Boulder could
achieve a higher (roughly 90% by 2024 and 100% by 2030) percentage of renewable energy, sooner and a
lower cost than that anticipated by Xcel Energy (80%).
3. The 2019 Legislation may enhance the ability to deploy and connect distributed generation in
Boulder. Distribution system planning and community solar garden legislation supports the
Climate Commitment’s targets related to emissions reduction and local generation as well as
community resilience objectives, with the following caveats:
The distribution grid is the backbone of a reliable electric system and with proper planning will lead to a
more flexible, reliable, resilient, cost-effective and clean electricity grid. The Public Utilities Commission
Sunset Bill (SB19-236) requires that investor-owned utilities file distribution system plans that, among
other things, includes plans for future investments and deployment of distributed renewable electricity
generation, energy storage systems, microgrids, energy efficiency measures, demand-response measures
and other “non-wires alternatives.” Because the plan requirements allow the utilities to retain control of
the planning process, opportunities to install additional distributed generation in certain locations may be
restricted while in other locations it may be enhanced. It is too early to tell how the system planning will
unlock potential for additional distributed energy resources, and how they can be more fully integrated
into the system, allowing utilities and communities to both take advantage of the benefits distributed
energy resources can provide.
From staff’s assessment, the 2019 legislative session has put in motion the potential for significant and
meaningful progress toward Boulder’s Climate Commitment targets. However, effective implementation
and compliance will be determined in the policy and rulemaking process that is coming next. To ensure
that the full intention of the legislation is achieved, Boulder and other leaders in climate action advocacy
will need to actively participate in the rule-making proceedings.
Regulatory Action
Separate from, but related to the legislative activity, the PUC is currently focused on three topics of
interest to Boulder’s Climate Commitment objectives6:
1. Rulemaking related to electric resource planning
2. Rate Cases and Rate Proposals
3. Community Resilience Projects
A detailed explanation and analysis of these topic can be found in Attachment B, Legislative and
Regulatory Analysis. The results of the rulemaking and rate cases will play an important role not only in
reducing utility-scale carbon emissions, but in efforts to integrate local renewables and battery storage for
resilience purposes as well as to electrify transportation.
6 These are current PUC actions separate from those created by SB 19-036 (see Attachment B, Legislative and
Regulatory Analysis for details).
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Implications of State Policy Changes and Recent Science on Goals
Through its Climate Commitment, the city currently has goals to reduce GHG emissions 50% by 2030
and 80% by 2050 from a 2005 baseline. To understand the implications of the recent state policy actions
and the IPCC report, staff analyzed several scenarios based on updated inventories for the 2005 baseline
year.
For the 2005 baseline year, grid emissions represented more than half of the community’s GHG impact.
For this reason, reducing grid emissions has been a priority focus. At the time the city set its goals, Xcel
Energy was not on a trajectory to enable the community to achieve its 2030 or 2050 goals. To address
this, staff and the community pursued two strategies – policy change to compel Xcel towards a renewable
grid supply and a local electric utility to alleviate the community’s dependence on Xcel’s grid mix. A
local electric utility would also enable development of locally designed products and services to meet
community distributed generation, resilience and equity objectives – which staff now knows to be
essential components of climate mitigation work. Because of the recent successes with state policy, the
grid emission impact under a non-municipalization scenario has changed substantially from the original
Xcel business as usual case. To understand the implications of this policy change, staff analyzed a
scenario in which the 2030 grid mix was 80% renewable, rather than the 100% renewable mix that would
be achieved through a local electric utility.
For the analysis, staff assumed continued and successful implementation of existing efficiency programs,
such as the Building Performance Ordinance (BPO), as well as continued trends in terms of community
growth and development. Based on the updated models, a 100% carbon-free grid mix would result in the
city achieving the 2030 50% GHG reduction goal. If, however, the grid mix is only 80% renewable,
reductions must occur elsewhere if the 2030 goal is to be met. Staff estimates that this could be achieved
if electric vehicle adoption rates were increased to 15%, residential natural gas use were reduced by 20%
and commercial natural gas use were reduced by 8%.
Because of the implications of the IPPC report, staff also analyzed whether much more aggressive
transportation and building electrification goals would enable the community to accelerate its 80% GHG
reduction goal to 2030. The parameters selected were 40% residential electrification, 15% commercial
electrification, and 50% reduction across all transportation (roughly require a 30% electric vehicle
adoption rated combined with a 32% reduction in vehicle miles traveled (VMT) and more stringent
federal CAFE standards in place). If these parameters were met, the community could only achieve an
accelerated 80% GHG reduction if the grid mix were 100% carbon free. With an 80% renewable grid, the
GHG reduction would be 65%; the additional 15% savings would need to be realized through other
sources such as sequestration.
As detailed implementation plans (including early retirement of existing coal plants and resulting rate
impacts) are created to fulfill legislative requirements, staff will be able to complete a more thorough
analysis on the impacts of these regulations and how they impact the city’s goals and how these goals best
align with achieving deep emissions reduction at a regional and state level.
Role of cities in systems-scale change
As noted earlier, the past two decades of municipal climate action has been largely based on a model of
change that has assumed cities demonstrating significant emissions reduction within their own boundaries
will inspire similar actions by other cities and ultimately higher levels of government. While this
approach has engendered substantial city-scale innovation among many leading cities, the pace of city
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adoption globally is inadequate to prompt the large-scale change now required to achieve climate
stabilization. This is causing a growing group of cities to reconsider how cities can have the greatest
impact in accelerating the systemic change now necessary. These discussions in groups like the Urban
Sustainability Director’s Network (207 North American Cities) and the Carbon Neutral Cities Alliance
(CNCA) are beginning to distill a number of essential features of next generation city-based action
designed to accelerate systems scale change. These include:
1. Policy Change – Cities in many cases do not control major drivers of emissions and climate change.
To influence these drivers—utility/grid control, product design & specification, regional/national
carbon policy/pricing—they will have to engage with other cities and entities to shape new policy.
2. Expanded boundaries for action and impact assessment— Many of the major climate change
drivers are controlled or managed at scales larger than cities—energy generation, grid
management/utility regulation, fuel standards; product design and specification, carbon
valuation/pricing, transportation policy and large-scale infrastructure investments etc. To influence
these major drivers, cities will need to coordinate advocacy at higher levels—Regional, State, and
National. The substantial role CC4CA played in the last legislative session is an example of the
importance of this action area. Additionally, the city is undertaking a regional “materials flow
analysis” that will identify the materials flowing into and out of our community to identify leverage
points for city action to influence a movement toward a more sustainable use and reuse of resources
and materials—a circular materials economy.
3. Cross-sector partnerships – Cities do not control or have enough resources to direct or manage the
enormous changes in infrastructure that must be made to transition to a low emissions economy. The
electrification of 20,000 single family households in Boulder alone (heating/cooling, transportation) is
projected to cost over $1 billion. Action at this scale will require new types of partnerships with a
range of public, private, academic, and non-governmental entities.
4. Accelerated innovation/adaptation cycles – The rate of change now taking place, both in the pace
and impacts of climate change and in technology, social perspectives and policy, require new models
of rapid development, implementation and modification of climate action strategies.
5. Financial system & market change – One of the most influential drivers of change has been in
investment policies and financial markets. Cities are increasingly recognizing their potential influence
on critical emissions drivers by leveraging their significant financial and market presence to influence
market behavior.
6. Centering equity and resilience in all action strategies – First-generation climate action planning
has been built on emissions reduction as the primary objective and metric for evaluation. With the
recognition that large-scale climate change is now inevitable, resilience to climate disruption must
now also be an integral consideration in all investments. Similarly, there is a growing recognition that
disregard for social inequity has enabled the unsustainable design of political, energy and financial
systems. Boulder is a part of a growing consortium of cities that are actively working to integrate
climate mitigation, climate adaptation, and equity as equal design criteria in the next generation
climate action strategies.
7. Grounding actions in local benefits – Faced with budget trade-offs between climate action
investments and other pressing local priorities, a growing number of cities are recognizing that
community support for significant municipal investments in emissions reduction strategies will
depend on designing these strategies to deliver other tangible, local quality-of-life benefits while they
simultaneously contribute to overall emissions reduction.
City Council Study Session Page 14 of 260
The remainder of this memo provides an overview of a proposed approach through which the city will
work with a broad consortium of parties. These include residents, leading innovators in critical action
areas, stakeholder groups with interest or concern about both climate change and climate action, and other
public and private sector partners committed to accelerating effective climate stabilization efforts.
Proposed Climate Mobilization Action Plan Development Approach
Areas of Action and Design Principles
Boulder’s Climate Commitment, adopted in 2016, features three broad categories of climate actions—
energy, ecosystems and resources. Based on feedback received during community outreach about the
draft plan, the final version of Boulder’s Climate Commitment also incorporated a fourth section
outlining a process to address equity and “just transition7” considerations in the city’s climate action
efforts. Recognizing that climate change is now underway at a rate much greater than originally thought
and will have increasing impacts on the city, a fifth area of action—resilience—is proposed as part of an
integrated framework of focus areas in the 2030 Climate Mobilization Action Planning process.
Of these five action areas, resilience and equity are viewed as qualities or design principles that need to be
incorporated across all climate related actions. Figure 2, below, displays this framework graphically.
Figure 2: CMAP Focus Areas
Systemic change will be key to success in these focus areas:
1. Energy Systems: conservation, efficiency, 100% renewable energy, 100 MW of distributed
generation (including storage) electrified buildings and transportation
2. Ecosystems: ecosystem protection & regeneration, soil-based sequestration, carbon capture
3. Circular Systems Economy: waste minimization, materials design and utilization, resource
management
The proposed process for updating the city’s climate action plan described below has the following
objectives:
• Align with best science -- Align Boulder’s climate action strategy with the findings of the most
recent IPCC report.
7 Just Transition is a framework developed by the trade union movement to encompass a range of social
interventions needed to secure workers' jobs and livelihoods when economies are shifting to sustainable
production, primarily avoiding climate change and protecting biodiversity . For more information please see the
Just Transition Collaborative’s website.
City Council Study Session Page 15 of 260
• Focus on high-impact actions - Integrate lessons learned in Boulder and elsewhere over the past
five years regarding the most important roles for cities to catalyze rapid scale-up of climate
stabilizing actions.
• Focus on tangible & equitable community benefits – Ensure that actions are designed to
deliver valued local community benefits that are equitably shared across the entire community.
• Align city resources – Enhance alignment within the city organization around the priorities and
resource allocations across the proposed action areas.
• Leverage additional action & resources – Design a process that expands the network of allied
organizations with deep investments in the implementation and success of the city’s climate
action plan.
• Broaden community ownership & engagement – Partner with a diversity of outside
organizations and individuals to facilitate widespread community ownership and engagement in
the community climate action plan.
• Ensure strategies are replicable and scalable – Focus on developing strategies that can have
the greatest potential impact beyond Boulder and are readily replicable.
Engagement Strategy: Evolving community engagement approaches
The city has a long history of community-based collaboration in the development of its climate action
plans. The original Climate Action Plan for the city was developed by the community itself. In 2008 and
2009, city staff established nine community working groups to update the climate action plan. Similar
efforts employed more recently around the municipalization effort have produced significant and valuable
guidance that has informed city analyses and strategies.
Staff recognizes that community ownership and engagement of the CMAP process and resulting strategy
is vital to success and is developing an engagement plan that will be shared with council in a future
Information Packet. This section describes the city’s preliminary thinking about engagement strategies
and framework.
Evolving Engagement Context: What versus how
The changing context of what is needed to achieve rapid, large-scale systemic change are significantly
different than they were a decade ago. In 2009 and 2010, much of the focus was on assessing the
emissions context and identifying a range of potential actions to be taken in each area. Early state
programs were in place and the focus was on expanding and piloting a range of actions and seeing what
level of impact they could generate.
Ten years later, we know much of what must be done. Now, the pressing questions surround how to
create the regulatory and market structures to support widespread adoption. This means that many of the
key actors in implementation will likely be entities other than the city: businesses, non-profits,
community members and the state and federal government. Figure 3 depicts how the city’s focus of action
has evolved over the past ten years and the possible focus of actions ten years from now. These changes
will shape how the city co-designs and develops a collaborative process that will shape shaping the
development of the next ten years of action.
City Council Study Session Page 16 of 260
Figure 3: Evolution of Climate Action Focus
Engagement Strategy: Partnerships
Based on this evolution, the proposed engagement strategy includes, in addition to community-member
participation, significant involvement of partner organizations across a broad spectrum of public, private
(for-profit and nonprofit) and academic sectors. Working with the city’s Engagement Team, Climate
Initiatives staff have already begun reaching out to a diverse array of entities with expertise across the
three action focus areas (energy systems, ecosystems and circular materials economy) and the two design
principles (equity and resilience). To formalize the alignment around shared climate goals and intentions
to achieve them, the city is developing a formal Letter of Intent (LOI) that it is asking all organizational
partners to execute with the city as part of their commitment to the process. A list of the initial partners
the city is considering, and a draft template of the Letter of Intent is included in Attachment C, Partners
for Climate Mobilization and Draft LOI.
In each area, a lead partner or partners will be identified to take responsibility for coordinating the action
plan development in collaboration with other supporting groups. This approach is intended to demonstrate
the importance of shared leadership and shared responsibility for implementation. A representative of the
city’s engagement team will work with each group to design associated community engagement processes
as part of the development of an action plan in each area.
CMAP Development: Timeframe
The proposed process is designed to be completed in approximately nine months, with an official starting
point upon City Council endorsement at the Study Session on July 9, and completion at a final
presentation to council in spring 2020. It is designed as four sequential phases. An overview graphic of
the process is shown below in Figure 4.
City Council Study Session Page 17 of 260
Figure 4: Process Schematic for 2030 Climate Mobilization
Phase I: Internal alignment, process design finalization, and core partner recruitment.
Key outputs:
• Internal alignment, resourcing and a communication plan for coordination of the 2030
Mobilization Process
• Selection and orientation of lead partners in each of the five focus areas
• Memo and presentation for City Council on the 2030 process (July 9)
Phase II: Aligning and preparing the lead partners in the five focus areas, formal campaign
announcement.
Key outputs:
• All partners recruited, oriented, and agreements completed
• Process plans developed for all five focus areas
• Schedule developed for community engagement efforts
Phase III: Action plan development, collaboration between focus areas, community engagement
The primary work of action plan development takes place in Phase III. Each focus area team is working
both independently and intersecting with the other teams at critical development points to ensure
integration of the approaches and proposals being developed. Each team will also be responsible for some
form of community engagement during their work.
The city will kick off the process in September/October with a community-wide event introducing the
process and partners and the opportunities for engagement during this phase. Towards the end of the year,
as the focus groups are preparing their draft strategies, a second interactive community-wide event will
take place to enable the community to hear about the work of the five teams and provide feedback. This
phase will then close out over the end of the year and the month of January as the teams finalize their
City Council Study Session Page 18 of 260
recommended action plans and submit them to the city for integration into a proposed action plan. This
action plan will form the basis of the memo and presentation staff makes to City Council at the end of
Phase IV.
Phase IV: Synthesis and drafting of final CMAP
During this final phase, staff will synthesize the work of the five groups into a final draft action plan
proposal and develop the accompanying memo that will prepare council for a Study Session in spring
2020. A final community event and associated outreach will take place during this period to share the
outcomes with the community ahead of the council session.
Outcomes
The specific measurable outcomes staff intends to accomplish through this work include:
• Content in support of two memos—an interim Information Packet to council describing the final
process design (~early fall 2019), and the end of Q1 2020 Study Session.
• Five action plans, one for each of the five focus areas—energy, ecosystems, circular materials
economy, resilience, and equity/just transition that will inform an integrated CMAP.
• Significant engagement, investment, leadership and implementation from a broad range of
community institutions, businesses, organizations and residents.
• A synthesized CMAP for presentation to council at the end of Q1 2020 that will serve as the
already planned update to the current city climate action plan.
Next Steps
Staff will continue analysis on the impact of legislation and regulation on the city’s goals and strategies
and report back with findings as they arise. If Council endorses the launch of a new round of externally
facing climate action planning and the development of a CMAP at the July 9 Study Session, staff will
proceed with the following steps:
1. Partnership recruitment: In addition to the list of prospective partners listed (Attachment C,
Partners for Climate Mobilization and Draft LOI), the city will continue to explore potential
partnerships that can bring substantive value to development and implementation of a community-
wide climate mobilization. Each partner will be asked to sign a formal agreement to participate in the
effort which both outlines shared values and intentions and provides more specificity around the roles
and actions of each partner. Staff welcomes Council input on other groups to be considered.
2. Finalize community and stakeholder engagement plan: Climate Initiatives staff will work closely with
the city’s Community Engagement team to design and begin implementing the process for co-
development of the city’s next climate action strategy. This process will take place over the remainder
of the summer with an intended launch date in mid-to-late September.
3. Public Kick-off: Working with the committed partners, the city will organize a public kick-off
process in mid-to-late September that will familiarize the community with the consortium of
organizations and entities joining together to work on the plan and an outline of the opportunities for
active engagement in the various focus areas—energy, ecosystems/sequestration, circular materials
economy, resilience and equity/just transition.
4. City Council check-in schedule: Staff will prepare an Information Packet memo for Council when the
public engagement process has been finalized. We anticipate this update to Council will be ready by
mid-September. Council will also be invited to attend the opening kick-off event and other public
engagement activities taking place throughout the remainder of the year. Staff will spend the first part
of Q1 2020 compiling the results of the various working groups and developing a memo and draft
City Council Study Session Page 19 of 260
Climate Mobilization Action Plan for Council’s review. We anticipate scheduling this review toward
the end of Q1 of 2020.
ATTACHMENTS
Attachment A: Progress and Lessons Learned from Existing Programs and Policies
Attachment B: Legislative and Regulatory Analysis
Attachment C: Partners for Climate Mobilization and Draft LOI
City Council Study Session Page 20 of 260
Progress and Lessons Learned from Existing Programs and Policies
This attachment contains three sections: a summary of key lessons learned in energy and zero waste
related climate action programs over the past decade; a summary of energy related programs and
initiatives now underway; and a compendium of climate related metrics and targets.
Lessons Learned
The information below provides additional context on some of the strategies currently in place and their
limitations. This is not all encompassing of the work under Climate Initiatives but rather highlights from
strategies staff believes will evolve under the new proposed 2030 CMAP.
Rebate Programs
The city, Boulder County, Xcel Energy and others, have invested more than $3.2 million in rebate
programs aimed at helping residents and businesses buy down the cost of efficiency and renewable
energy investments. To date, nearly 19 million kWh per year have been saved. In addition, the city has
invested over $650,000 in rebates for zero waste bins, bags, and educational materials. The success of
these programs has been critical in keeping energy consumption and solid waste from growing as the
population and GDP have risen. However, looking towards the future needs, these rebate programs have
limitations. Considered voluntary programs, rebate programs are intended to influence a resident or
business to elect a better technology choice when they are already considering a replacement, repair or
improvement project; or when upgrading their waste management systems. However, available rebate
amounts are generally insufficient to motivate someone to undertake a project that they were not
otherwise considering. Further, participation in these programs tends to be limited to more affluent
residents and businesses - those with the financial fortitude to front the required investment. This leaves a
significant portion of the community underserved by these programs.
Mandated Efficiency and Waste Reduction Via Ordinances
SmartRegs for rental properties and the Building Performance Ordinance (BPO) both mandate minimum
performance standards for existing building stock. SmartRegs tackles the more than 20,000 rental units
within the city while BPO addresses larger commercial buildings. At the time of the compliance deadline
(December 31, 2018), SmartRegs had led to improved efficiency in more than 7000 rental units. Now that
the SmartRegs compliance deadline has passed, future savings under this program will be limited. For
BPO, 2021 is the compliance deadline for the first set of mandatory efficiency improvements, so BPO is
expected to continue to contribute GHG reduction over the next decade. On the zero waste front,
communitywide diversion has increased from 39% to 57% since the Universal Zero Waste requirements
went into effect.
One challenge with the designs of these ordinance-mandated programs is that they must balance the
amount of savings or diversion that can be achieved, against creating undue financial burden for residents
or businesses. In the absence of robust mechanisms to address the financial burden of achieving deeper
savings or greater diversion, these tactics tend to be limited to lower-cost, short-payback upgrades; and do
not address the supply side of the waste equation.
Building Codes
The City of Boulder’s Energy Conservation Code (COBECC) is among the most stringent nationally and
is core to managing the city’s building stock. The community continues its progress towards the goal of
net zero building codes by 2031. Already more than half of the new homes constructed have achieved a
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 21 of 260
net-zero impact. All-electric building technology continues to mature, bringing the cost of net-zero new
construction down to the point where it is competitive with conventional construction. While new
construction can cost-effectively be addressed, renovation remains a challenge. Older buildings often lack
the electrical infrastructure needed to convert from gas to electric. The design of the homes (layout,
insulation, ducting) may necessitate much higher equipment investment to be able to deliver the same
level of comfort for occupants as compared to their legacy gas systems. The financial burden of
converting an existing building from gas to electric can be substantial, raising significant equity concerns.
It also fails to share this cost burden with the future owners who would benefit from these
improvements—effectively placing the entire obligation for future benefits on the current owner.
Furthermore, even though construction and demolition waste reuse and recycling requirements have been
in place for decades, logistical barriers remain for substantial reuse and recycling during building
remodels; the financial incentives to comply have been absent; and enforcement has been difficult.
Education and Behavior Change
Core to all efficiency and GHG reduction programs, including Boulder’s, is education and feedback to
raise awareness around personal choices and reinforce positive behavior change. Behavior change can be
reinforced through incentives or disincentives, for example: being able to travel for free in the toll lane
when choosing to carpool; having a lower energy bill by turning down your thermostat; or bundling
unlimited recycling and compost collection charges in with trash. However, a key challenge for behavior-
change strategies is ensuring persistence of the change. Over time, behaviors tend to revert to what is
easier or more convenient. Systemic change, to the point where the good choice is the only choice, or at
least the easiest and simplest choice, is the only way to ensure persistence of change.
Zero Waste and Consumption
Boulder’s Zero Waste Ordinance has already achieved a 57% landfill diversion rate through education,
mandatory composting and recycling services, and growth of a local reuse and recycling industry. Over
the past few years, the landscape and knowledge around material consumption and waste has changed
dramatically. The U.N. now estimates that extracting and processing raw materials for consumption now
contributes as much as half of global greenhouse gas emissions. Most of these consumption emissions are
not currently captured in cities’ emissions inventory protocols; however, material use is concentrated in
cities. In fact, cities represent only 3% of global surface area, but consume 75% of global resources. It is
critical for cities to play a role in shifting raw material use from a linear economy that cannot support a
growing population to a circular one that keeps materials in use as long as possible. Recycling programs
alone do not address the global impacts of a consumption-based society, and the significant growth in
recycling presents its own global challenges. As countries such as China and India continue to reject
paper and plastics from the U.S. for recycling, the urgency behind this transition is accelerating. Cities
have key leverage points to drive systemic change in material flows; and this must be the foundation of
future climate strategies related to waste and consumption for Boulder.
The tables below are excerpted from the May 2, 2019 Information Packet (IP) to council. Much more
detail was shared in the IP but the information below highlights energy programs, achievements, and the
focus moving forward. In addition to the tables below, the Climate Commitment Goals and Programmatic
Metrics can be found in Attachment C of the May 2, 2019 IP.
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 22 of 260
CURRENT ENERGY WORKPLAN
VOLUNTARY PROGRAMS
Program Achievements Focus for 2018-2020
EnergySmart and Partners for a
Clean Environment (PACE):
Rebates and one-on-one
advising services to homes and
businesses
1.3,000 Businesses
advised
2.1,100 efficiency
upgrades
3.16 million kWh/year
saved (~ to taking 2400
cars off the road)
Evolve program offerings to
encourage building
electrification, energy storage,
and deep energy retrofits.
Solar Programs: In addition to
EnergySmart solar rebates and
installing solar on city owned
facilities, there are many other
efforts spurring local solar
development
1.SolSmart Gold
designation from the
Department of Energy
2.Created the Boulder
Solar Tool to assess
sites’ solar potential
3.$741,299 awarded
through the Solar Grants
program since 2008
4.Contracts in place for
2.75MW of solar on city
facilitates.
New Solar Strategies: Strategies
to encourage the installation of
local solar electric systems.
Includes rebates and incentives,
development of solar gardens,
innovative financing and
ownership models, and changes
to policy and local codes. Focus
is on the development of local
solar gardens and expanding the
bulk purchasing model to the
commercial sector.
Transportation Programs: City
efforts to reduce vehicle miles
traveled (VMT) through
alternate modes of mobility (i.e.
biking, walking, transit, and ride
share) and to electrify vehicles
1.14% reduction in VMT
per resident since 2005
2.48 Public EV Charging
Stations
3.Two electric HOP buses
purchased
1.Transportation Master
Plan efforts to reduce
VMT[1]
2.Strategies to encourage
the electrification of
vehicles. Includes
charging infrastructure,
transit electrification,
rebates and incentives,
and changes to policy
and local codes.
City Owned Facilities and Fleet:
Efforts to reduce the GHG
emissions from city owned
buildings, water/wastewater
facilities, and fleet
1.34% GHG emissions
reduction since 2008
2.~2 MW solar installed
3.7 plug-in electric
vehicles in fleet with 2
more planned for 2018
1.Develop internal
policies and update the
Facilities Asset
Management (FAM)
master plan and Fleet
Purchasing Policies to
2.Design Alpine Balsam
site to exemplify the
city’s climate and
energy goals
Track and Measure Progress:
•City’s Annual GHG
Inventory
•Update and maintain
relevant webpages and
the Climate
1.Reduced GHG
emissions by ~13%
since 2005 Baseline
2.Developed a projection
tool that models our
current and planned
1.Reorganize city’s
website content on
climate and energy
programs
2.Develop a central
database for key energy
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 23 of 260
Commitment projection
tool
programs out to 2050 in
terms of energy and
emissions savings
and sustainability data
metrics. Develop a
process for keeping this
up to date and ensure
that it links with other
tools (e.g. the city’s
dashboard and/or
climate commitment
projection tool).
LOCAL POLICY
Program Achievements Focus for 2018-2020
SmartRegs: Requirements that
all rental housing meet basic
energy efficiency standards
1.82% Compliant
2.1.7 million kWh/yr
saved
3.3,300 mT CO2 avoided
per year
1.Achieve 100%
compliance for current
regulations
2.Consider options for
future requirements
Building Performance
Ordinance (BPO): An ordinance
requiring rating and reporting
and energy efficiency in
commercial and industrial
buildings
1.100% compliance in the
first 2 years
2.Driving increased
participation in
commercial Energy
Smart
1.Achieve 100%
compliance for all
regulations as more
buildings and
requirements are phased
in
2.Evaluate the energy
savings and market
transformation caused
by this program
Energy Codes: Energy and
sustainability requirements for
new construction and major
building renovations. Current
energy code is the 2017 City of
Boulder Energy Conservation
Code (COBECC)
1.Committed to net zero
energy codes by 2031
and created a supporting
long-term strategy
2.Created the 2017
COBECC, which
increased energy
performance and
ensured that new
buildings support
rooftop solar and EV
charging
1.Develop 2020
COBECC: Increase
prescriptive efficiency
requirements, move
towards performance-
based codes for new
buildings and major
renovations, and
encourage building
electrification.
2.Continue to update and
evolve long-term
strategy to respond to
new technologies and
innovations.
Marijuana Energy
Requirements: Continued
tracking and enforcement of the
requirements for marijuana
businesses to offset 100% of
1.Replaced original offset
option (third party RECs
or Xcel’s Windsource
program) with the
1.Streamline the process
for collecting and
verifying energy data
for each licensee, and
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 24 of 260
their electricity consumption
with renewable energy
Energy Impact Offset
Fund (EIOF).
2.Established processes
for exemptions,
invoicing, and
payments, and
communication
protocols.
for creating invoices for
the EIOF.
2.Engage stakeholders
from the marijuana
industry to assess how
the program is working,
and how the city can
help them reduce their
fossil fuel energy use.
Explore Alternatives to the
Climate Action Plan (CAP) Tax:
Investigating changes to the
current CAP Tax that would
provide sustainable long-term
funding and discourage the use
of natural gas and petroleum, as
we to transition to clean
renewable electricity.
Just beginning in 2018 1.Understand regulatory
and legal constraints for
local taxes and fees
2.Evaluate options and
engage the community
on:
a.A new pricing
structure for the
current
electricity CAP
Tax (2019
ballot)
b.Options for
natural gas CAP
Tax (2019
ballot)
c.Options for a
transportation
CAP Tax (2021
ballot)
PILOTS
Program Achievements Focus for 2018-2020
Boulder Energy Challenge: An
incubator fund to support the
development and
commercialization of innovative
emissions-reducing technologies
and strategies in Boulder
1.10 projects funded
2.~$550,000 of grants
awarded
3.Millions leveraged in
outside investment
1.Manage newly funded
projects
2.Explore how to spin this
off into a regional
program managed by a
private/nonprofit
partner.
Building Electrification:
Strategies and programs to
support the conversion of
residential natural gas
equipment like water heaters
and furnaces to efficient electric
models
1.Initiated a collaborative
effort with 20 U.S. cities
and heat pump
manufacturers
2.Awarded ~$300,000 in
grant funding to work
with Boulder receiving
~$50,000 of dedicated
funding for 2018 pilots
1.Launch a residential
heat pump campaign
through Energy Smart
2.Provide info to the
community about the
health, safety and
climate impacts of
natural gas
3.Educate local
contractors and
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 25 of 260
EnergySmart advisors
about heat pump
technology
4.With NREL, complete a
neighborhood-scale
assessment of building
electrification
Energy Resilience Pilots: A
grant funded effort to develop
projects that increase facility
and community resilience
through infrastructure. Sites
include Boulder Housing
Partners (BHP) and the Via
Mobility operation center.
Resilient energy infrastructure
(solar + storage + generation)
installed at BHP and Via.
1.With partners, monitor
performance and ensure
success at BHP and Via.
2.With NREL, evaluate
optimal deployments of
solar and storage on a
neighborhood level.
3.Support the
development of an
energy resilience and
renewable energy
development strategy
for CU Boulder.
Energy Impact Offset Fund
(EIOF): A local fund in
partnership with Boulder County
to provide an offset option for
the marijuana energy
requirements. The city expects
to collect ~$500,000 per year,
which will be used to develop
local renewable energy projects.
1.Formalized an
Intergovernmental
Agreement (IGA) with
Boulder County to
invoice, collect
payments, and manage
the fund.
2.Developed guiding
principles for the fund,
with input from the
Environmental Advisory
Board and the city’s
Energy Services
working group.
1.Develop local
renewable energy
projects with the funds
collected
2.Evaluate future pricing
structures for the fund.
3.Expand this fund to
other uses such as
compliance with other
energy ordinances, or
voluntary carbon
offsets.
POLICY REFORM
Program Achievements Focus for 2018-2020
State and Federal Legislation:
Providing input on proposed
bills and advocating for changes
that will support Boulder’s
climate and energy goals. A key
partnership coalition in these
efforts is the Colorado
Communities for Climate Action
(CC4CA): A coalition of 15
local governments, working
collaboratively for state and
federal climate-protection
1.Boulder helped form
CC4CA.
2.Supporting 13 bills and
opposing one, CC4CA:
3.Helped win support for
four bills which were
enacted, extending local
authority to fund
Regional Transportation
Authorities; extending a
law requiring regulated
electric utilities to meet
1.Support actions to
implement the 2025
GHG reduction goals
identified in the
Colorado Climate Plan
as well as more
aggressive goals
necessary to hold global
temperature rise below 2
degrees Celsius above
pre-industrial levels.
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 26 of 260
actions to complement our local
efforts.
demand reduction
targets; requiring those
utilities to disclose the
sources and costs of the
utilities' electricity; and
extending low-income
energy assistance
programs.
4.Opposed a bill which
was defeated, that
would have eliminated
current tax incentives
for the purchase of
electric vehicles.
2.Increase consumer
energy choice and
innovation.
3.Support improvement to
the Colorado Oil and
Gas Conservation
Commission’s oversight
of drilling and
preservation of local
control to adopt
regulations,
moratoriums, or other
limits as necessary.
Public Utilities Commission
(PUC) Reform: The city
advocates for wind, solar,
efficiency, electric vehicles,
battery storage, emissions
reduction at power plants and
grid modernization.
1.Advocated positions and
supported settlement
agreements that
increased renewables
and reduced emissions.
2.The city was
instrumental in
designing data privacy
and access rules that
resulted in the annual
publication of
Community Energy
Reports, providing
communities with
crucial info for program
design and GHG
inventories.
Planned interventions in rate
cases, demand side management
programs, electric resource plan,
resource acquisition
investigatory docket (and
potential rulemakings that may
results from this proceeding)
and renewable energy product
and residential rate design
working groups.
PARTNERSHIPS
Program Achievements Focus for 2018-2020
National and International Peer
City Organizations: Urban
Sustainability Directors
Network (USDN) and Carbon
Neutral Cities Alliance (CNCA)
1.The city has partnered
with peer cities to
access hundreds of
thousands of dollars of
grant funding and in-
kind support.
1.Hosting the 2018
Annual CNCA Meting
2.Implementing USDN
and CNCA grant funded
project efforts on
Building Electrification
and Energy Codes
Local and Regional: Many other
coalitions and strategic
partnerships at the local and
regional levels (CU Boulder,
Boulder Valley School District,
Front Range Sustainability
Alliance, etc.).
1.Development of Green
Teams program through
CU Boulder (fosters
peer-to-peer energy
efficiency education in
student-heavy
neighborhoods)
1.Continue to share best
practices and find
opportunities for
collaboration with local
and regional partners
2.Explore new partnership
opportunities with CU-
Boulder on specific
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 27 of 260
• Just Transition
Collaborative (JTC):
This partnership builds
deeper representation of
underserved
communities and
advance equity in
climate and energy
decisions,
communication and
planning in the City of
Boulder.
• Boulder.Earth:
Partnership with C3
Boulder, Impact Hub
Academy and 350
Boulder County. A
website by the
community, for the
community, works to
foster climate action in
Boulder. The site
features a sustainability
calendar, a rotating list
of actions for impact, a
directory of
organizations and
storytelling from across
Boulder and beyond.
2. Assisted JTC in
securing organization
funding and hiring staff.
3. Successful launch of the
Boulder.Earth website,
including a well-
attended launch event
and development of a
Stewardship Council of
partner community
members to help
manage the site.
projects and programs
aimed at technology
transfer and resilience
3. JTC: Conduct research
to guide equitable policy
in areas of
transportation,
household energy, and
green jobs. Coordinate a
JTC policy working
group with diverse
community
representation. Design
a project to pilot an
inclusive renewable
energy and energy
efficiency workforce
development program.
4. Increase community
participation and
engagement through
Boulder.Earth. Develop
and add new content,
functionality and
community involvement
to the site.
[1] Create multiple mobility options (i.e. biking, walking, transit, and ride share) and increase transportation efficiency with digital technology, parking management systems land
use planning etc.
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 28 of 260
Climate Commitment Goals and Programmatic Metrics
Climate Commitment Targets – Newly Tracked Metrics Highlighted in Green
Section
Goal
Key
Metric
Baseline
Value
(2005)
2050 Goal
2030 Goal
2020 Goal
Current
Status
Buildings
Residential Per
Capita Emissions
MTCO2e
/ person 3.16 0.5
1.5 2.25 2.26
Reduction in Total
Building Emissions
% below
2005
levels
1,288,647
MTCO2e
75%
30%
69%
15%
Reduction in
Residential
Electricity16
% below
2005
levels
244,648,42
1 kWh
-2%
3%
1%
3%
Reduction in
Residential Natural
Gas
% below
2005
levels
2,078,322
dTh
85%
40%
15%
6%
Reduction in
Commercial and
Industrial
Electricity17
% below
2005
levels
946,243,99
9 kWh
6%
-6%
-20%
-12%
Reduction in
Commercial and
Industrial Natural
Gas18
% below
2005
levels
3,925,523
dTh
35%
15%
6%
2%
Commercial Energy
Use Intensity19
kBtu/sq
ft/yr 108 60
85 100 104
Transportat
ion
Vehicle Miles
Traveled (VMT)20
Millions
of Miles 2.46 1.59
1.95 2.32 2.49
Vehicle Energy
Efficiency MPGe21 22 88
61 40 22
16 Increase in electricity use is expected due to increased electric vehicle adoption and the transition from natural gas to electricity (which
occurs primarily in later years)
17 From 2005 to 2015, there has been a significant increase in electricity in the Commercial and Industrial sector. This is at least partially due to
the addition of a number of high energy intensity buildings, such as marijuana grow facilities and data centers. Increase in electricity use is
expected due to increased electric vehicle adoption and the transition from natural gas to electricity (which occurs primarily in later years)
18 Natural gas variation is likely due to industrial processes that vary greatly from year to year. Further, natural gas savings will not be fully
realized until 2030 when the Building Performance Ordinance requirements are implemented.
19 Applies to buildings covered by BPO only
20 This figure represents average daily VMT for the Boulder Valley, including all vehicle travel and trips made within the developed area.
21 Miles per gallon gasoline equivalent is a measure of the average distance traveled per unit of energy consumed.
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 29 of 260
Section
Goal
Key
Metric
Baseline
Value
(2005)
2050 Goal
2030 Goal
2020 Goal
Current
Status
% Complete
Neighborhoods
% of
Census
Blocks
26%
In
Developme
nt
80%
In
Developm
ent
26%
Plug-in Electric
Vehicles
% of
vehicles
registere
d in
Boulder
0%
28%
In
Developm
ent
5%
1.45%
Electric and
Alternative Fuel22
Vehicles
% of
vehicles
registere
d in
Boulder
2%
75%
45%
15%
10%
Boulder Residents
with access to
home charging
%
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
In
Developm
ent
New vehicles
purchased
registered to City
of Boulder that are
plug-in electric
%
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
3.24%
Total # BEV &
PHEV Vehicles
#
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
1,417
Number of City
Operated Charging
Plugs
#
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
48
Number of Non-
City Owned
Charging Plugs
#
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
158
% public chargers
connected to solar
%
In
Developm
ent
In
Developme
nt
In
Developm
ent
In
Developm
ent
2%
Attachment A- Progress and Lessons Learned from Existing Programs and Policies
City Council Study Session Page 30 of 260
Legislative and Regulatory Analysis
PART 1: Legislative Action
The table below summarizes the most significant pieces of legislation relevant to climate, GHG
emission reduction and renewable energy, including implications for the Climate Commitment.
Legislation Summary Climate Commitment
Implications
Climate/ Utility Policy
HB-1261- Climate
Action Plan to
reduce Pollution
Sets statewide goals to reduce GHG
emissions across all sectors (compared to
2005 baseline):
•26% reduction by 2025
•50% reduction by 2030
•90% reduction by 2050
•Establishes statewide, cross-sector
GHG emissions reduction goals aligned
with Climate Commitment targets for
buildings, electricity and transportation.
SB-236 – PUC
Reauthorization
Directs the Public Utilities Commission
to:
•Require investor-owned utilities to
reduce CO2 emissions by 80% from
2005 levels by 2050 and “seeks to
achieve” 100% clean energy by 2050.
•Develop rules for investor-owned
utilities to develop distribution system
plans.
•Explore performance-based
regulation.
•Evaluate the cost of carbon in resource
planning.
•Approve a plan from Xcel to reduce
GHG emissions 80% by the 2005 level
by 2030.
•Establishes a maximum retail rate
impact of 1.5%.
•Xcel CO2 emissions reduction
requirements now aligned with
Climate Commitment targets.
•Distribution system plans may
enhance ability to add distributed
energy resources such as generation,
storage, microgrids and non-wires
alternatives
•Unclear if Xcel and other utilities can
achieve CO2 emissions reduction
within maximum retail rate impact
requirements.
•Legislation does not guarantee
achievement of local generation goals
or enable communities to participate
in grid planning (e.g.
undergrounding).
SB 19-096 - Collect
Long-Term Climate
Change Data
•Requires the Air Quality Control
Commission to collect and report on
GHG emissions data.
•The report must include a forecast of
future emissions.
•The AQCC must also propose a draft
rule to address emissions by July
2020.
•Creates a new state-wide emissions
forecast and sector-specific
inventory. While the city does its
own annual inventories, having
state-wide data will ensure better
accuracy, and allows for better
regional measurements and
collaboration.
Attachment B- Legislative and Regulatory Analysis
City Council Study Session Page 31 of 260
•This bill may augment city reporting
by reducing staff workload related to
data collection.
SB 19-181- Protect
Public Welfare Oil
and Gas Operations
•Clarifies, reinforces and establishes
local government regulatory authority
over the surface impact of oil and gas
development.
•This bill ensures the city can
exercise meaningful regulatory
authority over oil and gas
development in city limits.
•Oil and gas development in city
limits would limit the ability to
achieve Climate Commitment
emissions reduction targets.
HB 19-1272-
Housing Authority
Property in
Colorado New
Energy
Improvement
District
•Enables commercial property-assessed
clean energy programs for multi-
family residential properties.
•New financing mechanisms for
conservation, energy efficiency and
renewable energy projects are an
essential component for achieving
Climate Commitment emissions
reduction and local generation
targets.
HB 19-1314- Just
Transition from
Coal-Based
Electrical Energy
Economy
•Creates the just transition office in the
Department of Labor to develop
support necessary for coal workers
and communities affected by the
reduction of coal use in Colorado.
•The city cannot achieve Climate
Commitment targets if Colorado
electricity generators continue to
burn coal. This bill ensures that, as
coal generation is reduced, affected
workers and communities can
continue to be successful in the state
economy. An emerging priority of
Boulder’s climate work relates to
equity.
HB-1003-
Community Solar
Gardens
Modernization Act
Amends community solar garden
legislation to:
•Increase the maximum project size
from 2 MW to 5 MW.
•Remove the requirement that
subscribers reside in the county or
neighboring county of the community
solar garden.
•Increases availability of solar garden
capacity to Boulder residents and
businesses.
•Likely improves economics, making
solar garden subscriptions more
attractive to different types of
customers.
Energy Efficiency
HB 19-1231-
New Appliance
Energy and
Water
Updates and adopts water and energy
efficiency standards for lamps, air
compressors, portable air conditioners
and other appliances.
Improved efficiency standards
may reduce electricity
consumption over time, which in
turn results in less total renewable
Attachment B- Legislative and Regulatory Analysis
City Council Study Session Page 32 of 260
Efficiency
Standards
electricity required to achieve the
100% target.
HB 19-1260-
Building
Energy Codes
Requires communities to adopt one of
the three most recent versions of the
international energy code.
•Boulder first achieved this
requirement in 2001, with
updates in 2007, 2008, 2013
and 2017.
•Broader adoption across the
state will contribute to
emissions reductions goals in
line with HB-1261.
Electric Vehicles
SB 19-077-
Public Utility
Implementation
of Electric
Vehicle
Infrastructure
Program
•Requires utilities to propose an
electric vehicle infrastructure plan
to the PUC.
•Enables utilities to earn a return on
investment for public charging
stations as well as accelerated cost
recovery on those investments.
•This bill may accelerate the
deployment of electric vehicle
charging stations, particularly
in underserved communities
where competitive charging
station companies may not
invest.
•The result is the increased
potential to develop
comprehensive, statewide EV
charging infrastructure,
increasing confidence for
Boulder drivers interested in
purchasing an EV.
SB 19-239-
Addressing
Impacts of
Changes
Related to
Commercial
Vehicles
•Requires CDOT to convene
stakeholder workshops to:
•Examine the economic,
environmental and transportation
system impacts of the adoption of
new and emerging technologies.
•Identify potential means of
increasing positive impacts and
mitigating negative impacts of the
transition to new and emerging
technologies.
•Present policy recommendations to
CDOT by November 2019.
•The policy recommendations
presented to CDOT will
support ongoing city
transportation initiatives,
including the Advanced
Mobility Working Group and
the Curbside Management
Working Group.
•This cross-departmental city
working groups are currently
working to develop policy
recommendations and pilot
projects related to new and
emerging transportation
technologies in line with
Climate Commissions targets.
HB 19-1159-
Modifications
to the Income
Tax Credits for
•Extends the availability of tax
credits for electric vehicles to
2023.
•Federal and state tax credits for
electric vehicles have
repeatedly been shown to be an
effective component of electric
vehicle adoption.
Attachment B- Legislative and Regulatory Analysis
City Council Study Session Page 33 of 260
Innovative
Motor Vehicles
•The extension of this tax credit
will ensure Colorado continues
to be a leader in EV adoption,
an essential tool in meeting
transportation related GHG
emissions reduction targets.
HB 19-1198-
Powers and
Duties of the
Electric Vehicle
Grant Fund
•Modifies the electric vehicle grant
fund to enable the funding of
charging stations by the Colorado
Energy Office.
•This bill ensures continued
funding of EV charging
stations across Colorado, an
essential component to
accelerating EV adoption.
HB 19-1298-
Electric Motor
Vehicle
Charging
Station Parking
•Enables private charging station
operators to designate parking
spaces specific to EV charging and
prohibits use of parking space by
non-EVs as well as EVs that are
not charging.
•This bill brings the rest of the
state into alignment with city
ordinance adopted in 2014.
Waste reduction
SB 19-192-
Landfill tip fees
•Raises the landfill tip fee for Front
Range communities to create an
enterprise fund that will provide
grants to public entities, nonprofit
groups, and for-profit businesses
can to further waste diversion.
•May provide future funding for
innovative circular materials
economy/waste diversion
efforts by the city.
PART 2: Regulatory Action
Separate from but related to the legislative activity, the Public Utilities Commission (PUC) is
currently focused on three topics of interest to Boulder’s Climate Commitment objectives1:
1.Rulemaking related to electric resource planning
In proceeding 19R-0096E, the PUC is reviewing rules related to electric resource planning
(power plant acquisition), renewable energy standard compliance, net energy metering
(treatment of rooftop and on-site solar projects), community solar gardens, interconnection
standards for renewable projects and qualifying facilities (Boulder’s hydroelectric plants).
This proceeding was initiated in part due to legislation passed in 2018, in anticipation of
legislation that ultimately passed in 2019 as well as changes to the market for renewables
observed over time. The city filed comments and proposed changes to the rules that, if
adopted, would accelerate adoption of utility-scale renewables and improve access to local
renewables. The PUC conducted a hearing on proposed rule changes in late April and early
May. Final rule changes are expected later in 2019.
1 These are current PUC actions separate from those created by SB 19-036 (see above for details).
Attachment B- Legislative and Regulatory Analysis
City Council Study Session Page 34 of 260
2.Rate Cases and Rate Proposals
In proceeding 19AL-0268E, Xcel Energy proposes to increase rates in part to account for
historic and anticipated investments in the distribution system. These investments, including
the statewide deployment of smart meters and other grid modernization efforts, may enhance
grid resilience and improve the ability to integrate additional renewables. In this case, the rate
design will not change but simply the amount collected.
In a proceeding later this year, Xcel Energy will again propose to change rates. This rate case
will focus on rate design (or, how the revenue requirement will be recovered from
customers), including a proposal for time-of-use and demand charges for residential
customers. Depending on design, time-of-use and demand charges may encourage or inhibit
conservation, distributed generation and battery storage, each of which are essential
components of emissions reduction and resilience. Xcel Energy is currently testing time-of-
use and demand charge rates on a voluntary subset of residential customers. Preliminary
results indicate success at reducing peak demand and electricity consumption but also result
in increases to monthly bills. Any proposal to mandate these rates must take into account the
results of the pilots and will be litigated at the PUC. Separate from the two rate cases, in
proceeding 19AL-0290E Xcel Energy proposed to modify commercial rates to improve the
economics for DC fast charging infrastructure. This infrastructure will be a key part of
Boulder’s strategy to accelerate EV adoption, as it meets the needs of community members
without access to home charging as well as in-commuters, visitors and the electrification of
transportation network companies such as taxis, Lyft and Uber. The updated rate, if adopted,
may also benefit transit electrification through a reduction in fuel costs.
3.Community Resilience Projects
In proceeding 19A-0225E, Xcel Energy proposes to install 15 megawatts of company-owned
energy storage systems to enhance the safety and security of community resilience centers
and infrastructure. Community resilience centers may include first responder facilities,
wastewater treatment facilities, evacuation and shelter areas, communications and traffic
safety infrastructure. The Xcel-owned energy storage systems could be paired with existing
on-site generation, including solar, natural gas or diesel generators. If the proposal is
approved, Xcel will conduct a request for proposals in fall 2019.
Taken together, the results of the rulemaking and rate cases will play an important role not only
in reducing utility-scale CO2 emissions, but in efforts to integrate local renewables and battery
storage for resilience purposes as well as to electrify transportation.
Attachment B- Legislative and Regulatory Analysis
City Council Study Session Page 35 of 260
Partners for Climate Mobilization
Prospective Partner Focus Area Letter of
Intent Signed
Public Sector
Boulder County All Y
National Renewable Energy Lab Energy, Resilience
USDA – Ag Research Service Ecosystems-Sequestration
Natural Resource Conservation Service Ecosystems-Sequestration
CO State Energy Office Energy
Academic/Research
CU All
Environmental Design School Energy, Resilience Y
Naropa University Resilience, Equity Y
Nonprofit and Non-Governmental
Organizations
Just Transition Coalition Equity Y
Southwest Energy Efficiency Project Energy Y
Rocky Mountain Institute Energy, Resilience Y
Mad Agriculture Ecosystems-Sequestration Y
Eco-Cycle Circular Materials, Ecosystems
Boulder Chamber Equity, Energy, Resilience
Via Mobility Energy, Resilience
BVSD Energy
Clean Energy Action Energy
350.org Energy, Resilience, Resources
Business
Resilient Analytics Resilience Y
Mitsubishi Electric Energy Y
Shell New Energies Energy, Resilience, Ecosystems
Metabolic Circular Materials Economy
Attachment C- Partners for Climate Mobilization and Draft LOI
City Council Study Session Page 36 of 260
Below is a template for the Letter of Intent that the city is discussing with partners, some of the content
will change to address individual nuances with each partnership.
Letter of Intent to Collaborate in the Development of a Boulder Valley Climate
Mobilization Action Plan (CMAP)
I. BACKGROUND
Climate change represents one of the most urgent and significant threats ever faced by human societies.
Despite decades of discussion, debate and action, this threat is a reality that is already having significant
and growing impacts. Recent reports from the most respected national and international scientific
authorities indicate the urgency of much broader and more systemic action to address this threat.
These reports find that:
• Climate change is taking place faster than originally projected;
• The window of time within which actions can be taken to avert large scale impacts has shrunk
to less than two decades;
• It is still possible to change course and avoid catastrophic impacts. This will require enormous
marshalling of resources and transformational behavior change, but the cost of failure is much,
much higher; and
• Existing public and private sector commitments and related actions are insufficient to stabilize
climate. Without unprecedented acceleration and expansion of effort, all societies will
experience enormous financial, environmental and social impacts.
The core objective of this initiative is to jointly develop and implement a multi-sector
transformation/emissions reduction strategy that can be rapidly replicated in cities in the region and
around the world.
Recognizing the importance of initiating action at a scale and scope sufficient to meet this challenge, the
City and (COLLABORATORNAME) enter into this statement of intention to collaborate in developing a
Boulder Valley Climate Mobilization Action Plan (CMAP).
II. PURPOSE
The purpose of this Letter of Intent is to formalize the party’s intention to develop a joint working
agreement coordinating climate action efforts that will:
• Describe the Parties’ mutual intention to jointly create a ten-year action plan (2030 Action Plan)
that demonstrates a viable path to emissions reduction sufficient to achieve climate stabilization
and resilience goals aligned with the objective to limit global warming to 1.5 degrees Celsius or
less of additional warming;
• Develop multi-sector partnership opportunities that are replicable in Colorado, the US, and
globally;
• Create a platform upon which partners can provide unique, innovative, clean energy
infrastructure and program management expertise in the Boulder community;
• Describe mechanisms for resource sharing that magnifies the positive impact of each partner’s
respective contributions.
Attachment C- Partners for Climate Mobilization and Draft LOI
City Council Study Session Page 37 of 260
III. THE PARTIES’ ROLES IN MOVING TOWARD DEEP EMISSIONS REDUCTION
Each Party will bring unique and essential capabilities necessary to develop and implement a rapid
transition from the fossil fuels that are responsible for the vast majority of emissions in the city. The City
and the [COLLABORATOR] recognize that it is imperative to have local government initiating and
supporting climate actions from the “inside” in order for local businesses, nonprofits, environmental
organizations and residents from the “outside” to effectively collaborate and coordinate the
partnerships required to be successful. The agreement will describe the specific roles of each party.
IV. THE PARTIES INTENTIONS FOR FUTURE ACTION
As the Parties explore mechanisms to rapidly implement climate stabilizing actions, their overarching
intentions are to:
• Build a community-wide collaboration of public and private sector participants to develop and
rapidly implement a deep emissions reduction strategy;
• Develop a ten-year action plan (2030 Action Plan) by the end of Q1 2020 that demonstrates a
viable path to emissions reduction sufficient to achieve climate stabilization and resilience goals
aligned with the objective to limit global warming to 1.5 degrees Celsius or less of additional
warming;
• Improve the safety, reliability, affordability, equity, and environmental sustainability of the
community’s energy system;
• Create innovative public-private collaborations that maximize the effectiveness of each Party’s
capabilities in rapidly transitioning to a renewable energy system;
• Stimulate innovation and new economic opportunities that enhance the equitable development
of all social segments of the community;
• Achieve this transition faster, and with less financial risk to the city, than via traditional
mechanisms; and
• Design implementation actions that provide community benefit and can achieve reasonable
rates of return for businesses making substantial investments into this transition.
PARTNER, CITY OF BOULDER,
a Colorado home rule city
By: __________________________ By: __________________________
Jane S. Brautigam, City Manager
ATTEST:
______________________________
City Clerk
APPROVED AS TO FORM:
______________________________
City Attorney
Attachment C- Partners for Climate Mobilization and Draft LOI
City Council Study Session Page 38 of 260
C OVE R S H E E T
ME E T I N G D AT E
July 9, 2019
C itywide Retail Study: Final Report and Next Steps
P RI MARY STAF F C O N TAC T
Sarah Wiebenson, 303-413-7335
AT TAC H ME N T S:
Description
Memo
City Council Study Session Page 39 of 260
1
STUDY SESSION MEMORANDUM
TO: Mayor and Members of City Council
FROM: Jane Brautigam, City Manager
Yvette Bowden, Director, Community Vitality and Parks and Recreation Departments
Julia Richman, Director of Innovation and Technology
Kara Skinner, Assistant Director, Finance Department
Jim Robertson, Comprehensive Planning Manager, Planning and Development Services
Sarah Wiebenson, Citywide Retail Study Project Manager, Community
Vitality
Jennifer Pinsonneault, Business Liaison, Community Vitality
Ryan Hanschen, Engagement Specialist, City Manager’s Office
DATE: July 9, 2019
SUBJECT: Study Session for July 9, 2019 - Citywide Retail Study: Final Report and
Next Steps
EXECUTIVE SUMMARY
The Citywide Retail Study was initiated in 2018 to pursue the retail-related goals of the
Boulder Valley Comprehensive Plan (BVCP) and to expand upon the recommendations
of the Downtown Retail/Vibrancy Study completed in 2018. The retail-related goals of
the BVCP were to:
• Support a vibrant retail base; and
• Maintain affordable commercial.
As detailed in a report to City Council on May 21, 2019, the study was informed by an
extensive community engagement effort. Several months were spent developing and
implementing a comprehensive community engagement plan, with questionnaires
targeted at shoppers (including residents, workers and students) and retailers (both
current business operators and those who had closed their Boulder locations within the
past two years), yielding over 1,000 unique responses. The city also engaged a consultant
team selected through a competitive process to support the study with additional analysis.
The report is organized into five sections, based on the key inquiries of the study:
1. Current Retail Environment
City Council Study Session Page 40 of 260
2
2. Performance Relative to Benchmark Communities
3. Performance Relative to Core Values
4. Small Business Sustainability
5. Framework for the Citywide Retail Strategy
The report concludes with next steps toward developing the Citywide Retail Strategy,
which will be refined through council input and direction at the July 9, 2019 study
session.
Figure A. Cityside Retail Study Phases
Questions for Council
The following questions are intended to ensure that the topic areas and next steps for the
Citywide Retail Strategy continue to reflect the council goals and objectives that
prompted the initiative.
1. Does council wish to add or remove any topic areas from the proposed strategy
framework?
2. Of the proposed topic areas, are there any that council consider a particular
priority?
3. Does council agree with the list of next steps identified by staff for pursuing the
Citywide Retail Strategy?
ATTACHMENTS
- City of Boulder Citywide Retail Study Final Report (July 2019)
- Appendix A: Shopper Survey Responses - Consultant Analysis (June 2019)
- Appendix B: Shopper Survey Responses – Retail Wish List (April 2019)
- Appendix C: Shopper Survey Responses - Unmet Retail and Service Needs (April 2019)
- Appendix D: Boulder Compared to Neighboring Communities (June 2019)
- Appendix E: Boulder Compared to Peer Communities (June 2019)
- Appendix F: District Accessibility Assessment (June 2019)
- Appendix G: Shopper Survey Responses – Satisfaction Near Home (April 2019)
- Appendix H: Retailer Survey Responses – Consultant Analysis (April 2019)
Survey Design Data Collection Data Analysis Recommendations Strategy
Development
City Council Study Session Page 41 of 260
3
- Appendix I: Retailer Survey Responses – Boulder Drawbacks (April 2019)
- Appendix J: SBDC Exit Interviews – Summary (May 2019)
City Council Study Session Page 42 of 260
4
Citywide Retail Study
Final Report
City of Boulder
July 2019
City Council Study Session Page 43 of 260
5
BACKGROUND
The city of Boulder is located 35 miles northwest of Denver, with a population just over
100,000 residents. The city is approximately 25 square miles in size, surrounded by
nearly 65 square miles of city-owned open space. Boulder is home to the University of
Colorado at Boulder and its 44,000 students, faculty and staff. The city enjoys a vibrant
local economy with businesses in a diverse mix of industries and a high concentration of
aerospace, bioscience, “clean tech,” information technology, natural and organic foods,
and active living/recreation companies. Boulder is also home to 17 federal laboratories
including the National Center for Atmospheric Research (NCAR), National Institute of
Standards and Technology (NIST), and the National Oceanic and Atmospheric
Administration (NOAA).
In response to the city’s retail-related comprehensive plan goals, slowing growth in retail
sales tax revenues and the completion of a Downtown Retail/Vibrancy Study, the City
Council authorized a total of $150,000 to fund a Citywide Retail Study and Strategy.
Currently, at the conclusion of the Citywide Retail Study, approximately $50,000 of the
allocated funding remains to support the development of the Citywide Retail Strategy.
Through the study, the city intended to gain a deeper understanding of the current
Boulder retail environment; global retail industry trends and local demographic shifts
impacting retail performance; and potential local policy approaches to support a vibrant
retail base. The Citywide Retail Study was led by the Community Vitality Department
and supported by members of the city’s Community Engagement division,
Comprehensive Planning division, Finance Department and Innovation and Technology
Department.
Council received the following updates and provided the following input on the project
over the past year:
• July 10, 2018 – Study session on the proposed scope of work for the study.
Council requested that the proposed scope:
- Align with community values in the BVCP;
- Include data collection to understand shopper behavior;
- Examine retail district accessibility by public transit and its location relative to
affordable housing in Boulder;
- Keep an eye toward place-making, promoting community activities in retail
nodes across the city, and supporting 15-minute neighborhoods;
- Include recommendations relative to shopping access for workers in Boulder;
and
- Continue to monitor retail industry trends, such as Supreme Court sales tax
decisions and shifts to online retailing.
• August 9, 2018 – Information Packet (IP) outlining a final scope of work that
reflected input from council at the July 10, 2018 study session and identifying
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which project components would be completed by staff and which would be
supported by a retail consulting firm, selected through a competitive process.
• February 1, 2019 – Heads Up providing an update on the retail consultant
selection process and identifying community partners that would support the data
collection phase, namely local nonprofits such as the Emergency Family
Assistance Association (EFAA), Boulder Housing Partners (BHP), the Boulder
Chamber of Commerce, and the Boulder Small Business Development Center, as
well as Boulder County, the University of Colorado, and local businesses and
property owners. The update also provided a link to a newly created project page
on the city’s website where members of the public could go for periodic updates.
• February 4, 2019 – Council members were provided with the opportunity to
meet one-on-one with the retail consultants during the firm’s Boulder site visit; to
confirm their objectives for the study with the consultants; and to provide input on
the proposed study process.
• March 8, 2019 – Heads Up detailing the community engagement plan for the data
collection phase.
• May 21, 2019 – Mid-project update to City Council at a regular meeting. Council
received detailed information on the Citywide Retail Study community
engagement efforts and outcomes, as well as preliminary findings and early
themes from the questionnaire responses. Council provided the following input:
- Would like actionable recommendations for council consideration;
- Overall numbers indicate Boulder’s retail environment is doing well;
- Sales and use tax revenues fund more than 1/3 of the city’s spending, and
retail sales comprise more than 75% of total sales and use tax;
- Curious that high residential density within ¾ mile of the Hill Commercial
Area is not translating to sustained economic vitality;
- Existing vacant commercial areas offer opportunity for affordable commercial
uses that community members indicate they are patronizing outside Boulder.
The following report is organized into five sections, with findings supported by an
extensive community engagement effort as well as analysis conducted by a national retail
consultant and data from the city’s Finance Department. The sections as are follows:
1. Current retail environment. An overview of Boulder’s retail base; its sales tax
revenue performance trends; its performance by retail industry category and by
geographic area; and a comparison of this performance to shopper perceptions
gathered in a survey of Boulder workers and residents in March-April 2019.
2. Performance relative to benchmark cities. A comparison of Boulder’s retail
environment with both neighboring communities and peer communities
nationwide; including a look at their retail real estate market characteristics and
retail performance.
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3. Performance relative to Boulder core values. An assessment of Boulder’s retail
environment relative to community values such as “welcoming and inclusive,”
“sustainability” and “sense of place,” looking at the accessibility of retail districts,
their connectivity to lower income areas of the city, and the types of
characteristics shopper survey respondents said they valued in a retail district.
4. Small business sustainability. An examination of factors retailer survey
respondents and retail exit interviewees named as fundamental to their decision to
locate in Boulder, and to their sustained vitality; and
5. Framework for the Citywide Retail Strategy. Consolidation of the various topic
areas for further exploration into two primary areas of inquiry.
The report concludes with staff’s recommendation for immediate next steps to pursue the
Citywide Retail Strategy, the result of which will be actionable recommendations for
council consideration.
During the July 9, 2019 study session, staff will present the suggested topic areas and
next steps for feedback and direction from council.
I. CURRENT RETAIL ENVIRONMENT
A primary objective of the project has been to pursue the Boulder Valley Comprehensive
Plan (BVCP) goal of a “vibrant retail base.” The study therefore included an examination
of Boulder’s current retail base, to understand how Boulder retail is performing both
citywide and by geographic area within the city. In this section, data from the city’s
Finance Department is compared with anecdotal information collected from Boulder
residents and workers in the shopper survey. It should be noted that the 900 or so
responses to the shopper survey do not reflect a representative sample of the current
Boulder population. An analysis of the shopper responses by the retail consultant is
provided in Appendix A: Shopper Survey Responses – Consultant Analysis, which
provides supplemental context to statistical data contained in this section of the report.
Defining “retail” as businesses that remit sales taxes to the city, there were 2,700 retailers
operating in Boulder in 2018 1. The built retail environment of Boulder is comprised of
approximately 6.6 million square feet of commercial space, amounting to approximately
60.3 square feet per capita, exceeding the U.S. national average of 23.4 square feet per
capita. In total, retail activity in Boulder generated $2.96 billion in sales, amounting to
$106.6 million in retail sales tax revenues in 2018. Sales tax revenues comprise
approximately 30 percent of the city’s total revenue.
The retail sales tax revenue trend over the past 10 years has generally been upward, as
shown in Figure B below.
1 It should be noted that not all of these businesses are traditional, ground-floor storefront operations.
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Figure B. Boulder Retail Sales Tax Revenue Performance, 2008-2018
Source: City of Boulder Finance Department
Focusing on the more recent time period of 2015-2018, the upward trend continues.
Despite flattening in 2017 and concerns in 2018 that retail sales tax revenues were
flattening, the overall trend is modestly upward, although still less than inflation.
Figure C. Boulder Retail Sales Tax Revenue Performance, 2015-2018
Source: City of Boulder Finance Department
Although the projected overall economic outcome remains positive, performance of the
Boulder retail environment appears somewhat different when you examine retail sales tax
revenue by industry category and geographic area. For example, data from the city’s
Finance Department indicates that food store sales are not keeping pace with other top
performing retail industry categories. Additionally, Citywide Retail Study shopper survey
responses indicate that shoppers may be shifting toward purchasing certain types of
goods online or outside Boulder and, with a few exceptions, retail sales in most
geographic areas of the city are relatively flat. The most significant positive trends appear
in non-Boulder based retail activity such as “Out of State” (+9.83%) and “All Other
Colorado” (+6.98%) between 2017 and 2018. These dynamics are addressed in more
detail at the end of this section of the report.
Boulder Retail Performance by Industry Category
According to the city’s Finance Department, Boulder sales tax revenues are generated
across 14 industry categories shown in Figure D below, in descending order by
magnitude of sales tax generation.
0
20,000,000
40,000,000
60,000,000
80,000,000
100,000,000
120,000,000
2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
95,000,000
100,000,000
105,000,000
110,000,000
2015 2016 2017 2018
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Figure D. Percentage of Boulder Sales Tax Revenue by Industry Category (December 2018)
Source: City of Boulder Finance Department
The three highest-grossing sales tax generating industries (excluding “All Other”) were
general retail ($25.1 million), eating places ($18.1 million) and food stores ($16.5
million), generating nearly 55% of total retail sales tax revenues in 2018.
While sales tax revenue from general retail has grown from $21.9 million in 2015 to
$25.1 million in 2018, and revenues from eating places has risen from $16.5 million in
2015 to $18.1 million in 2018, the revenues from food stores briefly increased from $16.7
million in 2015 to $17.0 million in 2015, before dropping to $16.5 million in 2018. This
discrepancy among the three highest grossing retail sales tax revenue generating uses is
shown in Figure E below.
Figure E. Highest Grossing Sales Tax Revenue Industry Categories Performance, 2015-2018
Source: City of Boulder Finance Department
0.0 5.0 10.0 15.0 20.0 25.0
Medical Marijuana
Construction Sales / Use Tax
Consumer Electronics
Computer Related Business Sector
Rec Marijuana
Home Furnishings
Apparel Stores
Building Material - Retail
Automotive Trade
Transportation/Utilities
All Other
Food Stores
Eating Places
General Retail
15,000,000
17,000,000
19,000,000
21,000,000
23,000,000
25,000,000
2015 2016 2017 2018
General Retail Eating Places Food Stores
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The March 2019 Revenue Report continues to reflect this discrepancy, with year to date
(YTD) food store sales declining from $4.0 million in March 2018 to $3.8 million in
March 2019. Neither the general retail nor eating places categories saw a decline during
the same period.
A cause for decreased food store sales is not immediately apparent from Boulder resident
responses to the shopper survey. As shown in Figure F below, Boulder residents reported
doing most of their food shopping in Boulder, as well as meeting most of their needs for
pharmacy and personal care items. The general merchandise figure likely represents a
lower percentage of activity in the shopper survey responses because the category is
broken into several additional sub-categories, such as books/music/hobby/toys and
recreation/sporting goods that are not broken out in the city’s revenue reports.
Figure F. Reported Percent of Local Purchasing by Boulder Residents
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Interestingly, Boulder residents report shopping more frequently in Boulder for all retail
categories except for apparel. This aligns with open-ended survey comments requesting
more stores that sell apparel to children, seniors, plus sizes and “big & tall” customers.
The city’s revenue report shows a decline in apparel sales over the past four years, albeit
recovering slightly in 2018.
0
10
20
30
40
50
60
70
80
In Boulder Outside Boulder Online
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Figure G. Annual Apparel Sales Tax Revenue, 2015-2018
Source: City of Boulder Finance Department
The March 2019 Revenue Report shows that YTD sales tax revenue for apparel stores
continues to trend downward: YTD apparel sales tax revenues were $918,211 in March
2018, compared to $816,339 in March 2019. The types of apparel respondents would like
to see more of is indicated in Appendix B: Shopper Survey Responses – Retail Wish
List. Survey respondents listed a wide array of apparel merchandisers that they would
like to find in Boulder, including those that offer children’s clothes, professional clothes,
plus sizes and items for “big and tall” customers.
Citywide Retail Strategy Topic Area: Staff recommends that the strategy
include further exploration of the types of retail that shopper survey
respondents found lacking in Boulder, both to capture a greater amount of
resident spending on these goods and also to create a retail environment that is
more welcoming and inclusive.
The shopper survey responses shown in Figure G above do not include dining
preferences. These were broken out as a separate question to get a finer grained
understanding of the types of food establishments patronized by Boulder residents and
workers. Figure H below shows this breakdown of reported dining behavior by Boulder
residents. The same is shown for Boulder workers in Figure J.
Figure H. Boulder Resident Dining Preferences
Source: 2019 Boulder Citywide Retail Study Shopper Survey
4,200,000
4,300,000
4,400,000
4,500,000
4,600,000
4,700,000
4,800,000
2015 2016 2017 2018
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
80.0
Café/Coffee
Shop
Fast Casual Family Style Bars/Taverns Fine Dining Food Truck Fast Food
In Boulder Outside Boulder N/A
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Boulder resident responses showed a strong preference for dining in Boulder, with a
significant number (40% or greater) of respondents indicating that they do not patronize
fast food or food truck establishments.
Worker responses to the shopper survey paint a different picture. Figure I below
indicates that Boulder workers do not prefer to shop in Boulder for any retail category
listed in the survey.
Figure I. Reported Percent of Local Purchasing by Boulder Workers
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Worker respondents indicated they would shop more for garden/home improvement and
groceries in Boulder than for any other types of goods, while indicating a significant
preference for purchasing goods across all categories outside of Boulder.
Looking at dining behavior, Boulder worker respondents indicated they were more likely
to patronize coffee shops and fine dining in Boulder, while showing a significant
preference for family style restaurants and, to a lesser extent, fast casual restaurants, bars,
food trucks and fast food outside of Boulder.
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
In Boulder Outside Boulder Online
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Figure J. Boulder Worker Dining Preferences
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Similar to the Boulder resident respondents, more than 30% of Boulder worker
respondents reported they did not patronize either food trucks or fast food establishments.
Changing purchasing behavior may help explain a decline in food store sales. As shown
in Figure K below, when both residents and workers were asked if their purchasing
behaviors had changed in the past two years, a majority of both reported that their
purchases outside Boulder had remained largely the same. A majority of both residents
and workers reported increasing their online purchasing, with higher income respondents
reporting bigger increases.
Regarding shopping in Boulder, however, a majority of resident respondents reported no
change in behavior, while a majority of Boulder worker respondents reported decreasing
their purchasing in Boulder.
Figure K. Reported Change in Purchasing Behavior, Residents v. Workers
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Citywide Retail Strategy Topic Area: Boulder’s aging population and the
anticipated expansion in households with fixed income considerations
increases the importance of maximizing Boulder’s capture of non-resident
spending. Staff therefore recommends that the strategy include an assessment
of the accessibility of Boulder’s employment centers to the types of retail
businesses that workers indicate they are most likely to patronize in Boulder.
0.0
10.0
20.0
30.0
40.0
50.0
60.0
70.0
Café/Coffee
Shop
Fine Dining Fast Casual Bars/Taverns Family Style Food Truck Fast Food
In Boulder Outside Boulder N/A
0.0
20.0
40.0
60.0
In Boulder Outside
Boulder
Online
Residents
Increased About the Same Decreased
0.0
20.0
40.0
60.0
In Boulder Outside
Boulder
Online
Workers
Increased About the Same Decreased
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The shopper survey also looked at whether Boulder residents and workers were able to
meet their needs locally for certain types of services. The survey asked what types of
service businesses respondents were most likely to patronize in Boulder, with the highest
performing service categories being fitness and childcare as shown in Figure L below.
Figure L. Shopper Survey – Boulder Service Share Among Resident Respondents
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Open-ended comments to a question asking respondents to list any unmet needs for
goods or services yielded only a small number (27) of requests for services, as provided
in Appendix C: Shopper Survey Responses – Unmet Needs. The most frequent
requests were for specific medical services (6), followed by requests for auto-related
services (5). Given this small number overall, staff does not feel that there is reason to
explore unmet local service needs as a priority in the Citywide Retail Strategy.
Boulder Retail Performance by Geographic Area
In addition to examining shopper needs and behaviors by industry category, the study
looked at Boulder retail by geographic area. The city’s revenue report categorizes
Boulder sales and use tax revenues as originating in 17 different areas, as shown in
Figure M below in descending order by percent of total city sales tax revenue.
66%
78%
78%
79%
84%
88%
91%
Non-Auto Repairs
Medical, Dental
Auto Repair
Hair Care
Banking
Childcare
Fitness
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Figure M. Percentage of Boulder Sales Tax Revenue by Sales Area (December 2018)
Source: City of Boulder Finance Department
Excluding the sales tax sources that are not geographically distinct (e.g. “Out of State”
and “All Other Boulder”), the three highest-grossing sales tax generating areas in 2018
were the Boulder Valley Regional Center or “BVRC” ($25.2 million), downtown 2 ($14.2
million) and the Twenty Ninth Street shopping center ($8.7 million), generating nearly
45% of total retail sales tax revenues in 2018.
Figure N shows that the performance of two of the city’s top four retail sales tax
generating areas (i.e. greater than $5 million in annual sales tax revenues) have remained
relatively flat from 2015 to 2018 (i.e. increases/decreases of less than 2% for BVRC and
N. 28th Street). Over that same time period, downtown sales tax revenues rose by 5.5%
and Twenty Ninth Street sales tax revenues declined by 6.3%.
2 In this section, all references to “Downtown” are consolidated figures from the city’s Revenue Report
representing the following sales areas: Downtown, Downtown Extension, East Downtown and Pearl Street
Mall.
0.0 5.0 10.0 15.0 20.0 25.0
Airport
The Meadows
University of Colorado
UHGID "The Hill"
N. Broadway
Basemar
Gunbarrel
Table Mesa
Public Utilities
All Other Boulder
N. 28th Street
Colorado All Other
Boulder Industrial
29th Street
Downtown
Out of State
BVRC-Bldr Valley Regional Ctr
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Figure N. Sales Tax Revenues for Top Four Sales Tax Generating Areas, 2015-2018
Source: City of Boulder Finance Department
A comparison of March 2018 to March 2019 YTD sales tax revenues show the BVRC
experienced a 5.13% increase, while downtown experienced a 1.94% decrease and N.
28th Street experienced a 3.27% increase. The downward trend at Twenty Ninth Street
seen between 2015 and 2018 was reinforced with a 4.87% decrease in YTD sales tax
revenues between March 2018 and March 2019.
Citywide Retail Strategy Topic Area: Staff suggests continuing to monitor
the downward trend at Twenty Ninth Street as part of the strategy.
Looking at the six remaining geographically distinct areas (i.e. those that generate less
than $5 million in annual sales tax revenues), their performance over the past four years
is more varied, perhaps reacting to tenant turnover or reflecting a greater volatility from
their smaller size. For example, the 15.6% decline at the Basemar shopping center and
4.9% decline at The Meadows shopping center could be the result of one or two store
closures (e.g. the closure of the Whole Foods at Basemar).
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
BVRC Downtown 29th Street N. 28th Street
2015 2016 2017 2018
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Figure O. Sales Tax Revenues for Lower Sales Tax Generating Areas, 2015-2018
Source: City of Boulder Finance Department
Areas that showed a significant increase in sales tax revenues from 2015-2018 as shown
in Figure O above include Table Mesa (+12.7%) and The Hill (+23.4%)3. During this
time period, the Table Mesa shopping center was renovated, including the introduction of
new large-scale tenants, and The Hill received additional attention as part of the City
Council’s Hill Reinvestment Strategy initiative.
Comparing the March 2018 and March 2019 YTD sales tax revenues for each of the six
areas, there is similar volatility to the year-over-year figures. North Broadway increased
by 24.1%, while more moderate increases were seen in The Hill (8.2%) and Table Mesa
(10.6%), while the Meadows stayed relatively flat (0.5%). Only Gunbarrel saw decreased
sales tax revenues during the same time period (-8.7%).
It is worth noting that some of the largest increases in sales tax revenues between 2015
and 2018 are from sales tax sources that are not geographically distinct. As shown in
Figure P below, the evolution of online retail, including compliance with required
collections and remittances for local online sales from businesses with a physical nexus
to Boulder – and increased voluntary collections and remittances – have increased
Boulder’s out of state sales tax revenues from $11.2 million in 2015 to $16.1 million in
2018.
3 Although total sales tax revenues in the Hill have climbed, overall figures are low relative to the square
footage of retail uses within the area. For example, 2018 sales tax revenues in Gunbarrel, which has
141,000 sq. ft. of retail, are on par with those in the Hill/CU area, which has 221,000 sq. ft. of retail.
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
Table Mesa Gunbarrel
Commercial
Basemar N. Broadway UHGID "The
Hill"
The Meadows
2015 2016 2017 2018
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Figure P. Sales Tax Revenues for Out of State, 2015-2018
Source: City of Boulder Finance Department
These increases help offset the relatively flat or moderately declining revenues of the four
highest grossing sales tax areas within the city, and should therefore be an important
consideration when examining the city’s retail sales tax base.
Citywide Retail Strategy Topic Area: While the shopper survey
responses indicate that online purchasing behavior is increasing, staff
anticipates that the rate of online sales growth may slow as a result of
evolving policies related to the taxation of online sales. It is
recommended that this evolution continue to be monitored as part of
the strategy.
II. PERFORMANCE RELATIVE TO BENCHMARK COMMUNITIES
Another factor studied for its possible impact on Boulder-based retail sales is the
increasing number of regional retail options available to Boulder residents and workers.
The study examined Boulder’s retail performance relative to benchmark communities
identified by staff in consultation with the retail consultant. These included both
neighboring Front Range municipalities that serve Boulder residents and worker
customers, as well as national peer communities with similarities to Boulder in terms of a
high student population percentage, relatively high median household incomes, and
median home values and a location within commuting distance to a major metropolitan
area.
Comparison with Neighboring Communities
Once considered the county’s regional shopping hub, Boulder still has a larger
population, larger square footage retail inventory, and higher total annual retail sales than
any of its neighboring communities as highlighted in Figure Q below.
Figure Q. Boulder Retail Real Estate Comparison with Neighboring Communities
Population Land Area
(sq. miles)
Retail Inventory
(sq.ft.)
Total Annual Retail
Sales (millions)
Annual Retail Sales
per Capita
Boulder 109,427 24.2 6.6 million $2,957 $27,024
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Broomfield 71,202 27.1 5.1 million $1,041 $14,627
Lafayette 30,298 8.85 1.8 million $239 $7,736
Longmont 96,754 21.8 5.9 million $1,341 $13,858
Louisville 21,208 8.52 1.5 million $349 $16,458
Superior 13,444 3.95 0.8 million $389 $28,942
Sources: Costar (Q4 2018), ESRI Business Analyst.
Boulder’s retail square footage inventory per capita as shown below in Figure R falls in
the middle of its neighbors at 60.3 square feet per person, compared to 71.6 square feet in
Broomfield at the high end, and 55.8 square feet in Superior at the low end. All of these
figures exceed the national average of 24 square feet per capita, as reported in the Urban
Land Institute (ULI) Emerging Trends in Real Estate 2019 Report, suggesting the region
enjoys an ample retail supply.
Figure R. Comparison of Neighboring Community Retail Square Footage Per Capita
Sources: Costar (Q4 2018), ESRI Business Analyst.
As part of the study, the city’s retail consultant was asked to provide additional analysis
on Boulder’s retail performance relative to its neighboring communities. The full
narrative of the analysis is provided in Appendix D: Boulder Comparison to
Neighboring Communities. It includes an exploration of the following:
• Comparison of retail real estate market. Boulder’s performance relative to its
neighbors in terms of retail rental rates, vacant space inventory, vacancy rates,
retail space under construction and absorption of new retail construction within
the past 12 months.
Figure S. Comparison of Neighboring Community Retail Real Estate Market
Market Rent
(NNN/sq.ft./yr)
Vacant
Inventory
(sq.ft.)
Vacancy
Rate
Currently Under
Construction
(sq.ft.)
12 Month Net
Absorption
(% inventory)
Boulder $25.37 400,000 6.4 24,500 -2.1%
Broomfield $27.80 105,000 2.0 123,000 4.1%
Lafayette $22.63 43,100 2.4 7,500 0.1%
Longmont $17.08 170,000 2.9 20,000 1.9%
Louisville $25.19 232,000 15.4 0 -2.9%
Superior $27.33 11,600 1.5 22,000 7.8%
Sources: Costar (Q4 2018).
Based on the consultant’s analysis, Boulder’s rents are largely in line with its neighbors,
as is the amount of retail under construction. Boulder’s vacancy rate of 6.4%, however, is
0
20
40
60
80
Broomfield Louisville Longmont Boulder Lafayette Superior
City Council Study Session Page 58 of 260
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higher than most of its neighbors (with the exception of Louisville, which has large-scale
vacancies with the closure of Hobby Lobby and the construction of more than 100,000
sq. ft. of new commercial space that has not yet been leased).
Notably, the CoStar vacancy data includes the 150,000 sq. ft. Macy’s store in the Twenty
Ninth Street area, which is not yet actually vacant. If you take out the Macy’s square
footage from these calculations, Boulder’s vacancy rate would drop to 3.9% and its retail
inventory absorption would increase by 2% to close to zero.
Citywide Retail Strategy Topic Area: Although Boulder’s retail performance
overall is generally positive relative to its neighboring communities, staff
recommends that the strategy include careful consideration of any increases to
Boulder’s retail inventory in light of current and anticipated vacancy and
absorption rates.
• Comparison of pull factors. Each city has a so-called “pull factor” to indicate the
extent to which a city’s retail sales exceed the spending power of its residents. A
city with a pull factor higher than 1.0 enjoys the benefit of – and may be more
reliant on – greater spending by non-residents and visitors than its own
households.
Each pull factor is based on the city’s retail sales compared to its annual household
spending. These vary widely among Boulder and its neighboring communities, with
Boulder at the top for both total annual retail sales and annual household spending.
Boulder’s overall pull factor is 1.5, higher than any of the neighboring communities as
shown in Figure T below.
Figure T. Comparison of Neighboring Community Pull Factor Variables
Overall
Pull Factor
Total Annual Retail Sales
(millions)
Annual Household
Spending Potential
Boulder 1.5 $2,957 $1,941
Broomfield 0.8 $1,041 $1,384
Lafayette 0.4 $239 $540
Longmont 0.9 $1,341 $1,521
Louisville 0.8 $349 $459
Superior 1.2 $389 $317
Sources: ESRI Business Analyst and consultant (2017 estimated, includes vehicle sales and service)
In looking at the pull factors across individual retail industry categories as shown in
Figure U below, a more detailed picture emerges of Boulder’s specific market strengths.
Figure U. Comparison of Neighboring Community Pull Factors Across Retail Industry Categories
Electronics Grocery Sporting
Goods
Restaurant Home
Furnishings
Department
Store
Apparel
Boulder 3.3 2.7 2.0 1.6 1.5 0.6 1.7
Broomfield 2.1 0.8 0.8 0.8 1.2 1.3 2.6
Lafayette 0.5 0.2 0.4 0.7 0.2 0.9 0.3
Longmont 1.1 1.2 0.7 1.1 0.8 1.0 0.6
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Louisville 2.1 1.4 1.3 0.9 0.6 0.6 1.0
Superior 0.7 2.0 0.3 0.5 0.0 1.3 0.2
Sources: ESRI Business Analyst and consultant.
Boulder’s pull factor in electronics/appliances, grocery, sporting goods, apparel, food
away from home (restaurants/cafes) and home furnishings are all relatively strong. The
exception is in the department store category, possibly because Boulder’s department
store offerings as defined by CoStar are limited to Macy’s and Target. In addition to
department stores, Boulder’s pull factor in apparel does not exceed the pull factor of all
its neighbors.
This finding reinforces an earlier recommended topic area for further exploration: that the
strategy should explore opportunities to capture more local spending on apparel (and
attempt to reverse the decline in apparel sales tax revenues) by providing a greater
diversity of apparel options.
• Comparison of sales tax revenue growth rates. Whether the sales tax revenue
growth in each community is keeping pace with population growth.
Figure V. Comparison of Sales Tax Revenue Growth Rate (%) and Growth Rate (%) per Capita,
2014-2018
Sources: CO Dept. of Finance, municipal budget documents (2018 figures for Lafayette were not available).
While Boulder is similar to its neighbors in terms of its sales tax revenue growth rate not
keeping pace with its per capita growth rate (i.e. 21% growth rate versus 18.6% growth
rate per capita from 2014-2019), this is something to watch as the discrepancy reinforces
the importance of non-resident and visitor spending.
Citywide Retail Strategy Topic Area: Staff recommends exploring further
the discrepancy between sales tax revenue growth rate and the sales tax
growth rate per capita as an important indicator of the importance of non-
resident spending to Boulder’s retail sales tax revenue performance.
• Cost of doing business. How Boulder compares in terms of its costs to open and
operate a retail business.
0
10
20
30
40
Louisville Longmont Boulder Broomfield Superior
Sales Tax Growth 2014-2019 Sales Tax Revenue per Capita Growth, 2014-2019
City Council Study Session Page 60 of 260
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In the Retail Real Estate Market section above, cost factors such as rents and vacancy
rates were compared and contrasted. The consultant’s scope included looking at other
factors affecting Boulder’s competitiveness with neighboring communities as a place to
operate a retail business. The full narrative of this inquiry is provided in Appendix D:
Boulder Compared to Neighboring Communities.
The consultant concluded that Boulder was relatively similar to its neighbors in terms of
its electric rates (e.g. all were $0.0916/kWh), property tax rates (varied) and sales tax
rates (i.e. ranged between 8.35% and 8.85%), as shown in Figure W below.
Figure W. Comparison of Sales Tax Rates (%)
Source: Consultant
The biggest variations, as determined by the consultant, were in Boulder’s plan review
and permitting costs, and the complexity of its parking requirements.
For the plan review and permitting costs, the consultant considered two scenarios: first,
planning and utility fees for the construction of a 10,000 sq. ft. infill multi-tenant retail
building; second, building permit fees for a $500,000 tenant improvement to an existing
building.
Under the 10,000 sq. Ft. infill construction scenario, costs included: change of use,
temporary certificates of occupancy, impact fees, linkage fees (only applicable in
Boulder), final architecture review (only a separate fee in Boulder and Lafayette), final
landscape review (only a separate fee in Boulder), final site plan review (only a separate
fee in Boulder), combined engineering (only applicable in Boulder), concept plan review
and comment, rezoning, site review, use review (only applicable in Boulder and Superior,
only a separate fee in Boulder).
Under the $500,000 tenant improvement scenario, costs included: permit fee, energy code
compliance fee (only applicable in Boulder), plan check, electrical (only a separate fee in
Boulder, Lafayette and Superior), mechanical (only a separate fee in Boulder), plumbing
(only a separate fee in Boulder), fire (n/a in Boulder, only separate fee in Lafayette),
demolition, signs (only separate fee in Boulder and Longmont) and use tax.
The consultant concluded that Boulder’s fees were higher than its neighboring
communities by a “substantial margin,” although an exact figure is not provided by the
consultant for comparison. The analysis also indicates that Boulder charges separate fees
more commonly than its neighbors, who, they found, integrate the cost of architectural,
landscape, engineering and site plan review into plan review fees. Overall, the consultant
8
8.2
8.4
8.6
8.8
9
Boulder Louisville Longmont Lafayette Superior Broomfield
City Council Study Session Page 61 of 260
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concludes that the higher cost puts Boulder at a competitive disadvantage with its
neighbors from a retail attraction perspective.
Citywide Retail Strategy Topic Area: Staff recommends exploring further
how Boulder’s commercial permitting fee structure compares to neighboring
communities, with the goal of identifying potential streamlining opportunities
(if needed) to improve Boulder’s competitiveness among prospective retail
tenants.
The consultant found that Boulder’s parking requirements were among the lowest
regionally, equal to Superior for general retail and equal to Louisville for food service.
The parking requirement comparisons are shown in Figure X below.
Figure X. Comparison of Parking Requirements
General Retail Food Service
Boulder Varies by district; typ. 2.5-3.3 per
1,000 sq. ft.
Varies by district; typ. 4.0 per 1,000 sq.
ft. or 1.0 per 3 seats
Broomfield 5.0 per 1,000 sq. ft. 6.67 per 1,000 sq. ft.
Lafayette 5.0 per 1,000 sq. ft. Greater of 6.67 per 1,000 sq. ft. or 1.0 per
table
Longmont 4.0 per 1,000 sq. ft. 12.0 per 1,000 sq. ft. or 10.0 per 1,000 sq.
ft. for drive-through
Louisville 6.7 per 1,000 sq. ft. 1.0 per 3 seats
Superior 3.3 per 1,000 sq. ft.; 2.0 for
furniture/appliance
Greater of 1 per 3 seats or 5.0 per 1,000
sq. ft.; greater for fast food.
Source: Consultant
The consultant expressed concern that Boulder’s parking requirements appear to be the
most complex, varying by zoning district and allowing reductions for shared parking and
bike parking. The concern stemmed from a perception of burdensome complexity,
especially for small business operators and/or those unable to afford retail specialist
assistance in navigating zoning and permitting requirements. In the consultant’s opinion,
because of the “essentially suburban form” (low density, auto-reliant development
patterns) of the city, lower parking requirements may also make Boulder less attractive to
retailers concerned with parking availability for their customers and employees.
Citywide Retail Strategy Topic Area: Staff has not independently
assessed whether Boulder’s parking code is any more or less complex than
neighboring communities. It is recommended that the strategy include
further exploration of whether prospective tenants find Boulder parking
requirements difficult to understand, possibly informing future outreach
and education efforts.
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Comparison with Peer Communities
In addition to examining Boulder’s retail performance relative to neighboring
communities, the study compared Boulder to communities nationwide with similar
market dynamics. The communities selected for the study included a combination of the
following primary characteristics:
• Large student population, highly educated resident population;
• Higher home values and household incomes than neighboring communities; and,
• Within commuting distance of a major metropolitan area.
Despite overall similarities, it should be noted that each of the selected peer communities
shown in Figure Y below, does vary from Boulder’s demographics in different, and
perhaps, significant ways. The consultant’s detailed comparison of Boulder to its peer
communities nationwide is provided in Appendix E: Boulder Compared to Peer
Communities. This report highlights five total peer communities: four selected by the
consultant which, in their analysis, provide the closest similarities to Boulder; as well as
Palo Alto, which is occasionally cited in public conversations as similar to Boulder,
although the consultant’s analysis finds it has much higher median home values and
median household income than Boulder.
Figure Y. Comparison of Peer Community Selection Criteria
Population Student
Population
Population/
Sq.Mi.
Median
Home Values
Median HH
Income
Nearest
Metro Area
Boulder 109,000 31% 4,403 $574k $58k Denver
Ann Arbor, MI 123,000 37% 4,425 $270k $57k Detroit
Iowa City, IA 77,000 44% 3,008 $205k $50k Cedar Rapids
Lawrence, KS 97,000 29% 2,815 $203k $50k Kansas City
Palo Alto, CA 70,000 25% 2,917 $1,784k $154k San Jose
Santa Cruz, CA 65,000 33% 5,098 $859k $69k San Jose
Source: Consultant
In comparing the retail market of the peer communities in Figure Z below, Boulder
appears to be in line with its peers in terms of rental rates and retail inventory.
With the inclusion of the Macy’s 150,000 sq. ft. vacancy, Boulder is at the higher end for
vacancy rates and inventory absorption. As mentioned earlier in this section, if (as is
currently the case) the Macy’s space is not vacant, Boulder’s vacancy rate (3.9%) and
absorption rate (-0.1%) would fall in the middle of the rates of its peers.
Figure Z. Comparison of Peer Community Retail Real Estate Market
Market Rent
(NNN/sq.ft./yr)
Retail sq.ft.
Per Capita
Vacancy
Rate
Currently Under
Construction (sq.ft.)
12 Month Net
Absorption
(% inventory)
Boulder $25.37 60.3 6.4% 24,500 -2.1%
Ann Arbor, MI $21.39 64.9 3.0% 23,000 -1.2%
Iowa City, IA $14.12 53.0 1.7% 0 0.7%
Lawrence, KS $14.46 64.1 4.2% 0 -0.8%
Palo Alto, CA $61.88 56.0 1.5% 0 0.2%
Santa Cruz, CA $22.93 52.3 2.7% 0 -1.2%
Source: Costar 2018, Consultant.
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One notable figure is the lack of retail construction in four out of the five peer
communities according to CoStar data, possibly indicating a national shift toward retail
contraction.
In comparing overall pull factors with its peer communities, Boulder’s is at the higher
end, as shown in Figure AA below. Of those examined, only Palo Alto had a pull factor
lower than 1.0 (indicating “leakage” of Palo Alto residents’ spending power).
Figure AA. Comparison of Peer Community Overall Pull Factors
Source: Consultant.
As was done in the Comparison with Neighboring Communities analysis above, the
consultant examined whether the peer communities’ sales tax revenue growth is keeping
pace with its population growth. Of the communities examined in the table above, the
consultant was able to obtain these figures for Lawrence, KS and Santa Cruz, CA. The
comparison is shown in Figure BB below.
Figure BB. Comparison of Peer Community Sales Tax Revenue Growth Rate (%) and Sales Tax
Revenue Growth Rate (%) per Capita, 2014-2018
Source: Consultant.
As with its neighboring communities, Boulder’s peer communities’ population growth is
also not keeping pace with its growth in sales tax revenue, indicating a common reliance
with Boulder on non-resident spending.
0
0.2
0.4
0.6
0.8
1
1.2
1.4
1.6
1.8
Santa Cruz Boulder Lawrence Iowa City Ann Arbor Palo Alto
0
5
10
15
20
25
Boulder Lawrence Santa Cruz
Sales Tax Revenue Growth Per Capita
City Council Study Session Page 64 of 260
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Overall, Boulder’s performance relative to its peer communities nationwide appears to be
favorable. The apparent slowdown in retail construction among several of Boulder’s peer
communities, and Boulder’s lower 12-month absorption rates in comparison, reinforce
the earlier finding that the strategy should explore whether there is a need to carefully
consider the construction of any new retail space, even perhaps favoring redeveloping or
repurposing some of these spaces to meet other community needs if there is already
sufficient retail serving residents and workers in that area.
III. PERFORMANCE RELATIVE TO CORE VALUES
At the July 10, 2018 study session with City Council, staff was directed to incorporate
relevant core values of the Boulder Valley Comprehensive Plan into the design of the
study. These included:
• A welcoming, inclusive and diverse community;
• Sustainability as a unifying framework to meet environmental, economic and
social goals;
• Our unique identity and sense of place;
• A vibrant economy based on Boulder’s quality of life and economic strengths.
The study approached these objectives within the following framework:
1. Welcoming and Inclusive. An assessment of Boulder shopper satisfaction with the
current retail environment by age and income. Included opportunities to provide
open-ended responses to questions about what goods and services are missing,
and what additional types of retail would serve their needs.
2. Accessible. An assessment of whether all Boulder residents have retail areas
within ¾ mile of their homes; which retail areas are accessible by transit routes
from affordable housing locations, if at all; which residential areas do not have
access to a grocery store within ¾ mile.
3. Sense of Place. Boulder resident and worker prioritization of the shopping area
characteristics that contribute to creating a sense of place.
Welcoming and Inclusive Assessment
The shopper survey asked respondents to rate their overall satisfaction with Boulder retail
and to rate their satisfaction specifically by availability, price and selection. The
responses were examined to determine if there were differences among Boulder residents
and Boulder workers, as well as whether resident responses varied by age, income or
geographic area of their residence. A summary of the response analysis by the consultant
is provided in Appendix A: Shopper Survey Responses – Consultant Analysis.
Among all responses to the question “Overall, how satisfied are you with the availability
of goods and services in Boulder that meet your basic needs?” 68% were somewhat or
very satisfied, 16% were somewhat dissatisfied, and 4% were very dissatisfied. Asking
more specifically about satisfaction with price, selection and availability yielded more
varied answers.
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Overall satisfaction with the availability of basic goods and services was higher among
Boulder residents than non-resident workers as shown in Figure BB.1 below. Nearly
three-fourths (73%) of residents and 77% of residents that also work in the city reported
they were very or somewhat satisfied with the availability of basic goods and services in
Boulder compared to 61% of Boulder workers who live in another community.
Figure BB.1 Overall Satisfaction with Goods and Services by Respondent Type
25%
36%
33%
36%
41%
40%
16%
8%
9%
20%
12%
14%
0%10%20%30%40%50%60%70%80%90%100%
Non-resident Workers
Resident Workers
Boulder Residents
Overall Satisfaction with Basic Goods and Services
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied Source: 2019 Boulder Citywide Retail Shopper Survey
As shown in Figure CC below, a majority of residents reported being somewhat or very
satisfied with selection (59.9%) and availability (55.3%), while indicating they were
more evenly divided on price (45.0% somewhat or very satisfied, 36% somewhat or very
dissatisfied).
Figure CC. Boulder Resident Shopper Satisfaction with Goods and Services Near Their Homes
Very Satisfied Somewhat
Satisfied
Neutral Somewhat
Dissatisfied
Very Dissatisfied
Selection 22.5% 37.4% 10 .0 % 23.3% 6.8%
Price 12.4% 32.6% 19.0 % 23.8% 12.2%
Availability 21.5% 33.8% 15.0 % 21.4% 8.3%
Source: 2019 Boulder Citywide Retail Study Shopper Survey
This variation was even more pronounced among respondents’ satisfaction with prices
near their work in Boulder. Although a majority of respondents were somewhat or very
satisfied with selection (54.0%) and availability (50.5%) of goods and services near
work, those who were somewhat or very satisfied with price was only 37.3%.
Figure DD. Boulder Shopper Satisfaction with Goods and Services Near Their Work
Very Satisfied Somewhat
Satisfied
Neutral Somewhat
Dissatisfied
Very Dissatisfied
Selection 21.1% 32.9% 15.0 % 24.2% 6.9%
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Price 11.7% 25.6% 19.4% 30 .5% 12.7%
Availability 20 .3% 30 .2% 17.2% 25.2% 7.1%
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Boulder resident respondent satisfaction with the availability of basic goods and services
varied by age, as did their satisfaction with the selection, price and availability of basic
goods near their home.
As shown in Figures DD.1 and DD.2 below, younger residents were generally more
satisfied than older residents with the selection and availability of basic goods and
services near home.
Figure DD.1 Resident Satisfaction with Selection by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
75+
65-74
55-64
45-54
35-44
25-34
Satisfaction w/Selection of basic goods near home Boulder residents by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied
Source: 2019 Boulder Citywide Retail Shopper Survey
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Figure DD.2 Resident Satisfaction with Availability by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
75+
65-74
55-64
45-54
35-44
25-34
Satisfaction w/Availability of basic needs near home Boulder residents by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied
Source: 2019 Boulder Citywide Retail Shopper Survey
As shown in Figure DD.3 below, all Boulder resident respondent age groups were less
satisfied with the price. A similar pattern was seen in responses of non-resident workers.
Figure DD.3 Resident Satisfaction with Price by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
75+
65-74
55-64
45-54
35-44
25-34
Satisfaction with Price of basic goods near home Boulder residents by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied
Source: 2019 Boulder Citywide Retail Shopper Survey
Satisfaction with selection and availability of basic goods near work also varied by age
among non-resident Boulder worker respondents, with younger workers somewhat more
satisfied than older workers as shown in Figures DD.4 and DD.5 below.
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Figure DD.4 Worker Satisfaction with Selection by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
55-64
45-54
35-44
25-34
Satisfaction w/Selection of basic goods near work -Nonresident workers by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied
Source: 2019 Boulder Citywide Retail Shopper Survey
Figure DD.5 Worker Satisfaction with Availability by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
55-64
45-54
35-44
25-34
Satisfaction w/Availability of basic needs near work -Nonresident workers by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied Source: 2019 Boulder Citywide Retail Shopper Survey
As with Boulder residents, the workers were less satisfied with the price of basic goods
near their work in Boulder, as shown in Figure DD.6 below.
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Figure DD.6 Worker Satisfaction with Price by Respondent Age
0%10%20%30%40%50%60%70%80%90%100%
55-64
45-54
35-44
25-34
Satisfaction with Price of basic goods near work -Nonresident workers by age
Very Satisfied Somewhat Satisfied Neutral Somewhat Dissatisfied Very Dissatisfied
Source: 2019 Boulder Citywide Retail Shopper Survey
While there were no clear recommendations for topic areas to explore further in the
Citywide Retail Strategy from the responses by income levels, staff felt it was worth
noting the following to keep in mind while developing the strategy:
• Residents with annual household incomes over $250,000 were least satisfied with
the selection of basic goods and services available near their home (46% were
very or somewhat satisfied, and 44% were very or somewhat dissatisfied).
• Residents with annual household incomes under $25,000 were more satisfied with
the selection and availability of basic goods near their home and least satisfied
with the price (67% were very or somewhat satisfied with the selection and 56%
were very or somewhat satisfied with the availability, while 40% were very or
somewhat dissatisfied with the price).
The survey included an opportunity for respondents to provide open-ended comments on
what types of goods and services they felt were missing in Boulder. The consultant
categorized the responses in Figure EE below to get an order of magnitude for the
frequency of mentions in specific categories.
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Figure EE. Frequency of Shopper Survey Requests for Additional Retail by Category
Source: Consultant.
The top categories of apparel and affordable goods are reinforced by some of the other
categories mentioned. For example, the responses that are categorized as desire for
additional apparel are also reflected in the requests for “maternity, baby, kid store” and
“department store.” Similarly, the responses that are categorized as desire for additional
affordable goods are reinforced by the requests for Walmart, Costco and “Thrift, second-
hand.”
Lastly, toward the goal of pursuing a more welcoming and inclusive retail environment,
the 17 Spanish-language responses to the open-ended questions are translated and
provided in full in Figure FF below. In keeping with the overall survey responses, these
responses also frequently mention a desire for more affordable goods.
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Figure FF. Spanish Language Responses to Open-Ended Shopper Satisfaction Questions
In general, how satisfied are you with the selection, price and availability of basic goods and services
near your place of work in Boulder?
Boulder is a very expensive place to buy groceries. I prefer to go to Longmont or Lafayette to another King
Soopers or Walmart to do my shopping
What good or basic service you could not find in Boulder?
Spanish services of many types. Almost everything is in English. The services of the health department.
Low cost food.
Stores like Walmart
Soda - buying at Costco (out of Boulder) because of Boulder's sugar tax; Affordable rent
Walmart, Costco/Sam's
Walmart has many cheap things that Boulder does not have. Like affordable houses to live in.
Walmart, Costco, Sam's
Authentic Mexican products, there might be 1 or 2 locations, but there is a HUGE lack of products
(especially fruits & veggies)
Places where they sell wholesale, such as toilet paper, food, snacks.
Dental services for my children that accept my health insurance and that are not dental aid.
What kind of stores, restaurants or services would you like Boulder to have (or have more)?
More butcher shops, tortilla stores
Walmart
For the home, a little more economical
Stores with lower prices and good quality
Ross
Walmart, Ross
Clothing stores, Walmart
Walmart - for lower prices; Ross - lower prices, furniture, clothing, decorations, lower price groceries
Walmart, Buffalo Wild Wings, Food Trucks with Mexican Food
Walmart, Sam's Club
Sam's/Costco, Chick-fil-a, Mexican Stores (tortilla, groceries)
Discount stores so we can shop in Boulder
More Latin food restaurants, not so expensive home stores, more availability of low-cost furniture for the
house.
Citywide Retail Strategy Topic Area: Based on the frequency of shopper
survey comments related to affordable goods and the lower satisfaction levels
with the price of retail goods in Boulder, staff suggests exploring
opportunities for increasing the availability of affordable goods.
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Accessibility Assessment
In addition to looking at the types of goods desired by Boulder residents and workers of
all ages and income levels, the study also looked at whether residents and workers had
convenient access to basic goods and services by transit or within ¾ mile of their home
and place of employment.
The assessment started by establishing the location of Boulder’s retail activity; whether
these areas provided residents and workers with access to food stores and dining options;
the accessibility of retail by transit, and by transit from concentrations of affordable
housing in particular; and how survey respondents indicated they most frequently
accessed their retail needs, both from home and from work.
Of the 6.6 million sq. Ft. of retail in Boulder, 5.9 million sq. ft. is concentrated within 10
retail nodes shown in Figure GG below. These align with, but do not exactly follow the
retail areas of the city’s revenue report discussed in the Boulder Retail Performance by
Geographic Area section above. The reason for this discrepancy is that the study is
looking at trade area (a ¾ mile radius from the center of a retail node) rather than
specifically at revenue generated by businesses within a certain area. Note that the “North
Broadway” node is the area that includes the Ideal Market grocery store, while “North
Broadway Annex” node is more commonly known as “NoBo” – the area extending north
of Iris Avenue.
Figure GG. Retail Inventory Square Footage by Retail Node
Source: U.S. Census (2015), ESRI (2018)
As shown in Figure GG above, a significant portion of Boulder’s retail inventory is
located within the BVRC, Twenty Ninth Street and Pearl Street shopping areas. This is in
keeping with the sales tax revenue generation reflected in the city’s revenue reports.
Focusing on accessibility to retail, the study examined further who each retail node is
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
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serving. Figure HH below provides the square footage per worker and square footage per
resident within a ¾ mile of each retail node.
Figure HH. Retail Inventory Per Sq. Ft. by Worker and Resident Population (3/4 mile radius)
Source: U.S. Census (2015), ESRI (2018)
The consultant’s analysis examined the supply in each node of the types of retail
residents and workers said were among those they were most likely to patronize in
Boulder: food & drug stores and cafés/restaurants. The consultant’s full narrative related
to retail accessibility is provided in Appendix F: District Accessibility Assessment.
Figure II below provides the grocery and drugstore inventory per capita in each retail
node, in descending order by overall retail inventory.
Figure II. Grocery and Drugstore Inventory Relative to Resident Population by Retail Node
Drugstore
Sq. Ft.
Grocery
Sq. Ft.
Est. Population
(3/4 mi. radius)
Grocery &Drugstore
Inventory per Capita
BVRC/29th Street 15,000 234,000 11,614 21.4
North 28th Street 30,000 77,000 11,210 9.5
Pearl Street 8,000 39,000 18,407 2.6
Table Mesa 4,000 95,000 11,467 8.6
The Meadows 18,000 48,000 9,866 6.7
The Hill/CU 8,700 25,000 14,746 2.3
Basemar 0 25,000 12,751 2.0
North Broadway 8,000 14,000 12,629 1.7
Gunbarrel 0 55,000 3,283 16.8
North Broadway Annex 0 13,000 8,026 1.6
Source: Boulder County Assessor, Costar and consultant.
The inventory per capita suggests that residents within ¾ mile of BVRC/Twenty Ninth
Street and Gunbarrel are well-served by drugstore and grocery retailers, while residents
in North Broadway and the North Broadway annex are among the least well-served.
This finding, however, is more nuanced when you review the open-ended responses to
the shopper survey. Respondents indicated a need for access to natural foods in
Gunbarrel, while other comments mourned the loss of Whole Foods in the Basemar area
0
50
100
150
200
250
Sq. Ft./Resident Sq.ft./Worker
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(the Sprouts grocery included in the Basemar inventory is on the opposite side of
Foothills from the old Whole Foods location – a physical barrier that might prevent some
Basemar area residents from feeling like they have grocery access). Comments about The
Hill indicate a need for more affordable groceries than are available at the one grocer in
that area. A full list of grocery- and drugstore-related comments from the shopper survey
are provided in Appendix G: Shopper Survey Responses – Satisfaction Near Home.
The consultant’s analysis examined population density relative to the location of the retail
nodes. The consultant calculates that three-quarters of Boulder’s residents live within the
¾ mile radius of the 10 retail nodes. Of the areas without convenient, walkable access to
retail, there is one area with a population density greater than 300 residents per gross
acre: the Vista Village mobile home community east of Foothills and north of Valmont.
Citywide Retail Strategy Topic Area: Staff recommends further exploration
of ways to enhance grocery access east of Foothills and North of Valmont in
the Citywide Retail Strategy.
The study also examined Boulder worker access to restaurants (a category in which
workers indicated dedicating a significant percentage of their spending in Boulder, if not
the majority). The consultant’s analysis looked at restaurants and restaurant/bar
combination concepts. As shown in Figure JJ below, employees in the Pearl Street node
and North Broadway node (whose ¾-mile node radius overlaps with the Pearl Street
node) are the most well-served per capita, while employees in the BVRC/Twenty Ninth
Street and Basemar areas have access to less square footage of dining per capita.
Figure JJ. Restaurant Inventory Relative to Worker Population by Retail Node
Restaurant
(sq. ft.)
Bar & Restaurant/Bar
Combo (sq.ft.)
Est. Worker
Population
Restaurant/Bar
Inventory Per Capita
BVRC/29th Street 184,700 25,800 17,520 3.5
North 28th Street 69,100 34,100 6,577 11.8
Pearl Street 288,700 37,300 20,226 15.4
Table Mesa 26,500 0 2,943 9.0
The Meadows 9,500 0 1,939 4.9
The Hill/CU 234,300 37,300 21,891 11.8
Basemar 33,700 7,000 11,473 3.5
North Broadway 215,400 32,800 17,485 13.4
Gunbarrel 26,800 30,000 5,718 8.5
North Broadway Annex 13,000 4,000 2,348 5.5
Source: Boulder County Assessor, Costar and consultant. Note: The North Broadway ¾-mile node overlaps with the Pearl Street node
and therefore has access to a greater square footage of restaurant uses than just those within the Ideal Market shopping center.
As with residential access to groceries, it is worth noting the areas of worker density
concentrated outside the 10 retail nodes. As shown in Appendix F: District
Accessibility Assessment, large concentrations of jobs in the eastern portion of the city
do not have convenient, walkable access to retail nodes. This is repeated also in the
southwest part of Boulder, home to several of Boulder’s federal labs employers, and in
the industrial areas in southeast Gunbarrel.
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Citywide Retail Strategy Topic Area: Staff recommends that the strategy
keep an eye toward opportunities to increase worker access to dining options
in the eastern portion of the city, as well as in the proximity of the federal labs
in south Boulder.
Council also asked staff to examine to what degree Boulder’s retail nodes are accessible
by public transit, and, in particular, how accessible they are by transit from lower income
areas of the city. Figure KK below shows the relationship between transit access and
concentrations of affordable housing and retail activity.
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Figure KK. Accessibility of Retail Districts by Transit from Concentrations of Affordable Housing
Source: City of Boulder GIS
The transit routes (shown in blue) indicate strong transit accessibility in areas with high
concentrations of retail activity. Of all the areas with high concentrations of affordable
housing (shown in orange), only one is not directly served by public transit: the Palo Park
neighborhood, located north of Diagonal Highway between 28th Street and Foothills
Parkway. This area does, however, fall within the standard distance of pedestrian
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accessibility (i.e. ¾-mile, or a 15-minute walk) of the retail located at the corner of 28th
Street and Iris. Staff therefore does not recommend any specific exploration of retail
access in this area.
Lastly, the shopper survey asked Boulder residents and workers to describe how they
accessed their shopping needs in Boulder, both near their homes and near their work.
Near their homes, Boulder resident respondents indicated they were somewhat or very
likely to walk or use a wheelchair (57.5%) or drive their personal vehicle (77.5%).
Near their work, respondents indicated similar behaviors. Most were most likely to walk
or use a wheelchair (65.7%) or use their personal vehicle (69.5%). Residents accessing
retail near home were more likely to use a bike near home (47.1%) than near work
(23.8%). The responses to the transportation access questions of the shopper survey are
provided in Figures KK.1 and KK.2 below.
Figure KK.1. Shopper Survey Retail Access - Near Home
Very Likely
Somewhat
Likely
May or May
Not
Somewhat
Unlikely
Very
Unlikely
Walk/wheelchair 35.2% 22.3% 14.1% 9.1% 19.3%
Bike 24.5% 22.6% 16.0% 11.1% 25.8%
Bus 10.4% 14.9% 16.2% 19.5% 39.1%
Uber, Lyft, etc. 2.5% 8.3% 13.7% 17.0% 58.5%
Carpool 4.5% 14.3% 15.4% 13.1% 52.7%
Personal vehicle 55.7% 21.8% 10.0% 4.8% 7.7%
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Figure KK.2. Shopper Survey Retail Access - Near Work
Very Likely
Somewhat
Likely
May or May
Not
Somewhat
Unlikely
Very
Unlikely
Walk/wheelchair 46.0% 19.7% 10.7% 6.3% 17.3%
Bike 18.7% 15.1% 13.7% 12.7% 39.8%
Bus 11.7% 14.0% 10.9% 13.9% 49.5%
Uber, Lyft, etc. 1.2% 6.6% 10.6% 13.1% 68.6%
Carpool 9.6% 15.3% 13.3% 14.8% 46.9%
Personal vehicle 51.9% 17.6% 10.8% 7.0% 12.6%
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Sense of Place
As part of the assessment of whether Boulder’s retail districts reflect the city’s core
values, council asked staff to ask shoppers what they valued in a retail district in terms of
creating a sense of place. The shopper survey included a set of questions that invited
respondents to rank the importance of retail district amenities and place-making
investments.
Shopper survey respondents ranked the “selection of goods and services” and “clean and
safe” of almost equal importance. Figure LL below shows how respondents ranked the
priorities.
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Figure LL. Shopper Survey Respondent Ranking of Place-making Characteristics
Source: 2019 Boulder Citywide Retail Study Shopper Survey
Citywide Retail Strategy Topic Area: Based on the survey responses, staff
recommends that the strategy keep an eye toward whether each retail node
contains an attractive selection of goods and services, and whether their
design and maintenance meet shoppers’ desire for cleanliness and safety.
IV. SMALL BUSINESS SUSTAINABILITY
In support of the two retail-related goals of the BVCP (i.e. to maintain commercial
affordability and to support a vibrant retail base), the study explored the current costs of
doing business in Boulder, and what are the key factors impacting the viability of
operating a retail business in Boulder. This information is collected in the Performance
Relative to Benchmark Cities section earlier in the report.
The study also approached this inquiry through collecting additional data: first, with a
questionnaire targeted at current Boulder retail operators; and second, in-person
interviews with recently closed Boulder retail operators.
Retailer Survey Responses
Despite considerable outreach efforts through multiple emails and in-person store visits
as reported in the May 21, 2019 update to council, the study yielded only 61 total retail
survey responses (this amount has been updated from 57 since the May 21, 2019 report).
The feedback below should therefore not be considered a representative sample of
Boulder’s 5,300 retail operators; however, the responses offer a rare opportunity to hear
directly from this segment of Boulder’s business community.
As discussed in the consultant’s analysis of retailer survey responses in Appendix H:
Retailer Survey Responses – Consultant Analysis, respondents generally positively
rated Boulder as a place to do business as shown in Figure MM below and did not plan
to make any changes in location within the next two years.
46%
68%
71%
83%
96%
97%
Public Gathering/Event Spaces
Landscaping/Beauty
Walk/Bike/Bus Access
Parking Availability
Cleanliness & Safety
Selection of Goods/Services
What do Residents Value in a Local Shopping Area
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Figure MM. Overall Retailer Satisfaction with Boulder As Place to Do Business
Source: 2019 Boulder Citywide Retail Study Retailer Survey
Notably, service business operators cited higher levels of satisfaction (none indicated
“Poor” or “Fair”), while 28% of restaurants and 29% of retailers expressed Boulder was a
“Poor” or “Fair” place to do business. The small sample size, however, makes it difficult
to confidently draw any conclusions from this discrepancy.
Citywide Retail Strategy Topic Area: Staff suggests exploring further what
might be the source of the higher levels of dissatisfaction among retailers and
restaurant operators, compared to operators of service businesses, and whether
city regulations and services are supporting the sustained vitality of both
equally.
Comments on the benefits of locating in Boulder centered on its natural beauty, as well as
the affluence and diversity (i.e. mix of residents, workers, students and tourists) of its
customers. Comments reflecting these themes included:
• “It is beautiful; has great restaurants and generally nice, smart people.”
• “Lots of diversity and young people, who tend to have money and want to buy
things. It’s an overall happy place!”
• “High income, well-traveled and well-educated population, community support
and awareness to support small business.”
• “We have a strong and loyal community customer base, as well as a lot of tourists
who visit the area and enjoy shopping locally.”
• “Educated customers, pretty environment, good influx of people.”
Comments on the drawbacks pointed to affordability concerns, parking and high costs of
doing business (including regulatory hurdles) as drawbacks to locating in Boulder.
Comments reflecting these themes included:
• “The cost of living is high so many of our employees cannot afford to live in
Boulder and have to commute from towns outside of Boulder. This often makes it
10%12%
28%
43%
7%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Poor Fair Good Very good Excellent
City Council Study Session Page 80 of 260
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difficult to find and keep employees. The city is often hard to work with and puts
onerous standards in place that are hard or expensive to meet.”
• “It is expensive, and given the nature of retail, it’s getting harder and harder to
find people who both live in town and want to work. The cost of living is [so]
high that a lot of people end up commuting far which causes a strain on
availability.”
• “Rent is too expensive to make a profit and pay your employees. Can’t find good
help. Employees have to live outside Boulder.”
• “Parking – most of our employees do not live in Boulder or in an easily bus-able
area. The lack of parking makes recruiting a challenge. For those of us who do not
have a parking pass, the cost is a challenge.”
• “High property taxes, feeling as though the City Council has no idea the
challenges we face as small business owners in terms of additional taxes, red tape,
etc.”
• “The cost of doing business as a result of the exceptionally high rent and high
property taxes are forcing all the mom and pop stores out. In addition, the
ridiculous minimum wage for tipped employees only adds to the financial
constraints a Boulder restaurant feels.”
Citywide Retail Strategy Topic Area: Based on the analysis in the
Performance Relative to Benchmark Cities section of the report above,
Boulder’s rents citywide do not appear to be significantly higher than
neighboring and peer communities. Staff therefore recommends exploring
further the potential cumulative cost of doing business in Boulder, looking at
triple net (NNN) pass-throughs in particular, that may be impacting retailers’
perception of high rents and taxes.
Another notable perception is that a majority (62%) of retail survey respondents feel it is
getting “somewhat more difficult” or “much more difficult” to do business in Boulder, as
shown in Figure NN below.
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Figure NN. Retailer Perception of Whether Becoming More Difficult or Easier to Do Business
Source: 2019 Boulder Citywide Retail Study Retailer Survey
When asked to rank potential factors making it more difficult, respondents ranked
fees/taxes, rents and employee attraction/retention as the top three most significant as
shown in Figure OO below.
Figure OO. Retailer Perception of Greatest Challenges
Source: 2019 Boulder Citywide Retail Study Retailer Survey
Citywide Retail Strategy Topic Area: Staff suggests exploring further the
factors playing a role in employee attraction/retention. Open-ended survey
responses cited affordable housing and parking issues as key factors, as
summarized in Appendix I: Retailer Survey Responses – Boulder
Drawbacks. In developing the strategy, the city would gain a better
understanding of what, if any, city policies can help with this issue.
31%31%
28%
5%
0%
5%
Much more
difficult
Somewhat more
difficult
About the same Somewhat
easier
Much easier Not sure
20%
20%
39%
39%
39%
30%
30%
34%
26%
44%
25%
26%
8%
16%
21%
43%
46%
46%
57%
48%
Lack of Available Space
Online Competition
Utilities Costs
Competition from Nearby Communities
City Policies & Regulations
Employee Parking Availability
Customer Parking Availability
Finding & Keeping Employees
High/Increasing Rent
Local Fees & Taxes
Some impact Significant impact
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The consultant points out in their narrative that both online sales and a lack of available
space are ranked low as factors making it more difficult to do business in Boulder,
although they are empirically real challenges. As far as online competition, the consultant
suggests the “pace of change may be just slow enough to keep concern at a simmer.”
As far as a lack of available space, Boulder’s overall vacancy rate (with the inclusion of
the Macy’s 150,000 sq. ft.) is higher than most of its neighboring communities (as
discussed in the Performance Relative to Benchmark Cities section above), however, it is
worth noting the location of current vacancies may not be in the areas most desired by the
mostly small and local retailer survey respondents.
Figure PP below identifies which retail nodes in Boulder have the highest vacancy rates.
Figure PP. Location of Retail Vacancies by Retail Node
Retail Inventory
(sq. ft.)
# of
Properties
Vacant Inventory
(sq. ft.) Vacancy Rate
Basemar 165,000 18 23,000 14.1
BVRC/29th Street 2,560,000 134 231,000 9.0
North 28th Street 1,146,000 70 76,000 6.6
The Hill/CU 221,000 26 12,800 5.8
Table Mesa 345,000 13 14,000 4.2
Gunbarrel 141,000 12 6,000 3.9
North Broadway 153,000 13 6,000 3.6
Pearl Street 1,027,000 116 28,000 2.7
North Broadway Annex 8,6000 12 1,000 1.6
The Meadows 251,000 4 0 0
Source: Costar, consultant.
Citywide Retail Strategy Topic Area: Staff suggests exploring further in the
strategy whether the city can or should play a role in assisting tenants with
considering retail areas not normally targeted by small and independent
retailers, but which might offer more affordable leasing rates and/or meet
shopper demand for a greater variety of goods near to their home and work
locations.
As discussed in prior sections of the report, Boulder enjoys the benefits of – and its
relatively strong retail performance is reliant on – spending from non-resident shoppers
such as Boulder workers, residents of nearby communities, and tourists. When asked to
rank the importance of various customer types in the retailer survey, 95% of respondents
ranked Boulder residents as 95% “somewhat important” or “very important,” compared
to 90% for residents of nearby communities and 82% for both tourists and Boulder
City Council Study Session Page 83 of 260
45
workers. Only 57% of the respondents ranked university students at the same level of
importance. The full list of rankings is provided in Figure QQ below.
Figure QQ. Retailer Ranking of Importance of Customer Segments
Source: 2019 Boulder Citywide Retail Study Retailer Survey
These rankings reinforce the open-ended comments from retailers citing the desirability
of Boulder as a place to do business because of the variety of customers they can attract.
Retailer Exit Interviews
In addition to business licensing data and retailer survey responses, the study also
engaged retail operators that had closed their Boulder locations within the past two years.
Not surprisingly, their responses mirrored many of the concerns of retailers who continue
to operate in Boulder.
The challenge to this component of the study was finding businesses that wished to speak
with the city about their experience. As reported in the May 21, 2019 council update,
several businesses no longer had working emails or phone numbers. After considerable
research and outreach to meet the goal of 20 interviews, the Boulder Small Business
Development Center (SBDC) eventually conducted a total of 22 interviews. These were
performed in-person and in a confidential manner. An overview of the aggregated
findings is provided in Appendix J: SBDC Exit Interviews – Summary.
Some notable themes include:
• Businesses located in Boulder because they loved the city and the customer base
they thought they could attract. The reality did not necessarily live up to
expectations: Pearl Street operators, for example, reported many customers that
were “just looking,” University Hill operators reported lower than anticipated
business from students and CU staff, and Gunbarrel operators reported paying
Boulder prices for rent, but did not get the foot traffic they expected.
• Those that re-opened in a new location primarily relocated to Denver, Golden,
Lafayette and Longmont.
23%
26%
23%
38%
26%
15%
31%
31%
59%
44%
64%
80%
Festival/event-goers
University students
Visitors/tourists
People who work in Boulder
Residents of nearby communities
Boulder residents
Somewhat important Very important
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• Ten out of the 22 respondents indicated they would locate in Boulder again if they
could.
Key themes from the exit interviews mirrored challenges cited in the current Boulder
retailer survey responses, i.e. high rents, difficulties with staffing, parking and city
regulatory processes. The SBDC asked respondents to suggest any steps the city could
take to be more supportive of current retail operators. The responses included:
• Help with licensing. Finding the right department is hard to navigate if you
haven’t opened a business in Boulder before.
• A zoning advocate to help with information exchange.
• Creating opportunities for pop-up shops and shared spaces for more energy and
interest.
• Provide resource lists to businesses to help understand the support channels the
city has to offer.
• Help small businesses to purchase commercial property.
The retailer exit interview findings reinforced the finding that the strategy should explore
supporting small businesses and maintaining the city’s competitive advantage as a retail
location by looking for opportunities to streamline and help navigate city permitting
processes and ways to reduce the cost of doing business. In light of the comments above,
staff would also add consideration for expanding opportunities for affordable commercial
spaces.
V. CITYWIDE RETAIL STRATEGY FRAMEWORK
The wide-ranging nature of the study yielded a variety of avenues for further exploration
in the Citywide Retail Strategy, with an eye toward meeting the BVCP’s goals of
supporting commercial affordability and maintaining a vibrant retail base.
The multiple topic areas suggested for further exploration throughout the report are
consolidated below into two primary areas of inquiry.
Leverage Existing Retail Inventory to Address Unmet Needs
Given Boulder’s negative absorption rates and high vacancies in certain areas of the city
(and the likelihood of potential additional vacancy), there may be little need to pursue the
construction of significant additional retail space. The findings do support, however, an
exploration of how Boulder’s existing retail space can be reconfigured and better utilized
to meet the needs of its residents and workers.
Staff recommends taking a comprehensive look at the location and size of existing retail
vacancies, and whether these can offer opportunities to attract the types of stores that
respond to shopper survey respondents’ unmet needs, or if the city can play a role in
helping owners to reconfigure these spaces to attract these types of retail tenants.
This would include seeking affordable goods and apparel and food store options that are
more inclusive. The former would improve Boulder’s ability to serve the retail needs of
City Council Study Session Page 85 of 260
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its lower income residents and offer an alternative to spending their retail dollars in
neighboring communities. The latter would improve the ability of Boulder to provide
retail goods that are more welcoming and inclusive and help offset the downward trend in
food store and apparel sales tax revenues.
This would also include looking at the types of retail needed to meet the needs of
residents and workers in areas of the city that are not as well-served. For example,
expanding food store access in the Vista Village neighborhood and expanding café/dining
options near employment centers in the eastern and southern areas of the city.
This effort would include an eye toward providing the types of retail (and the retail
experience) that will capture more worker and non-resident spending. As seen in the
study, this becomes more important as Boulder’s population ages and its number of fixed
income households increases. The high pull factor of much of Boulder’s retail across
multiple industry categories indicates that this non-resident spending is essential to
maintaining current levels of retail sales tax revenues. The strategy should also continue
to monitor the evolving impacts of online sales and sales tax regulations on city sales tax
revenues.
Supporting the goal of enhancing the vibrancy of the city’s retail base, the strategy should
reflect survey respondents desire for retail districts to prioritize “selection” and “clean
and safe” as top priorities.
Identify Impactful Enhancements to Support Small Businesses
The topic areas not covered in the first area of inquiry for the strategy generally fall under
a second primary area of inquiry: how to support the sustained viability of small
businesses. This second area will look at ways to respond to the retailer survey
respondents’ feeling that it is getting more difficult to do business in Boulder.
To remain competitive with its neighbors as a desirable place to locate retail businesses,
the strategy will need to examine possible differences in the city’s approach to
permitting, its regulatory fee structure and commercial parking requirements.
It will include a look at why retailers and restaurant operators expressed higher levels of
dissatisfaction with doing business in Boulder than service businesses. This could include
examining the process to establish a retail business in Boulder to identify opportunities to
streamline this process, make it more transparent, or respond to more specific input (to be
determined) with what other improvements would increase levels of satisfaction.
The strategy will look at issues of housing affordability and parking for employees as key
challenges for retailers’ ability to attract and retain good employees. This might include
exploring programs to increase affordable parking access for workers, emphasizing the
optimization of existing infrastructure and/or partnerships.
Lastly, the strategy will explore the perception that Boulder is a more expensive place to
do business, despite rents and taxes that are in line with neighboring communities. This
City Council Study Session Page 86 of 260
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could include an assessment of pass-through costs and other cumulative expenses that
increase the cost of doing business.
VI. NEXT STEPS
The next steps toward pursuing the Citywide Retail Strategy are:
1. Based on feedback from City Council at the July 9, 2019 study session, staff will
update the primary areas of inquiry and framework for the strategy and post these
to the Citywide Retail Study/Strategy page.
2. The interdepartmental staff team supporting the initiative will discuss staffing
and budgeting resources needed to complete the strategy between August-
December 2019.
3. Staff will develop a community engagement plan for pursuing the strategy and
begin public outreach.
4. Council will receive a mid-project update in a Heads Up, Information Packet or
study session.
5. Staff will develop a list of actionable tasks to achieve the goals of the strategy
for council review and consideration by the end of the year.
City Council Study Session Page 87 of 260
Appendix A: Local Perceptions and Behavior
Central to our work has been obtaining a better understanding of the degree to which the City
is meeting inclusivity goals with respect to serving all citizens' retail needs, attracting and
retaining independent businesses, and understanding how Boulder compares with peer and
neighboring communities.
Many important aspects of Boulder's current retail situation cannot be gleaned from available
governmental or commercial data providers. To complement these secondary resources and
to fill in key information gaps, we conducted four original surveys in the Boulder market:
1.Shopper Survey of Boulder residents, and workers employed in Boulder,
2.One-on-one Stakeholder Interviews,
3.Retailer Survey of shops, restaurants, service providers and other sellers and service
providers located in the City, and
4.Former Retailer (or Exit Su_rvey) of retailers and service providers formerly but which are
no longer operating within the City.
In the case of all surveys, the survey design was the consultant team's responsibility. Staff
assisted with the survey design. The City was then responsible to develop a plan to implement
the survey. Staff developed a plan with the goal of obtaining as broad a sample as possible,
executed that plan, and provided the consultants with results as summarized by the survey
software, and the underlying raw data. The consultant team was then responsible to interpret
the data, and to report the interpreted survey results. They results as summarized by the
survey software is attached as Exhibit "C", and an open ended question summary is attached
as Exhibit "D".
Respondents sampled in the shopper and retailer surveys provided answers to questionnaires
designed to explore their behaviors and attitudes relative to shopping for or selling goods and
services in the City as the case might be. Some initial findings were presented to Council by
staff on May 21, 2019. The more detailed description of objectives, delivery methods, sample
details, and key findings for each survey presented in the sections below will give a more in
depth and nuanced picture of what was and was not learned.
The Exit Survey was conducted by the Boulder Small Business Development Center which
compiled and summarized results which were then provided to the City and the consultant
team. Respondents answered questions designed to reveal their experience operating
businesses in Boulder as well as to elicit the reasons behind their businesses' closure or
relocation. The consultant team conducted the stakeholder interviews independently.
Appendix A: Local Perceptions and Behaviors
City Council Study Session Page 88 of 260
ShopperSurvey4ObjectivesTheShopperSurveywasprimarilydesignedtoaddressthequestionofbowwellBoulder’sretail,diningandserviceofferingsmeettheneedsofBoulderresidentsandworkers.Questionsprobedshoppers’currentshopping/spendingbehaviorsacrossarangeofretail,dining/drinking,andservicecategories.Inadditiontoexploringshoppingbehaviors,thesurveywasdesignedtocaptureattitudesandperceptionsrelatedtothepatronage(orlackthereof)ofBoulderestablishments.MethodShopperSurveyresponsesweregatheredfromparticipantsviaonlinequestionnairesafterpostcardnotices,insertsinutilitybills,andotheroutreachmethods.Thequestionnaireincludedbothopen-endedandmultiple-choicequestionsdesignedtoexploretheabovetopicsandtook approximatelyfifteenminutesto complete.Participantswerekeptanonymousbutwereinvitedtoleavecontactinformationforpotentialqualitativefollow-upresearch(ie.focusgroups).Attentionwasmadetogatheringresponsesfromabroadsocio-economicspectruminBoulder.TheCitymadeparticularallowancestogatherinformationfromdifficulttoreachandunder-representedgroupsincludingasubsetofquestionnairesadministeredinpersonandatspecialevents.Thefollowingchartshowswhererespondentsheardaboutthesurvey:$35toRowLabels$0to35K100K$100K+CardiHome7.90%13.80%1350%email660%8.50%1290%ctywec6.50%10.50%Facebook11.80%10.60%6.20%Newsletter9.20%8.90%7.10%ens]atwork2.60%5.30%8.60%Mecia3.90%890%4.60%Cardcity6.60%4.90%5.50%Nextdoor5.30%4.50%4.00%Staff/Cry0.00%5.30%4.30%‘rend3.90%4.10%3.70%cuBoudeToday1.30%3.70%2.50%NotethatthereferenceforaPfindingsrthissectior,unlessot”erwsenoted,isthe2019BoulderRetailShopperSurvey,asanalyzedbyLelandConsultingGroupandGreensfelderRealEstateStrategy.There wereanumberofshortfallsintheCity’sdatacollectioneffortstowhichwearedrawingattentionbecauseifaretailstrategyorpolicyisbasedonthedataset,itisimportanttounderstandthedata’slimitations.Toexamplesare(a)90%ofrespondentswereBoulder-headquarteredbusinesses,solittledatafromnon-localfirmstryingtooperateintown,and(b)thereweredisproportionatelyfewrespondentsthatwerelowincomeorstudents.Additionalsamplingcouldresolvetheseandothersamplingissues.83Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 89 of 260
twitter1.30%2.00%3.70%CardStore5.30%1.60%2,80%Chamber0.00% 0.00%4.00%EFAA10.50%0.00% 0.00%family0.00%1.20%0.60%meeting/event2.60%0.40%0.60%Nbhdmtg/assoc0.00%0.80%0.60%SocialMedia0.00%1.20%0.30%seniore-mail2.60%0.40%0.00%Coworker0.00%0.40%0.60%YOAB1.30%0.80%0.00%CVB0.00% 0.40%0.60%DSP0.00%0.40%0.60%Lowerincomerespondentsweremore responsivetoCityWeb,Facebook,and theEFAAevent,andlesslikelytohavebeenbroughtinbythehomepostcardorbye-mails.•AfairamountofrespondentswereCityandCountyemployeeswhichmayskewresultsdueto,amongotherthings,incomelevels.•LimitationsontheseinitialfindingsarenotedintheintroductiontothisStudy.ASpanishtranslationversionwasavailable.OutreachthroughBoulderemployershelpedtosuppementthesampleofpeopleemployedinBoulderbutresidingoutsidetheCity.SampleCharacteristicsTheshoppersurveygeneratedasampleof 916totalcompletedquestionnaires,includingasetof628Boulderresidentsoverlappingwithasetof602Boulder-basedworkers.387respondentswerebothBoulderresidentsandBoulderemployees,asshowninthediagrambelow.Sample,byResidence&WorkplaceWorkinLye,nBoulderSc(602)L,voAND1628)WorkInBoulder(387)Oneofthestatedpurposesofthisstudyistoevaluateifretailisservingallgroups.Forthisreasonthesurvey wasdesignedsothatanunderstandingofneeds,satisfaction,and habitscouldbeevaluatedacrossallincomegroupsinBoulder.TheCity’simplementationplan84Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 90 of 260
intendedtoreachallgroups,withaparticularfocusonreachingunderrepresentedgroupsincludinglowincomerespondentsanduniversitystudents.Thefollowingchartshowstheresponserateforeachofthesegroupsrelativetoeachgroup’srepresentationinthe generalpopulation.Achartshowingtheresponseratebyincomegroupwithreferencetothesamegroup’srepresentationinthegeneral populationfollows.(Notethatninthischartislowerthanthe916totalresponsesbecause56respondentsdeclinedtogive incomeinformation.)BoulderResidentsbyHouseholdlncorre-__________________________________________________ci’-I27%IC.,’4?U14%I•>‘‘[l...11%IIFl24),1%ActualPcI(ESRI)21%—‘%n=ÔC),lO%Of916respondents,only29full-timestudentsand84residentswithincomesunder$35,000ultimatelyparticipatedinthesample,despiteextraoutreacheffortstoboostparticipationamongthosegroups.Botharesignificantunder-representationsascomparedwiththeoverallpopulationineachgroup.Thelowparticipationrateofuniversitystudentsresultedinasamplethatunder-representsyoungerandexacerbatestheunderrepresentationoflower-incomeshoppers.Ofthe29studentswhodidparticipate,theirprofilewasatypicalofactualCU-Boulderenrollees,especiallyintermsofage.Theuniversity’sstudentbodyincludesabout15%overtheageof24,whereasoursamplehadnearlythreetimesthatshare.ToavoiddrawingpotentiallyerroneousconclusionsaboutBoulderstudentsingeneral,wechosenottoshow85Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 91 of 260
subtotalbreakoutsforthatsegment.However,sinceallbutsevenofthestudentrespondentswerealsoBoulderresidentsorworkers,theyare includedinthosesamplegroups.SamplePercentversus PopulationPercent,byStudentStatus andIncomesampleactual44%ResidentswIncome<ResidentswIncome<535K550KSource:LelandConsultingGroup,GreensfelderRealEstateStrategy31%Theconsu[tantrecommendedextendingthesurveyperiodinordertoobtainaresponsedistribution morecloselyresemblingBoulder’sincome distributionandstudentpopulation,however,staffinstructedtheconsultantteamtoanalyzesurveydatawithoutobtainingadditionalresponses.Thefollowingchartsshowresponseratesbyageandincome:Sample, BoulderResidentsbyAge(withheld)12age55+249under35123:435 to54244Sample,BoulderResidentsbyIncome(withhelAsdiscussedingreaterdetailbelow,incomeandageprovedtohavearelativelyweakrelationshiptooverall retailsatisfactionlevelsandkeybehavioralmeasuresofshoppinginBoulderversusinnearbycities.33%25%4%UniversityStudents$0 to35K83\IssstolOOK.186Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 92 of 260
Followingareheatmapsshowingwheresurveyrespondentsliveandwork(darkercolorsindicategreaterconcentrations):V.,.ResidentsWorkersSource:CityofBoulder,LelandConsultingGroup,GreensielderRealEstateStrategyFindingsFindingsforeachmainquestionnairesectionareshownbelow,eitherforthesampleoverallorcross-tabulatedbydemographicorgeographicfactors,dependingonrelevancetothesurveygoals.CurrentSatisfactionWebeganbydirectlyaskingaquestionaddressingoneofthechiefconcernsoftheCitytobeaddressedbythiseffort:HowsatisfiedareyouwiththeavailabilityofgoodsandservicesinBoulderthatmeetyourbasicneeds?Withfivepossibleresponsesrangingfromverysatisfiedtoverydissatisfied,theresultsfromBoulderresidentsaresummarizedbelow,byrespondenthomeZIPcodes(aZIPcodemapfollows).!A1,I,.,rL87Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 93 of 260
OverallSatisfactionwithBasicRetail,byBoulderHomeZIPSomewhatsatisfiedVerysatisfied80305(Tab!e.:1esa)50%80302(Dovsntow.RI)45%80304(NW)32%8030;\E)44%80303(SE)32%ZipcodeReferenceMap•Asshownabove,regardlessofhomelocation,respondentsweregenerallysatisfiedwithBoulder’sbasicretailoffering—with71%to75%ofresidentsatleastsomewhatsatisfiedacrossallZIPcodes.•NorthwestBoulderhadthehighestpercentageofverysatisfiedresidents.ResidentslivinginnortheastBoulder,includingGunbarrel,werelesslikelytoindicatetheywereverysatisfied.AlogicalhypothesisrelatedtoresidentdemographicsandtheiraccesstoretailisthatlowerincomeresidentswillbelesssatisfiedwithBoulder’sretailofferingandmighthavemoretroublefindingthe basictheyneedatBoulderstores.Thechartabove,however,suggeststhatresidentincomeisnotstronglycorrelatedwiththeabilitytofindbasicgoods.lntermsofsatisfactionwithBoulder’sretailoffering,thepictureisabitmorenuanced.Incomewassimilarlyshowntohavelittleimpactonresidents’overallsatisfactionwithbasicretailinBoulder,asshownbelow.Consistentincome-relateddifferencesdid,however,emergewhenwelookedatmoredetailedaspectsofresidentsatisfaction.Ineachofthefollowingthreecharts,longerbarsrepresenthigherlevelsofsatisfaction.88Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 94 of 260
SatisfactionwithBasicRetailAVAILABILITYinBoulder,byHouseholdIncomeScmev:’a:satisfiedVerysatsfed5250K÷21%114%Si50-250K40%il3%5100-150K37%2%residents)$75-lOOK33%550-75K30%fl35-50K31%°/25-35K17%13%50-25K41%______0%10%20%30%40%50%60%70%80%Insubsequentquestions,respondentswereaskedtothinkaboutthebasicretailofferingneartheirhomeandforopinionsspecificallywithrespecttoPRICE,AVAILABILITYandSELECTION.WhenprobedfurtheraboutthebasicretailPRICESneartheirBoulderhomes,wedoseeanexpecteddipinsatisfactionforowerincomerespondents.ThesamedipisseenforsatisfactionwithbasicretailAVAILABILITYnear home.Bothfindingsare circledinthechartsthatfollow.Satisfactionwith BasicRetailPRICESinBoulder,byHouseholdIncomeSomewhatsatisfiedIVerysatisfied!$250K+29%_____________________£150-250K39%36%JSl00-150K30%___________________(among$75-lOOK30%30%Boulder550-75<28%resdents)23jJZ50-25Ko32%0%10%23%30%40%50%60%70%80%89Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 95 of 260
SatisfactionwithBasic Retail SELECTIONinBoulder,byHouseholdIncomeSomewhatsatisfied•“Verysatisfied$250K+27%19%5150-250K44%5100-150K42%23%(among575-lOOK36%22%Boulderresidents)550-75K41%::50-25K46%20%0%10%20% 30% 40%50%60%70%80%Lookingatsatisfaction ratingsbrokenoutbySELECTION,AVAILABILITYandPRICEcriteria,butthistimecomparingresidentratingsofretailnearhomewithworkersratingsofretailnearwork,wefindgenerallyhighersatisfactionwithretailnearhomethanretailnearwork,asshownbelow:90Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 96 of 260
Satisfaction,ShoppingforBasics60%NearmyHOMEBoulde55%NeamyWOR<inBoider50%44%0J37%0(0-ca)B0C‘I)ci0)0-WithSelectionVli:b.AvaiiabiFtyWithPrceTheimbalanceinsatisfactionwithavailabilityisexplainedbylookingatsomeofBoulder’slargestemploymentconcentrations:•AsobservedduringourfieldworkandconfirmedbytherecentDowntownstudy’sretaUinventory,Downtownemployeeshaveagoodselectionofrestaurants,barsandspecialtyshopsdowntown,butlittleinthewayofdailynecessities.•Similarly,CUemployeeshavefewretailoptionsoncampusoutsideoftheUniversityMemorialCenterwhichcatersprimarilytostudents,especiallyforbasicneeds,andlikelyhavetoleavecampusatsomeinconvenience.•NortheastBoulder’semploymentconcentrationsarewell-separatedfromthe28thStreetretailcluster,andmostarenotconvenienttotheneighborhood/communityretailcenterinGunbarrel.Foramorefine-tunedanalysisof retailsatisfactionbygeographiclocation,wealsolookedatsu’veyresponsestothosesamequestionsbyrespondents’homeandworklocationsbyassigningrespondentstotheirnearestretailnodearea(asdefinedinPartI).TounderstandtheirspecifichomeandworKgeography,weaskrespondentstogiveusthecross-streetsnearesttotheirresidenceorworkplace(orboth,inthecaseofrespondentswhobothliveandworkinBoulder).Theseopen-endedresponseswereconvertedintomappointsbytheCity’sGISstaff.91Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 97 of 260
Oftheparticipantswithvalidresponses(someleftthequestionblankandsomegaveanswersthatcouldnotbegeo-coded),wehadasampleof517Boulderresidents,including395withinretailnodeareasard122outsideoraretailnodebutstillinBoulder.FromthepoolofBoulderworkers,wehadausablesampleof510,including417insidenodeareasand93outsideanynode.Becausethemoredetailedsatisfactionquestions(specifictoprice,availabilityandselection)wereshowntoyieldmoreresponsediscriminationintheanalysis,wechosetofocusonthoseratherthan“overall”satisfaction.Resultsaredetailedinthetablebelowforworkersandresidentswholiveorworkwithinoneofthetennodeareas.Thequestionwasworded“Areyougenerallysatisfiedwiththeselection,priceandavailabilityofbasicgoodsandservicesnearyourhomeinBoulder?”(or“nearyourworkinBoulder”),withpromptstoanswerspecificallywithregardstoavailability,price,andselection,inturn.Thepercentagesshownarethesumofthosesayingtheywere“somewhatsatisfied”or“verysatisfied.”SatisfactionwithBasicRetailNearHomeandWork(Percent.SonievI,attoVerySatisfied)BotildetResidents(basicretailneatmyhome)BoulderWorke,s(basicretailnearmyworkA.’aiiahIlyPhceSelectionnAuaaoityPuceSeector-Base’a’43%45%t6i%1943%26%48%..61%____53%Gunbarre36%36%45%II54%39%46%54%.-49%fl554%38%46%N28trSt657fl—46%r67%7939%33%47%NRoad:aiAnnex49%43%.54%3522%33%44%NotEoJ-.ay52%41%rEio2753%33%47%iSPearlS53%28%56%250%32%57%135TibleMesi51%1.48%SB%7744SlY44%TheHill42%37%47%1939%%%‘i.DarkergreencellsIndicateahigherpercentageofrespondentssatisfied.Notethatresidentsatisfactionwiththeavailabilityandselectionofretailbasics(again,addingsomewhatandverysatisfied)isabove50%formorethanhalfofthenodeareas.Infact,onlyamajorityresidentslivingnearTheHillandGunbarrelwerelessthansatisfiedonperceivedselection(althoughbasedonasmallsamplesizeof11).Aminorityofresidentsofeverynodeandalsoforthoseworkingnearallbutonenode(theretail/restaurant-heavyBVRC-29thStreetarea)weresatisfiedwithprice.Tomakethenodedifferenceseasiertovisualize,weshowthesameresultsgraphicallyinthescatterplotsbelow,firstforresidents,thenworkers(focusingonjusttheAvailabilityandPricequestions,sinceavailabilityandselectionresponsesweregenerallyhighlycorrelated).92Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 98 of 260
SatisfactionwithBasicRetailNearMyHomeNe,rih3roadway•Mt:,jtluw.•N28thStBVRC.29thSt20Q•13,,sc’rnj’-n-J‘U•T,As..•Pejri5:NBrodowdyA:nttx•it.0I•(b’biictsatstcdw;thPRICEShownnearerthetopoftheolot,residentslivingnearNorthBroadway,Meadows,BVRC-29thStreet,andN.28thSt-eethadthehighestsatisfactionwithbasicretailselection.Althoughnonodehadamajorityofresidentswhoweresatisfiedwithprice,thenodessiowntowardstherightofthechartscored thebest:Meadows, TableMesa,N.28thSt.andBasemar.ResidentslivingneartheHilland Gunbarrelscoredlowonsatisfactionwithbothselectionandprice,whilePearlStreetearnedthelowestresidentscoresforprice(notsurprisinggivenitsemphasisonfinediningandvisitor-friendlyboutiques).93Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 99 of 260
SatisfactionwithBasicRetailNearMyWork.HVR(.29thSt20UL1J-JUJvs5•PealStIlieHillUa,N28thStIBasetsatMenJewsCunbarrelNortliRiii_JwsyNBro.itlw;iyArinr,x-Tah1eMesasattstipclwithPRJCFNotetheconsiderabledifferenceinworker’sratingsfortheirnearbynode,relativetotheresident’sratingsjustshown.TheBoulderValleyRetailCenter-29thStreetretailclusterhasthemostworkerssatisfiedwithselection,byfar,andistheonlynodeforwhichmore thanhalfofworkers aresatisfiedbasedonprice.Thatarea’smixofmid-priceddiningandshops(higherthan mostonitsmixofnationalchains)isapparentlyagoodfitwiththebasicneedsofthatarea’sworkforce--manyofwhom alsoworkinretailandearntowards thelowerendofthepayscale.ThechangeinratingsforPearlStreetandTheHillisalsoofinterest.Whileresidentslivingnearthosenodeshadsatisfactionratingsnear thebottomforpriceandselection(likelybecauseoftherelativelackofeverydayshoppingoptionslikegrocerystoresanddrugstores),thoseworkinginthosenodeshadhighersatisfactionwithselectionthan workersnearothernodes.PricesatisfactionwithPearlStreetandTheHillwassimilaracrossresidentsandworkersinanabsolutesense,butfortheworkergroupthoseareaswereatleastnolongeratthebottomofthepack.94Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 100 of 260
TheMeadowsandN.28thStreetscoredimpressivelytowardstheupper-rightintheresident-basedratings,butfelltothemiddleofthepackforworkers.ThescoresfortheMeadowsarelikelyrelatedtothefactthatthereareonlyfourrestaurantsinthatentirenodearea.ForN.28thStreet,whererestaurantsareactuallyplentiful,thefall-offinworkersvs.residentsmayhavemoretoduetothefactthatitsdiningandretailoptionsarequitestrungoutalong28thStreetinamuchlesspedestrian-friendlyenvironmentthat,say,PearlStreetortheHill.What’sackng?WhenaskedifresidentshadtroublefindingbasicgoodsinBoulderoverthepastyear,respondentswerefairlyevenlysplit,withjustunderhalfsaying“yes,”afindingthatgenerallyheldtrueacrossallincomecategories,asshowninthefollowingchart.“Isometimescan’tfindthebasicsIneedinBoulder”NotSureYES$250K+8%42%(amongBouderresidents)5150-250K12%40%SiOO-1SOK20%48%$75-lOOK21%42%S50-75K12%S35-50K21%525-35K17%46%S0-25K14%0%‘0%23%30%40%50%60%70%80%Responsestothesamequestion,separatedbyrespondentage(forBoulderresidents)showsthatyoungerresidents,especiallyyoungadultsaged25to34,weresignificantlylesslikelytoreportdifficultyinfindingneededbasicsintown.Onetheoryaboutthisfindingmayhavetodowiththeincreasinglistofnecessitiesaccumulatedbyhouseholdsastheyageintoparentalandthenseniorcitizenlifestages.95Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 101 of 260
Residents:Arethereanybasicgoodsandyouneedbutcan’tfindinBoulder?53%52%FindingsamongBoulderworkers,shownbelow,followanearly identicalpattern,withonedifferencebeingthatthe youngestworkers(under25)nowalsohavelittledifficultyfindingnecessities.Onetheoryaboutthisfindingisthatworkersthisagehavefewernecessitiestopurchase).BoulderWorkers:Arethereanybasicgoodsandservicesyouneed butcan’tfindinBoulder?Thefollowingproductsandstorecategorieswerementionedinanopen-endedfollow-upquestionaskingrespondentstolistwhatbasicstheyfoundlackinginBoulder.Thefollowingtableshowsthemostcommoncategoriesmentioned:Boulderservices52%24&u”der25:c3435to4445to555to6465&overResooncientAge49%53%24&under25to343Sta4L45to5455to6465&overResooncentAge96Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 102 of 260
• Apparel,includingmen’sandwomen’sclothingandshoes,toppedthelist,citedby132totalrespondents—faraboveanyothercategory.•Mentionsofaffordability,expense,“reasonablypriced,”andsimilarphraseswereincludedinover100responses,withmanyparticioantsmakingitclearthat,inmanycases,neededproductsaretechnicallyavailableinBoulder,butjustnotatreasonableprices.•Furniture/furnishings,restaurants(mainlyfast/affordable),andsportinggoodswerethenextmostcommoncategories.•Thelistissortedbynumberofresponses.Notethatincategorizingopen-endedresponses,wesoughttogroupike-with-like,but sometimeserredonthesideofpreservingrespondentspecificity.Forinstance,becausesomanypeoplechosetospecifywantingaWalmartorCostcobyname,weoptedtokeepthoseasseparateresponsecategories(ratherthantogrouptogetherwithmoregeneralcallsforaffordability)S.Whiletheresultsaretalliedandsortedforeaseofunderstanding,thequestionwasqualitativeinnature--intendedtohelpfleshoutresidentandworkerdesiresalludedtoinaffordable(inadditionto category)furnishing,decor,furniture‘ood serVce,restau’antsportingWaHartotherCostco(orotherwarehouse)hardware,materials,gardenpersonalcare,beauty,pharmacy,medsupplyspecificfooditems(non-ethnic)grocery,foodforhomematernity,baby,kidstorehomesupplies,housewaresdepartmentstore(general,orspecificother)electronics,appliancesspecificethnicfood(s)carwash,gas,automotivenon-autorepair,svcbulk,outletmed,dentist:hrt,2nd-bandOtherspeciicdscountstore(DolarStore,etcjRadioShack-typeelectroric/partsstoreloca(inaddition)RespondentsMentioning1321074031313030282727212525211816161613987S5other,morequantitativequestionsaboutpriceandselection.IfapersonmentionedwantingaWalmart, butthenalsomadeamoregeneralcommentaboutwantingmoreaffordablestores,wetalliedtheminbothcategories.apoa’el,shoes97Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 103 of 260
Shopping/SpendingBehavior—traditionalRetailToaddressconcernsaboutretailspendingpotentialleavingtheCity,weaskedaseriesofquestionsaboutbehaviorpatternsacrossseveralretail,restaurantandservicecategories,assummarized below.Foreachretailcategory,respondentswereaskedwhethertheyusuallyshoppedinBoulder,outsideBoulder,oronline.Respondentswereallowedtoindicatemorethanone“usual,”sopercentagesacrossoptionsmaytotaltomorethan1OQ%.6Wheredoyouusuallyshopfor...(Boulderresidents)100%92%87%85%nBenbe,0’75%80,065%67%58%60%49% 49%31%20%0%giocerieshealth,homeautoparts,books,sportinggeneral electronicsclothingturn,iuie,pharrn.centerstireshobbygoodsmdsefurnishings6Becausesomanyrespondentschosetogivemultipleresponsestoour“wheredoyou usuallyshop”question,webelieveitisreasonabletoassumethataggregatedresultsacrossrespondentsreflecttherelativefrequencyofshoppingatthevariousstoretypes.98Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 104 of 260
Wheredoyouusuallyshopfor...(Boulderresidents)80%70%70%OutsdoBooccc60%50%039%zIQ%36/s28%-o30%23%2o/23%18%20%0%groceriesheaitn,homeautopans,nooks,sportingyenerafefectronicsc‘olningfurniture,pharrn,centerstireshobbygoodsmdse.furnishingspersonal•Notsurprisingly,Boulderresidentstendedtostayclosetohomewhenshoppingfordailyneedssuchasgroceryand drugstoregoods,andhomecenter/hardwaresupplies.•DespiteanApplestoreandmanyapparelboutiqueswithintheCitylimits,BoulderresidentsweremuchmorelikelytostrayoutsidetheCityforbothcommodityandspecialtygoodsincludingelectronics,clothing,andhomefurnishings(showninchartsaboveandbelow).•Brokenoutbyrespondenthouseholdincomelevelinthefollowingchart,weseethatthepropensityto shopinBoulderholdsisrelativelysteadyforeachstore-typecategoryacrossincomegroups.99Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 105 of 260
IusuallyshopINBOULDERfor...(amon9BoulderResidents)100%90%80%70%60%50%20%10%grocerieshealth,pharrn.personalhomecentersautopans,tieshooks,hobbySO1tflggnoclsgeneralmdseeccIui‘ICSdothngfumeure,ftirn:sh,InqsAsexpected,onlineshoppingamongBoulderresidentsismostprevalentforcommoditiessuchasbooks/hobbies,electronics,andsportinggoods, butisalsoseenforseveralspecialtyretailcategories:•Apparel, moreoftenthoughtofasaspecialtyretailcategory,sawsimilaron-lineshoppingpatternasmanyofthecommoditycategories.Thisapparelfindingisconsistentwithonlineretailersremovingbarrierstopurchasing specialtygoodsthroughalternativeretailchannelsthroughfreereturnsandapplicationoftechnologysuchas“magicmirrors.”0%I$#41’Y‘;\c;N0“C,,r,o,$1’Hr,,jseholdIncome•Onenotableexceptionisinauto parts(dottedlineabove),forwhichresidentsareconsiderablymorelikelytoleaveBoulder.lowerincome100Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 106 of 260
•Thefindingforbook/hobby/music/toystoresisironicgiven Boulder’sextremelystrongpullfactorforthatcategory.Thissuggeststwopossibilitiesthatmayboth beinplay:1)high-volumeCUstudenttextbookstoresareprobablyamajorpartofthe“pull”,and2)otherbook,hobby,toy and musicstoresinBouldermayrelyheavilyonout-of-townvisitors whoseekoutthosestoresforspecialtyshopping.Wheredoyouusuallyshopfor...(Boulderresidents)electron,rscotn“gfJ’,s.1.sbrotsflout,0ono3LI/051%60%50%OrIrs40%30%22%20%Ci2o6%0%goceres41%50%13%1070homeautoparts.ce’rterstespharm.personal31%books.sportinggeneralobbygoocsmdseRegardlessofincome,Boulderresidentsweremorelikelytosaythattheirpropensitytoshoponlinehadincreased(versusdecreased)overthepastyear,butincreaseswerehigherforhigherincomegroups.61%48%40%29%47%80%70%61%Myonlineshoppinghas...(Boulderresidents)Decreasedstayeothesanelrcreased24%JI::._1•.•—50-25K525-35K535-50K550-75K$75-lOOK5100-150K 5150-250K$250K+44%50%40%20%10%0%101Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 107 of 260
•Thoseearninginthetopincometiers($150Kandup)weremorethantwiceaslikelyasthelowestincomeresidentstoreportarecentincreaseinonlineshopping.•Fromaninclusivityperspective,thisfindingmaycorrelatewithavailabilityofdiscretionaryincome(lessforlow-incomeresidents),withaccesstotechnology,orwithboth,however,thesewerequestionsthatwere nottestedinthesurvey.•Thoseinthelowerincomegroupswerealsomuchmorelikelytoscorethequestionas“notapplicable,”suggestingthatonlineshoppingwasnotyetapartoftheirbehavior.ReportedChangeinBoulderSboppngHabitsTogetasenseofchangesinbehaviorover time,weaskedrespondentstoreportonwhethertheirshoppinginBoulderhadchangedoverthepasttwoyears.Theresults wereremarkablyconsistentacrossthevarioussegmentsbasedonresidenceandworkplace,withn’orepeoplereportingdecreasesinBoulderspendingthanincreases.HowHasYourSpendingInBoulderChangedOverthePastTwo Years?AllBouldervorkers41%50%9%R,Dr-resicen:Boudci48%11%woersResidetswlOaso58°’v;o’knBoulde’/00Residents whodo,’tI8%wo<nBoJ!derALBo’jloerresidents38%54%8%1Decrr’asedAoouttuesaneHceasedThegroupleastlikelytoreportadecreaseinBoulderspendingwerethosewhobothliveandworkinBoulder.Eveninthatgroup,respondentsreportingdecreasedspendingoutnumberedincreasedspendersbymorethanthree-to-one.PeoplewhoworkinBoulderbutliveelsewherereportedthesteepestdeclineInfact,thatgroupwastheonlyoneforwhich“decreased”outnumbered“stayedaboutthesame.”102Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 108 of 260
WethenaskedquestionstobetterunderstandwhetherthosedecreasedwereduemoretoonlineshoppingortoshoppingoutsideBoulder.Again,theanswerswerequitesimilaracrosssegments.HowHasYourSpendingOUTSIDEBoulderChangedOverthePastTwoYears?(excl.online)AllBoulderworkersL.n%J56%Non-reskentBoulder13%51%35%Residentswhoalso13%59%29%worknBoulderResidentswhodon’t11%37%workinBoulderArBo.deesdets12%56%32%DecreasecAboutthesameIncreasedRegardlessofwhererespondentsliveorwork,thosereportinganincreaseinout-of-townspendingoutnumberedthosereportingadeclineinnon-Boulderspending(excludingonlinepurchases),withincreasesaccountingforaroundone-thirdofrespondentsacrossallgroups.Aswiththepreviousquestion,thosereportingnochangeinspendingbehaviorwerethelargestgroupacrosstheboard.103Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 109 of 260
HowHasYourSpendingONLINEChangedOverthePastTwoYears?ABoulderwnkers6%42%52%Non-residentBoulder6%43%51%worKesResde-tswhoalso70/-/00/0v-jorkinBoulderRes,dentsvsrodo-’t,•5/044/o50kwoikinBoIderAF3culderresdents6%42%-52%‘DecreasedAboutthesameIncreasedReportedfrequencyofonlineshoppingoverthepasttwoyears,wereessentiallyunaffectedbyplaceofresidenceandworkplace,withjust overhalfofrespondentsreportingincreasedonlinespendingandveryfewreportingdecreases.Thischartexcludesthoseselecting‘doesnotapply”,butthataccountedforlessthanfivepercentofresponses.LookingatthesamesetofquestionsacrossincomegroupsshowednoconsistentpatternlinkingincomeandtrendsinshoppinginoroutsideBoulder(although,asreportedpreviously,increasesinonlineshoppingdidappeartobemoreprevalentamonghigher incomerespondents).GiventhatthepreviousthreechartsallshowhigherreporteddecreasesratherthanincreasesinspendinginBoulderinrecentyears(amongbothresidentsandworkers),areasonableinferencethatmightbedrawn,inlightoftheearlierfindingsof generallypositivesalesperFormance,isthatthevisitorspendingsegmentmaybeincreasinglyimportantinsupportingretailsalesandtaxrevenueflows.Shopping/SpendingBehavior—Food&BeverageInadditiontoretailstorecategories,wealsoaskedaseriesofquestionsaboutresidents’andworkers’patronagebehaviorandattitudesrelativetorestaurants,bars,andcafes.104Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 110 of 260
Boulder’sShareofDining/DrinkingVisitsBoulderResidentsNon-ResidentBoulderWorkers81%69°/71%71%72%67%51%52%39%40%41%31%FamilyFastFoodFineDiningFoodTrucksFastCasualBars/TavernsCafes/CoffeeRestaurants•BoulderresidentsarerelativelyconsistentacrossestablishmenttypesinwhatpercentoftheirpatronagegoestobusinessesinBoulder,rangingfrom67%forfamilyrestaurantsto81%forcafes/coffeeshops.•ForBoulderworkers(focusingonnon-Boulderresidents),thehighestpatronagesharesforBoulderestablishmentsareforfinedining, fastcasualrestaurants,andcafé/coffeeshop,allofwhichreceivedaboutone-halfofrespondents’“usual”visits.Shopping/SpendingBehavior—ServiceCategoriesTherewasconcernamonganumberofCityleadersthatservicesarenotreadily availabletoBoulderresidents.Residentswereaskedwheretheyusuallygo7topatronizeavariety ofdifferenttypesofservicebusinesses:Aswithshoppinganddiningcategories,respondentswereallowedtoindicateboth“inBoulder”and“outsideBoulder”ifbothwerepartoftheirusualpatronagebehavior.105Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 111 of 260
WheredoBoulderResidentsgoforbasicseivices?AutoNon-AutoMedical,RepairBankingChildcareFitnessHairCareRepairs DentalriBoulder(countofrespondents)49154092459471385552Outside1361011243124200160nO35 235271446311212BoulderShare(amongcategoryusers)78%84%88%91%79%66% 18%Peirzentwholeveruse6%4%84%23%10%18%2%Percentwhoevci use94% 96%16%77% 90%82%98%Boulder’sShareofBoulderResidents’ServiceSpendingFitness91%Chi)dcare88%Banking84%HairCare79%AutoRepair78%Medical,Dental78%Non-AutoRepairs66%•ResidentsgavefitnesscentersandchildcarethehighestaverageshareoflocalBoulderpatronage.Forbothcategories,establishmentsinBoulderaccountedforaboutnineoutoftenresidentvisits.•Banking,haircare,autorepairandmedical/dentalserviceswereclosebehindwithanestimatedBoulderresidentshareinthe80%rangeacrossthoseservicecategories.•Theservicecategorywiththelowestlocalpatronagewashousehold/non-automotiverepairs, wherejust 2/3ofusualvisitstookplaceinBoulder.•Theredoesnotseemtobeapaucityofavailableservicesinanycategory.Nopatternwasexhibitedinrespondents’open-endedrepliessingling-outaparticularservicecategoryaslackingintheCity.106Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 112 of 260
Among Boulderworkers,patronagebehaviorforbasicservicesisstronglydependentonwhethertheworkeralsoresidesinBoulder,asshownbelow. Acrossallcategories,BoulderworkerswhoresideinBoulderstayedintownfor81%ofserviceneeds,whilenon-residentBoulderworkerspatronizedBoulderserviceestablishmentsaboutone-thirdofthetime.Thisresident/non-residentdiscrepancywasgreatestforChildcare,wherejust14%ofnonresidentBoulderworkerbusinesswenttoBoulderestablishments,versus90%ifthatworkerlivedinBoulder.Boulder’smedical/dentalandbankingservicesdidamuchbetterjobofattractingnon-residentusers--probablybecauseofthewiderangeofoptionsavailableintownforthoseservicetypes.WheredoBoulderWorkersGoforBasicServices?Al:ServcesAverace81%Medical,Dental77/0on-esidentvo4ersNor>AutoRepairs66%residentworkers1—airCare80%tress91%Childcare90%86%AtcRepair4:tr:1&Q,78%BoulderSareofPat’onageWhatShoppersValueBasedontheJuly8,2018commentsfromCityCouncil,weaskedrespondentsto ratetheimportanceofvariousstoreattributeswhenshoppingforconvenienceitems(likegroceries),andagainwhenshoppingforspecialtygoods(likeclothing):107Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 113 of 260
WhatBoulder ResidentsValueWhenShopping,Conveniencevs.SpecialtyGoodsConvenience GoodsSpecia]tyGoods060/89%01084%o0-76/C-70%66%U)L10/0?%59%59%cLo/o0S37%0tfl0)C(UCU)0e0-Sales/PromosParkingEaseUnique,Hard- Expert ServiceWalk/BikeLowPricesTopQualityto-FindItemsEase•Qualityandconsistentlowpricingemergedasthe mostvaluedattributesforconveniencegoods(84%and89%)respectively.•Forspecialtygoods,Boulderresidentsvaluedunique/hard-to-finditems andeaseofparkingasthemostvaluedattributes.When askedasimilarsetofquestionstogaugewhatwasimportanttorespondentinalocalshoppingareaingeneral(asopposedtoaparticularstoretype).Whenasked to “pleaseranktheimportanceofthefollowinglocalshoppingareacharacteristics”(seechartthatfollowsforlistofattributes),Boulderresidents indicatedtheyvalued selectionofstoresandsafety/cleanlinessthehighest,followedbyparkingavailability.Non-automotiveaccessandattractivesettingswerealsoimportant tomorethan2/3ofrespondents,butratedlowerthansafety/cleanliness andparking.108Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 114 of 260
WhatdoResidentsValueinaLocalShoppingAreaSelectionofGoods/Services97%Cleanliness&Safety96%Parking Availability83%Walk/Bike/BusAccess71%Landscaping/Beauty68%PublicGathering/EventSpaces46%SomewhatorVeryImportantStakeholderInterviewResultsAspartofdetermining thedegreetowhichtheCityismeetinginclusivitygoalswithrespecttoservingallcitizens’retailneeds,attractingandretainingindependentbusinesses,andunderstandinghowBouldercompareswithpeerandneighboringcommunities,theconsultantteamconducted stakeholderinterviewsduringitsvisittoBoulderonFebruary3-6,2019.Thefollowingactivitieswereprioritizedforthisvisit:•AsurveyofexistingretailinBoulderandsurroundingcommunities.• MeetingswithstafftodiscusstheinitialphaseoftheCitywideRetailStudy,withaparticularfocustheupcomingsurveys.• Meetingswith22stakeholders,almostallofwhomwereidentifiedbystaffandincludedCouncilmembers,communitypartners,retailersandentrepreneurs,andcommercialownersandbrokers.•Inadditiontosurveyingattitudesintheseone-on-onesessions,patternsofresponseswereintendedtoinformsurveydesign.Stakeholderfeedbackwasinvaluable,and,asexpected,themesemerged.Inadditiontoprovidinginvaluableinsight,whatwaslearnedhelpedinrefining surveydesignandplanning.Inordertoobtainabroadersampletosupportorrefutethesethemes,theconsultantteamdevelopedaseriesofneutralstatementstowhichretailersurveyrespondentswouldbeaskedtoanswer‘yes”or“no.”Therewouldbeanopportunitylaterforrespondentstoelaborateinopen-endedquestions.Unfortunately,theseriesofstatementsrecommendedbythe109Appendix A: Local Perceptions and BehaviorsCity Council Study Session Page 115 of 260
What Kinds of Stores Do You Wish There Were More Of?
More big box stores - like Walmart - would be convenient. I understand the ethical issues with Walmart and other
stores, but it's necessary to shop there for many salary levels.
Lower price point fast casual and casual restaurants. More big box retail stores (Nordstrom, Wallmart). Larger /
better stocked Best Buy, HomeGoods, Macys). Tesla.
Not sure
It appears the Boulder retail scene caters to boutique establishments that cater to professionals without children.
It seems the retail vibe in Boulder is against corporate and "big box" establishments. It is ironic that when people
are successful in keeping affordable corporate retail out of the city, they then go home and order their needs off of
Amazon.com. I may be wrong, but that behavior seems a bit hypocritical to me.
More modern/European clothing. More modern/European footwear. More Chinese.
clothing, shoes, ethnic foods of a wide variety, affordable food/lunch
More mid-level clothing. The outdoor wear market is saturated with high price stores. I'd like to see more
restaurants and more plant/landscaping options
Super Target, Walmart supercenter. Better restaurants.
I go to Denver for IKEA, but I don't want there to be an IKEA in Boulder.
Bulk good stores
More locally-owned affordable restaurants. More affordable, not high-end clothing and furniture/homeware stores
Mexican restaurants (authentic) and stores that sell Mexican products like Avanza, Liborios,Walmart Superstore,
more fast food places like Carls Jr., Sonic, Chick fil a.
more vegan restaurants or restaurants the offered more variety. more store that offered the ability to refill beauty,
household items easily. retail stores that offered vegan clothes and shoes.
I would love to see bigger variety of affordable restaurants, not the ones located on Pearl Street when only the
richest can dine. We need more variety of French, Italian, American cuisine more affordable for lower income
households.
Affordable clothing and shoes.
shoe repair? I'm sure it exists, but I haven't found it yet! More fast/causal that ARE affordable restaurants would be
nice
More fast casual would be nice. Lossing Applebee's, OLive Garden, Old Chicago, and other likewise resturants
was not great.
more gas stations, better dentists, more affordable retail stores for work clothing
More normal people kind of stores instead of high end boutiques. I also wish Boulder had fewer chain restaurants.
Clothing stores in South Boulder. Sushi restaurant in South Boulder.
Earlier answer to question covers this...
Clothing. Everything in Boulder falls into one of two categories - incredibly boring and basic, or very expensive.
Low selection. Also, more eclectic stores, like Aria or Paper Doll used to be. I used to do tons of gift shopping at
those stores, but they are gone, now. Rents are too high and it has driven out most local business, so there's
nothing unique here anymore - so boring. If you want me to shop, I need something that doesn't put me to sleep.
Also, there are no kid's shoe stores left in Boulder. Literally have to leave the city to get those. Men's clothes are
also super-boring unless it is sport-specific.
RV supply (the one we have stinks), contractors for home repairs, discount stores, storage that is affordable
Fast food, gas and food markets, specialty shops
Clothing, gifts, used items, kitchen gear, food trucks, restaurants, kid stuff - trampoline parks, etc. Teen-ager stuff,
rental halls for big parties.
The variety of good available in Boulder stores has decreased. This is what drives me to order on line. I rather
shop locally. However if goods not present, I have no choice. This is true of food, clothing, and other goods.
General merchandise, unique non-chain stores
Clothing stores. A Costco.
Discount stores like TJ Maxx, Sierra Trading Post, high quality shoes, venues for local musicians, gift/jewelry
stores with local art, affordable clothing (Old Navy,
Price is my biggest issue. I tend to only be able to shop at Target, Safeway, Trader Joe's and Home Depot where
prices are the same in or out of Boulder. I miss no longer having stores like Marshall's or TJ Maxx.
More general shopping besides Target. Mid cost restaurants. Art gallery's. Art supplies. General clothing.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 116 of 260
Well, the question shouldn't be asked this way. Sure, if I wanted to spend 1 hour, round trip, driving from my one
extreme end of Boulder to the other extreme opposite end of the city, I might be able to find some of these things.
But since the round trip travel takes 1 hour, and then factor 30 minutes for the actual shopping and purchase,
that's 1.5 hours for a very simple, trivial errand that shouldn't have taken much longer than 30 minutes...if the retail
was nearby. So I will answer your question this way: The basic goods and services that I'm unable to find within
an ecologically sustainable walking, biking, or short distance drive from me include: *Pet food and supply store
*Bookstore *Auto parts store *Beauty salon for my wife *Barber shop for me *Office supplies store *Musical
instrument supply store for the kids who are in school music programs *Not-over-priced restaurants *A
convenience quick grocery store, like a Stop and Go, for that quick quart of milk *Florist *Hardware store
In South boulder it would be nice to have more fast casual restaurants and bars, maybe a music venue or a
gathering space like the Rayback in North Boulder - It feels like we always have to head north
Local shops, breweries, less of the chain stores (Gap, Loft for instance). More art and theatre. More restaurants
that aren't chains. There are lots but a lot of them are moving out of boulder.
Chick filet, togis sandwitches, dollar store,
Shake shack, in and out burger, appliances, a real deli,
Department stores, stores like, Ross, Old Navy... affordable stores to buy good quality regular things. More ethnic
food restaurants and markets.
Design stores for home improvement Hobby stores Toy store Antique stores Costco
There is a dearth of men's clothes, in particular, tall sizes. But in general since the Army Navy store left on Pearl St
Eddie Bauer is the only men's clothes I can buy in boulder. The vast majority of my favorite restaurants are gone.
Some remain. What's replaced them is a lot of overpriced "fine dining" with high prices and lesser quality food and
experience. Or banks. In general Boulder has become a shell of what it once was and having Google and other
similar Silicon valley businesses take over is hastening it's demise. It's a dam shame Boulder has lost most of
what makes it a great place. Except the surrounding natural environment, although overcrowding is showing some
wear and has made it hard to do anything fun. Good luck finding a place to camp nearby anymore. Then there is
the quality of person who has moved to the area. The most self centered, rude and socially vacuous people I've
come across in all my worldly travels. I apologize for my bluntness, but it's what I've experienced and so have
many of my friends who've either grown up here or have lived here for a few decades.
Crate and Barrel Nordstrom
Women's clothing stores.
Late night, 24 hour, more hobby / gadget / DIY stores, breakfast, soul food
Clothing. Casual restaurants. General merchandise
mens clothing and accessaries
Non-chain restaurants
Clothing stores with stylish, well made reasonably priced clothes
Large Walmart-type, sports equipment. As in Superior.
Boulder has completely and sadly obliterated anything FUN from Pearl st. including bars and clubs that cater to
students and young professionals - there's virtually nowhere to go dance now that Boulder House is gone! This is
frustrating because as these local bar/club places are pushed our they are replaced with banks (heavy eyeroll) or
something that is too expensive pretentious and no fun. Shame on city council for taking it in the butt for the
developers that roll in to every vacant lot and instantly construct a 3-story building that consists of commercial and
high-end residential. Boring shit!!!
women's shoes
Costco Soma Yumm Cafe Chick fil a Drive thru Starbucks DSW Crate and Barrel Pottery Barn
Low cost grocery stores that sell real food, not organic and not junk food. Think of a typical large meat market in a
large city with cheap meat and lots of interesting cuts. Need way way more cheap ethic places. Enough of the
organic crap and other nonsense - need food that families can afford that is not junk. Polish delis, Italian Pork
stores, etc.
Better/more international food (middle eastern, Indian, Thai, etc) - it seems all the best ones are in Louisville. More
places to take kids (I go to Longmont for bowling) and the one mini golf place in Boulder is terrible. We need a
sporting goods store to replace the closed sports authority. I'd also love to see more retail, restaurants and bars in
north boulder along Broadway.
CSA distribution points
Reasonably priced grocery stores like the Walmart that left. It's crazy to push for affordable housing when you
have to leave town for affordable goods and services (price tax).
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 117 of 260
Good quality second-hand stores
Hardware, restaurants and grocery options in North Boulder
More local affordable options. Lots of expensive chains. More used goods.
sporting goods outdoor recreational items chain restaurants Walmart
Independent music shops
I wish downtown Boulder had more convenience stores.
Affordable - for the customer AND the retailer - not just the chain stores you can find anywhere. So many unique
places have left because they could not pay Boulder's high rents.
General clothing store. Auto parts store.
food trucks (like Portland, Oregon)
Independent stores with a variety of homewares and clothing that are more modern and hip but not crazy
expensive. A great children's store would be nice. More affordable coffee shops and small casual restaurants.
More casual restaurants (we have plenty of fast casual and fine dining but not enough in between)
I wish Boulder had more boutique stores that carried hand-made and locally made items. Pearl St used to have
many of these stores, but over the past few years, it seems like national brands have taken over (Athleta, Prana,
Patagonia, etc).
I wish we had the types of stores that the City of Boulder seems to hate and discourage -- i.e., the 'big box' stores.
For example, I'd like to see a Costco and a Walmart (which we had but lost), and maybe a Penney's. For
restaurants I'd like to see a Cheesecake Factory (which we also had but lost), and more fast food places -- e.g.,
Arby's, Culver's, Jack-in-the-Box, Wendy's etc.
medical supply store good bakery :)
Easier access (parking is terrible), more reasonable costs for healthy options for families.
All around sporting goods. Drive through coffee or food. Less banks
Kids items/services Greater variety of ethnic restaurants and groceries. Especially Asian groceries More
fast/quick service/affordable restaurants downtown More neighborhood business/cafes
Computer and electronics parts and supplies.
Boulder focuses too much on trendy stores and restaurants. When you go outside of Boulder, you see so many
other types of stores and restaurants that may be part of a chain but they have what average people want/need.
Furniture (e.g. Crate & Barrel, IKEA, etc) Clothing/shoes (Nordstroms, Anne Taylor)
More middle income department stores, more family restaurants
I would really like to have more diversity in restraints. There is a lot of American farm to table, but not a lot of great
authentic affordable ethnic cuisine.
Brasserie Ten Ten Dushanbe Tea House type places. I also wish Boulder had even just a single Starbucks drive
through.
More clothing options. If Macy's disappears, I will end up leaving Boulder for all clothing purchases.
Department stores.
Whatever stores that come, I would recommend more parking near them. I've stopped shopping in Boulder,
especially the downtown, due to lack of convenient parking.
Costco, Sams, Super Target (The current Target needs a major makeover), Super Walmart (why did Walmart pull
out of Boulder 2 years ago?), better quality surf & turf restaurants (AAA rated). If the retail space wasn't so
expensive, better restaurants would come & STAY.
General merchandise, more variety in shoe stores, less high end shopping on the Mall
No more chain stores
Independent stores not affiliated with large corporations. More pubs and rooftop dining. Larger farmers market with
longer hours.
I miss Robb's music and the Wild Bird Center! Doesn't seem to be any Mexican restaurants. There aren't any
reasonably priced large furniture stores.
More upscale restaurants Better meat and fish market Artisanal Breads More ethnic food Larger Farmers market
Furniture stores and a Costco! You could put the Costco in the Diagonal Plaza Shopping Center to revitalize that
dying center! Also...the old fashion department stores like Macy's, Mervins etc.
I wish Pearl Street were more diverse and offered more cultural space for film, art, etc. It seems heavily focused
on expensive and impractical goods, luxury chains, offices and banks. There are few places to eat in that area that
are affordable or convenient. It comes across as an appalling display of wealth and inequality.
Tj max X. The Marshall's doesn't cut it.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 118 of 260
Italian bakeries, pub style bars like the Hungry Toad and the now defunct Conor O'Neil's instead of these trendy
loud open kitchen type places. Auto parts store, Book Store, Sushi restaurant all needed on South end of town. A
half decent Motorcycle shop with street motorcycle clothing instead of recreational clothing. More machine shops
and fabricating places.
Moderate price clothing
Tinker/hacker space Ceramic/art
Nordstrom's. Ulta. New-Mexico quality Mexican restaurants. Non-alcoholic "bars." Western wear (like the late,
lamented "Barbed Wire Cowboy."
Reasonably priced Clothes for teens
Affordable ones that are operated by local business owners.
moderately priced department store car repair shops
More restaurants, especially fast casual and nicer places, but not chains. More unique stores (anything locally
owned).
I couldn't ask Boulder to change for my tastes.
Fast food without exorbitant taxes on drinks
It's not the KIND of stores I wish we had. It's the LOCATION. We need to fill up the empty spaces in BaseMar.
More affordable/non-pretentious restaurants, more late night food options
Affordable clothing. It's either thrift shops or expensive sporting goods like North Face e or Fjalraven.
Cheap big box retail.
Fewer banks! More movie theatres.
Top golf, better breweries that are dog friendly. Microcenter.
A high end department store, Costco, Ikea, Chick Filet, Long John Silver, Outback Steakhouse, Sundance, roller
skating rink or bowling alley, Dave and Busters, TJ Maxx, Costco
Anything unique, privately-owned, one-of a kind. If Pearl Street becomes mostly chain-store type businesses like
most of America, I'll lake my business where both the prices and taxs are lower.
Personal services: hair, nail & facial salons. Independent clothing stores. High-end shoe stores.
Comic book and gaming stores.
More affordable food options. How about sporting goods? ....not high end gear... Fish market. Butcher. Bakery.
Flowers. The concept of walkable neighborhoods is cute, but density of people can only make that happen, or the
butcher makes no money...and closes. Big fat REYNOLDS sign appears in the window as y'all walk by.
More casual dining, like Tom's Tavern used to be. Now we go to the 47th Parkway Diner. A few more department
stores not catering to small bodies and outdoor gear. I wish Boulder had a foreign movie theatre, like the Art
Cinema,which was once on the Pearl Street Mall. Boulderites are hypocrites; they don't want chains in Boulder but
then buy from Amazon - the biggest monopoly in the States.
Retail-affordable retail such as a j c penny's, clothing not as cheap as target, but not as expensive as Macy's. A
decent Chinese restaurant would be welcome in this city. And why oh why is gas always at least .10 more a gallon
as soon as you enter city limits?
A decent mall. Affordable prices at the existing stores. More mom and pop stores - like we used to have before
rents got so high only chain stores can afford to operate here. Pearl Street Mall used to be that way, before it
turned into the useless, overpriced, chain and specialty shops we have now. What a waste!!!! Crossroads Mall
was great. 29th Street sucks and there is not 1 store in there that I shop at for ANY reason and I don't see that
Motorcycle/ATV gear Lower cost furniture Hardwood supplies
Sporting goods Better Asian restaurants More bakeries Great deli
club store
Shoe stores, home renovation supplies ie tile, plumbing fixtures and furniture stores, garden supply and garden
nurseries.
More Food Truck access weekly with a variety of foods not just the few at local pubs or rayback collective.
Less expensive retailers
Lower priced restaurants
Ethnic cuisine restaurants Dancing clubs High quality art supply store Furniture Sports equipment Athletic shoes
(not for running)
Something more than a few restaurants and (multiple!) grocery stores in South Boulder. Something like J D
Saunders. Appliance and furniture stores.
Wouldn't matter. I avoid shipping in Boulder. Traffic sucks. Taxes are too high. And parking is a pain in the a$$.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 119 of 260
I just wish businesses could last around here. Especially in the Pearl Street area, where I feel like there is a ton of
empty storefront (and more empty storefront at night then there used to be). It was a bummer when we started
seeing things like the Boulder Cafe, the Cup, Old Chicago, Absinthe/whatever it was last called, the Walrus, and
other businesses closing up shop and being replaced by massive developments.
Food trucks Nail salons Dry cleaners Wine bar
Cheaper restaurants and supermarkets
More local stores on Pearl St
As our family has a person with a disability, I wish it was easier to get to stores, restaurants and services within
Boulder without having to bike.
We're good...just less banks and bank cafes on Pearl St. So more local places....I think a good authentic relating
community center would be good now that the Integral Center and Boulder Impact Hubs are gone.
Good coffee shops that stay open past 6, which have food (like Collectivo in Wisconsin) not everyone wants to go
to bars! Casual dining on Pearl st open past 6pm!!!
A high end department store. I don't shop on Pearl Street because many of the boutiques don't allow returns.
more fast casual restaurants in East Boulder. I address East Boulder because this is where I work. I try to avoid
driving into the Boulder if at all possible because of traffic and parking anywhere in Boulder. Can't get much done
on an hour lunch.
Affordable restaurants downtown
More low cost shopping opportunities. For example, Pearl Street is now full of only high-end outdoor gear and has
lost its window shopping/vibe (Goldmines thrift store is gone for example)
Wells Fargo in North Boulder:)
Casual or family style restaurants Fast casual restaurants
Wal-Mart, Costco, big box stores (on outskirts of town). Much of my distaste for shopping in Boulder is the
difficulty of traveling through the city
FABRIC STORES!! At the moment, we only have one or two, with inadequate selection. Also: lumber and wood.
I've really struggled since Sutherlands went away. (I have "issues" with Home Depot, mostly how they treat their
Small Mom & Pop cheaper restaurants/lunch spots
Cheaper more family friendly restaurants like Red Robin.
Boulder has a good selection of these; however what keeps me from going to them is a lack of good parking and
too much traffic.
Locally-owned, non-chain (including no locally owned chains)
Art supplies, independent film, independent bookstores, dance and athletic wear.
Reasonably priced clothing.
We need a grocery store in BaseMar shopping Center.
Large general merchandise (Costco)
General sporting goods
Everything!!
Nicer Chinese food restaurant, more affordable, quality home furnishings stores, shoe repair places (we miss
Perry's who moved to Nederland), also miss Turley's restaurant - good quality food with a large variety for a family,
and open all day for breakfast, lunch and dinner.
fashionable/affordable clothing
I think you have most everything, but everything in Boulder is more expensive.
I don't think Boulder needs "more" of anything, but it's so hard to get around sometime via car, it makes it less
desirable to go into the main part of Boulder to shop.
Interesting and affordable clothing (new and used), books (new and used), and shoes on Pearl Street. Not so
commercial art galleries. More ethnic restaurants (I miss Ras Cassas). No more bank cafes.
More options for lower income community members More retail that is walkable from neighborhoods A good
sports equipment store
The handyman I hired recently to do an appliance installation and minor repairs at my home traveled an hour from
his home to reach me in Gunbarrel.
Reasonably priced restaurants even for a simple breakfast. Affordable clothing stores, affordable grocery stores
that still carried good products
Costco
Restaurants open later than 9 pm.
I wish Boulder had more reasonably priced casual dining spots.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 120 of 260
Local specialty stores (artisan and crafters) and galleries.
More diversity in ethnic food, though food trucks are starting to fill that gap. Other than that I can find almost
anything I need in Boulder and almost all of that within walking or biking distance (and love that!).
Shoe repair stores Local toy stores - we love Grandrabbits, but more options would be great Local general arts &
crafts stores - there are few specialized ones (jewelry making, yarn...) but the only truly general is a chain
Corner groceries, record shops, bookstores, thrift stores, food halls. More bars for lower-income folks, too - a lot
of them cater towards high-income folks and some of my friends and neighbors tell me this makes them feel
alienated and go out less. Fewer bank branches and street-level offices, for sure.
Good food close to high-density housing
I can't think of any more.
Services, support and merchandise for the homeless, the poor and the marginalized.
I would love a children's shoe store!!!! There is not one good place to buy children's shoes in Boulder.
Macy's is leaving Boulder. Will need to go outside Boulder for another Macy's.
;
Drive thrus! Clothing retailers (something besides Macy's and small speciality shops), a big box store like Walmart
or Costco it's not always easy to get out of town for these things with kids.
Medium priced places I could afford and not pay to park
more electronic stores More internal medicine doctors more plumbers and electricians More handymen more
vegetarian restaurants
Establishments serving the LBBTQ population
Ethnic food restaurants
Independent women's clothing stores with clothes for everyday that aren't too pricey and aren't only for tiny women.
A greater variety of clothing and shoe stores. Greater range of physician specialties.
Ethnic restaurants, and more reasonably priced everything.
I'm pretty satisfied as-is.
More big box but unique or trendy stores like Zara
Hard to say as much purchasing is now online. But am not a fan of big stores, like to get in and out. Sprouts,
McGucken's...
Mid priced, non pretentious, family oriented, every day needs
Annoying that my car dealer had to move to Broomfield
Mid-priced furniture, food halls, casual burger-beer-cocktail places, Old Navy, kids activities, ski shops (more than
the 2 we have), general sporting goods (soccer, basketball, etc)
Large sporting goods store. This would provide not only the sporting goods, but also shoes and casual clothing at
a cheaper price than the Boulder boutique sports stores. Organic, GF restaurants
In South Boulder: Heath food store, better hardware store, upscale restaurants
*Fast casual healthy food options *Healthy lunch options downtown *Mid-price range women's fashions *Mens
fashions *Childrens stores
Disco & an independent movie theater
I'd would like to see more family owned businesses.
Family / casual affordable restaurants that aren't chains; more affordable "ethnic" groceries and restaurants;
affordable children's clothing and shoes;
reasonable price lunch / casual restaurants
Cute niche stores that are being put out of business on Pearl St. I understand that new fun stores can't afford it. I
just don't know what can be done. I was bummed that the beer/game store on Broadway near Pearl didn't even get
to open their doors. (The place that was moving into the old Oliverde, which I frequented. I was also sad that it
went out of business.)
More variety and range of affordability across services.
Walmart, Costco
fast casual salad - like a Mad Greens in downtown Boulder.
Matzo ball soup Bowling Locally owned family restaurants
walkable grocery stores and coffee shops. I do a lot of online shopping, but am glad Boulder has Jo-Anns,
Michael's, Target, McGukin's - and a swim suit store!
Sports equipment,
sports equipment, especially golf
Costco,
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 121 of 260
I can usually find, somewhere in Boulder, the goods and services I'm looking for. Living in Longmont, though, I
tend to do my personal transactions around there. It is often just easier to get around and park. Working in
Boulder, we do almost all of our business purchasing in Boulder as well as for needs during the business day.
Since Tuesday Morning, Ross, and Savers closed, I shop outside of Boulder. Why are you chasing businesses
away?
Price sensitive; not as pretentious
Housewares; furniture; furnishings
High end department store; quality clothing stores, shoe stores.
more independent restaurants
Seamstress, shoe repair, more casual (not chain) restaurants, better/more interesting clothing stores, it would be
nice to have more "third spaces", special food stores etc
Costco, golf, bowling,, village center mixed use with affordable work force housing (to activate public spaces and
keep the retail alive)
small neighborhood grocery stores. Basic pharmacy. All household services are from outside boulder
Local services, auto repair, construction materials
Boulder is just more expensive. Dental is cheaper for better services outside of Boulder.
Hobby shops. Practical clothing stores. Foreign auto parts. Chain restaurants like Chili's, Olive Garden, Ford
Dealership.
Casual dining Shoe repair More neighborhood retail Less expensive markets
Walmart or Costco. French bakery's and fast Seafood restaurant Do not like the idea that Dots on the hill and
Santiago's in the hill might close
Quilt shops, clothing stores, recreation stores,
You need to have an enclosed shopping center, it is good in bad weather to take the grandkids to for the indoor
free play areas.
More "local" in all areas., including: sales, services, art, music,etc. that meets neighborhood needs, e.g.: NOT
Google. NOT ZAYO NOT Amazon NOT big Law Offices
more casual bars on The Hill (for adults, not students), Dick's sporting good or Sports Authority
I miss having Sports Authority, and a general store like Sears or Penney's. Having only Target in Boulder is
limiting. I wish I had a falafel place in my neighborhood and a nice tavern. Otherwise the restaurant scene is
pretty well covered if I venture farther away from my neighborhood.
Friendly causal restaurants at moderate prices.
Luxury goods, furniture, small shops like Cherry Creek North
I know I'm in the minority, but I miss Walmart I wish we had a SuperTarget and Dick's Sporting Goods or
repair people advertise online and they are often from outside Boulder; I wish we had more retail locally available,
especially in my neighborhood; I often purchase things online to avoid the traffic in Boulder
Clothing stores (ie Kohls, etc), more fast food choices, appliances,
Higher quality clothing & shoes Higher quality furniture & home goods More diverse / modern art galleries High
quality sushi
good bakeries, dance studios, and knitting classes
Fewer chains. More long-time establishments.
Men's clothing like LL Bean and Orvis; Italian-style pizza/sandwich/deli places like east coast cities have with
pickles, olives, and cheeses; year-round farmer's market with simple farm-style fare and handmade goods; Mom &
Pop bakeries full of home-baked cookies, cakes, pies; more greenhouses and garden stores that sell local plants,
flowers, and inexpensive pottery directly; places where tea/coffee don't cost an arm and a leg; more outdoor patios
and less parking lots.
Affordable, family owned casual restaurants; similar to Rincon del Sol, Harpo's, Juanita's, etc. Unique, locally
owned stores like the ones that used to be around Pearl st.
Clothing, footwear
I miss the eclectic shops on Pearl that are quickly disappearing... like the old army surplus. Having a bank replace
the old boulder cafe is a bit sad. Sad Old Chicago left, but really happy it was replace with local art. Happy with the
outdoors shops and super glad Neptune did not go under. One gripe... It's hard to find moderately priced furniture
that is a step above World Market but not really high end.
Fast food with drive Thru Affordable casual Affordable anything
Boulder has always lacked in many services due to the fact it is a college town and offers services for that
population. In an ideal world, it would be nice not to drive to the Denver area for variety.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 122 of 260
a good department store, especially if Macy's is no longer in Boulder
Walmart, Chick Fil A, more fast casual restaurants
Boulder is not a great place to get tacos. A lot about Boulder would have to change to change that fact, and I wish
it would. Also, Pearl St has too many soulless chain stores, although I guess I shouldn't bother complaining
because I'm too poor ever to shop there or generally even eat there, at least right on the mall.
Boulder largely had what I need, however it is not always convenient to where I live and work forcing me to get in a
car to reach the business.
Clothes. A drug store on Pearl
thoughtful, reasonably priced retail
Greek restaurant would be nice.
More restaurants in general, especially South Boulder. I miss Sports Authority. We need somewhere to buy
sporting goods (not just ski gear and clothing!). I work downtown and it would be nice to have somewhere that
sells office supplies close by.
clothing stores for older women. furniture stores. Wish Boulder had what Louisville/Superior just welcomed, ie.,
Ethan Allen & Stickley.
More fast casual on pearl. More affordable options for dinner, like local chains.
Crate and Barrel, Pottery Barn or furniture store. Talbots. Outlet stores. I mostly shop in Silverthorne as I go to the
mts a lot.
Movie theaters
Specific brands of moderately-priced clothing, like UNI QLO of Japan or The GAP
stanley market like places. another/larger rayback
PARKING
I wish there was a hospital closer. I really struggled when I needed an ER, and it seemed like my insurance
(Anthem Blue) only covered facilities in Longmont, Broomfield, etc
I miss boulder army store. Something lower end than REI. You can get a $350 down jacket at 30 stores, but you
cant find a $150 down jacket. I recently bought a high end watch for my wife. To my suprise I went to flatirons
mall instead of boulder. Boulder feels complicated.
furniture, art supplies, clothing, shoes
Ethiopian food
Lower end retail stores
More casual and affordable places to eat on Pearl Street. I wish Boulder had a public, year-round, swimming pool
option.
Gap, Banana Republic and Anne Taylor
Eco-friendly nail salons and hair salons
More pharmacy's, I use CVS and the only one in Boulder is in Target. Not a huge pain, but slightly.
Casual, non-chain, within walking distance, i.e. in/near BaseMar.
Affordable clothing stores that are not part of a larger store such as Macy's or Target.
Year round farmers market, with indoor and outdoor facilities, with lots of produce and goods, mainly food/drinks
(and not junk art and crafts), with free parking during the market hours. Also, not overpriced produce (usually they
are overpriced in the current Boulder farmers' market). Also, I would like to see the small business back
everywhere in town. Perhaps the city of Boulder could somehow regulate the commercial rental prices.
Mens clothing
I'd hate to lose the only department store we have (Macy's), so I wish we had more choices in that category.
Would like more restaurants with bars (not fast food, though) in Central and East Boulder.
I wish for more & closer grocery stores like King Soopers, which has reasonable prices. I might shop more here if
parking weren't always a complication: I usually take "back ways" to get to places so it's easier to find parking.
Coming into parking lots from 28th street and, in another area, Arapahoe Ave. is especially frustrating. I tend to
shop at the more expensive Safeway because it's closer to my route in to work and parking is far better & easier to
navigate than the King Soopers at 30th @ Arapahoe.
Dillard's, a store like JCPenny"s which is much better than Kohl's'-- restaurants like Applebee's, Outback's,
Carrabb's and nice restaurants like they have in Cherry Creek.
Discount - Like Nordstrom Rack, Home Goods, Marshalls Cheaper gas prices
COSTCO, IKEA
Barbershops trained on cutting different hair types.
Medium priced clothing stores Appliance/hardware stores
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 123 of 260
Natural grocery stores in all neighborhoods. (Not just Safeway.)
Department Stores (e.g. Kohl's) Costco
The city's lack of foresight pushed Costco to Superior. For us residents in South Boulder, it is much easier to go
South than North into the city. We have the Table Mesa mall - great King Soopers but we seem to be losing the
"ordinary" stores -Tuesday Morning, probably Play it Again Sports soon and getting restaurants.
Less expensive
Furniture, general sports, shoes, general clothing for men/women/children, home goods of quality but less
expensive than pottery barn. Hair Care store is closing so where will I get that now?
Medium priced restaurants
Again, for me, it's a neighborhood and walkability issue. I would love to have more restaurants and coffee shops
in the Keewaydin neighborhood. Again, near the PDQ might be a good area for this, especially with CU South
Clothing, Lowes
The Good Earth. Turleys. Sams. Costco. Grand rabbits. Zolos. Orchard pavilion Chinese. Brewing market. Grilled
fish steaks sandwiches.
I really try to keep my shopping to Boulder. Would be sad to loose Macy's - but I use Marshall's quite often anyway
Women's clothing and accessories for 50 . Lots of businesses cater to students.
general sports retailer
I wish there was a tax incentive for locally owned businesses so that we could continue to have affordable,
wonderful, and unique places to support. It's so upsetting to see locally owned businesses closing and national
chains thriving.
Minority-owned
More stores with actual affordable products. I realize Boulder doesn't allow WalMart supercenters, but there needs
to be something more affordable and versatile than King Soopers or Target. It seems like the town mainly caters to
those who are more well to do, but doesn't take into account that at least half of the retail and food service
employees are also trying to live in Boulder. There are still lots of middle-class people living in Boulder who do not
make six figures and cannot afford a lot of the staggering prices, especially when two forms of tax get added to
them for drinks.
Locally owned, one of a kind restaurants, coffee shops. Also more women's clothing stores that are not all athletic
wear.
Locally owned restaurants. Women's clothing that is not athletic clothing. Que 's coffee.
walmart
More male focused clothing stores,
LESS office space, there is so much it feels like i live in a co-working space sometimes. Outside of that, Boulder
does pretty good in meeting our expectations in dining and shopping.
I wish there was a bit more variety of retail stores and restaurants in Boulder. The bar scene has also been
crippled over the past 9 months and there's a reason why regular restaurants can't survive in the city for that long.
To me, the city definitely caters to a higher income level. which I understand, but there are plenty of people living in
Boulder falling below the average HHI in the city.
Affordable clothing and home goods , furniture etc downtown
More department stores. More mid range price options. More low income options.
Walmart, fairly priced electricians, plumbers
Family restaurants, Department Stores
Zara!
moderately priced restaurants, department store type stores (losing Macy's, replaced by office?!)
Food halls Affordable high quality furnature
Discount shoe stores
I wish Boulder had more drinking establishments. Boulder has really lost something by being so niggardly with
their liquor licenses.
Affordable restaurants
Sporting goods store for soccer stuff, athletic clothing, sports specific shoes, swimwear
Affordable retail and fast food restaurants aimed at the middle class and working poor.
More good breakfast places in South Boulder would be great.
Organic plant based restaurants both casual and fine dining.
Don't know
Low to medium cost clothing and shoe stores.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 124 of 260
I don't know
Keep adding more locally owned restaurants and stores. Don't add more housing. We need to keep boulder as a
hub where people don't go elsewhere to shop and dine.
Bargain-priced basics, options for clothing, such as a kid's pair of snow boots that aren't $100.
More food trucks, food halls and fast causal eateries of that nature.
Fast casual restaurants
Diners, economical furniture (NOT WALMART), hardware stores
Ross American furniture warehouse Food malls
Affordable family restaurants
Vegetarian restaurants
Specialty pharmacy (there are 2 in Denver and none in Boulder) More small, non-chain restaurants, coffee shops,
and bakeries.
Affordable retailers. Regular clothing stores (not high end), gift & book shops, casual restaurants, shoe and
clothing repair
We need more affordable retail, places where regular people shop. Regular casual restaurants. I used to be able
to at least window show on Pearl street. not it is entirely either super high end retail, high performance outdoor
gear or banks.I can't afford to eat there either. There is nothing there for me.
A large furniture store, quality artist supplies (like Meinengers), department store (esp if Macy's closes), more food
trucks
Affordable clothing for adults and kids (Gap, Old Navy, Lands End, Banana Republic). The current Macy's is a
dump. Affordable family friendly restaurants like Boulder used to have; many restaurants coming in are high-end
and most aren't casual and family-friendly for sit-down dinners. We feel Boulder, particularly the downtown area, is
now designed for and caters to tourists and travelers and not Boulder families. Boulder is losing it's down-to-earth
normal feeling and has become this crazy-busy tourist destination; it's depressing for the locals!
Walmart, Costco, Costco Gas, shoe repair / tailoring, In N Out burger,
Donut Shops.
sustainable/humane butchers; University of Colorado health system facilities
I wish that South Boulder had something like a Target or a general store or convenience store of some kind. I
miss my kiddos being able to walk to the Whole Foods on Baseline to buy themselves candy. It made them feel
super independent.
none
Furniture Shoes Lawn and garden Mexican food Nicer sport bars
Mexican food and food carts.
electronic components fine woods for woodworking classic auto mechanics high end art supplies authentic Irish
pub like Connor's Toms Tavern Boulder Cafe (not another bank) upscale chinese restaurant authentic French
restaurant (personne parle Francais a Brasserie Ten Ten)
Ugly 29th Street mall is a damn shame and huge missed opportunity for a stellar promenade with exceptional
views. Never go there except for Apple Store; because stores are all boring, same-old, national chain stores. Bleh.
Same could be said for redeveloped west end of Pearl St. -- most are national chain stores that one can find in
every other city. We patronize the local, interesting places like Peace, Love and Chocolate, Art Parts, etc. Those
are fun, interesting places offering something unique.
Mostly an issue of available parking or free parking
I would love to see more small (less franchise/chain) stores. I would love more lowkey or funky bars like the
noname bar and darkhorse for the mid-older crowd.
Something like Cherry Creek North
WITHIN WALKING DISTANCE OF BASEMAR SHOPPING CENTER good grocery store, general merchandise,
personal care, hair salon, hardware store, bookstore.
Better, general merchandise stores like Target and more varied department stores like Dillard's. We have an
abundance of restaurants.
Better ethnic food, more diversity of restaurants, more affordable restaurants. Actually more affordable everything
or have what's here be higher quality.
More breakfast and lunch type of restaurants, gas stations,rv campgrounds men's clothing
Lower-priced but still high quality. The mix of businesses is adequate, but the pricing is too high to warrant
shopping in Boulder. It's a result of our attractive location and probably cannot be mitigated or successfully
legislated/reformed. So, the wealthy can shop here, others will shop elsewhere.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 125 of 260
Affordable goods. Mexican food
automotive repair
TJ Maxx, More thrift shops, a Mall with general retail, furniture stores, affordable shopping in general.
It looks like there is an underserved demographic where decent affordable food and drinks are concerned. Most
restaurants are over priced and not appealing to common people. On the other hand those appealing places are
mobbed and you have to wait in line. As far as retail goes, we are doomed. 29th Street is void of any practical
merchandise. Online purchasing is king. What is now missing will not be relocated to the first floor of an apartment
complex so the conversation is moot, really. What we would like is what we had, and lost. Or squandered. What
we had was better for the community than what we have erected in it's place. Ironically, there is more life up on
North Broadway or on East Arapahoe than elsewhere and these places are also doomed to improvements that will
wipe them out along with the communities located there. So more of that which is clearly working, and less of
what replacers it. Interestingly, the west side of North Broadway has third world charm while the east side is half
vacant and not as lively as the west side of the street. But another Salt Restaurant will really help I bet.
Dollar store Costco Casual Italian restaurants Irish pub Portuguese restaurant More/better ramen noodle shops
More clothing that's not boutique pricing
Reasonably priced naturopathic doctors and services which accept insurance
More organic foods, less Sysco and fast food
*Fast-casual in Gunbarrel *Mid-range (expense) women's clothing
Ross, In N Out,
Different types of food for cheaper: Korean, Japanese, Philipino, Burmese, Ramen, Pan-Asian, Tex-Mex, Thai, etc.
Larger variety. More affordable. Less niche stores. A few gas stations on Boulder fringes (119-Gunbarrel) for
example. Better parking. I would probably shop more in Boulder if the sugar tax was repealed.
More affordable places for lunch like Lindsey's. We used to have Woody Creek which fit this category. At least
one large chain pharmacy downtown -ex. Walgreen's. More affordable clothing/shoe stores - ex. DSW shoe
warehouse, Kohl's
more affordable clothing stores (boutiques on Pearl street are too expensive for basic clothes), bigger & more
updated all-purpose stores like Target
Boulder clearly got it wrong in regards of retail stores and services. While we all want the perfect community with
no big box stores this strategy isn't working. Most every Boulderite I know shops at Costco, drives 50 miles to
Ikea, and has guilty pleasures with fast food restaurants outside the city limits. Boulder residents and workers are
their spending money (= tax dollars) outside the city. They are not choosing to spend more on goods, services at
an overpriced "local" store, they are getting online or in their cars and spending their money at big box stores
outside the city limits. While the city of Boulder gets to hold onto their utopian image, they are loosing peoples
interest and tax dollars.
Fast food restaurants, Costco.
Maternity stores. Mid-price restaurants. Drive through car washes.
I wish we could retain our family-owned business. Pearl Street is not that great for shopping anymore unless you
are loaded. I wish North Boulder retail could be given a leg up, because in spite of all the growth out there, it
seems like restaurants can't make it. And the Diagonal Plaza - what the heck is going on there?
Discount clothing like Kohls and discount grocery like Walmart - sad that Walmart market closed.
Gosh, there are enough banks. I wish there were more ethnic fast casual restaurants.
Lower priced department stores, such as a Khols. Less expensive sporting goods. When my kids were younger I
couldn't find inexpensive boots or snow pants in Boulder. I still can't find things for them. Savers helped out a lot
when they were here.
Kohl's Dillards
Sporting Goods
More affordable stores, restaurants and services
Variety stores such as macy's Or kohl's. Sporting goods
Fast casual and family style restaurants; child care; banks
Better selection of high-end womens clothing liek what Nordstrom offers at Cherry Creek or Park Meadows or
Flatirons
More fast casual / lower priced restaurants (not fast food.)
Stores with reasonably priced products without rude, entitled workers/customers.
Anything but more BANKS!
can't think of any that Boulder needs more of.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 126 of 260
Jewish food
walmart, costco, k-mart
I wish we had a Cosco. Not because I would shop there personally, because so many Boulder residents do, we
lose a boatload of tax money to Louisville.
High end fashion High end home furnishings
Discount stores, TJ, Ross, Tuesday
Non boutique stores of any kind.
I don't want more stores, just more parking at the stores we do have. There are places I no longer shop because
of the parking problem.
Local non chain
Home furnishings Women's clothing (especially more work oriented rather than outdoor clothing)
General store with basic goods.
More family restaurants like Outback
More public golf courses, outdoor swimming pools, less swim team use at the rec centers, a WalMart, more
parking, less bike lanes and pedestrian cross walks,
i'm constantly amazed by the variety of what we have here. costs are high, but it's part of boulder's fabric at this
point
More thrift stores
Gun stores that sell the same things they're allowed to sell in the rest of the state.
Lower prices
lower priced restaurants downtown
Calm, quiet, low to moderately priced places.
Discount. Warehouse stores. Walmart. Ones where you can save some $.
Costco WalMart
speciality clothing stores that are not athleisure or athletic, record stores, more fine dining or experimental
restaurants.
affordable senior care, furniture, gardening, authentic international, ethnic cuisine
Sporting Goods stores
Organic supermarket reasonably priced. For a time sprouts used to be a great store but their prices on organic
food had increased. I avoid Whole Foods now after the amazon takeover. The experience isn't what it used to be
there. I can no longer accept paying high prices to such a large profit company that isn't striving for more organic
food choices. Stores like vitamin cottage and alfalfa's need support. They are local and implementing solid values
when it comes to health and he environment. I don't like the Safeway on Baseline, I think it should be replaced
with a local grocery. There needs to be a grocery store on baseline and broadway, what once was Whole Foods.
We need more local, practical stores in pearl street. Things need to be reasonably priced there. We need more
take out options for dinner that are healthy, organic, and priced under $20 for two people. Often when I make a
big purchase, I will buy outside of boulder because of the sales tax. The tax in Boulder on food seems
unnecessary especially if Denver taxes much less. The sugar tax is.a pain. Get rid of it.
I wish Boulder had more of a variety or retail clothing and home good stores. I go to Flatirons Crossing Mall for
stores like Gap, Old Navy and J Crew
Businesses owned by POC
lack of music as in jazz clubs like we use to have, remember the Blue Note? Lack of comedy venues Where is
our outside amphitheater? How is it that Arvada has something like the Arvada Center and all Boulder has is a
lame anti-acoustic band shell with horrible wood benches on pea gravel? Infested with homeless vagrants
shooting up in the bushes? And what's with all the same-o same-o "fests" using the same tents, bands, stalls, and
corrupt promoters like Tim Newberg, who really hoodwinked the City of Boulder?
Reasonably priced casual clothing for women & children plus recreational/sports apparel.
Big box retailers such as Costco, Dick's Sporting Goods, etc.
Unique ones. Small businesses with personality. Companies that run sustainably and keep money here locally.
I think Boulder has a great selection of retail stores, restaurants and services. I think we are signicantly reducing
the quality of Boulder if we continue adding more.
Walmart, Costco, good butcher.
I support locally owned businesses and want more of them. We need more women's retail stores and Food Truck
options. Look at what Portland has for food trucks.
Value retailers
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 127 of 260
Ikea
Grocery store in North Boulder (walking or biking distance)
More restaurants like Olive Garden, Chili's,and Outback
More diverse retail. More affordable family dining that isn't fast food.
A better golf course
Casual/family style restaurants
Reasonably priced, quality men's clothing.
Low cost basic clothing like the gap or something
Clothing boutiques
Food coop, more bulk options that isn't Costco. More dog friendly venues like Rayback. More public places for
music jams (folk, acoustic, hand percussion, etc) that aren't bars, but can hang out in. More repair services in
hardware stores.
More fast food drive-thru options (in n out?)
Nice restaurants with reasonably priced food & wine. New restaurants like Corrida and 316 steak house are very
expensive More clothing choices for men & women. Pearl street mall is mostly banks and nick knacks and
retailers are fleeing the 29th street mall. Sad
More affordable options
Restaurants where you can easily hear your friends when talking.
Fast food drive-thrus such as Sonic. Nightlife and clubs. A gay club
always more bookstores! music related. mid-range shoes and clothing, like Kohls or Dillards. butcher. French
pastry (I miss Le Francais). repair for shoes, small appliances, etc.
Chic filet, Arby's car washes ,more food truck parks,more mom and pop type of businesses with the city promoting
mom and pops
Chick-fil-A for one; something to compete with Target....much hated walmart....sams. Something.
Less chains, more unique and imaginative restaurants and shop. For such a healthy and active population, we
sure do have a lot of mediocre "bar food." It's boring and gross. I would like to see more fresh, healthy places pop
up. We have too many unoriginal chains (regional and national), sub-par sub shops (this obviously exlcudes
Snarf's), and boring, repetive "taverns."
I miss the Sport Authority shops (one in the Diagonal Plaza and one in the 29th St mall) that used to be in Boulder.
I think it's difficult to get athletic wear in town now without going to the much more upscale stores. Sometimes I
need a new pair of gym shorts and they don't have to be from Prana or Patagonia.
a king soopers closer to north boulder area would be nice, a LGBT bar would be nice too
Bring back Old Chicago! More LGBT bars would be nice, the queer "pop up bar" isn't even monthly.
Authentic European pastry and bread shop and cafe
Affordable family restaurants Dollar store Affordable clothing stores
Thrift stores
more vegan restaurants
Whole Foods in baseline! More casual health food options
Sporting goods for sports other than hiking, biking, skiing, etc Incentive for places like Target, Joann, 24 Hour
Fitness to expand and improve their existing properties.
independent stores small cafes and shops sporting goods furniture art
Jewelry stores, art galleries, home furnishing stores, IKEA
On Pearl, more unique shops & restaurants. Frozen yogurt. Dog friendly restaurants. Better Italian food. Jewish
Thrift, consignment at reasonable price Eco friendly rehab stores Child friendly coffee shops
Casual clothing, work clothing
Chain stores
Costco (mostly for more affordable and quality produce and meats) We do a lot of online shopping now otherwise
Murdox and Jax
bulk shopping, better parking
reasonable children's clothing, furniture stores, children's entertainment venues, breakfast tacos
Walmart Co-op grocery store Other small local groceries Electronics supply like JB Saunders
Hunting and fishing
vegan and vegetarian restaurants
Cheaper restaurants. Everything on Pearl is very fancy and expensive. I can get a nicer meal for cheaper in
Denver or Golden.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 128 of 260
Normal stores for people with limited income
department stores (Kohl's, Penney's) chain restaurants (and I realize they just don't survive in Boulder, but I don't
understand why)
More seafood and small Italian options
bars, cafes, taverns... but *IN* neighbourhoods, not in soulless shopping complexes surrounded by a sea of
more variety, less pricey EVERYTHING
Its the parking that keeps me from shopping in Boulder
Ross and Walmart
Normal stores like Kohls, Specialty child oriented stores like LEGO store, American Girl,
Grocery stores, convenience stores, coffee shops, gift shops (types of places that would be visited for a quick
errand over the lunch period/break during work)
Simple restaurants (like Olive Garden) that have good food at reasonable prices in a quiet environment.
Clothing, shoe
Kids clothing and toys, shoe store. Mid-range clothing
I'm very happy with Boulder's options.
Hardwood retailer
1. Food courts 2. More ethnic food. 3. More fastfood and fast casual options in the outskirts of boulder (ex:
Gunbarrel)
Art supplies, Greek restaurants, bigger big-box stores. We have FAR too many pizza, burger, burrito restaurants.
Need more healthy fast food. Restaurants close too early, particularly on weeknights. Parking near downtown
stinks. Parking is far too expensive. There's very little to do here for fun or exercise, other than hiking the same
trails repeatedly. A big music venue with lots of parking and no nieghbors (because of noise ordinances) would be
a great addition, as would a revival/art house movie theater. Remember when we used to have one of those?
More affordable restaurants: a step above chipotle but below Salt. More types of food. More locally owned,
affordable shops, gyms, stores Study spaces open late-not just for students
Ones that I could afford and your taxes are to high
Decor and furniture.
Electronics parts/hobby shop. 3D printing services
more rooftop restaurants to enjoy the views
More affordable family restaurants, more college friendly shops and services
Affordable. Also, people want to shop and dine near home, and even the people that work in Boulder can't afford
to live there.
Wood like a lumber yard. Metal like the old steelyards. Welding gasses. A hardware store that isn't also a camping
store or an evil chain. Affordable restaurants that aren't chains. Maybe those exist on/near pearl but I also wish
there were fewer cars on the roads these days because going to pearl or 29th is cumbersome at best.
Costco. Cabelas/Sportsmans Warehouse. Parking!
local bakeries
affordable choices!
Less expensive restaurants
Sporting goods, Kohl's, more restaurants in North Boulder/Broadway area.
Electronic parts store
Would take rec center classes if offered in late afternoon or evening; can't take classes in midday (need to avoid
exposure to sun). Reasonably price haircuts for someone who has unusual hair. I need to cut it myself now.
Difficult to find help with yard care from someone who is local. The person who mows my lawn lives outside
Boulder. Tree care is done by local company even though they are very expensive. Very hard for older residents or
someone disabled can find affordable, reliable and honest yard care or snow removal. Need more in-home care
for seniors who are challenged physically. Would be nice to have service to help organize and reduce clutter. I
have heard other seniors talk about need more help with daily living activities, both inside and outside their homes.
It makes living in Boulder a challenge. Wouldn't want a Walmart but would like a COSTCO. Have to go there for
vision care because of my insurance. Their staff is competent and their customer care is excellent. Even though
they are a big box store, they treat their employees well and their employees treat their customers well. Socially, I
find them more ethical and responsible than Walmart. Also would like to purchase certain items there because of
their prices. I don't long for a Costco, I feel very good about shopping locally with independents.
Family Friendly restaurants.
Have to think about this more.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 129 of 260
Can't think of any at the moment
Costco
Satisfied with what is here.
supermarket in Basemar center better food options for families on the hill more restaurants out East by 55th and
foothills Local children's clothing shop
Asian food markets
I think Boulder offers a variety of great stores at the moment.
affordable
Any large retail store with service Sporting good store DSW shoes! Any store for teenagers
Affordable women's clothing, more mid scale restaurants (not high end fine dining but still full service restaurants)
that have a focus on service and food quality - some of our favorites have recently closed, more "general / every
day" home good stores that are within quick(er) walking distance of my home.
Generally, we need more useful daily shopping in the central parts of Boulder (basically bounded by Folsom, the
mountains, Valmont, and Baseline). It's the most walkable part of town but there are only two grocery stores, no
hardware stores, and two drug stores (and those are specialty places really). As residential and office conversions
have recently been eating away at the historic business districts of Boulder (East Pearl, 3rd and Pearl, 22nd and
Pine), those of us who live in the greater downtown have to drive to 28th Street for almost everything.
Mainstream clothing, restaurants, recreation rather than pretentious progressive themes
I wish you would do more to make it easier on existing retailers to stay in business! Especially small businesses!
Cheaper places. Like a Walmart or Costco or sams
More with a unique perspective that are locally owned. Creative sources - a great art supply store.
better parking to access the good stores
It's not about the type; it's about the price.
Electronics stores.
More restaurants (fast casual and/or sit down) in north Boulder and around Iris
Non-retail chain stores
Lower end retail stores, casual restaurants, beauty services and large free parking lots or free parking ramps to
park at.
Family restaurants
department stores and discount stores.
I actually think we have a good mix of options
Not sure.
I go to Costco in Superior for tires, and bulk purchases. I don't think we need one here in Boulder, Superior is
close enough. The problem is that rents for retail places is expensive enough that stores charge more for their
products here. I will drive elsewhere is the price is a significant difference.
More affordable choices - it's expensive to live here and everything is taxed a lot
Big box stores with much lower prices - WalMart, WalMart groceries (Neighborhood Markets), - and food prices
are cheaper in Longmont and Lafayette and Louisville than in Boulder
Grainger
Casual restaurants, frozen yogurt stores
Super Target Costco General sporting goods Movie theater w/recliners
A decent fried chicken place not named KFC. lol
Moderate priced clothing chain stores for more than teens or college age. Restaurants where there is parking or
you can get in with a larger group.
Lower price family style restaurants. There's almost no place to take the kids -- we miss Turley's and Denny's.
Plus-size women's clothing -- Macy's used to carry it, but now they only have clothes for skinny people. We go to
Kohls in Louisville or to Flatirons Crossing. Kids' shoes! I don't know where to buy kids' sneakers in Boulder except
for crummy stuff at Target. The running stores don't carry kids' sizes and REI has a very limited selection.
More family/chain restaurants, more drive-thrus. I don't feel super comfortable taking my three kids (all 6 and
under) to new restaurants because I'm never sure how they'll do with kids, so we almost always take them to
chains or family restaurants out of Boulder. Also, I use drive thrus quite a bit so that I don't have to get the kids out
of the car to get coffee or prescriptions, or even lunch. The fact is that when I need a drive thru, I just leave
Boulder. I would also love to see a fast food restaurant with a play structure, which does not currently exist in
Boulder - I would seriously be there all the damn time.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 130 of 260
Stores with free parking, a Dillards or Kohls type department store, Walmart (large not that stupid little grocery
store type) so Target has some competition, nursery (trees, shrubs, bushes), discounted furniture store, COSTCO
with alcohol sales,
Western wear, family restaurants with games like bowling, bowling alley, appliance stores, Walmart again only
super Walmart would be better than a market place, sporting goods,
Reasonable priced clothing. General retail (like Target/Walmart).
Boulder has a lot of boutique shops and high end stores. Maybe because the rent to have a store costs so much.
I'd love to see more community concepts for medium priced shops of clothes, natural goods, toys, household
Less fussy shops for home goods and clothing, casual eateries.
More frequent bus system More street lights Community Garden Japanese grocery store Dim Sum restaurant
Walmart
Wal-mart, shoe stores, household goods
Toy stores
Thrift or resale store
*
DITTO(USA):"WETHEPEOPLE...OUR,Long-LastingUSACompany(ies)AndBusiness(es)LikeSears&Roebucks,Sup
erWalmart,Denny's,Howard&Johnsons,Etc.Etc....ThanksVeryMuch/AlwaysInLiberty,DennisTavares...SoonerAnd/N
ot,Later...AMEN..."!!!!!🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺
Stores that carry something different than every other store.
Boulder needs to attract more national chains because these stores are more reasonably priced Wal-mart,
McDonald's, Wendy's
Would love faster internet services.
Butcher
Art supplies, though even if there was a good source the traffic in Boulder is so bad I hate coming into town
More selection of retail stores/restaurants or other services
Wal-mart
Reasonable food services and clothing (larger size) Can't just walk to corner, have to drive Wal-mart with grocery
Wal-mart
More of auto parts, auto repair, men's barber shops
Ones that stood up the racist and unconstitutional Boulder city council
Walmart was a good competitor to Target for budget conscious people. Latelier was a fantastic restaurant that
Boulder lost because of overzealous rules. Boulder chased away Costco because it is a "big box", so now I
regularly go to Superior and spend a large portion of my grocery budget at the Costco there. I loved the The Cup
and Snarfs - both were in walking distance. Both are gone, More breakfast options, more fast food, fast casual
downtown. We miss the Cheesecake Factory. Snobs looked down on it, but visitors loved it and it was the best sit-
down place for kids / families.
More reasonably priced stores and restaurants - this town is ridiculous as far as parking and pricing goes and that
is the reason I have stopped shopping in Boulder and go to Longmont or on-line instead
"Real" Mexican restaurants, other diverse restaurants at a reasonable price, music venues, dance clubs, music
store,
cidery, arcade
None. Boulder has too much retail space.
more affordable family-style restaurants
more chains
Stores like Kohl's. More choices in sporting goods. Family type and casual restaurants,
Department stores like Macy's. More vegetarian restaurants. Also, Kaiser needs an allergy clinic in Boulder! I'm
going to switch to CU Health because I'm tired of driving to Lafayette for services.
Clothing etc. for senior citizens, even a Wal Mart would be welcome for lots of people!!
I'd like to see more affordable family restaurants. They may be chains, but places like TGI Fridays and Chilis that
used to be in Boulder provided an affordable option for families that is much harder to find today. We have plenty
of grocery stores, but I've noticed prices are often higher at Boulder's Target and Whole Foods than in Superior.
Coffee shops especially drive troughs!
I wish there were more small businesses oriented toward affordable, original basics rather than high-end, high-cost
options.
walmart, real thrift stores,
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 131 of 260
I wish Boulder had more low cost restaurants like mexican restaurants that are not $15 for a cheese enchilada or
$9 margaritas. Would love a big box store
Really none because I try to avoid Boulder except to come to work. It is just too busy.
Electronics stores. Best Buy is great, but there needs to be something else.
big box retail, mid-priced clothing, big box sporting goods
We need more restaurants like Turley's, Juanita's, Rocky Mountain Joe's. You know, more middle class/less foo
foo. Oh yeah, and less banks! Good gawd.
As a visitor from overseas (UK) who has a close relative living in Boulder throughout the academic year, local
businesses in Boulder have proved to meet all her/my needs and offer excellent service. I was very impressed
with the range and quality of goods and services on offer when I spent 10 days in Boulder in 2018. You have
something very special in your range of local businesses, something to be proud of. My responses are from
my direct experience of staying as a visitor in Boulder, and my relative's experience of living and working/studying
in your community as an international student.
Something more affordable, not the high-price items of Pearl Street. I prefer shopping on Longmont often for
stores like Kohls and Maurices.
General merchandise
Would be nice to have more ethnic restaurants. Clothing stores here need a better balance- the expensive
boutiques vs. HM (way cheaper). Need more options in the middle.
Less big box retail. More small business, but if you keep increasing rents on Pearl St. no one but big box can
afford it and another bank will just take its place which we don't need. Most banking can be done online. I don't
want to set foot in a bank honestly.
I wish boulder had more casual dining places such as Chik Fil A or Chili's.
Chik-Fil-A, Sonic, Weinerschnitzel, Jack in the Box, but then again, I still would not frequent them because of the
City's ridiculous sugar tax.
not sure
Children's clothing, toys and supplies (baby items, etc). More affordable options. It seems like everything is high-
end retail or specialty that the average family cannot afford. Probably because we can't afford to live in Boulder.
Unique, specialty retail: we DO have amazing bike, running, outdoor gear stores. Would love more art supply,
travel/casual clothing, local (non-chain) eateries - especially casual dining. Great geographic distribution of
shops/cafes. Lexus, Mazda, Mitsubishi car dealerships. Better Mexican food! We have lot of mediocre options; few
really good one!
furniture, sporting goods
It would be nice if Boulder had old navy or other popular retail stores. The clothing selection at target is limited and
not diverse in size.
Casual restaurants at a good price -- BJ's is usually our go-to, but there's not a lot left. I feel like restaurants in
Boulder are either fast (for example, 29th St Mall) or super fancy (anything on Pearl Street.)
Taco Johns Chick Fillet
Dillards, JC Penny
I cannot think of much of anything.
I wish that Boulder had more restaurants that fell in a reasonalbe price range and provided more options. Denver
(RiNo, Highlands) is a great example of this type of restaurant. Everything here is either too fast casual or tacos, or
it is entirely out the price range (ie Fresca and Corrida)
Horse goods store (example dover saddlery) Sporting goods store similar to sports authority Better coffee shops in
gunbarrel
more diversity in restaurants. I enjoy ethnic food that i wish there was more of.
Music independent local stores; record stores, book stores, Vinatge/ clothing stores, pawn shops, antiquities, local
businesses like Red Letter Books, The Beat Book Shop, Boulder Guitars, Gypsy Jewel, Trident Cafe, Beleza Cafe,
Ozo, Bart's CD Shack. Buffalo Exchange Less corporate buisineses and restaurants.
More casual bars and restaurants downtown - most of the inexpensive places have closed.
Costco (but north boulder which would probably be an ideal location would be too far for us) Mexican food in south
boulder Climbing gym in south boulder (add to rec center?)
non Chain restaurants
Donut shops!
Sporting goods, discount retailer, electronic parts (like J B Saunders or Fry's Electronics). If you have a time
machine, Tom's Tavern.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 132 of 260
Good thrift stores like Savers; discount stores like Ross & Tuesday Morning.
Costco, more food truck parks
Retail/ shoe
Boulder's stores feel lacking in terms of general affordability - so more affordable stores in every category.
More small, locally owned and unique stores. We're losing too many of them, and there are too many chains
moving in. Pearl Street looks more and more like Beverly Hills, with high end stores that are out of our price range.
I wish for more family-friendly type sports bar/restaurant places in Boulder. I also wish the area's breweries had
actual restaurants attached to them. Food trucks just aren't sufficient, and people drinking so much beer should
have food available to eat.
N/A
more original shops, stores, restaurants, less chains.
More childcare options
Services for young children or pregnant women seem to be declining rapidly due to demographic changes,
especially the very important medical/birthing/emergency visits services.
public spaces that don't require $ per use (like the library, which is great!) but rather which are paid with by taxes,
as common goods. There are far too few places where you can meet up with someone, quietly read a book, do
work, whatever, that are outside the home and don't cost $. This reduces the quality of the social interaction, and
negatively impacts the less well off (which do exist in Boulder!). Also, more to your question: vegan food options!
There are some, but there should be more!
Discount (Big Lots, Marshalls/TJMaxx/Ross, Savers)
Furniture stores Food trucks Better medical options
Moderately priced restaurants
More stores that cater to the Asian American community— more boba stores/cafes, Meet Fresh, etc... More
opportunities to access Asian groceries/foods.
I wish boulder had more parking around services and stores
Soccer Store
More sport stores
Maybe more stores witch supply imports to support our Hispanic population.
Mexican restaurants and stores
More affordable places to sit down and eat at, such as nice places with affordable meals
Wal Mart, chick fil a
More mid-priced of everything. Boulder is splitting between very high-priced and low-priced options with nothing in
the middle.
quick service restaurants with lots of gluten free options, more unique "ma pa" restaurants and less chains,
affordable furniture stores
I'd like to see more coffee shops in South Boulder. The one closest to me turned into a bank, and Caffe Sole got
fancy a few years ago, so it isn't comfortable to meet people there anymore. Also, I was sad when the Tokyo Joe's
in Boulder closed recently. I used to go there a lot. At least there's still the one in Louisville, but that's harder to
get to. Overall, I'm a big fan of fast casual restaurants, but they were one most people could agree on.
I miss Juanita's, Tom's Tavern, and more "down to earth" restaurants.
We need an Irish pub
Other retail besides Target & Macys
For any market, an increased selection of, shall we say, middle-class options. So much of what is avilable is high-
end pricing, Simple example: Try to find a sandwich for under $10. Not easy, and likely a reflection of the cost of
doing business in Boulder. Once building and zoning restrictions are as pervasive as they are, the ripple effects
lead to higher consumer costs at every point.
Nicer department store, beauty supplies store, furniture stores, home decor, more fine dining.
Costco! Sams/Super-Walmart Ford dealer Full service shoe store - Brown's Longmont Senior-friendly pricing more
parking, easier access & routes
Affordable groceries and places to eat out (Walmart, fast food places, etc)
JC Penny/Sears, Dicks Sporting/Sports Authority, Soccer store, and The Salad Bar restaurant
Mid-income clothing stores. Most of the stores on the 29th Street Mall cater to a fairly high income bracket.
Jewish deli Breakfast joints Electronic parts
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 133 of 260
This is a confusing survey, because you initially say "City of Boulder" at the beginning when asking where we
reside. So when we have to select "in Boulder" I'm assuming you mean City of Boulder. But there is no
clarification. I'd like to see a good grocery store east of 28th off Iris, where Albertsons and that poorly chosen
Walmart was. I'd like to see that depresssed area with good restaurants and more retail in general.
I go to Lucky's and Sprouts in Longmont more than I do in Boulder. I am a Sr and have Silver Sneakers so fitness
facilities and classes not applicable. When I do shop in Boulder it more for convenience than being price
Affordable furniture, beauty supply, shoe repair, some chain restaurants, like Red Lobster, department stores other
than Macy's, more affordable clothing stores, Uniqlo
Most less pricey businesses cannot afford space in Boulder
I miss Savers! And specialty electronics and plumbing supplies.
Discount stores like Walmart and general sporting goods stores
Cost focused clothing. Everything seems expensive in Boulder. Send like there's high end clothes or sports clothes
and that's it. More independent book stores.
Anything that low-wage workers can afford.
Stores like target where you can get goods. Boulder target is one of the only like it (besides bed bath and beyond)
and the stock is often.poor.
used bookstores
The Home Depot store in boulder is smaller then the ones in Longmont and Louisville. Boulder stores are small
and so is the parking!! Arbys, Red Lobster, Walmart, Dicks, Khols,
More affordable everything - it's super expensive to live here, everything is taxed a lot on top of the high prices.
women's clothing general store like Macy's
ModPizza, more stuff for kids. The bounce place is nice but more eating out that's kid friends and more places for
kids and working parents. More kids boutique clothing and toy stores.
Family casual restaurants, gardening and snow shoveling help, moderate shoes, ladies business atire
I wish there were more small "bodega" type markets that were within walking distance of each neighborhood that
sell basic needs like milk, eggs, some fruits and veggies, drinks etc... they had these in NYC where I lived and I
liked them. I also wish there were more high quality used clothing stores... particularly for sporting goods,
children's clothes and gear.
I wish that there were more casual restaurants and store with general merchandise and clothing on the Hill near
where I live. I enjoy walking to dining and shopping but there isn't much near me.
Small Green Grocers, Small Bakeries (Bread&Pastry), Fishmongers, Meat Markets.
Sorely miss the Cheesecake Factory ! Teds Montana Restaurant ! Toms Tavern ! Old Chicago !
Women's shoes, women's clothing e.g.Talbots, Coach, Sundance
A drug store on the Hill. A clothing store on the Hill. In general, a better selection of retail stores on the Hill.
More diverse restaurants. More less-expensive restaurants. More pubs (not more breweries, more pubs). More
nightlife. More cafes (not joking).
About the banking: I don't use banks, I use credit unions. I wish you'd bring back our Savers!!!!!!! The Walmart
grocery was pretty good because I could order goods online and not have to drive to Lafayette to pick them up.
Can you get us an Esh's? That is where I buy groceries, I can afford them there. Mostly I don't buy anything for
the home in Boulder except at garage sales, and the "free box." Okay here's my wish list: 1) stop taxing groceries
2) the senior citizen property tax break is on $100,000. When I moved here, my condo cost $257,000 so that was
decent. Now my property is worth $400,000 and it's not going to be very helpful any more. 3) Boulder creates a
hardship on the poor by having only ritzy stores, because then we have to spend gas money to drive to Walmart
and Esh's. Dollar Tree, that was great bringing them back. Target is way too expensive for shopping. Can you get
us a low income discount for the Rec Centers? Also the phone bills -- landlines -- are OUTRAGEOUS. Almost
$100 a month!!!!! Can you help?
Clothing boutiques; independent movie theatre
Clothing, hardware, art...really miss the army store, Starr's and jjwells...Meiningers
locally owned and still affordable.
Real grocery stores!
More discount stores for us poor folk
An Irish pub. Skunk Funk. Torchy's Tacos. Another fun bar to watch World Cup games.
I wish boulder had more affordable clothing and shoe stores. I would like Mercedes, Porsche & Tesla to have
service departments in boulder.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 134 of 260
I WISH Boulder had LESS fine dining restaurants and shee-shee clothing stores downtown. Instead, I would like
more tool-shares, libraries, art-teaching shops, pottery co-ops, and other locations where friends can gather and
LEARN something WITHOUT paying lots of money. I would like to see these things DOWNTOWN, not in the
dispersed outlying areas.
Costco - clothing outlets Love Trader Joes & Vitamin Cottage. Thank you! Would be nice to see more green,
sustainable businesses.
More California type indie retail Aviator nation Fred seigel Kids retail and shoes
Healthy food at reasonable prices
general clothing stores for business and casual attire that's not overpriced that's not overpriced like the downtown
boutiques and not discount stores. If Macy's closed we'd have to again drive 30 minutes to shop
More variety of all types of stores, which would bring more selection and competition.
I don't necessarily think Boulder needs more, since there's flatiron mall nearby (which I love)
Walmart...I know I know...still that 30th location and the people there, fantastic. It was a real loss to the community.
Chillis, furniture store
I wish we had a big box sports retailer like Dick's. We hate having to drive to Broomfield for kid's sporting goods
apparel and shoes. We also wish there were more fast casual restaurants or cheaper restaurants on Pearl Street.
affordable clothing options, consignment stores, recycled clothing, sneaker stores
classic and conservative clothing like Dillards and Pennys
Penzeys spices, Victoria's Secret, New York and co, Express, DSW, bath and body works, Costco
I wish Boulder had more affordable casual dining I feel like with the aesthetic here, casual dining exists but it's still
expensive. Pretty much every where (except fast food) is at least $10/meal and extra if you want a drink. I also
want to see stores that carry clothes for women of all sizes. I can't shop at H&M or Target and second hand stores
also don't carry anything in my size, but won't buy anything in my size either because 'it doesn't sell'. I'm 5'3" and
170lbs, so overweight but by no means obese, and I haven't been able to shop for clothes in Boulder since I as in
high school.
A food truck corral downtown (and other loacles) so there are some casual, low-cost options (and, no, not just
once a month as some cheeky special event...EVERY. DAY.)
Boulder has most shops/services that you need. However, they are scattered all over the place. It really needs
some thought put into Integrated shopping areas, with multiple services and retail in one location. And it needs
more good Asian restaurants.
Good restaurants are going out of business on Pearl
A library and community center with pool within walking distance of where I live (The Crossroads neighborhood
near 30th and Valmont).
Walmart food store.
Wal-mart Big toy stores
Corner stores with small deli counters Small grocery/food stores dispersed throughout the city Local retail/goods
instead of only 29th st mall Movie theaters
Chick-fil-a
Wish we had more bars and or clubs We have a great young population
less expensive lunch options.
More Mexican food restaurants, more fast dining on Pearl Street.
furniture, children's clothing, women's clothing
I wish there were more stores, restaurants, and services that catered to people who are not the stereotypical
Boulder residents. While there are plenty of Nepalese restaurants and craft brewers and outdoor specialty stores, I
would love to have more variety. I would like to see some big-box stores. I would like to get fired fish or fried
chicken without having to leave Boulder. I think the city is too limited in catering to lower-income spenders.
Walmart and Supertarget
Family/kid friendly spaces
More fast food, casual family dining, big-name box stores. WAL-MART, WAL -MART, WAL-MART.
Something between the outrageous Pearl Street prices and the big box stores of 29th street
More parking
In-N-Out, Costco, Frys Electronics
Butcher and baker
only Costco
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 135 of 260
More food trucks. More ethnic foods. There really isn't a good solid middle ground for food like there is in other
cities. Too many high end and fast casual leave a rather large gap. And because rent is SO HIGH, it'd be nice to
have more access to food trucks at places like the Rayback Collective.
Sporting goods; shoe stores, particularly for children, but there is also a need for an adult shoe store.
Boulder retail stores usually have limited selections. Boulder needs Italian restaurants that don't cost a fortune.
I think the variety is fine.
I would love more of the independent store to be able to stay open in Boulder and not be priced out.
national clothing chains - The Gap.
Appendix B: CRS Shopper Survey Responses Wish List
City Council Study Session Page 136 of 260
What Basic Goods or Services Were You Unable to Find in Boulder?
Sporting good stores (i.e. Dicks) Big Box Stores (Costco) High end apparel (Nordstrom)
Other than casual Friday wear, I cannot find appropriate work wear in Boulder. I also have to go to Denver for
dim sum.
hair care items, stylish clothing (not casual)
low to med quality/priced clothing which will be worse once Macy's closes.
Soda - I refuse to pay your sugar tax.
Mexican products are not as abundant as they are in other stores outside of Boulder.
Any bigger shopping you have to go to Superior or Broomfield. Unfortunately.
Shoes and affordable clothes.
A good dentist that doesn't lie.
Reasonably priced anything!
Furniture Shoes for kids
Walmart, Costco, Dollar Store, Lowes, discounts stores in general and services such as good plumber,
electrician, contractor, etc.
Lower cost house items, restaurant, etc
Vacuum cleaner bags, mother of the bride gown, prom dresses, baby shower gifts, new kitchen pots, sympathy
plant gift. It is much easier for me to drive to Superior than to go to central or north boulder.
appliance
Clothes, general thing like you find at walmart Most goods are low quality, high price I recently drove to a
plumbing supply store in denver, plant-starts stuff, to Longmont for tv repair, and two other sevices Ican't recall
what. I drove to several stops in denver looking high quality meats, bed sheets I drove to denver for a clock
repair for an antique clockThe one bright spot is McGuckin's Food ls about the one thing boulder does
mediocrely well if one can get past the fast food invasion - o for an excellent bakery Some of the problem is the
Mediocracy of goods and services in general - mostly below my minimum standards - there are bt\right spots of
course, I just keep finding my self driving out of the city. Not mention it's easier driving out of the city the fight
the traffic and parking
Clothing and appliances.
any affordable clothes, shoes, etc.
Affordable eyeglasses
Plus size blazer.
Well, the question shouldn't be asked this way. Sure, if I wanted to spend 1 hour, round trip, driving from my
one extreme end of Boulder to the other extreme opposite end of the city, I might be able to find some of these
things. But since the round trip travel takes 1 hour, and then factor 30 minutes for the actual shopping and
purchase, that's 1.5 hours for a very simple, trivial errand that shouldn't have taken much longer than 30
minutes...if the retail was nearby. So I will answer your question this way: The basic goods and services that
I'm unable to find within an ecologically sustainable walking, biking, or short distance drive from me include:
*Pet food and supply store *Bookstore *Auto parts store *Beauty salon for my wife *Barber shop for me *Office
supplies store *Musical instrument supply store for the kids who are in school music programs *Not-over-priced
restaurants *A convenience quick grocery store, like a Stop and Go, for that quick quart of milk *Florist
*Hardware store
It's not about selection. It's about price. Boulder has become so expensive and everything is available for
cheaper online. This goes for everything from food to clothes to appliances. I tried to really shop locally but more
and more of the local shops get pushed out by high rents. It's very sad
Costco, chick filet,old navy, Kohl's,chuck e cheese, bowling, trampoline park, crate and barrel, outlet mall,
Lowe's, and ikea
Men's shoes, furniture
Affordable good quality clothing and household items. I drove to Kohls in Superior to buy things like corduroy
pants, and flannel shirts, towels,cloth table napkins at a good prices and in the colors I needed.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 137 of 260
Clothes like Nordstrom at Flatirons- limited men's clothing Outdoor apparel great - good selection Limited
appliances stores travel to Louisville
More brand name goods at Nordstrom
There are not enough women's clothing stores in Boulder
Late night groceries or prepared food.
Clothing variety
mens clothing
Discount stores, clothing
fashionable men's clothing
upholstery fabric major appliances shopping like Costco
Costco, bras, underwear, shoes, dresses,
It's not so much unable to find but able to find at a reasonable price. We can routinely save 20 cents per gallon
of gas of the Same gas by leaving Boulder. We shop at the same time saving the Boulder premium on
groceries. The above pays for the nominal drive with money left over. The better traffic and ease of parking
rounds out the deal. We use Boulder like a convenience store.
Hardware grocery stores at the North end of Boulder
Basic services like a vacuum repair shop. Its so expensive or isn't available here so end up going to longmont.
Basic clothing items. sporting goods motorcycle service
Inexpensive home goods/furnishings
Affordable yet lovely clothing, household goods purchased instead through Amazon
Environmentally and socially conscious consumerism has become all the rage across the country, especially in
progressive communities. We have very few independent shops in Boulder supplying clothing, homeware and
toys that are responsibly made and support local artists.
Furniture, appliances at reasonable cost
Some herbs and vegetables I have not been able to find.
medical supplies, such as walkers for rent
Asian groceries Good selection of kids shoes Baby strollers and other items Maternity clothing Kids haircut
Daily clothing for work/home. There is no affordable place to buy blue jeans in Boulder. Starrs used to be
dependable for jeans but their prices escalated and the store closed. Other basic wear is poor quality (H&M as
example) or too fashionable for most people's needs.
I go to the Flatiron mall for evening dress and work clothing. I also go to Flatiron mall and Denver to shop for
furniture. I shop a lot online. Downtown is too hard to park and too expensive, so I never shop there for regular
goods.
furniture
Kids stuff, vacuum supplies
Can't think of a specific. But there seems to be more times when I am leaving Boulder for one reason or
another.
shoes. clothes
Non-taxed sugary drinks
Appliance stores, home furnishings, that weren't totally expensive or had some selection. Tire stores that are
independent and didn't have months long waits. Everything takes forever to have done now because so few
services exist
Large nursery with native plants (not a chain store) Large Farm and Ranch Supply Store (not chain store)
Mainly new furniture. There are a lot of used furniture store but most of the moderate type furniture stores are
gone. All I can think of is Arhaus (expensive) and West Elm (moderate). Home Goods has some odds and end
furniture but you really have to go to Denver or go online to buy furniture. We have lost most of our bookstores
and music stores.
Motorcycle clothing. Tools and supplies. All the restaurants we like are almost gone. Boulder caters to techies
that are into trendy expensive eateries, bars and retail.
Sporting goods, among others.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 138 of 260
tile
dependable moderately priced auto battery reasonably priced dentist name-brand department store underwear
internist
Replacement parts for various household items
Cheap big box retail.
There used to be more affordable restaurants. Everything is catering to high income customers.
Computer store like Microcenter, Costco.
A quality department store.
Sporting goods. Cajun food for Mardi Gras. Antique store. We travel outside of Boulder to find more
affordable everything, from steel for welding projects, to food.
As a 65 year old woman, I find it hard to shop for clothes that aren't geared for a Size 2 figure. So it forces me to
go to Broomfield and shop at Dillards.
Not so much I couldn't find in Boulder, rather I didn't feel like driving across town to get them. Much faster,
easier, cheaper to drive to Superior for bulk groceries and tires (Costco), household items (Target).
Motorcycle gear Tools Construction materials
Sporting goods. Men's clothing
clothing,club store,
It is more about the cost of items than the availability
A decent selection of children's shoes & boots. Remodeling materials for our home Reno projects: tile, plumbing
fixtures, etc
Children's shoes
Walmart
Specialized sport and art supplies after the closure of Sports authority and Meininger
A decent place to buy Kitchen Appliances that isn't a mega-chain.
Clothing, shoes, furniture
The basic goods and services were available, just at a high price.
Sporting goods, kids' activities, affordable family/not fancy restaurants on Pearl St open in the evening! We go
out in Louisville for family evening dining
Thrift stores, Costco
General sporting goods (since Sports Authority closed)
Decent meal at a decent price.
Soccer ball
Maybe not quite what you're researching, but I don't drive, and so when Ecocycle moved from Old Pearl out to
east Arapahoe, that really put a crimp in my style. I used to peddle a bunch of compost out there regularly, but
it's current location is awfully far, so I've had to make other, more difficult arrangements.
Affordable goods and services. In order to save money we leave Boulder every weekend to purchase all of our
goods in Longmont or outside of Boulder.
Boulder Bodywear had to move to Lafayette. International Tires closed and Meininger Art Supplies also closed
their store entirely. To shop there you now have to go to Denver. Two of them citied city rents and taxes as the
reason.
Clothing stores
Children's soccer shoes, etc.
too many to list
quality affordable clothing- 29th street mall doesn't have enough. H&M= only option. I have to travel to Longmont
or Broomfield for shopping (Kohls, Forever 21)
Shoes that fit my style and price desires.
Athletic equipment and clothing
Affordable food and clothing, affordable water, affordable exercise/workout facilities, reasonable property taxes
Auto Bulk foods Certain clothing Candles
car tires, at a good price.
fd
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 139 of 260
As the parent of a young child I need drive thru options. When my kiddo is sleeping int he car or I don't want to
take her out and then battle to get her back in I need drive thrus. I think it's ridiculous that we don't have more
options in Boulder. I get walkable/bikable cities but it feels like we sometimes forget reality at times. Drive thrus
are a life saver for parents with small kids.
Restaurants are pricey and minimal to find. Shopping for normal items it seems we have target if you are lower
income. Clothes I have to leave for because I am not rich or small
sneakers a decent greeting card store Jeans
Jean's that fit that Iiked.
Things you can purchase at a pharmacy or Costco
reasonably priced gardeners and household help
Over the counter health care products prescribed by my doctors. Household goods Appliances
-high quality, but not overly expensive (or trendy) shoes for kids and adults -high-quality, reasonably priced
sporting goods
reasonable price meals / lunch and /or coffee
inexpensive goods in bulk
More affordability on basic goods such as the kind of things you can get at Costco in Superior. Also, when it
comes to food/restaurants it seems like there is a wider selection of more affordable options in other
communities - especially as you get closer to Denver, there's good diversity.
More indoor playground for little kids. Winter is long here and for babies and toddlers there's not much to do. In
Washington DC we had Gymboree which was a life saver on the winter. Also a Gap would be great in
downtown. It's affordable, quality and has adult and children's clothing.
a decent fast casual salad restaurant withing walking distance of Pearl St mall
golf equipment, clubs,shoes, etc.
Family friendly restaurants and clothing at reasonable prices.
Would like a full-service sporting goods store like Dick's Sporting Goods.
Liver specialist
Shoe repair...the only one I know of is on Arapahoe/28th and they are terrible.
Shoe repair, seamstress, vacuum store, corner general store, coffee shop (mine closed).
Costco
my medications, supplements, handiman, housecleaners, yard help, some food are all from outside of boulder
Sheet plastic, like Lucite or polyethylene or polypropylene, for storm windows, plastic construction, etc. Colorado
Plastics got kicked out of town when the idiotic Boulder Junction got built.
Hobby shops. Practical clothing stores. Foreign Auto parts stores.
More variety with Hardware store options needed...and small business selections..
Walking boot / Air cast
Small retain shops seem to be declining, as are lower-priced restaurants and grocery stores.
Costco and shops at Flatirons Crossing.
New clothes that are not over-prices, I mostly shop at Goodwill but it is nice to have something new and Target
is not working for me - still to pricey.
In addition to the comments above, the loss of locally owned retail and repair (in all areas) is not only very sad....
but it the associated quality of service that is increasingly hard to find. Big box stores and service centers staffed
with short-term young people who either know little or care little (but still expect a 25% tip) ...ensures increased
on-line purchasing... which in turn furthers the demise of local business (and the taxes local businesses pay).
Seriously... City Council and City staff need more people in house and on boards who understand and live w/
this.
When Sports Authority left, it was inconvenient. Walmart, too!
Selection of moderate shoes and clothing.
wholesale store Costco and Mens clothing.
Clothes. Gasoline (at a reasonable price). Affordable restaurants.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 140 of 260
A high quality pair of shoes.
dance shoes
The Walnut Cafe, Old Chicago, Bayleaf, Conor O'Neills, The Video Station, Sancho's, The Yoga Workshop, The
Walrus, Walnut Brewery, Catacombs, The Cup, and other small businesses pushed out due to exorbitant rent
and property taxes. Soon: Brooklyn Barber Academy and businesses being displaced by a hotel on The Hill.
Its a long list
Clothing, shoes — they are cheaper and have more variety online.
Goods and services provided by small, family owned businesses. Affordable restaurants. They all seemed to be
replaced by high end restaurants, banks, and large corporately owned chains.
Hardware, ski goods, clothing
Affordable food and goods and services
Metal, plastic & other small light industrial business needed for special projects.
Clothes
Furniture, less expensive clothing, children's items, car repair.
sewer drain rooter service on an emergency basis.
furniture. costco
Retail clothing for women - very poor styles, not much available for a professional, poor quality Shoes - very
little selection
I wasn't able to find the following goods or services at the quality and price point I wanted: psychologist, hair cut,
nail services, candles, headphones, books, drinking glasses, wine glasses, pet grooming tools, picture frames,
thank you cards, holiday cards, pants, skin care products, jewelry, shoes, magazines, dish towels, bed sheets,
bath towels.
Some clothing options in mid-range of prices
Basic services retailers are closing because they cannot afford the rental prices. The ones that are still open
need to increase the price of their products. They are no longer an option for me. Trying to find goods and
services outside of Boulder now.
A good taco near my house
Clothing - go to shops in Denver
We need a Good department store and shops where people age 60 can find nice dresses. I like my sales tax
money to stay in Boulder.
we need a good department store and shops where people age 60 can find nice dresses. like sales tax money
to stay in Boulder.
Food items specific to my family's cultural cuisine that are not or are rarely available in Boulder.
furniture
Medium priced, medium value clothes (like Sears, Penneys, Melvyns used to be) (something between Target &
Macy's)
Bedding is non existent. Bed Bath Beyond is limited, and so is Macy's. Shoes- all kinds are limited. Sports
wear- all sports besides skiing, can't shop for soccer gear/clothes for my child. Furniture- basic stuff is non
existent.
Sporting goods — especially kids sizes — and not skiing or hiking. No place to buy baseball shoes and gear for
example. Is this basic? Well it is when there are two big little leagues in town.
See above comments. Those goods and services are available but if you live in my neighborhood you have to
drive to them.
Replacement parts for small electronics like toothbrushes, robot vacuums, pressure cookers. Home remodel
items, the selection at mcguckins and Home Depot is not sufficient. The Verizon store in boulder isn't good, so
we go to the superior store. Pet items like water reservoirs, electric collars.
Discounted pet goods and pet pharmacy. Large box discount stores. Large box organic foods discount stores.
Large box health food discount stores. Discounted or membership liquor stores. Large, petite and tall women's
clothing. Large, petite and tall or wide and narrow women's discount clothing and shoes. Dance apparel and
shoes. Normal priced tall adult kick scooter.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 141 of 260
More Latin/Asian/African/Arab food options.
My powdered chai and other things from Costco. But I only go there 2-3 times a year.
A popular supplement, various beauty products, a dress for an upcoming wedding. Also landscape services,
some construction services, plumbing
employment related services
Sporting goods - with Sports Authority leaving town I have to drive Westminster or Broomfield to find suitable
soccer gear for my children.
Home goods & decor - for example, Container Store, Crate & Barrel, Pottery Barn. Women's clothing, shoes.
Home organization. Home decorating. Women's clothing. Women's shoes. Loose tea.
food items
Car washes are definitely a hassle when I am in Boulder.
Affordable restaurants downtown
Basic clothing, shoes, household goods.
Basic clothing, shoes, household goods. We have lots of specialty shops that cater to specific people and
activities.
Imported food products. Reasonably priced clothing. Good Restaurant & retail service.
Family restaurants - national chains.
Moderately priced restaurant, i.e., Egg & I, Applebees (long gone), variety shopping in Table Mesa Area.
Affordable furniture that is higher quality than goodwill. Thinking IKEA-quality
Shoes Kids shoes Large appliances Discount clothes
Whether this is basic could be debated, but you can't buy any kid sports clothes or shoes in boulder. Finding a
white T-shirt for PE class was impossible. I ordered online.
Reasonably priced clothing, camping gear, groceries, etc. that can be found at Walmart Supercenters in
Lafayette and Longmont.
Specific health care Organic plant based restaurants
It was more convenient to shop at Kohl's in Louisville where my business takes me weekly. I was buying
clothing, and seasonal decorations and gifts.
Psychiatry
Discount stores
In South Boulder: Auto Store, Barber, Physicians, Better hardware store, More take out food (Good Quality)
Economical furniture, homegoods.
Casual clothes Fast food meals Costco prices
Reasonably priced clothes, and household items
Affordable retail. Clothing, shoes, etc that are not high end
Furniture
affordable clothing for adults and kids
There is no Donut shop other than Dunkin Donuts in the city. There are so many coffee shops and breweries
and ice cream shops but no unique donut shops.
More vegan food options
Furniture
Ever try to find a pair of size 5 shoes in town? You have just one choice: Nordstrom Rack.
the question should actually be what affordable services or goods are not available in Boulder. Here are a few:
car detailing, work clothing and shoes (office attire), furniture. I also think we are getting dangerously low on gas
stations. But thank goodness we have so many new banks moving in so I can put my money there instead of
spending it!
A pair of jeans in a decent price from woman
Diverse groceries such as Asian grocery markets have, the grocery stores here in general are mediocre. Also
the Target is terrible so there's no good place to get those things without going to Superior.
Gas stations
Fireplace insert & installation at reasonable prices (the first example that comes to mind)
Cable and internet at a competitive price.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 142 of 260
Furniture store, low cost clothing retailer, food stores that aren't packed with stockers during business hours,
lawn mower, vacuum bought on line. It's too crowded here!
Basic goods other than high end exercise apparel you mean? Basic goods that we used to purchase at four, or
was it five anchor stores at Crossroads Mall. Plus however many small businesses. Plus downtown streets
lined with shops in relevant tasteful buildings We are as limited in our purchasing as you might expect given the
lack of choice and low inventory common now. Except of course if you require expensive recreational clothing.
Worse, everything is priced based on the false market. Taxes are exceptionally inflated in Boulder. Why shop
here, and where? You said it. Basic goods and services. I used to live in Aspen. The joke was that you had to
drive to Glenwood Springs to buy a tooth brush. We have very little choice and shopping elsewhere or online is
now unavoidable. Huge gaps are left in goods and services availability when what was a diverse retail
environment is systematically dismantled. I have a guy who has repaired my watch for 25 years. He is in the
Diagonal Plaza and will fall victim to the "improvements" planned there. I won't get started on over priced
gourmet grocery stores. Or snobby restaurants most common people cannot afford to patronize, even if they
wanted to.Recent wild goose chases looking for a singular basic item by bicycle like a good citizen have proven
fruitless. Shopped for clothing or shoes around here lately? Where? Know of a bike shop where you can find a
tire for under $75? There are now three hardware stores in Boulder, McGuckin, Home Depot and Boulder
Lumber. Never mind Sutherlands or the place that was located in Gunbarrel where a hotel now stands. I digress.
Clothing stores in Boulder are very niche and don't always have items for day to day
Clothing retaill
economical variety of household goods that would be found at such places like Walmart or Costco. I don't
always need organic or higher priced local goods. My income has limits and therefore, so does my ability to buy
higher priced goods even if they are superior in another way.
Nut cheese and organic celery are always out at the grocery store.
Mid-range (expense) swim suit that fits. Mid-range (expense) affordable work (office) clothing.
Latin, foods, polenta
Specific kind of miso dressing, specific kind of salsa, homemade tamales, etc.
Food. Affordable care items.Variety
Affordable furniture stores. Pharmacy type stores in walking distance from work.
pregnancy clothing store, other larger options for big box stores that are convenient at the flatirons mall; smaller
selection of electronics/computers than in other nearby towns
Affordable clothing, fuel, groceries And home good. I almost always drive through Boulder to get to stores and
services outside of Boulder. I live directly outside the city limits, work in the city but leave Boulder to shop and
spend my money. I would prefer to stay local, save time and miles driven but Boulder simply does not have
goods and services. Interestingly, a good portion of the people I see shopping outside of Boulder are from
Boulder. Clearly Boulder retailers are not meeting the needs of people who live there.
Convenient fast food locations during my lunch break that weren't an hour long wait in the drive thru.
Baby and kid products are a market that is not served well in Boulder.
Furniture
Books, Barnes and Noble are our only selection. Discount clothes, I often shop at Kohls in Longmont.
inexpensive clothing. A few thrift stores and Target are only options.
Affordable new clothing for older women
Clothing. Sporting goods. Furniture.
Housing
bulk food, party supplies, kids clothes
Does housing count?
Costco!
dough hook for a certain model mixer, trail books for a trail in Scotland, vacuum cleaner wand for a certain model
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 143 of 260
affordable clothes and shoes
I've given up looking for women's clothing in Boulder. It's geared to a different style and size demographic than I
am.
Stylish fashion. High end home decor
Various lumber needs, department store like Kohls for clothing
Affordable food. Electronics of all kinds,
There is nowhere to buy: nice quality housewares (glasses, placemats, vases, etc.). We really need a Crate and
Barrel.
Inexpensive hosiery, overnight essentials
Soda without a soda tax
So called "assault weapons" (fake made up term by your stupid city council) Sugary drinks without excessive
taxation.
Low priced items
furniture.
Walmart,
Bulk items such as those offered at Costco.
Affordable clothes
Ethnic Food, Intermediate level dance. Studio, fast casual restaurants, men's clothing store
Sporting gear
Bulk items like fish that were priced reasonably.
Affordable clothes--I often go to Flatirons Crossing mall or order online as there is not a full selection of items in
Boulder.
certain cuts of beef, lamb; dearth of fresh seafood selection
Resonably priced soccer gear and jeans
Reasonably priced used tools. A massage that doesn't cost $70-$100 an hour once you tip. Affordable computer
repair service. Pet products offered somewhere locally rather than a chain store.
Certain electronics.
WalMart or Costco type sizes and prices.
Good quality women's clothing.
Usually go to Longmont for restaurant choices. Pearl Street Mall has poor parking.
Mostly medications and medical supplies.
Basic prices on gardening and outdoor equiptment
Ethic hair stylist Donut shop
Shoe repair, Women's shoes & clothes Affordable restaurants
Movie theater selections
mid-level clothing like the underwear brands that I prefer, not the cheapest and not the fanciest. specific DVDs
and books that I wanted. the size and style of kitchen trash can I wanted. jeans - not designer ones, ones you
can garden in.
Kids stuff. Newborn stuff. Specialty stuff.
Reasonably priced house hold foods and restaurants.
I shop at Costco
Affordable furniture, reclaimed goods, all the "local" shops cost an arm and leg because of ridiculous rent prices.
Authentic bakery and coffeehouse with European pastries and multiple types of artisan breads.
Reasonably priced clothing
Reasonably priced bulk groceries, fully stocked target store
tile wood rv.camper
The cheap, quick once-per quarter Wal-Mart run type goods.
Sporting goods for youth sports, low price kids clothes (only Target at this point).
Food products, personal products, books, equipment, parts, bulk shopping - for decent prices and without major
parking hassles.
reasonably priced but good quality furniture; children's entertainment venues (e.g. trampoline parks); reasonably
priced but good quality children's clothes; good breakfast tacos;
basic sporting goods items for school aged children.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 144 of 260
Reasonably priced women's clothing.
sporting goods
Plus size clothing the teas I like drinking lighting fixtures
Shops there are mostly nice but we need AFFORDABLE basics
Medium priced clothes - like at Kohls - for adults and children. There is only Macy's and they are leaving.
Basic toddler clothing
Specific health and beauty items at King Soopers. I usually wait and hit a Target or other store on my way
home, and so I can pay sales tax in my home city/county... and plastic bags in Boulder are costly too. I don't
mind, but it should be city wide and not just a few retailers.
Asian Market
Pepper Spray, a specific type of gutter guard, high end art supplies now that Meininger's is gone, lots of specific
grocery items
Goat meat, Indian spices
Existence of only 1 super market like Target.
Affordable restaurants
mud jacking
Electronics parts, such as RadioShack used to supply. SparkFun does not have a good selection and is not
open weekends.
Decent, affordable lunch place in walking distance
Working in gunbarrel currently and I see that there is no food court or good eateries around this place where we
can grab a togo or a quick bite. Very limited selection of eateries.
I used to get things like welding gas, metal stock, woodworking wood that wasn't just pine or oak, stuff like that
at various places in town. Now I have to go to Longmont or Denver for those.
Good clothes and shoes at affordable prices
Costco. Sporting goods. Hunting supplies.
kids shoes
Furniture, tile, specialty foods (international)
Affordable clothing, basic necessities like underwear and socks Affordable furniture
Furniture, mattress, home goods, certain clothing brands.
The stock on hand in Boulder stores is sometimes inadequate and not available (sold out). Also, professional
equipment is rarely available in stock at Boulder stores - therefore I end up purchasing this needed equipment
online.
Because of the Target store, they didn't carry or have them available. Organizer boxes. Could get at office
supply store, but more expensive. Also, thermal underwear. Used to get at Target. Have to keep going back to
find them in stock.They do not stock staples items. Dishwashing detergent, Ivory. Very common and less
expensive there. Depend on Target to get general items without having to travel to several stores. Without a car,
it is expensive to travel to a store outside Boulder. It's frustrating when they don't have what I need.
Some food items, nutritional supplements, landfill services
Items that you could find at McGuckins, but can get for half the price outside Boulder or online.
Feel we are lacking in a good selection of children's clothes and shoes
Cloth for teenagers, yes this might mean chains or big box Sporting good store, shoe stores you name it!
costco/wholesale store but im not complaining
Men's clothing
Groceries and beauty services that are not overpriced or have decent parking, meaning not enough parking
spaces and parking spaces that are very narrow.
petite clothing. More department stores for choices.
Usually it comes down to cost. I might be able to find it in Boulder, but the taxes and higher prices make
something more costly, therefore I shop elsewhere. I also shop at the Whole Foods in Longmont (on rare
occasions) because it is a nicer store and I can park easily.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 145 of 260
Often I have to go to McCaslin BLVD or Longmont to find goods and services that I need. Sometimes I have to
go to Denver. When something is available in Boulder, there is almost always a price premium and the same
item is available a bit further away for anywhere from 10% to 30% less. Many of us colloquially refer to this as
the Boulder "tax" despite it not being actually tax related.
Sporting good store. Now that Sports Authority is gone you have to drive to Broomfield for Dicks Sports
Certain brands of certain foods that do NOT contain onions, soy products, etc....
Grainger's
Clothing for me and other family members.
Mother of the groom dress, blue cardigan sweater, bulk toilet paper, low heeled semi dress shoes, IAMS senior
dog food (50#) bag, hen scratch, goat feed, large cans of wet dog food for under $1, bulk lotion, spices by the
ounce, smart 65" TV under $649, king size mattress topper under $150, hanstone quartz countertop,
Western wear, cars,soda without a sugar tax, appliances etc
"Saran" Plastic Wrap, Garden trellis, and green house.
It's not that you can't find what you want it's that the prices of goods are much more expensive. I shop at
Amazon, Costco, Walmart and Lowe's in Louisville, Superior and Broomfield. I would much rather my sales tax
dollars remain in Boulder.
*
DITTO(USA):"WETHEPEOPLE...All,TheBasicGoodsAndServicesIHadAtMyWalmartNeighborhoodMarket,Etc.Etc
....
ThanksVeryMuch/AlwaysInLiberty,DennisTavares...SoonerAnd/Not,Later...AMEN..."!!!!!🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺
It's a growing list. Even local retailers are pushing shopping online.
Wal-mart - "cost fair" goods and services Don't want too many national chains, but need some
Butcher, bakery with dark bread, shoe selection
Art supplies
Needed to find clothing - not always available in Boulder area
Un Wal-mart
Clothing in larger sizes
Affordable car care Quality affordable produce
Freedom
Items that used to be available at Radio Shack and JD Saunders
good thrift shops,
Walmart or similar business, reasonably priced food
New affordable sporting stores like Dicks ~ not Play it again sam used goods
card. monitor
A variety of sporting goods, clothing, and household stores.
Now that Macy's is closing, we have to drive to Dillard's in Broomfield. Also, I am a special case because of my
food allergies. I actually have to order my body products from Canada because everything in this country
contains corn derivatives, to which I am allergic. (I don't expect this problem to be solved by Boulder, though! It's
more the lack of a department store that affects us.)
After living here over 50 years we no longer have stores like we had at Crossroads shopping center. Very hard
for senior citizens to go out of town for stores like Kohl's, Ross etc. The stores at 29 th Street do not meet our
needs, mostly cater to younger people. Very disappointed in selection of stores, like Boulder used to have.
Costco, affordable gas
Dollar store Latino food store Walmart
housewares, affordable and wider selection of hispanic foods,
I shop online more due to the traffic and parking situation in Boulder. I don't have time to sit in traffic to get basic
goods even though they might be available.
competitively priced household goods and furnishings. All is expensive here
Lack of sporting equipment for kids. Only option appears to be Play it Again
NA
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 146 of 260
Clothing, most of the time I have to shop online.
Basketball Shoes, affordable produce and other healthy grocery items.
Ethinic foods/grocery store
quality auto service
Any good or service that is owned by someone with a traditionally Christian religious belief such as Hobby
Lobby, Chik Fil A (no decent chicken sandwiches). How intolerant of you! Also, what happened to Chili's and
other affordable eateries?
Any big box retail is impossible to find. If you do find something it is 2-4x the normal price outside of the city.
Terrible options for children's clothing and maternity clothes. Speciality stores are expensive and so is the only
consignment option. I shop Target, go online, or go to Longmont. There are literally NO options for maternity
clothes other than the limited options at Target. Children's/Baby supplies are also limited to Target or grocery
stores.
I wasn't able to find products for my hair or certain foods I was looking for in the grocery stores around here.
Most anything needed is not in this city.
Reasonably priced clothes -- no too low end (like Target) and not too high end (Black House White Market).
Medical items. Household goods at a reasonable price.
horse feed
While services and goods might be available. The inflated cost of things, based on the cost of living in
comparison to the wage paid to retail jobs, makes basic goods and services more of a hardship financially.This
cuts both ways based on the socio-economic infrastructure of Boulder. Stores have all but been priced out of
viability. The other day I went to get some food near my work and the deli I frequented ( Sun Deli/ Bow Tie
Cafe) was closed, gutted and left me with no viable options for goods within a 6 block radius. This was also
affected by the fact that Snarfs was recently demolished and was also, obviously, closed. Ironically, there were
at least a dozen new apartments being built in the same 6 block radius. The bottom line is this: Boulder is
completely catering to a wealthy socio-economic class and it is gentrifying it to the point that it is very difficult for
working class people, artists, musicians, and people of ethnicity to live here.
Bulk food found at Costco in superior
Auto purchase
Auto purchase, buy soda outsider boulder because of the ridiculous soda tax (who is the complete idiot that
came up with this one?)
Sporting goods, low-priced retail like Costco, broad selection electronics parts retailer (like the old J.B. Saunders)
Current fashion in clothing fashion makeup and home goods
Car- had to go to Denver
Nothing really
kids clothes Appliances
a pump organ
But not enough! It is OK not to have Ikea, Home Depot, Lowes, etc all within the city!
Practically anything that isn't food is something I have to drive for. I am equidistant from Longmont as I am from
Boulder shopping, and Longmont is cheaper and often has easier parking. I almost only buy gas in Longmont
(usually 15-20c cheaper per gallon). Their Target is also better. For some other stores, it just depends on where
I am already shopping (pet store, Home Depot). Boulder doesn't have enough discount stores, like Big Lots. It
only has Marshalls since Ross left (and it isn't a great Marshalls). Losing Savers was a huge loss even though I
do check the other thrift stores. Stores I frequent occasionally that are not in Boulder: Kohl's, Lowe's, ARC Thirft
Stores, King Soopers (for any drinks with sugar), Walmart (because sometimes they are the only store that has
certain items), Movie Theater with good member program (used to do Cinemark, but now am a member of AMC
since it is a MUCH better deal).
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 147 of 260
1) Landscape installation and maintenance services. This is an extremely pronounced lack which is getting
more pronounced each year. Some services are extremely unreliable. Some are overbooked to the point of
total unavailability. Not enough are skilled in design for native ecosystems or wildlife habitats or in materials
sourcing. 2) Local handyman services. Especially those prepared to do custom maintenance on historic homes.
Home furnishings and furniture Car washes that are affordable and good service Limited number of
pharmacies/drug stores (so I go to grocery stores for this need)
Value proposition(s) available @ Costco for various groceries, household supplies, pharmacy/personal care
items, contact lenses, hearing aids.
Walmart, Chick fil a.
xx
Volleyball supplies
Cheap clothe or Mexican food
Basic clothing stores/food services that had affordable clothing or resources
Walmart. Chick fil a. Street food, you know carts or trailers, that don't cost as much as a restaurant. $10 for a
rice bowl, $9 for three little tacos, seriously?
I go out of Boulder to shop for affordable eyewear. Also, I know my quality of life in Boulder will go down when/if
Macy's leaves. It's the only place I can go for emergency clothing/undergarments/accessories/shoes and know
that they'll have something that will work.
cheaper gluten free options,
Affordable larger-sized women's clothing.
Ethnic retail selections, particularly Asian foods.
Clothing....I'm driving to Broomfield or even Cherry Creek and Park Meadows to shop for my family's clothing.
Sometimes we go to Longmont restaurants as Boulder restaurants are becoming fewer.
reasonably-priced staples, meat, groceries ladies walking shoes, practical, wide-width competitive, quality
hearing aids competitive sub-contractors for remodeling reasonably-priced glasses Mexican specialty store
Affordable groceries - I take the bus to Walmart in Lafayette to purchase them Affordable food - I frequently
travel to Broomfield (Flatiron Mall) to eat out
good typically purchased at stores like Kohl's, JC Penny, Sears, etc.
A good pastrami sandwich
Actually, I prob. could have found what I wanted in Boulder, but I refuse to shop at Home Depot. Appliances
and tiles/flooring,
Farm and ranch supplies
Certain affordable clothing items
Less expensive options and restaurants that aren't overrun with drunks
Goods- clothing Services- contractor
Your stores are to small of the ones that I would use and the parking and getting around town sucks!
Affordable services. Everything is Boulder prices!
variety of women's clothing and shoes Availability of desired goods will become very bad. Stores like Talbot's
and Clark shoes have left.
24 hour pharmacy
Men's clothing,
Family restaurants especially, comfortable shoes in my size, non-jean slacks, moderate sweaters,
undergarment selection.
Sneakers, used children's and adult clothing (a store like Savers).
Look at the above answer and figure it out.
House repair persons not experienced well !
Home Furnishings.
Independent movie theatre(s).
Chicken feed. Although I might be able to get some brand of chicken feed at McGuckin's, I go to the Jax in
Louisville.
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 148 of 260
Much is too expensive here. Too much to list. Target is as close as we get to discount shopping
Pediatric rehabilitation services at BCH is moving to Erie, leaving only private, out of pocket services available in
Boulder for children with special needs. Now must travel to Louisville, Erie, Broomfield.
Costco Co. Flatiron Crossing (it's nice to shop indoors on a snowy day)
Archery lessons Pottery co-op in my neighborhood Non-corporate retail and/or grocery options near me TOOL
SHARING CO-OP near me!!!
walmart
Costco - affordable bulk items as well as outlet store prices.
Great sun hats Kids clothes and shoes Kids Sports equipment
While the basic goods are all available here in Boulder, the selection isn't as wide and varied, limited amount of
stores, items are more expensive since it's a bit of a captive audience.
Good Quality clothes and shoes not too expensive
Reasonably priced clothing and furniture and groceries
Clothing, furniture, reasonably priced restaurants.
Children's shoes
Costco type store
suitable clothing, electronics, high quality tea, blood pressure machine
Clothes, shoes, buy-in-bulk store
low cost food shopping.
One items would be leather jacket. Was trying to find a good place for quality leather jacket collections. While
very few places do have these, even they don't have many selections.
Wholesale outlets
Wal-mart
Wal-mart
Affordable materials for remodeling and updating our kitchen Affordable clothing
Anything in bulk
n/a
Good bike mechanic, good car dealership, and any bulk grocery shopping (Costco)
Pharmacy open in evening
In general, Boulder is lacking any basic shopping. There needs to be an equal amount of small and big box
stores, not just overpriced boutique for tourists. Needs many more fast food places.
Baby supplies
Costco
Butcher shop
I shop a lot at Costco in Louisville for reasonably priced organic products
I will not shop online, therefore I would appreciate having a variety of shops that I can go to into look for personal
goods.
Home goods...sheets, quilt, etc. Sometimes Bed Bath and Beyond and Target don't have exactly what I want.
soccer shoes, kids clothes
Appendix C: CRS Shopper Survey Responses Unmet Needs
City Council Study Session Page 149 of 260
This section describes and evaluates the retail market in Boulder - its size, make-up, and
performance. To add perspective to this assessment, we compare descriptive metrics taken
from several data sources to the same (or similar) measures regarding the following two
reference groups:
1.A set of neighboring communities that compete with Boulder retailers for shopping and
dining spending, and
2.A set of peer communities across the country selected for their similarity to Boulder on
key attributes.
With respect to neighboring cities specifically, in addition to these data-driven comparisons,
this report also focuses on qualitative policy and administrative differences (zoning, taxation,
regulations, local government infrastructure, etc.} that may impact the delivery and
performance of retail goods and services.
Boulder Comparison with Neighboring Cities
This section will evaluate Boulder as compared with the other nearby cities of Broomfield,
Lafayette, Longmont, Louisville, and Superior. The following map shows the relative locations
of the regional comparison or neighboring cities against which we have compared Boulder.
Boulder and Regional Com parison Cities
The map on the following page
shows the location and size of
retail properties in Boulder and
its surrounding communities.
With the exception of only a few
pockets, retail in this area is
largely confined to within the
incorporated limits of the
comparison cities.
45
Appendix D: Boulder Compares to Neighboring Communities
Appendix D: Boulder Compared to Neighboring Communities
City Council Study Session Page 150 of 260
ExistingRetail*Space,Boulder andRegionalComparableCities•‘BouC0Source:Costar,04-2018‘a.C*NoteToaidinregionalandnationalcomparisonsacrossothercities,“retail”hereinc/udesallproperties trackedasretai/byCostar,inc/udingsomecategoriesnotshowninPart(findingssuchasautodealersandrepair.UI2 345m1IIIpIp.-.J0,Co&dlLONGMONTifCC’,RetaipropertiesarescaledtoiepreseritpropertySizeThepropertyshov,r,hereisthe12millions1.ElatirorrCrossingMallArapahoeCountyRd8CCa3ROOMFIELD46Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 151 of 260
NotesonTwoKeyDataSourcesOn-the-groundretail realityismessyandinconstantflux.Storecategoriesblurand morphovertime;individualpropertiesservemultiplepurposes; proprietorsarestingywithinformation;andprimarydatacollectorswithhavelimitedresourcestoservediverseaudiences.Assuch,nodatasourceisperfect.Thisanalysis reliesheavilyontwodataproviderswithagoodbalanceofaccuracy,nationalcoverage,andlocalgranularity(abilitytospot-checkandzoomtocustomgeographies).COSTAROriginallyanationalbrokerage(likeColliers,CBRE,CushmanWakefield,etc.),Costarisnow strictlyasubscription-basedinformationprovider,withdataandanalyticsoncommercialproperties(retail,office,industrial,apartments)acrossallUSmarkets.Inadditiontociuarterlysummaryreportsonallnationalmarketsandsubmarkets,Costarde1..versextensivedataonanindvoualpropertylevelaswellasmarket-levelmetricssuchasprevailngrentsand vacancyrates.Data qualityvariessomewhatacrossmarketsandisrotflawless,but theirpoint-levedeliveryandreasonablyexhaustveinclusion ofsmallerandowner-occupiedpropertiesoffersauniqueabilitytocapturetheentiremarketandtrackdowninaccuracies,whilestillallowingforcomparisonsatanyUSgeography.ESRIAlsotheleadingproviderofgeographicinformationsystems(GIS)so’twa’e,ESRIisa:sooneofahandfuloftopnationalsuoscriptiondernogapbicdataproviders.Theirdatadivision,marketedasESRIBusinessAnalystOnline(or ESRI-BAO)‘usesavarietyofprimarysourcesbutmostlytakesUSCensusdata,includingAmerican CommunitySu’vey(ACS)updates,andappliesproprietarymodelstocreatecurrent-yearestimatesacrossahostofden’ograpncandeconomicvadables.CriticaltothisanalysisisESRI’sdataon retailsupplyanddemand.Supply(orsales)isestimatedbasedonUSEconomicCensusresultsfrom2011(latestavailable),updatedusingInfoUSAproperty-leveldatatocurrentyearestimates.Demand (spendingpotentialcomesfromUSCensusConsumerExpenditurePatternsurveyresults,scaledbyregionand prevailinglocalrcomes.BaselineMetricsTocreatesomecontextofretadinBoulderanditsneighboringcities,wepresentanumberofbaselinemetrics:Estimated2018Population,RegionalComparison109,42796,7547714571,20230,92821,20813,444SuperiorLouisvilleLafayetteBroomfLeldLovelandLongmontBoUlderSource:ESRIBusiness Analyst(basedonUSCensus data)47Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 152 of 260
RetailTotalInventory,RegionalComparison(millionsofsf)6.65.95.]1.80.8SLpericLoLisvIIIeLaaye:teSrocrrfieid:o-.grcrtSource-Costar,04-2018Ncte:Toadinregionalandnationalcomparisonsacrossothercities,“retail”hereincludesallpropertiestrackedasretailbyCostar,includingsomecategoriesnotshowninPartIfindingssuchasautodealers andrepair.•Boulderisthelargestcityinthislocalcomparisonregionandalsotopsintermsofoverallretailinventory.•Theregionalhierarchyintermsofretailisbrokenintotwodistincttiers,withBroomfield,LongmontandBoulderhavingquitelargeretailpresences(allover5millionsouarefeet)and Superior,LouisvilleandLafayettehavingfarsmallerinventories.•Inventorycorrespondsroughlywiththepopulationdistributionacrossthesesevencities,althoughminorvariationsinthatsortingresultinsomenotabledifferencesinretailinventorypercapita.•Historically,inpartbecausetheDenverareahadnotyetexperiencedtoday’slevelofgrowthanoinpartbecauseoftrafficpatterns,BoulderwasthedominantcityacrosstheBoulderValleyRegion.Boulder’suniquepositionintheregionhaserodedasgrowthtothenorthwestofDenverhascontinued.Today,nearbyBroomfieldandLongrnontcompetewithBoulderinprovidinggoodsandservicesofallkinds.Whilealookattheabsoluteamountofretailgivescontextforretaildistributionacrosstheregion,lookingatthenumberofsquarefeetofretailonaper-capitabasiswillgiveageneralideaofhoweachcityisservedascomparedwitnitsneighboringcities.Asnotedintheretailtrendssection,above,theUnitedStateshasthehighestnumberofsquarefeetofretailper-capitaintheworld.EachofthecitiesstudiedhasasignificantlygreaternumberofsquarefeetofretailthanthealreadybloatedU.S.number.SalespercapitaforBoulderanditsregionalcompetitorscanbefoundinthegraphandtablebelow.Bowocr48Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 153 of 260
RetailInventoryperCapita(2018Est.)Est. S.F.perCapita(2018)70.771.655.858.260.361.0SuperiorLafayetteBoulderLongmontLouisvilleBroomfieldSource:Costar;ES???EstimatedRetailSalesandSalesper Capita(2017)TotalAnnualTotalAnnualRetailSales,RetailSalespermillionsCapitaES???;20)7est.;*inc?ES??);20)7est.;*inclvehiclesales&srvc.vehiclesales&srvc.Boulder$2,957$27,024BoulderCountyOverall$5,778$17,302RegionalCompCitiesBroomfield$1,041$14,627Lafayette$239$7,736Lonymont$1,341$13,858Louisville$349$16,458Superior$389$28,942Source:ES??)BusinessAnalystNote:ESRI’sestimates arebasedonU.S.Economic CensusandInfoUSAdata,notsalestaxrevenue data•TheCityofBoulderaccountsforapproximatelyone-halfofallcounty-wideretailsales•BoulderandSuperioraretheonlytwo citieswithmorethan$20,000inannualestimatedsalesperresident—bothinexcessof$27,000.Comparingretailsaleswithineachcitytothecombinedspendingpotentialofitsresidentsgivesanestimateofwhetherthatretailisbeingsupportedlargelybyresidentsinthatsamecityorbysomelargerspendingpool.Pullfactorsabove1.0indicatemarketswheresomespendingislikelybeing“pulled”infromoutsidethecityboundaries.Onthecontrary,pullfactorsbelow1.0suggestthatcityresidentsaretakingat leastsomeoftheirspendingpowertoshopanddineoutsidethecity(commonlyreferredtoas“leakage”).49Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 154 of 260
EstimatedRetailPullFactorTotalAnnual AnnualHouseholdRetailSales,SpendingmillionsPotentialPullFactor(valuesabove1.0indicatecitieswherecitysalesexceedESRI;2017eat.;*incLESRI;2017eat.;*inci.spendingpowerofvehiclesales&srvc.vehiclesales&srvc.cityresidents)Boulder$2,957$1,9411.5BoulderCountyOverall$5,778$6,3930,9RegionalComp CitiesBroomfield$1,041$1,3840.8Lafayette$239$5400,4Longmont$1,341$1,5210.9Louisville$349$4590.8Superior$389$3171.2Source:ESRIBusinessAnalystandconsultant•BasedonESRIestimatesofsalesandspendingpotential(inturninfluencedbybothpopulationandincome),Boulderhasthehighestpullfactoramongitsregionalcompetition,withlocalspending exceeding residentspendingpowerbyapproximately50percent.RegionalComparisonsofRetailVacancy,BuildingSize,andRentsPropertyQualitycwtd.Vacant VacancyAvg.StarMarketRentRentGrowth-InventoryRate Rating) (NNN!sf/yr)12mo.Boulder425,0006.4%3.0$25.372.6%BoulderCountyOverall931,0005.4%$22.172.3%RegionalCampCitiesBroomfield105,0002.0%3.8$27.80-0.6%Lafayette43,1002.4%2.7$22.631.0%Longmont170,00029%3.0$17.082.5%Louisviie232,00015.4%2.8$25.193.0%Superior11,6001.5%3.1$27.330.6%Source: Costar,04-2018•Boulder’svacancy rateof6.4%,whilerelativelyhealthyinanabsolute sense(asarule-of-thumb,retailunderwritingconsidersanoccupancyrateof95%tobefullyleased),ishigherthanallregionalcomparisoncitiesexceptforLouisville,wherevacanciescurrentlytop15%.•WhileBoulderdoeshavethelargestinventoryofvacantspaceinthecomparisonregion,withover400,000squarefeet, some150,000squarefeetofthistotalisaccountedforby50Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 155 of 260
theMacy’spropertyintheBVRC/29thStreetretailarea,drivinga14%vacancyrateforthatnode..Withoutthatsinglevacancy,Boulder’soverallvacancyratewouldfallto3.9%.•SimplydividingthecountofbuildingstrackedbyCostarintothetotalinventorysquarefootageyieldsaroughaveragebuildingsize—about14,400s.f.forBoulder, lowerthanSuperiororBroomfield,whereaveragestop20,000.•BroomfieldandSuperioraretheonlycitiesintheregionwithhigherestimatedrentsthanBoulder,wherethecurrentNNNmarketrentis$25.37.Longmonttrailswithjust over$17persquarefootatitsaverageannualrent.RegionalComparisonsof RetailDevelopmentActivity12-moNetAbsorption(asDeFiveries-PastCurrentlyUnder%ofInventory)12mo.ConstructionBoulder-2,1%5,40024,500BoulderCountyOverall-0.3%46,30074,000RegionalCompCitiesBroomfield4.1%20,500123,000Lafayette0.1%18,300 7,500Longmont1.9%9,20020,000LouisvilFe-2.9%--Loveland0.6%86,400 450,000Superior7.8%12,00022,000Source:Costar,04-2018•Intermsofrecentactivity,theregioncontinuesto bedrivenlargelybyBroomfieldandLoveland,whereprojectscurrentlyunderconstructiontotal123,000and450,000squarefeet,respectively.•Boulderhasjustunder25,000s.f.underconstruction,withonly5,400s.f.deliveredoverthepast12months.•Netabsorption,afunctionofboth constructionactivityandchangesinoccupancy,wasnegativeforBoulderlastyearRetailSupplyandDemandMetricsbyStoreCategoriesAlthoughnearthecountywideaverageforgrocerystoresalespercapita,Boulderisfarandawaythestrongestregionalperformerintermsofpullfactor,withlocalsalesestimatedat2.7timesresident spendingpower.ThemostlikelyexplanationforthisfindingischainslikeWholeFoods,LuckyandotherspecializedsupermarketswithalargeflagshippresenceinBoulder(a)charginghigherpricesthanmoretraditionalmass-marketgrocers,and(b)drawingfromawidetradearea.51Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 156 of 260
RegionalPullFactorandSalesper CapitaComparisons--Grocery&RestaurantFood/BevAwayFood/BevAwayGroceryPullGrocerySalesperFromHomeSalesFromHomePullFactorCapitaperCapitaFactorBoulder2.7$2,271$2,9211.6BoulderCountyOverall1.4$2,424$1,8721.0RegionalCompCitiesBroomfield0.8$2,453$1,5940.8Lafayette0.2$2,206$1,1500.7Lonymont1.2$2,006$1,7911.1Louisville1.4$2,714$1.9150.9Superior2.0$2,962$1,1830.5•Boulder also hasthe highestrestaurantpullfactorintheregion,at1.6.•DespiteneighboringcitieshavinganincreasinglylargeconcentrationofsophisticatedF&Bofferings(andmyextension,Boulderhavingasmalleroverallpercentofsuchbusinessesregionally),Boulderremainsakeydestinationforspecialtyretailusessuchasfoodandbeverage.•Boulder’swidevarietyof retailandreputationforhighqualityrestaurantsisalikelydriverbehindBoulder’sleadroleinthiscategory(andamajorreasonforleakagefoundinsomeofthecomparisoncities.RegionalPullFactorComparisons—LiquorStores,Specialty Food,PersonalCare,ElectronicsElectronics&Liquor/BevStoreSpecialtyFoodHealtb/PersonalAppliancePullPullFactorPullFactorCarePullFactor FactorBoulder1.50.61.83.3BoulderCountyOverall1.00.31.11.8RegionalCampCitiesBroomfield0.30.10.42.1Lafayette0.60.20.70.5Longmont1.10.31.21.1Louisville0.90.11.32.1Loveland0.80.51.10.9Superior1.80.00.60.7•Withamajoruniversityandahighlyeducated,affluent-skewingpopulationit’snotsurprisingthatBoulderalsoleadsintermsofpullfactorforliquor/wine/beerstores.•Specialtyfoodpullfactors aresurprisinglylowacrosstheboardfortheregion52Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 157 of 260
•Boulderleadsinhealthandpersonalcarepullfactor,probablyformuchthesamereasonaswithsupermarkets—strongnaturalandfitnessorientationandnationallyknownflagshiptenants.•Boulder’spullfactorinelectronicsisnodoubt boostedbytheuniversitypopulationRegionalPullFactorComparisons—Furniture,HomeCenters,Clothing,BooksFurniture!Hardware!Clothing!Book!NewsFurnishingsPullGarden!SupplyAccessoryPullStorePullFactorPullFactorFactorFactorBoulder1.51-01.7fl12.5BoulderCountyOverali0-80.80.84.5RegionalCompCitiesBroomfield1.20-32.60.2Lafayette0.20.60.30.0Longrnont0-80.90.61.1Louisville0-61.51.01.0Superior0.00.00.20.0•Onceagain,theuniversityinfluenceisalikely(positive)culpritforBoulder’smostremarkablepullfactorscore,wfthbookstoresalesinexcessoftwelvetimesthelocalhouseholdspendingpotential.Withsomuchbooksales,aneconomicdevelopmentgoalfocusingonattractingyetmorebookstoresisnotmerited,anditisrecommendedthatattentionbefocusedonotherinitiatives.•ClothingandAccessoriesisararecategoryinwhichBoulderissurpassedintermsofpullfactor.Despiteahealthy1.7forBoulder,Broomfi&d(drivenbyFlatironsMall)leadsthewaywitha2.6factor.•Hardware/HomeCentersisararecasewhereLouisvilleleadsthe regionintermsofpullfactor,with1.5comparedto1.0forBoulder.•Infact,homecentersistheonlymajorcategory(other thandepartmentstoresandgeneralmerchandise,discussednext)whereBouldercomesclosetohavingestimateosales belowwhatitsownresidentscouldsupport.RegionalPullFactorComparisons—SportingGoods/Hobby,DepartmentStores,OtherGeneralMerchandise StoresSport!Hobby!MusicDept.StorePullGeneralMerch.PullStorePullFactorFactorFactorBoulder2.00.60.0Bou[derCountyOverall1.00,70.9RegionalCompCitiesBroomfield0.81.30.0Lafayette0.40.90.1Longmont0.71.01.3Louisville1.30.60.0Superior0.31.311.453Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 158 of 260
•Withaworld-classreputationforfitnessandoutdoorrecreation,Bouldersstrong2.0pullfactorinsportinggoodsisnotsurprising,leadingthe regionwithnoclosecompetition.•Withoutananchoredregionalmall(Macy’swillbeclosingsoon),oramajordiscountretailer(TargetisscoredasadepartmentstorebyESRI),Boulderslipswellintoleakageterritory,forbothDepartmentStoresandOtherGeneral Merchandise(mainlydiscounters).RetailSales GrowthToprovideacomparisonofoverallgrowthinretailinBoulder’sregion,welookedatretailsalestaxcollectionsacrossthissame setoflocalcomparisoncities.BasedondatafromtheStateDepartmentofFinance,alongwithbudgetsandfinancialstatementsfromtheindividualcities,wetrackedrevenuegrowthfrom2014to2018,setting2014asa0%baseline.Whiletherearesomelocaldifferencesintaxratesandcategoriesofgoods subjecttotax(andobviousdifferencesincitysize),thisoverviewoftotalrevenuegrowthservesasareasonablecomparableindicatorofperformancetrajectoryacrosstheregion.Asshowninthetableandchartsbelow, Boulder’s21%increasetrailsLouisvilleand Longmontinabsoluterevenuegrowth,buthasoutpacedLafayette,BroomfieldandSuperioroverthesameperiod.40%SalesTaxRevenueGrowthSince2014BoulderLongmontSuperiorLafayetteLouisvilleBroorfluSource;Co/oradoDepartmentofFinance,individual Municipalbudgetdocuments,LCG,GRES.Afterdividingrevenuesbyannualpopulationovertheyearsinquestionforeachcity,wethencomparedper-capitasalestaxgrowthoverthesamestretch.Thisadjustmenttocontrolfor35%30%25%20%15%10%5%0%•0I34%,31%1I21%18%10%7%4’—4’.4”-——-S—2014201520162017201854Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 159 of 260
differencesincityresidentialgrowthrateshasverylittleeffectontherelativerankingofthecities,withBoulderstillsquarelyinthemiddleofthepackwith18.6%growthoverfiveyearsasshownbelow;SalesTaxRevenueperCapita,GrowthSince2014Boulder——LongmontSuperiorLafayetteLouisvilleBroomfieldSource:ColoradoDepartmentofFinance,individualMunicipalbudgetdocuments,LCG,GRES.Thefactthatper-capitagrowthfiguresareallslightlylowerthanabsoluterevenuegrowthsuggeststhatretailrevenuesarenotquitekeepingupwfthpopulationgrowth.Thiscouldbedrivenbyanumberoffactors,includingtheever-increasingshareofon-line sales,potentiallossof localsalestonearbycompetitors,shrinkinghouseholdspendingingeneral,etc.ItunderscorestheimportanceoftourismtoBoulder’sretailhealth./2/.3%—23.1%18.6%6.4%4.8%10.3%0-‘a.--S201420152016201]201855Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 160 of 260
GrowthinSalesTaxRevenueperCapitasince201418.6%15.1%20162018Source:ColoradoDepartmentofFinance,CityofBoulder,LCG,GRES.Finally,asshowninthechartabove,Bouldercomparesfavorableintermsofsalestaxcollectiontrends,percapita,relativetothestateasawhole,whichgrew15.1%overallduringthelastfiveyears(althoughthestatehasslightlyoutpacedBoulderduring2017and2018).OtherFactorsAffectingRetailExpansionorContractionThereareanumberoffactorsaffectingtheexpansionandcontractionofretail.Thesefactorsincludethecontinuedconsolidationofcommodityretailchainsastheyfacecontinuedandincreasedcompetitionfromotherretailchannels.Evenspecialtyretailersthathaveadifficulttimedifferentiatingthemselvesfromthepackarehavingadifficulttime,withmanyclosingstores,mergingwithotherchains,orgoingoutofbusiness.TheoverallretailervironmentinBoulderseemstobedoingat leastaswellorbetterthanmostcommunities.Forexample,Boulderisabletosupportnotonlynationalandregionalchains,butalsoavarietyofindependentretailersevenincommoditycategoriesthathaveseenthegreatestimpacts.Finally,theemergingtrendsnotedinthisstudy’sintroductionareimpactingtheoverallretailfootprint.One examplewouldbelandlordswhoareincreasinglywaryoflongleasetermsoutoffearthataretailconceptthatisinfashiontodaymaybe “yesterday’snews”injustafewyears.CityofBoulderStateofColorado20142015201156Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 161 of 260
Boulder’sneighborsarebecomingmoremature,sophisticated,and competitiveintermsofrecruiting retailers.Atthesametime,overallregionaldemandisincreasingwithpopulationincrease.AsidefromthisdynamicintheBoulderValleyregion,wedonotseeanyunusualfactorsorpatternsaffectingBoulder.Infact,Bouldercontinuestooutperformmostcommunities.Itishelpfultohaveabetterunderstandingofhowretailersmaketheirnewstoreopeningdecisions.Thisunderstandingwillhelpcontextualizeretailattractioneffortsgenerally.Retailershaveanumberofstrategicoptionsforhowtodevelopapresenceinanygivenmarket.Some retailersmaylooktoopeninregionaldestinationsonlywhileothersmaytakeaneighborhood-by-neighborhoodapproach.Astore’ssalesmustbeadequatetocoverbothfixedand variablecosts.Regardlessofstrategy,allretailersmustconsiderthetotalcapitalexpenditurerequiredtoopenanewstore,andtheymustjustJythis capitalexpenditureinmakinganewstoreopeningdecision.Inaddition,someretailersburdentheircapitalexpenditureswiththeirweighted averagecostofcapital(eg.assumingcapitalexpendituresofSi,000,000andaweightedaveragecostofcapitalof5%,thetotalcapitalexpenditureisassumed tobe$1,050,000)inordertodetermineifaninvestmentinanewstoreoutweighs“keepingthemoneyinthebank,.”Commodityretailersinparticulararefacinggreatercompetitionfromavarietyofsources,andthismakesprojectingtoplinesalesandprofitmarginsneededtojustifythecapitalexpendituresrequiredtoopenanewstorethatmuchmoredifficult.Thetimeandexpenserequiredtoobtaintheapprovalsandpermitsnecessarytoopenanewstorecanbeconsiderable.ForthisreasonandbecauseitisimportanttounderstandBoulderascomparedwithitsneighboring(andcompeting)municipalities,aspartoftheneighboringcitiesassessment,weevaluatedanumberoffactorsaffectingretailerslookingtoopennewbusinessesintheCityofBoulder.ThesefactorsincludedcomparingBoulderversusitsneighborsonkeygovernmentstatistics,planningdepartmentstructure,planningandbuildingfees,utilitycosts,parkingregulations,andlocaltaxrates.Insomecategories,nofindingsofsignificance werenotedwhileinothersawide disparitybetweenBoulderanditsneighborswerenoted.Welookedatthesizeofeachcity’slocalgovernment,bothfromanFTEandbudgetperspective.Ourfindingsaresummarizedinthefollowingchartandnotes:1a-TotalGovernmentEmployees(FTE)GovernmentEmployeesper1,000ResidentsGeneralFund2017Budget($millions)Per-capitacBoulderBroomfieldLafayetteLongmontLouisvilleSuperior1,44713.2$128$1,16878411.4$74$1,074267921235319.39,711.82.5$27 $76$38$9$937$800$1,893$75157Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 162 of 260
ItwasdifficulttogenerateanexactcomparisonofplanninganddevelopmentservicesbudgetsandFTEfromcitytocitybecauseofdifferencesinreportingandapproach(e.g.somecitiesoutsourcemoreworkthanothers).Thatsaid,wenote thefollowing:•Boulder’sbudgetissignificantlyhigheronbothanabsoluteandonaper-capitabasisthananyofitsneighborsexceptLouisvillewithrespecttothe per-capitameasure,•BroomfieldandLouisvilleareinarapidgrowthmode,and theirdevelopmentservicesbudgetsreflectthe demandsplacedonthecorrespondingdepartments.NonethelessBoulder’sbudgetisoverdouble thenexthighestcity’sdespiteBoulder notbeingina“greenfield”growth mode.•Eachcityhadsomediscretioninthestatisticsthattheywere abletoreportintheOperatingIndicatorsbyFunction/ProgramintheirComprehensiveAnnualFinancialReport.Forthisreason,wearenotabletopresentaside-by-sidecomparisonbyfunctionforBoulderanditsselectedneighboringcities.Forthisreason, the balanceofthestatisticsabovearepresentedforreferenceandcontext,andwedrawnoconclusionsfromthem.•BoulderhasbyfarthelargestcitygovernmentfromabudgetandanFTEperspective.•BoulderalsohasthelargestFTEonaper-capitabasis.•Boulderhasthelargestcitybudgetbothonanabsoluteandsecondlargestonaper-capitabasis.Wealsotookacloserlookatthe planning andbuildingdepartmentfunctionstocompareBoulderwithneighboringcities:Planning/BuildingDepartmentMetricsBoulderBroomfieldLafayetteLongmontLouisvilleSuperiorPlanningandDevelopmentServices2017budget(in$17,334$5,096$444$0$1,300$424thousands)PerCapita$158 $74$15$0$65$34#Employees(ETE)545292711#ApplicationsorPermitsIssued6,2531,2411,205#Codeenforcementcases1,547#Inspections11,5777,212ItwasdifficulttogenerateanexactcomparisonofplanninganddevelopmentservicesbudgetsandFTEfromcitytocitybecauseofdifferencesinreportingandapproach(e.g.somecitiesoutsourcemoreworkthanothers).Thatsaid,wenotethefollowing:•Boulder’sbudgetissignificantlyhigheronbothanabsoluteandonaper-capitabasisthananyofitsneighbors,and58Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 163 of 260
•BroomfieldandLouisvilleareinarapidgrowthmode,andtheirdevelopmentservicesbudgetsreflectthedemandsplacedonthecorrespondingdepartments.Nonetheless,onaper-capitabasis,Boulder’sbudgetisoverdoublethenexthighestcity’sdespiteBouloernotbeingina“greenfield”growthmode.•EachcityhadsomediscretioninthestatisticsthattheywereabetoreportintheOperatingIndicatorsbyFunction/ProgramintheirComprehensiveAnnualFinancialReport.Forthisreason,wearenotabletopresentaside-by-sidecomparisonbyfunctionforBoulderanditsselectedneighboringcities.Forthisreason,thebalanceofthestatisticsabovearepresentedforreferenceandcontext,anowedrawnoconclusionsfromthem.Inordertogiveanideaaboutthecostofbuildinganewretailfacility,welookedatselectedplanningfees,utilityfees,andbuildingpermitfeesacrossBoulderandit’sneighbors,focusingonkeymetricswherewewerebestabletodrawdirectcomparisons.Tocompareplanningandutilityfees,weassumednewconstructionofanin-fill,10,000SF,multi-tenantretailbuilding.Tocomparebuildingpermitfees,weassumedatenantimprovementinanexistingbuildingthatisassumedtocost$500,000.00.Acomparisonofplanningfeesfollows:PlanningandBuildingSelectedFeesBoulderBroomfieldLafayetteLongmontLouisvilleSuperiorPlanningfees(fora10,000SFretailbuilding)NonefChangeofuse$81$250alloweabyzoningTCO$174N/AS100$175N/AImpact$145,400SeeutiltyS2,000$33,575$32,000N/AfeesLinkage Fee$30/SEN/AN/AN/AN/AN/AAss’,meDevelcoment‘eviewTeeszonedPUD•Incv/ste. .Inc1.inPlanFinalarcnicecture$840$1,200NAreviewRevewFee-Incudedncw/sieIrcI.inPlanFinallandscape$840•N/Aw/archreviewReviewFeeIncludedIncw/siteIncI.inPlanFinalsite plan$840N/Aw/archreviewReviewFeeCombinedengineering$12,600N/AN/AN/A59Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 164 of 260
Conceptplanreviewand$10,495$200$400Incw/siteN/AcommentreviewdepositRezone$15,620$350$700$760N/And.inPLanRevrewFeeSitereview(standard)$10,465$350Included$75QN/AIncI.inPlanw/archReviewFeeUse review(standard)$3,680N/And.inPlanReviewFee•Boulder’sfees,byasubstantialmargin,are thehighestofanyofthecitiesstudied.ThedegreetowhichBoulder’steesoutpaceothercommunities’feesiscertainlyanegativefactorinbuildingexpensebudgets,andinretailerstoreoeratirgmodels.•Boulder’sfeesarealsosignificantlygreaterinquantityandaremorecomplexthaninneighboringcities.Similarly,welookedatwaterfees:UtilityFeesBoulderBroomfieldLafayetteLongmontLouisvilleSuperiorDomesticmeter(2”)S3,376Si36951,712$937N/AN/ATap(2’)S738$50,236$41,574$2455217,000$17SWastewatersewer)tap5190$28,249N/A$32,800$75(4’)PIF-warer(assumes2’$73,359LicensefeeSi60.490N/A$25,778meter/SO%)PIF-wastewater$28,613Licensefee$93,510N/A$7,785(assumes2meter/50%)•WaterisafiniteresourceinColorado,andcomplexsystemsofallocatingwatertoandwithinvariouscommunitiesexist.•Eachcommunityhasitsownmethodologyforchargingforaccesstowater.Itisnotpossibletocompareeachtypeofchargefromcitytocity.•NooverallconclusioncanbedrawnaboutBoulderoranytheCity’smethodsorchargesfromthedatacollectedotherthanaccesstowaterisexpensive.60Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 165 of 260
Finally,welookedat buildingpermitfees,thistimeforanassumed$500,000tenantimprovementinanexistingbuilding:PlanningandBuildingFeesfor$500,000TenantImprovementBoulderBroonifieldLafayetteLongmontLouisvilleSuperiorPlanningfees(fora10000SFretailbuilding)Permit$3,439$3,233$3,561$3,162 $3,400$4,924Energycodecompliance$104.05N/AN/AN/AN/AN/APlancheck65%ofbdg65%of65%bldg65%of65%&65%ofpermitfeesbud’ingpermit‘eesbudilingbudilingoldgpermitfeepermitfeepermitfeeperm.tfeesElectrical$19.60perS1,000IncludedS16.D0/$1000IncludeaIncluded$19.55perw/bldgofvaluew/bldgw/oldg$1,000permitpermitpermitMecnanica!$19.90+lncudedlrcLdedInciuded.nclu’ded$3.15/$100w/bdgwlbldgpermitw/bldgw/bldgpermitpermitpermitPlumbing$19.90+IncludedIncludedIncludedIncluded$3.15/$100w/bldgw/bldgpermitw/bdgw/bldgpermitpermitpermitFreNofeebut$680.50OnlyVfrePerZiretaxedpermitma’shallreq’dDemo$173.70$23.50$150.00$100.00SameasoldgpermitschSignsS3L4.00nciudedUsebidg$55000Sameasw/bldgpermitbldgpermitschedu:epermitschUseTax4.845%X50%of4.15%X4.485%X4.515%X4635Xvauaton50%of60%of50%o’50%ofvaluationva’uationvaluationvaluationRezDne$15,620$350$700$160N/AIncI.inPlanReviewFeeSitereview(standard)$10,465$350Included$750N/And.inPlanw/arcbReviewFeeUsereview(standard)$3,680N/AIncI.inPlanReviewFee•AllcitiesbuildingpermitfeesweresimilarwithonlySuperior’sstandingoutasbeingoutoftheordinary.•Eachcity’splancheckfeesarethesamepercentageofthecalculatedbuildingpermitfee.61Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 166 of 260
•Eachcity’susetaxcalculationvaries,however,allaresimilarexceptforLovelandwhichisinadifferentcounty(ie.differentcountytaxrate).•Boulder’sfeesaremorecomplextocalculatethantheothercities.Thecomplexityofobtainingrequired approvalsisanothercost(bothintermsofmoneyandintermsofresources)thatretailersneedtoconsider.Inadditiontoevaluating fees,welookedateachcity’sapprovalprocesstotrytoascertainthetimerequiredtoobtaintheapprovalsandpermitsrequiredtobuildanewbuildingorsimplytoopenanewstore.Needlesstosay,eachcity’sprocessisquitedifferent,andwedeterminedthattherewasnowaytoevaluatetheseprocessesinanobjectivebasis.Forthisreason,wehaveomittedthiscomparison.Somecitiesdo,however,postnarrativeabouttheirprocessontheirwebsites,andwehaveincludedtheavailableinformationfromeachcityinAppendix“B”sothatthereadercandraw theirownconclusionsabouttherelativecomplexityofapprovalprocessesonaqualitativebasis.Welooked atsalesandpropertytaxesandutilityratesforBoulderandneighboringcommunities.The resultsaresummarizedinthefollowingchart:SalesTax,PropertyTax,UtilityRatesBoulderBroornfieldLafayette LongmontLouisvilleSuperiorSalesandPropertyTaxesSales tax rate8.85%7.15-8,35%8.49%7.43-8,52%8.64%7.96-8.45%(combined)Propertytax Varies Varies Varies VariesVariesVariesrateUtilityCostsWaterVaries$3.22/i000gal$7.39/i000$3.73/i000gal$344.50vsVariesgal?$3.02/i000galElectricity$0.09i6/kWh$0.09i6/kWh$00916/kwh$00685/kwh$00916/kwh$00916/kWh•Salestaxiscollectedonessentialgoodssuchasfood andprescription drugs, althoughspecificsvaryfromcitytocity.•Wedonotfindasignificantenoughdifferenceinsalestaxratesto beconcernedthatshoppingdecisionsaremadetaking salestaxintoaccount.•Foravarietyofreasons,propertytaxratesarenot possibletocompareacrossjurisdictions.Examplesofchallengescomparing propertytaxesincludeadjustingforsupplemental assessmentswhich canevenvarygreatlywithinagiven jurisdiction,andfindingapropertyineachjurisdictionthatissimilarinenoughmaterialrespectstobethebasis forcreatingacomparison.•Waterusagefees(asdistinguishedfromdevelopment/hook-uprelatedfees)areconsistentacrossamajorityoftheneighboringcities. Boulder’swater ratesarethemostdifficulttocalculateandthereforenocomparisonagainstBoulder’sfeeshasbeenincluded.•Electricityratesarerelativelysimilaracrossvirtuallyallofthecitiessampled.62Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 167 of 260
Parkingorthelackofparking,isanessentialelementnotedbyallretailersintheirdecision-makingprocesses.WecomparedBoulderanditsneighborsparkingstandardsforthecategoriesmostdirectlyrelatedtoretailandquasi-retailuses,andthesearesummarizedinthefollowingtable(allparkingratioshavebeentranslatedandexpressedasarequirednumberofspacesper1,000SF):SeeGeneraLRetailentryYesYes;parkingreductionsMostcomplexcodeandlowestparkingreq’sofneighboringcities.StatedratiosarealsomaximumsDIr2:1000forcommercial•Withtheexceptionofdowntownareas,allcitiesincludingBoulderaregenerallysuburbaninnature,•Boulder’sparkingcodeisthemostcomplexanddifficulttounderstandofanyofthecitiesstudied.•Boulder’sparkingrequirementsinagivencategoryareequaltoorlowerthantherequirementifanyofthe othercitiesstudied.ULouisvilleSection17.20.020LongmontSection15.03Table5.5LafayetteSection26-20-25:1000SuperiorSection16-24-10CityStandardsforRetailCustomerandEmployeeParkingBoulderBroomfieldLandusecodeLandUseCodeSecton17-section(s)Section9-9-6et32-040seq; Tables9-3,and9-4 (bikeparkingstandardsinTable9-8)GeneralretailComplex/by5:1000districtasopposedtobyuse;typicalrangeof2.5-3.3:1000FoodserviceVaries;generafly4:1000or1spaceper3seatsOfficeSeeGeneralRetailentryMedicalSeeGeneralRetailentryServicesBikeparkingaddressedSharecparkingaddressedOther/Notes4:10006.67:10003,3:1000;2:1000forfurnitureandappliance6.67:10006.67:1000or12:1000or110:1000ifadrive-thru1spacepertable,whichevergreater33:10005:1000spaceperGreaterof13seatsper3esatsor5:1000;greaterforfast foodrestaurants3.3:10006.67:10005:10003.3:10004:10004:10003.3:10005:10003.3:10004:1000Yes5:1000Unclear63Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 168 of 260
•Onlyafewcitiesaddressedbikeorsharedparkingintheirmunicipalcode.Conclusions•ItisourjudgmentthatthedifferentialinfeesamountstoBoulderpossessingacompetitivedisadvantagewithrespecttoitsneighborswhenengaginginretailattractionactivities.•Evidenceobtainedduringoursitevisitandfield-workindicatesthatthetimerequiredandthecomplexityofprocessin9approvalsandpermitsinBoulderamountstoBoulderpossessingacompetitivedisadvantagewithrespecttoitsneighborswhenengaginginretailattractionactivities.Thecombinationofhighcostandincreaseduncertainty/riskisnotacombinationthatisconducivetoattractingnewbusinessestoBoulder.•Thedifferencesinsalesandpropertytaxratesorinutilityusageratesdonotleadustobelievethatanyofthecitiesstudiedhaveanadvantageoroperateatadisadvantageascomparedwiththeothercities.•AsidefromthechallengeofdeterminingwhatpartsofBoulder’s parkingcodemightapplyinagivencircumstance,BoulderisattemptingtodiscourageautousebyprovidinglessparkingforautomobilesandmoVeforalternativemeansoftransportationsuchasbikes.Noting that,asidefromDowntown,Boulderhasanessentiallysuburbanform,itis areasonableconclusionthatautosremainthe most convenientmeansofgettingfromplacetoplace,andevensomeCityfacilitiesarenotservedbypublictransit.Limitingparkinginanauto-orientedenvironmentmakespatronizingretailersmorechallenging.Furthermore,bikesandscootersarenotpracticalmeansforconductingmanyshoppingtripssuchasfood(forotherthananincidentalgrocerypurchase),orforlargeritemssuchasthosethatmightbepurchasedatahardwarestore.64Appendix D: Boulder Compared to Neighboring CommunitiesCity Council Study Session Page 169 of 260
Appendix E: Boulder Compared to National Peer Cities
Whereas the last section focused on Boulder's real estate market in comparison to the nearby
cities it directly competes with, the following tables and figures look at how Bou lder compares
to other cities across the country that Boulder is most similar to.
Selecting Peer Cities
What does it mean for a city to be "similar" to Boulder? While Boulder is a truly unique locale
in many resp ects, there are some key salient features that may affect its retail environment and
performance. In selecting peer cities for further analysis, we looked for (in rough order of
imp ortance:
College towns
Semi-freestanding
satellite cities
Relatively affluent
Ra rifled/protected
•large student population representing a significant share of tota l
population
•Highly-educated resident population
•Not a suburb, but ...
•Within commuting distance of a larger metro
•Largely self-sufficient in terms of services and workforce {a commuting
destination of its own)
•(Ideally) separated from larger metro by relatively undeveloped buffer
•Higher home prices and household incomes than nearby towns
•Home prices that are at least on par with nearby major urban center
•(in some combination)
•Natural beauty
•Cultural assets, hip, urbane
•Strong voices for growth management, preservation & related
regulation
•Demand exceeding supply for places to live, shop, dine, work
65
Appendix E: Boulder Compared to National Peer Cities
City Council Study Session Page 170 of 260
CitiesConsideredbutRejectedBelowis aquick summaryofsomecitiesthatwereinitiallyconsidered,thenrejected,aspeercities:Candidate Consideredbecause...Rejectedbecause...Eugene,ORCollegetown•NosatestaxinOregon•Satelliteto Salem(anddistantly,to•DistancetoPortlandlongerthan normalPortland)commuteandSalemisrelativelysmallBend,OR•Naturalbeauty,outdoororientation•Lackofsales tax•Pricey,highdemand•NosatefliterelationshipStillinhigh-growthphase(lessmaturethanBoulder)Bozeman,MTCollegetown(MSU)FairlysmallrelativetoBoulder•Naturalbeauty,activeoutdoorscene,•NosatelliterelationshipresortsMadison,WICollegetownVeryself-contained(hasitsownsatellites)•Liberalorientationwithvocal,involvedLargerthanothercandidatesadvocates•StatecapitalAthens,GACollegetown•Notparticularlyaffluentrelative tosatellite•Liberalorientationwithvocal,involvedmetro(Atlanta)advocatesLongcommutetoAtlantametroSantaFe,NM•Relativeaffluence•Nocollegepresence•Naturalbeauty•Desirabilitycontrastwithsatellitepartner(Albuquerque)Figure1:Boulder andPeerCitiesEage’oBonemanBo,dCa,nbridgeMod!,onAnnArborIowaCi1yFortCoIltosBkICey•Boulder4PaloAltoBlooni,ngtonSantacwzLawrence.PeerCtyCanciiclalesSanLuliObispoSantaro*erz&IAthens4SLIh1OCI66Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 171 of 260
CitiesConsideredasQuasi-PeersBerkeley,Palo Alto,andCambridgeareoftencitedbystaff,orelectedorappointedofficialsaspeercities,andareincludedhereatstaff’srequest.Thesecitiesarebeingcharacterizedasquasi-peers,withkeydifferencesascomparedtoBouldersuchasallhavingmuchhigherpopulationdensities,andmoreofasuburbanrole(asopposedtobeingaTree-standingsatellite)relativetotheircorrespondingmajormetropolis.Eachcity’skeydifferencesarecitedbelow.Wemakenoobjectiontoincludingthesecitiesforcomparisonsake,however,wetakepainstonotethedifferencesbetweenthesequasi-peersandBoulderbecauseBouldercomparingitselfwithnon-peerswillnotonlyskewana’ysis,butwillacttocreatemisperceptionsaboutBoulder’sactualperformanceascomparedwithcloser-to-peercities.CandidateKeyBouldersimilaritiesConsideredQuasi-Peerbecause...Berkeley,CACollegetown(U.ofCali{ornra)\ea’lycortinuou’swithOaklandareaurbanfabriceducaten,liberal•\orealseparationofretailmarketversussurrounoingareaExtremehousingaffordabilityproblemsCambridge,Collegetown (Harvard,MIT)NearlycontinuouswithBostonmetrourbanfabricMA•affluent,ed,catedNorealsenaraliorofretalmarketversussurroundEryareaoMetroretailinventoryvastlylargerthanBoulder’sPaloAlto,CA•Collegetown (Stanford)NearlycontinuouswithSanJose/southernBay•affluent,educatedAreaurbanfabric•Norealseparationofretailmarketversussurroundingarea•ExtremehousingaffordabilityproblemsPeerCityProfiles•Eachmapinthetablebelowshowsthepeercityinitssurroundingregionalcontext,withurbanizedlandshadedorange(pertheUSCensusBureau).Allmapsshownatthesameapproximatescaleforeaseofcomparison•Mapsareaccompaniedbybasicdemographicfacts,keyretailmetrics,andqualitativenotesaboutthecity’sregionalroleandcomparisonobservationsrelativetoBoulder.67Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 172 of 260
RetailMetricscityInvento(sO8.0milhoncityInventoryas%43%ofMSA’sVacancyRate3.0%MarketRent(NNN)5213912-mo.RentGrowth-27%12-monthDeiveries9KLnoerConstruction23<RetailS.F.Pe64.9CacitaRet&PullFacto1.0RetalcapRates6.5%AnnArbor, Michiganr•1IBasics50mlPopulation1GrowthRatePop/sqmiU.ofMichiganstudentsIncomesHHAveracePc’CapitaMedianAgeMed.HomeValues123K1.0%(2010-18)4,42545K(37%ofcitypop.)557K589K538K2815270K4.*‘•Large1ysepaia,odhornDetroiturbanfabric(AnnA’boisInitsownseparateMSA).•Ojitaaffuent.butnotrearlythebousVgatfc.cabItyamble-rnasBoulde’.•However,lowoveialle:ailPt,Ifactor,relativetootherpeersd,etostrorgs’obancomoetition).Bloomington,Indiana-BasicsPoojlation4L’S5Dm,.-Growth•SRate&..t,-fr-,Pop/sqmi•0U.of--aIndrara—-ndLana[iolis—“students,-•A\.AIIr-coires--b•Ied,anHH0’AveragoIPerCapita4loomingtonpMedianAgeMed.HomeValues85K07%(2010-1-9)3664(57%oftypop.)531K554K522K28.15192KRetailMetricsCty.nventory(sflCityInventoryas%ofMSA’sVacancyRateMarketRent(NNN)l2-mo.RentGrowth12-monthDeliveriesUnderConstructionRetailS.F.PerCapitaRetailPullFactorRetailCapRate6.5million,67%3I51622-2.0%13KI1K76.31774%•Amongthemostfullyseparatedpeercities,relativetoitslargerhub—alsohighlyuniversity-dominated.•Thatseparation,alongwithdominantroleinitshomecountyboostsitsretailpullfactorabovemostpeers.•Amongthelowerincomeantihomevalueprofiles,buthighestretailinventorypercapita(withexceptionofSanLuisObispo)68Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 173 of 260
•Notmuchsmallerthanitshubcity,CedarRapidsandrelativelyfast-growing(despiteshrinkingIowaruralpopulalions)•Amongthelowestretailsquarefootagepercapitaamongpeersandlowestrentsdespiteverylowvacancy.•Pullfactoris anet positive,butsuffersfromnewerretailinfast-growingoutlyingareas(includingCoralville,betweenIowaCityandCedarRapids)FortCollins,Colorado0jortCollins‘1.(Rcukler;Vb11.2million56%4BasicsSOmlPopulationGrowthRatePop/sqmiCsustudentsIncomesMed’aHPAverage2eCapte-MeciarAgeMed.HomeVaLes165K1.7%(2010-18)3.02133K(20%ofcitypop560Ksea<S3<2105347KRetailMetricsCityInventory(sf)CityInventoryasofMSA’sVacancyRateMarketRent(NNN)12-mo. RentGrowth12-monthDeliveresUnderconstructorRetailS.F.PerCapitaRetailPullFactor1.1Re:aiCapRate6.9%populationdensity—less55%$18.451.5%38,003<OK67.9•_a’ge.‘astgrowrg.andf-g—Iya”Lentrelativetopees,despite moderatedo-mr-an:.nves:ypresence.•‘s-loreUscornecredfromregionalhbcity(Denver)re1a:ivetopeers.•2ul-actorsuffersf’onlocalcompetition,especialyverystrongLovelandmarketIowaCity,IowaSemi1.arI4BasicsPopulatonGowtnRate‘op/sqH0.ofIowastcen:sIncomesMi.dAvciagePciCapitaMedianAgeMed.HomeValuesCedar-4RidsiowaCity77K1.6%20108)3,00833Kf-14%ofcitypop553<Si3K530K27.0$205KRetailMetricsCityInventory(sOCityinventoryas%ofMSAsVacancyRateMarketRent(NNN)12-mo.RentGrowth12-ronthDciveriesUnderConstructionRetailSF.PerCapitaRetailPullFactorRetailCapRate441nion44%1.7%S14.2-0.1%BKOK530138.2%69Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 174 of 260
Lawrence,KansasBasicsPopuletonGrowthRatePop/sqmiUCSLOstudentsnconesSrHHA’:e:dyaPerCsc--uMedianAgeMed.HomeValuesiI,4K.A.IKSASBasicsSOmiPopulation1GrowthRatePop/sqmiU.ofKansasstudentsMISSOIJPIIncomesMedianPHAreraPerCpteMeoianAgeMen.HomeVaiues97K1.2%(2010-18)281528K(29%ofcitypopi550K573K530K28.65203KRetailMetricsCityInventory(sf)CityInventoryas%ofMSNsVacancyRateMarketRent(NNN)12-mo.RentGrowth12-monthDeliveriesUncerConstructionRetailS.F.PerCapitaRetailPullFactorRetailCapRate4.1million44%4.2%£14.46-0.6%15KOK64147.2%•FulyseparatcofromKansasCtyurbanrabricdesoiteelativelyshortcommute•IncomeprofilenearlydentcaltoIowaCty’s(coincidentaly)andlowamongpees.•Dcm.na:esrerailmakernhonecouty/VSA.•[keo:nerVidwestcombs,Lawrencehasr0at.ve:yowren:sconsiderHgitsrooftopgrowthandoccucancy.SanLuisObispo,California&SSanLuisOb,Po*IS°8K0.9%(20’Or8)3,69221K44%ortypop.)547K574KS32K28.7$663K(.iid.lf.aSa?it?“BarbaraRetailMetricsCtyInventory(sflCitynvertoryas%ofViSAsVacarcyRateMarketRent(NNN312-mo.Rent Growth.2-mcntnDeliveriesUnderCo’st’uctionRetailS.F.PerCapitaRetailPullFactorRetailCapRate5.1millior34%6.0%$27.360.8%30K35K1052.26.0%•Noratruesatellitecitybecausenonearby metroplex—butseveralmid-sizedneighborsinregion.•AswithCaliforniapeers,medianhomepriceswellbeyondreachofmedianincome-earners.•Remarkablyhighretailsquare feetpercapitaandpullfactor--reflectingitsregionalretailhubrole.70Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 175 of 260
RetailMetricsCtyInventory(sf33.4rum’C;tyriver:ciyas%30%ofMS/IsVacancyRate2.7%MaetRent(NNN)522.9312-mo.RentGowth09%‘2-mortDeliveesOKUndeConstructionOKMedianAgeRetailS.F.Per523CapitaMed.HomeValuesRetailPullFactor16RetailCapRate5.9%•WithincomrnuringrangeofSanJosebutseparatedandwitlmnownMSA•Among thesmallerretailinventoriesamongpeercities,butcomparablepullfactortoBoulder.•Astronomicalmedianhomevalues,unaffordabletomedianearners(significantlyworseratiothanBoulder).•Norecentorcurrentretaildevelopmentactivitydespitetightvacancies.•Retailrentsseemlowrelativetoincomesandhomevalues•SecenconlytoCan’bridceinpee-c,tvoopua::cndensity—noseparationfromn’er’oc.lexuoanfaorc•Significantlyolder-skewingpopulation(toppedonlybyPaloAltoamong peers)•Despitearetailinventory andcitypopulationcomparabletoBoulder,itsretailpullfactorishalfofBoulder’s,duetoheavycompetition(andlackofmarketinsulation).•HousingaffordabilitycrisismatchingCaliforniapeersSantaCruz,California.11SanBasicsPopuationGrowth-vRatePop/sqniEQUCSCstudentsIncomesMediar,HF,AieaqePc’Canta‘ISanta Crui63K1.3%(2010-1815,398-9<(33%oftypop.)569K5105KYOK31.35859K0qiSOci1Berkeley,CaliforniaSanH1’IPaloAlt.1BasicsPopulationGrowthRatePop/sqmiCalstudentsIncones,e.:iii’-HAe-au’ePerCaptaMedianAgeMec. HomeValues121K0.9%(2010-18)11,52912Kf31%ofcitypee6o(5t13<541<3245881KRetailMetricsCityInventory(sf)CityInventoryasofMSA’sVacancyRateMarketRent(NNN)12-mo.RentGrowth12-monthDeFveriesUnderCcnsH,,cticnRetailS.F.PrCaptaRetaiPullFactorRetailCapRate0F6.3million8%3.0%531953.1%010K52.20.75.5%torn,171Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 176 of 260
Population70KGrowth09%Rate (2010-18)Pop/sqmi2917Stanford17Kstudents(25%ofcitypop.)IncomesMedianHHAveragePerCapitaMedian Age43.3Med. Home $1,784KValuesCityInventory(sI)3.9 millionCityInventoryas%ofMSA’sVacancyRateMarketRent(NNN)12-mo.RentGrowth2.0%12-monthDeliveries0UnderConstruction0RetailS.F.Per56.0CapitaRetailPullFactor0.8RetailCapRate4.7%•Althoughonlylow-moderatepopulationdensity,oneofmanySiliconValleysuburbswithnorealseparation(PaloAltoistechnicallypartoftheMSAanchoredbySanJosebutbotharepartofanincreasinglycontinuousSanJose/SanFrancisco/OaklandCMSA.•Anoutlieramongthispeergroupintermsofmedianage,affluence,homepricesandretailrents.•Aswithother“quasi-peers”,retailpullfactorislow,withapproximately20%ofnetresidentspending powerleakingoutsidetoothercities.•IncomesMedianHHAveragePerCapitaRetailCapRate5.7%•Althoughanindependentcollegetowninmanyways,CambridgeisseamlesslyintegratedintothevastBostonmetroplex—hometojust2%ofthemetroarea’sretailinventory•Ouitesimilarinseveralways,onpaper,toBoulder(population,growth,universitypresence,retailinventory)—yetapproximately4timesthedensity,withhigher incomes andhomeprices.•Lackofseparationfromretailcompetition contributestolowpullfactor(lowestinpeergroup)PaloAlto,CaliforniaBasicsRetailMetricsaBeiSanFrija5%1.5%£6188$154K5211K585K0SOmiIICambridge,MassachusettsBasicsRetailMetricsPopulation117KCityInventory(seGrowth1.3%Rate (2010-18)CityInventoryas%ofMSA’s5.3million2%Pop/sqmi18,244VacancyRate2.1%Harvard,MITstudents34K(31%ofcitypop.)$85K$123K554K(NE’sVI0MarketRent(NNN)$35.2112-mo.RentGrowth1.5%12-monthDeliveries0Under Construction17KRetailS.F.Per45.S0.7Median Age31.8CapitaMed.Homesom,Values$7 06KRetailPullFactor72Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 177 of 260
•Strongoverallretailpullfactoroverall,drivenbyexceptionaldrawpoweroftsgrocerystores,bookstores,restaurants,sportinggoodsandhealth/personalcare.•PullfactoringeneralmerchandisesthenotableexcoptionCITYOFBOULDER4*4t-;.BasicsPopulatonGowlbRatePop/sqCustucentsIncomesIHAveraoePerCep.’aMedianAgeMedHomeValues109<4%(2010-18)4CC333K(31%fclypop.)S58<596<541<299S574KRetailMetricsCityIrventory(seCitynvertcryas%ofMSA’sVacancyRateMar<etReflt(NNN)12-mo.RentGrowth12-monthDeliveriesUncerConstructonRetailS.F.PerCapitaRetailPullFactorRetailCapRate6.6milton39%64%525.372.6%5K25K6031,56.1%73Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 178 of 260
Side-By-SidePeerCityComparisonsToaidincomparisonsacrossnationalpeercommunities,thefollowingsectionpresentsaseriesofgraphicsshowingtherelativelevelsofBoulderandtheabovecitiesonkeyretailmetrics.TotalRetailInventory,PeerCityComparison(mHlionsofsf)1.28.06.26.36.56.65.15.3343941L-o(sDCCSource:CostarCitywidevs.SurroundingMSARetailInventory,PeerCityComparison2360Ct1)cn)SwCityMSA82.380.120.118/115.0.9.4a..LSAJ6.6$4—62./tI..°°jc”qP,,O°°‘/.J/::.Source:Costar74Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 179 of 260
RetailInventoryperCapita,PeerCityComparison(squarefeet,ctywidc)105.276.367.960.364.164.952.2 52.353.056.045.5(yY’4çY“‘(Jos-°e&C,Source:Costar,E5RI,LCG,GRESCurrentOverallRetailVacancy,PeerCityComparisonvacancyrate,04-20186.0%6.4%4.2%1.5%1.7%2.1%2.7%3,0% 3.0%3.1%\SPcc&C,t3cq’C,C,C,C,Source:Costar75Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 180 of 260
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RetailDevelopmentActivity,PeerCityComparisonPs;:‘1earCorni:zn;+‘ur,:ylJ1.:]srCon;tn.l:Io,Iof‘.sn:rij‘:01;Source:CostarPeerCityComparisonofRetailSalesPerCapitaandPullFactorsbyCategory0.0%00%02%02.>03Cr!.03%t%L05%?1tfp’iC‘C1d-SarRetailSaaspercaptaPullFactorsOverallRetailGroceryRestaurant/OarHealth/PersonalCareBldg/Garden/SupplyClothing/AccessoriesSpan/HobbyBooks/NewsDeoarv’e’rSIn-esdoerCene’avle:cb.(inc.oscour:)MScRetail(1owe’s.pet,office,etc.)Source:ESR(AnnFortIowaLoisSantaPoloBoulderArbor8:oornirgronCollinsCityLawrenceObispoCnnBerke’eyCambridgeAltoS27K515KS16<518K518K519K531K527K515K515K529K1.51.01./11131.42.21.60.10.7082.70.81.31.51.71.51.82.11.10.70.41.61.83.21.31.81.52.01.51.01.50.91.81.41.40.10.91.51.71.51.11.30.51.00.31.40.91.12.91.60.61.00.70.21.71.12.30.9011.22.71.20.61.41.82.01.92.51.5081.65.31.81.60.60812.53.725.51.61341384.93.43.04.0090.60.40711.4‘.2.60.102a’i.s0.0‘81.80.9030.33.83.00.101061.5121.21.3292.7301.41.10.70.577Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 182 of 260
PeerCityDemographicComparisonsAnnBlooming- FortIowaSanLuisSantaVariableBoulderArbortonCollinsCityl,awrenceObispoCru,BerkeleyCambridgePaloAlto20lOTotalPopulation97525113,96080,439144,10167,86081,11145,173 59,946112,333105,16264,4192018Population109,427123,30185,200165,02817,37496,65448,476 64,956120,662116.57769,648Pop.AnnualGrowthRate)2010-18)1.4%1.0%03%1.1%16%12% 09%10%09%1.3%1.0%Pop.Density(persqmi.)4,403904,425.003,664.203,021.503,008.702,815.903,692.10 5,098.5011,529.3018,244.202,917502018TotalDaytimePopulation172,658185,554104,606116,328103,89698,94466,716 74.772159,953 166,613120,918DaytimePopulation:Workers123,010122,72056,651104,02065.00150.536 41,686 43.636 98.927117,56486,2592018DaytimePopulation: Residents49,58862,83447,955 12,30838,88948,40825,030 31.13661,02649,04934,6592018TotalHouseholds45,47550.22333,47965.53931,31238,85220.442 22.70249,43649,04027,979Avg.HouseholdSize2.192.182.12.42.242.282.272.412.192022.412023TotalHouseholds48,108 52,15334.96310,84833,94641,51121,286 23.383 51.62052.28528,9392018MedianAge29.9 28.224.531.321.028.628.131.3 32.431.843.3Boomert18,490 19,77710,07028,61211,85314,9168.66312,27423,10118,14716,637GeoX17,00117,2389.03127,91710,35714,4956,20010,66219,26918,36115,335Millennials43.08050,93141,73159,13333,61239,517 21,369 23,28545.48454.10013,974GenZ22,38526,14618,25035.11516,01520,6137.53114.24722.43716,70414,9652018MedianHouseholdIncome$58,124$57053$31,2S5$59789$50069$50,229$47,115$69,893$67,999$84,138$154,1742018AverageHouseholdIncome$96,027$89,252$53692$83,129$13,299$72,984$13,628$105,077$110,399$123,407$210,9822018PerCapitaIncome$41301$38,069$22,096$34,259$30,399$30,459$31,510$40,122$41,099 $53,999 $85,0272018MedianHome$1.7Value$573,542$269,572$192,007$346,562$205,008$203,455$663,262$859,020$884,188$705,685million2018AverageHome$l.tValue$643,283$310,328$221,495$405,302$241,236$249.41)$721,310 $933,925$983,509$850,495million2018HouseholdIncome$200,000orgreater5,0054,7051,1674,4501,7622,0861,2672,8827,2478.23110,9112018Education:Bachelor’sDegree%)34.05%29.93%26.23%32.16%29.03%27.84%3136%28.39%3362%2934%28.69%2018Education:Graduate/ProfessionalDegree(%)3965%44.51%31.69%22.12%33.34%27.93%20.52%23.47%40.01%48.50%52.54%2018EducationalAttainmentBate64,516 69,81540,068102,14241,70955,512 27,544 39,613 75,473 81,11649,731SomeCollegeorHigher(2017)2%)89.02%90.08%79.37%81.14%83.36%79.42%82.93%80.63%89.70%86.75%92.16%Bachelor’sDegreeorHigher2(%)13.70% 14.45% 57.92%54.29%62.37%55.77%51.89% 51.87%73.62%77.84%81.23%2Ol8TotaLhousingUnits41,12952,52635,43368,21033,25841,07421,908 24,286 52,374 52,490 29,5062018OwnerOccupiedHousingUnits21.94520,57911,65934,59914,75119,3388,7709,65219,44115,31115,6032018RenterOccupiedHousingUnits23,53029,64421,82130.94016.62119.51311.67213.05029.99433,72912,3762018VacanthousingUnits1.6542.3031,954 2,671 1,8862.2221.466 1,5842.9383.4501,5272018DiversityIndex37.15240.838.147.945.250.165.6706660.72018HispanicPopulation(%)9.17%4.90%4.19%10.91%6.62%7.08%16.49%21.67% 11.29%9.56% 6.14%2018MinorityPopulation1%)18.30%32.78%23.02%18.81%27.46%25.08%27.52%37.08%49.09%45.98% 45.59%Source:ESRI78Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 183 of 260
Thefigurebelowisasummarycomparison,withsalespercapitaonthex-axisandoverallretailpullfactoronthey-axis.Generallyspeaking,overallretailperformancetendstobehigherforcitiestowardstheupper-right.Notethatonthesemetrics,Boulderappearstobeastrongperformer—aloneamongCaliforniapeercitiesandwell-separatedfromothercollegetowns.Amongnon-Californiacomparisons,onlyBloomingtonhasahigherpullfactor.Sales-per-capitaisamixedblessing—clearlybeneficialtotheretailersinvolved(andintermsofretailsalestaxrevenues),butcomingwithchallengestoinclusivenessgoals.OverallRetailPerformanceMetrics,Bouldervs.PeerCitiesOverallRetailPerformanceMetrics23SanLursC)FIS21uB..nurjton•Crtrz=•Boulder•Lawrence<U-.•IowaCity<U•FortColirris0•A;•PaloAft:•BeLacv•CarnL”’JcieS2&C2,OverallRetailSalesperCipitaSource:ESRI;consultantNote:8asedonestimatesof2017salesestimatesacrossallretailcategories(includingvehiclesales/service)plusfood/beverageawayfromhome.Per capitacalculationdivides2077salesby2018populationestimates(forcitylimits).Pullfactoris2017estimatedin-citysalesdividedby2077estimatedcityhouseholdspendingpotential.79Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 184 of 260
InadditiontocomparingthecitieswithBoulderdemographicallyandoncurrentretailmetrics,wealsolookedat howretail wasperforminginthepeercitiesoverthepastfiveyears.Forthisanalysis,weusedretailsalestaxrevenueasaproxyforoverallretailperformanceandfocusedonlyonthosepeercitieswheresuchdatawasmadepubliclyavailableinaformsuitableforcomparisonacrosscities.Whiletherearelocaldifferencesacrossthesecitiesintheretailcategoriessubjecttosalestaxandthe applicabletaxrates,thedirectionandrateofrecentchangesinoverallcollectionsshouldprovideareasonableindicatorofBoulder’sconsumerretailspendingtrajectoryrelativetoagroupofsimilarpeercommunities.Asshowninthefollowingtablesandproceedingchart,whensetting2014salestaxrevenuesasabaseandshowingcumulativepercentincreaseoverfiveyears,Bouldercomparesquitefavorablyagainstnationalpeersforwhichcomparabledatawasavailable.Boulder’staxcollectionsrose20.7%overallinthattimeframe,agreaterincreasethancomparisoncities,whichrangedfrom5.7%to17.0%growth.SalesTaCollections(inthousands)20142015201620172018Note,SanlaCrsZ39,840310.248310(01511,863311,514%a.&s’.,,,4’v&noahy0.”Iye,’t’5$16365$1594452(’lOO317.436suesUAnjsc’flscSanL,nsC))u1x,522.’Ic)521.6/6524,6145140495Z4.559Sa’s‘,,,,t’’r’:.’.’’nrJ12%0PSOnpncp522404 473441 424147525013325S9hasonI55.,ssansasFortoulbos57)7-IC51.190%$1797.1£SCoI’12583.166based3.85%as‘ale359OH5122,03551054/63105459SiU,e,’,)SOnsIrnsac,,;n(,,,I1/Mi)I’e,cenlChonqninSoles‘axessince 201420142015 201620172018Cnaz0.0%4.1%2.3%20.6%17.0%‘085..34”.1185..15.SanLutsUbrsrc0.0%I”1%10.1%7.409.6%Lav,In!P00%4/%10.5%116%138%fociCnSn;0.0%1,4’,975 120,168%8c,uldep0.0%13.-ISI?2’97,4%20.7%SaleslaxRevenueperCapita‘/0)’)201020162(0)2018SanlaCiui$156516cc515651935179$139$1363)33$1653)43SanIci,sOhirr545)5’,))352135015518LawItnoc52428249825932595262F’.ciC’Ii,,$1595.36/340)$1813.3970nI]dr$803$9.115914591951,)12GrowthinSalesTaxRevenuePerCapilasince 201410)42015201620172018Ss,taCruz00%2.6%O’I”,115%142%Clü%25% 56%10653.1%SanLitis51)5300%89%81%53%755,0.0%,315.1.3%1.0%8.3’-’.fociCollins00%I75,4.6%6.3%8.9%00%110%42%148%186%80Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 185 of 260
Tocontrolforpotentialeffectsofdifferingpopulationgrowthtrends,wethencomputedasalestaxrevenuepercapitameasure(bysimplydividingeachyear’staxrevenuebythatyear’spopulationineachcity).ThefollowinggraphicshowshowBoulderagaintopsthisshortlistofpeercities,with18.6%growthinper-capitarevenuesoverfiveyearsversuspeersrangingfrom3.1%growthinBerkeleyto142%inSantaCruz.RecallthatBoulderwasrougnlyinthemiddleofthepackonthissamemetricwhencomparedtoregionalcompetitivecitiesGrowthinSalesTaxRevenuePerCapitaSince2014Source:ColoradoDepartmentofFinance,CityofBoulder,LCD,GRES.18.6%14.2%89%31%ThiscomparisonsuggeststhatBoulder’sretailisperformingquitewell,likelyattributableinparttoitsregionalcontext.One possiblecautionaryinterpretationofthissamefindingisthattheupsideinretailperformanceforcitiesPikeBoulderissomewhatlimitedunlessBoulderundertakestomakeitselfanevengreaterdrawfortheregionasawholeandembracesthetouristspendingitalreadyenjoys.TotheextentthatBoulder’scityleadersandbusinesseswouldliketoseestrongerlocalsalesgrowththanwhathasoccurredinrecentyears,itmaybedifficulttofindexamplesoftrulysimilarcitiesthathavefaredbetter.AreasonablequestionwouldbeifanyorallofthePeerCitiesareadjustingtheirtaxationtorespondtochangesintheirretailenvironments.Theansweristhatdifferentjurisdictionshavedifferentabilitiestomodifytheirtaxation,sonopatternorinferencecanbedrawn.I-———dISantaCruzBerkeley-SanLuisObispoLawrenceFortCollinsowder2014201520162017201881Appendix E: Boulder Compared to National Peer CitiesCity Council Study Session Page 186 of 260
Appendix F: District Accessibility Assessment
This phase of the research is intended to explore and document the existing retail conditions in
the Boulder market, particularly concerning accessibil ity or the relationship between existing
retail locations and people living and working in the City. An area of special interest is the
accessibility of "everyday needs" retail within close (walking or biking) proximity to those
residents and workers. To this end, the City has developed the concept of "15-minute
Neighborhoods" and criteria it is hoped that residents in those neighborhoods have within a
15-minute walk from their homes. A 3/4-mile radius corresponds with the distance someone
can walk at 3 mph (a typical walking pace), and will be the uniform radius scale used
throughout this report unless noted otherwise. The criteria that were used in the last version of
the City's neighborhood access tool included the following:
1.Bus stops 6.Health care
2.Cafes 7.Parks
3.Child care 8.Recreation centers
4.Dog parks 9.Restaurant5.Grocery stores
These nodes were selected by identifying the areas in the City with the highest concentrations
of retail. Not all of the above criteria were evaluated when fieldwork was conducted in early
February, 2019, however, good data was collected for the retail uses on this list, and grocery
stores and cafes/restaurants in particular.
Data Sources and Approach
This phase of work relied heavily on a few key data sources:
Denver Regional Council of Governments:
•DRCOG provided estimates of population, households and employment at the traffic
analysis zone (TAZ) level (for use in transportation planning, primarily).
•Geographically, TAZs tend to be larger than U.S. Census blocks, but smaller than
Census block groups. There are approximately 160 TAZs making up the City of Boulder
and a few adjacent outlying areas.
Costar, Inc.:
•A for-profit firm providing detailed property data for reta il development (and other
commercial land uses).
•Costar data is widely used in real estate and related industries and tends to be
reasonably accurate (with some exceptions), and fairly exhaustive in its coverage.
•It includes data on ownership, square footage and vacancy, with selectively available
data on rents, property sub-types. anchor tenants, etc.
Boulder County Assessor:
•Parcel data from the county assessor was used mainly for quality-control purposes� to
check for spatial and data accuracy of DRCOG and Costar information.
26
Appendix F: District Accessibility Assessment
City Council Study Session Page 187 of 260
•Alsousedtohelpdetermineretailsub-categoriesincaseswhereCostardataisnotbrokenoutforlargeshoppingcenterproperties(averycommonoccurrence).•Parceldatawasalsousedtomakeafiner-grainedresidentialdensitymapinFigure4.U.S.CensusLongitudinalEmployment-HousingDynamics(LEHD):•LEHDdataisfocusedoncommutingpatternsandrelationshipsbetweenworkerresidencesandworkplaces.•Verysmallgeographicresolution(Censusblocks),butalsoincludessome‘blurring”algorithmtoprotectdataconfidentiality—introducingsomeminorerrorsinpointplacement,butcanbemanuallycorrected.•Weuseithereforsomedemographicprofilingofre&dentsandworkersatthe3/i-milenodelevel,sinceblock-groupdataistoocoarse, geographically.ESRI:•ESRIisafor-profitserviceprovidingdemographicdataandrelatedproducts.•ESRIdatasbasedonUSCensus,InfoUSA,andproprietary models.DatafromESRImaynotexactlymatchDRCOGdataduetodifferencesinmethodology.Inadditiontothesemainprovidersandojrownfieldwork,wealsoreliedheavilyonaerialphotographyandinternetsources(suchasnewsarticlesandGoogleStreetVew)tohelpverify,categorizeandverifyinformationfromothersources.Datathathasbeenadjustedisnozedassuchbelow.RetailNodeIdentificationThemapatthebeginningofthissectionshowsexistingretailinventoryofallmajortypes(excludingautomotivesales&repair)bylocationandsizeofproperty.Basedonthedistributionofretailspace,withadditionalreferencetoamappingofretailemploymentdensitypreparedbyCitystaff,weidentified10primaryclustersofretaildevelopment.These10nodesformthebasisformuchoftheanalysisincludedinthisphaseofwork.•Thenodesvaryconsiderablyintermsofthescale,andvarietyof retailcontaineowithineachnode.•Somenodesaregeographicallydistinct,suchasTableMesaandMeadows whereonediscreteshoppingcenteressentiallyconstitutesthenode.Others,likePearlStreetandBVRC/29thStreetmaysprawlacrossmanyblockswithsomewhatfuzzyouterboundariesand/oroverlapwithother nodes.•OnlyahandfulofretailpropertiesintheCityfalloutsidetheseprimarynodes.Thefollowingtablegivestheestimatedtotalretailsquarefootageassociatedwitheachnode.Unlikesomelatercalculations,thenumbersshownherearenon-overlapping.Inotherwords,theyreflectmutuallyexclusiveinventorytiedtoeachspecificnodeclusterwithapropertybeingassignedtothenodewhosecentertowhichitisclosest(asopposedtoallinventorywithineachnode’s¾-mileradiusarea).Assuch,thefiguresareadditive,withaCity-widetotal21Appendix F: District Accessibility AssessmentCity Council Study Session Page 188 of 260
ofapproximately6.1millionsquarefeet(withapproximately200,000additionalsquarefeetlyingoutside thenodeboundariesbutwithinthecity).RetailMetricsbyRetailNode(3/4-mileradiusareas)PropertiesInventory(s.f.)Vacants.f.VacancyRateBasemar18165,00023,00014.1%BVRC-29thSt1342,560,000 231,0009.0%Gunbarrel12141,0006,0003.9%Meadows425100000.0%N28thSt701,146,00076,0006.6%NBroadwayAnnex1286,0001,0001.6%North Broadway13153,0006,0003.6%PearlSt1161,027,000*28,0002.7%TableMesa13345,00014,0004.2%TheHill26221,00012,8005.8%Outsideofnodes14190,0009,0005.0%BoulderTotal4326.3rnillion*400,0006.5%Source:Costar(withcorrectionsandadjustmentsbyLCG)*Costarshows anadditional250,000s.f.ofinventorywithinthePearlStreet node thatappearstobemisclassified(officeportionsoftwomixed-usebuildings).For accuracyincomparisonacrossnodes,wemanuallycorrectedthatfigurehere.However,wechoseretainthe6.6millionsquarefootcitywidetotalinthecity-by-citycomparisons, sincewewereunabletomakemanualadjustmentsinothercities.Wenotethat differentsourcesshowdifferentamountsofretailspaceinBoulder.Forexample,NewmarkKnightFrank’sBoulder Market ReportforQ4,2018shows4.5millionsquare feet.ThisStudyreliesmoreheavilyonCoStarwhichisamoreinclusivedatasource --trackingpropertiesassmallas1,000squarefeet,whereasbrokeragestendtoignorepropertiesbelow10-20,000squarefeet.ThefollowingmapdepictspopulationdensityfortheCityofBoulder,withnodesanda3/4-mileringaround eachnodeforreferenceandscale.28Appendix F: District Accessibility AssessmentCity Council Study Session Page 189 of 260
PopulationDensityandBoulderRetailNodesPopulationDensity2015pelqrossacreU--25255KSO‘00‘00-—5.’-zoo—zOO500—5004’?Source:ORCOGestimatesfor2015populationbyT,4Z(2077vintageestimate),LCG,GRESThefollowingtablegivesanideaofkeydemographicattributeswithineach3/4-mileringsurroundingthecenterofeachnode(3/4-mileradiihavingbeen chosenascorrespondstothedistancethatcanbewalkedbyanaveragepersonin15minutes,andthereforeactingasaproxyfortheboundaryofa15-MinuteNeighborhood).Becausetheyoverlap,valuessuchaspopulationandcountofhouseholdsshouldnotbeaddedacrossnodeareas.Forthesamereason,wearenotcalculatingaggregatespendingpotentialhere.0inS•129Appendix F: District Accessibility AssessmentCity Council Study Session Page 190 of 260
KeyDemographicIndicatorsbyRetailNode(3/4-mileradiusareas)2018Populatio2010-2018nDensityPopulation:2018201820182018Bachelor(PopperAnnualAveragePercen2018Median MinoritysDegreeSquareGrowthHouseholtMediaHouseholPopulatioorHigherMile)RatedSizeRenternAgedIncomen(%)(age25+)Basemar11,3361.8%1.9181%21.6$23,24819%66%BVRC-29thSt6,6153.2% 1.8278%26.1$36,07823%71%Gunbarrel1,8754.5%1.9963%35.7$65,82720% 65%Meadows5,2320.3%2.13“5%38.6$6966818%71%N28thSt66871.3%2.0050%34.8555,61525%69%NBwyAnnex4,1222.1%2.6223%39.0$79,18031%67%NBroadway6,0961.0%2.1447%37.2$77,51912% 78%PearlSt10,331 1.2%2.0274%25.9$39,61017%76%TableMesa6,1070.6%2.4539%33.9 $83,92515%77%TheHill10,7561.6%2.3078%22.3$31,65317%80%CITYOFBOULDER4,4041.4%2.1952%29.9$58,12418%74%Source:ESRINotsurprisingly,themostdenselypopulatednodesareinDowntown,Basemar,andtheHill.TneBasemar,Hill,BVRC!299St,andPearlStreet nodeshavemedianagessignificantlylowerthanothernodesandtheCityasawhole,likelyindicatingahigherconcentrationofstudents.TheGnbarreInodeisbyfartheleastdenselypopulated(anditsretailersclearlydrawfromalarger functionaltradearea than3%-mile,includingunincorporatedBoulderCountyresidents).Thesamedemographicindicatorsaregraphicallydepic:edbelow,sortedbynoderankings,foreaseofcomparison acrossnodeareas:Avor1qeHcISeHQIdSIZ-3N’l’ec?i.3r1A13NBr.:.—Hi.,2II)‘nner,I:IlA:,24Mi33ThH.II2}DN:nhP.,:.cJv:,,372ItTK3FE0’.’LLEP-;itcI3tiH43219I,,jnI-.,rrI3c7rNh211NZSIKItlIP.Mt:.ws213TaI:I+H;:..,131PatIt202CITYOFBC’’.’LCEP299N28thIi200P,’R’J.?l,hIT2IP:artIt251Ba;narII’4,11223BVRC-llthItI2130Appendix F: District Accessibility AssessmentCity Council Study Session Page 191 of 260
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EmploymentDensityand50100innsoI50200—200—300-500—Thetablebelowgivesanidea ofemploymentdensitywithin3/4-milesurroundingthecenterofeachnode.Thereare,ofcourse,largeemploymentbasesoutsideofthe¾-milenodes,however,thesearenotgiventhe samelevelofanalysispertheCity’srequestedscopeofwork.BoulderRetailNodes0imiC’COJobDensity(2015,perrcssAcre)0-2525 50——CoyI_unitsSource:DRCOGestimatesfor2015employmentbyTAZ(2017vintageestimate),LCG, GRES32Appendix F: District Accessibility AssessmentCity Council Study Session Page 193 of 260
Employment(jobsanddensity)byNodesEst.2015JobsperEmploymentGrossAcreBasernar11473109BVRC-29thSt17,520167Gunbarrel5,71854Meadows1,93918N28thSt6,57763NBroadwayAnnex2,34822NorthBroadway17,485167PearlSt20,226193TableMesa2,94328TheHill21,891208Source:DRCOG,LelandConsultingGroup,GreensfelderRealEstateStrategyAgain,workerswhoseofficesarelocatedwhere morethanonenodemightoverlapwillbecountedmorethanonceinthistable.Aswithpopulationdensity,PearlStreetand theHillhavethehighestnumberofjobsandemploymentdensity(theHilllikelybecauseCUisBoulder’slargestemployer).WhiletheHillisoftenthoughttobeunderserved,thismaynotbeanaccuratedepictionwithrespecttodaytimeworkerswhohaveanamplevarietyofbusinessestoserveneedsrangingfromF&Btosundries(Walgreens)toofficesupplies.Asshownlaterinour surveyresults,residentslivinginthePearlStreetandHillnodeareastendtobelesssatisfiedwiththeselectionofbasicretailnearthanemployeeswhoworkinthoseareasare.Comparedwithothernodes,NorthBroadwayAnnex,Meadows,andTableMesahaveveryfewjobs.ThereareareasofdenseremploymentoutsideofthestudynotessuchasinEastBoulder.Whilethereisanincreasingamountofmulti-familyhousing,Gunbarrelremainsessentiallysuburbanincharacterwithitsretailnodeservingpredominantlylowdensityhousing,officecampuseslocatedbetweenBoulderandtheGunbarrelnode,andasmatteringofofficeandindustrialthatisnotpartofalargercorporatecampus.Thefollowingmaplabeleddepictsresidentialparcelsandjobsonthesamemap.ThismaphelpsexplaintherelationshipbetweentheresidentialandcommercialareasinBoulder.33Appendix F: District Accessibility AssessmentCity Council Study Session Page 194 of 260
Job&PopulationDensity,AlternateDepiction(2015)&PopulationDensity2015JobsbyBlockGroup(dotssizedbyjobcount)DwellingunitsbyparcelSource:USCensusLEND(for2015jobsbycensusblock)andBoulderCountyAssessorGISandimprovementdatafordwellingunitcountbyparcel,LCG,GRES.34Appendix F: District Accessibility AssessmentCity Council Study Session Page 195 of 260
InventoryRelativetoBasicRetailNeedsOnegoalofthisstudyistodeterminetheadequacyofBoulder’sretailsupplyrelativetoitsworker andresidentpopulations.Inthenoisy realityoftheretailworld,bothworkersandresidents spendmoneyacrossabroad,overlappingspectrumofretail,serviceanddiningcategories.Inotherwords,therearenopurelyresident-servingorworker-servingstorecategories.Toaddtothecomplexity,thereisalsoconsideroverlapbetweenBoulderworkersandBoulderresidents.Infact,justover one-halfofemployedBoulderresidentsalsogotoworkwithinthecityofBoulder.Forthisreason,itisdangeroustoassumethat,foragivenneighborhoodorretailnode,that theaggregatespendingpowerofnearbyresidentsand workerscanbeviewedasadditive,assuchanassumptionwould leadtoconsiderabledouble-countingofdemandpotential.Tounderstandhowwellstore1inventorieswithinBoulder’s variousretailnodesmeetthebasicneedsofworkersandresidentsinthoseareas,webeginbylookingatthe mostquintessentialfrequentpurchasesofthosetwogroups.Althoughworkersspendmoneyacrossavarietyofcategories,thesinglelargestspendingcategoryisdining/drinking.Whetherforlunch,happyhour,orcoffeebreaks,restaurantscaptureapproximately$29eachweekoutofevery$116spentbytheaverageurbanofficeworker,accordingtoanICSCsurvey (inflatedto2019dollars).Restaurantsby faristhe largestsinglespendingcategory.AverageWeeklySpendingbyUrbanOfficeWorkers£35£2927(9S4’.r‘,0..<3Source:ICSCOfficeWorkerSpendinginaDigitalAge,2012Note:Averageacrossallofficeworkers,induding thosewhospentnothing,Inflatedto2019dollars.1Theterm“store”hereandelsewhereinthisreportmayrefertoavarietyofretail,restaurantandserviceestabflshmenttypes--notjusttypicalshops.sSIC’S,4’‘F035Appendix F: District Accessibility AssessmentCity Council Study Session Page 196 of 260
Spendingbyresidenthouseholdsisevenmorevariedandspreadacrossmanydifferentcategoriesthanitisforworkers.Forresidents,foodathome(primarilygrocerystores)movessolidlyintothetopposition,withrestaurantspendinginsecondplace,followedbydepartmentstoresand health&personal carestores(closelymatchingdrugstores).Groceryanddrugstorepurchasesexemplify“retailbasics”forresidents,notonlybasedonspendinglevels,butalsobecausetheytendto bemorefrequentshoppingdestinationsthandepartmentstores,homecentersandclothingstores.BoulderAnnualPerCapitaSpendingbyCategoryFurniture&HomeFurnishings$550Electronics&Appliance$575Misc.StoreRetailers$576Sporting, Hobby,Book&Music$630Clothing&Accessories$762OtherGeneralMerchandise$893BldgMaterials,Garden,Supply$960Health&PersonalCareStores$1,259DepartmentStorescxci.Leased$1,744FoodServices&DrinkingPlaces$1,809Food&BeverageatHome$2,848Source:ES!?!,basedonU.S.CensusConsumerExpenditurePatterns,adjustedforBoulder’sincomesandregionaldifferences.Note:Dataisestimatedfor201Band excludesautomotive,online,andnon-retailcategories.So,forourspatialanalysisofhowwellBoulder’s retailnodeareasareaddressingthebasicretailneedsofworkersandresidents,wechosetofocusonthetworetaildestinationsthatrepresentthetopspendingcategoriesforthosegroups: restaurantsforworkersandacombinedcategoryofgrocerystoresanddrugstoresforresidents2.Specifically, weusedavarietyofsourcesincludingBoulderCountyAssessordataandCostarcommercialrealestatedatatoidentifyallthegrocerystores,drugstoresandrestaurants(includingcafes,tavernsandrestaurant/bars).Then,usinggeographicinformationsystem(GIS)2Asshowninthetwospendinggraphics,thereis,ofcourse,considerablecross-spending.Thats,workersalsospendsignificantlyatsupermarketswhilerestaurantsarethesecond-biggestspendingcategoryforresidents.Toconfusemattersfurther,aBoulderresidentworkinginaBoulderofficebuildingmayactuallyspendthebulkofherhouseholdrestaurantbudgetwhileatornear theworkplace.Weaddress the questionofhowwelllocalareasmeetbasicretailneedsmorepointedlyintheshoppersurveys,presentedlaterinthisreport,butforananalysisbasedonsupplyanddemanddata,thismaybeascleanasitgets.36áAppendix F: District Accessibility AssessmentCity Council Study Session Page 197 of 260
software,wecomparedthoselocationstocentersofpopulation andemploymentdensitywithinthetenBouldernodes.GroceriesandDrugstoresinBoulder•Po%Gi,nhau.lN8,oa4*aAtnt2.Nasa“a’BVRC-?9t1’SI-Me•
-Nlie’SiN8WIMetN,.’,iI;ieoad.ia’.P,,,,ISI(T3bCMc,.,Thtii,IiU’ugile:esG’oce’yLs:Orracery&Stc,,e,Pci.-i,iai.onO’uasIo’e51p0:2/SIIUISG4JU7311.0)1161.1214SS.(C3283N,44Ar,r9AM49301fl117(0)112I1J95l38,021,16BiO-JI4(XYI2.62918.O39,Q)1410/26950(X)II47/86R1)2%ro’137J121Source:BoulderCountyAssessor, Costar,LCG,GRES37Groc.ry.ndDrug.tor.Inv.nIe;(31&-miI.Nod.r.n)$Ca.)1:-Lu:4l.-•t”’t:i:.s,lvcsa’9t4N28thSI0n,oieNaIwaJ—(‘aOadti0.ç4QIBVR(79t5St3L.t‘S/‘l’0Nr,,II-I’”dw.,yPerIA11a110’‘I-theKill0-ç\/•BSS6•.R’/2/•:Ba,emat•‘•Sata,,Meadows\••\_‘N%r-TableMet.\\\..-Appendix F: District Accessibility AssessmentCity Council Study Session Page 198 of 260
RestaurantsandBarsinBoulderI.5-..-I/7/•Li......_..itradows/-5.///-‘4-A3:,‘.--/ftINB,oadwayAnn/s-1.•L’r.r.,j7////7:/S.II.t’///7/RestaurantsSariandLit,NeckPestauranl&Restaw,ntWorkersBarsiper4k’ie‘BaCombosWeNr7&t0i,.1i’-,’sftflasa,ns,.13,7007000 1141335[19Cr79th5?144,7007,80011,520‘14Ounba,iel26,000300005,11085M,’,,’Isss95(5)1,93949N2455?69,100 34,1006,577Il.0NBMncxI33)4.0002.3435.5NorthBrn,slw.ty7IS-Ill)32800I/485131?288,700 37.30020,226‘54FalsiftMc’,a76501)2,9439(I1,tileH,lI33)001,Y3Ii41335—--A/••.ttt,:,Bro,’,Jly--‘‘A•.•••.—A/.ThoR.—-tN---I.,:1‘ft•tale•IbarAbar-restaurantN//leMca•,Source:Boulder County Assessor,Costar,LCG,GRES38Appendix F: District Accessibility AssessmentCity Council Study Session Page 199 of 260
Thefollowingscatterchartillustrateshowwelleachretailnodeareameetstheprimaryneedsofresidentsorworkersinthosesamenodes:How WellDoBoulderRetailNodesMeettheCommon NeedsofResidents&WorkersI8.0016.00•PearlSt14.00•NorthBroadwayN28thStBVRC-29thSt12.00•TheHitto•10.0)S•TableMesa•Gunbarrel2.00‘5NBroadwayODDAnnex••Meadows4,00SBanemar2.00meetingprimaryRESIDENTneeds2.004.006.008.00 10.0012.0014,001&0)181020.00221024.00Grocery&Drugstores.f.perResidentSource:ESRI,BoulderCountyAssessor, Costar,ORCOG,LCG,GRESNote:PopulationandemploymentcountsarebasedonDRCOGestimatesfortrafficanalysiszones(TAZs)withcentersfallinginsideagivennodearea.Squarefootageofrestaurants,grocery storesanddrugstoresarebasedonparceldataand Costarpropertyinformation.Retailnodeswiththeirlabelsclosesttothe topofthischarthavethehighestconcentrationsofrestaurant spacepernearbyemployee.PearlStreetleadsthepackwithnearly16squarefeetofrestaurants,bars,andcafesforeveryworkerinthat¾-mileradiusarea.NorthBroadwaydoeswellonthatmeasuretoo, butmorebecauseofitsloweremployeecountthananabundanceofdiningoptions.Basemarislowestbythismeasure,withjustunderfoursquarefeetofdining/drinkingspaceper areajob.39Appendix F: District Accessibility AssessmentCity Council Study Session Page 200 of 260
Nodes towardstherightofthecharthavemoregroceryanddrugstorespaceforeachresidentwithinthenodearea.TheBoulderValley-29thStreetretailcluster,withitsimpressivearrayofgroceryoptions,istheclearleaderwithover21square feetofgrocery/drugspaceperresident.PearlStreet,NorthBroadway,TheHill,NorthBroadwayAnnex,andBasemarbringuptherearwithapproximatelyone-tenththegrocery/drugspacepernearbyresidentasBVRC/29thStreet.Itisimportanttonotethatwhileanareamaymeettheneedsofresidentslivingwithinthatnode,thenodemayormaynotbeeasilyaccessibletoresidentsfromotherareasornodesintheCity.“DailyNeeds”RetailAccessibilityAsmentionedearlier,thebestsingleindicatorfor provisionof“dailyneeds”retailisthequantity andlocationofgrocery/supermarketsupply.Infact,sinceothernon-foodretailbasicsalsotendtobesoldatstoresclusteringaroundsupermarkets,studyingthegeographyofgrocerystorelocationsisagoodproxyforevaluatingtheadequacyofneighborhood-servingbasicretailasawhole,especiallyinrelation towherethepeopleare.Fordemographicandemployment-basedplanning,theDenver RegionalCouncilofGovernments(DRCOG)dividesupthe greatermetrointothousandsofsmallareascalledTrafficAnalysisZones,orTAZs.ThecityofBoulder(withitsimmediatesurroundings)ismadeupofapproximately160TAZsofvaryingsizeandshape3--eachwithanestimatedheadcountofcurrentresidents. Thesearerepresentedasyellow-ishcirclesinthemapbelow,withlargercirclesmeaninghigherTAZpopulations.Boulderhas15grocerystoresof10,000squarefeetormore,ranginginsizefromthe TraderJoe’sandsmallerLuckyMarketformat(bothunder15,000squarefeet)tolarger Whole Foods,Safeway,andKingSoopersstoreswhichcanexceed75,000squarefeet.Thesegrocerystoresareshowninthesamemapasredhexagons,sizedinproportiontotheirfloorarea.Householdsdon’tnecessarilyshopattheir closeststore,shoppingpatternsbeingdrivenbytrafficflows,brandloyalty,commutingroutes,tradearea“gravity,”andotherfactors.Simpleproximity,however,remainsafundamentalfactorgoverningbasicretailshoppingbehavior.Assuch,evenanuncomplicatedmodelwhereeveryhouseholdshops attheirclosestsupermarket(illustratedinthemapasdarkredlinesconnectingTAZpopulationstostores)canbegintoshedlightonareasthatmaybeunderservedinamarket.Theresultingmapillustratestherelativelyshortshoppingdistances enjoyedbyresidentslivingnearcentralBoulder’sconcentrationofsupermarketsalong28thStreet,relativetothelongerlinksrequiredforoutlyinghomes.Northwest BoulderresidentslivingoneithersideofBroadwaymayhaveseemingly shortconnections,but theyareservedbytwoofthesmallestgrocerystoresinthecityleadingtothequestionofwhethertheyareadequatelyservedfordailyneedscommodityretail,evenwithintheir15-minuteNeighborhood.WespeculatethatThepreceding shadedmapsofpopulation densityandjobdensitywerecreatedusingTAZboundaries,andgiveanideaofthetypicalsizeandshapeofthosegeographicunits.40Appendix F: District Accessibility AssessmentCity Council Study Session Page 201 of 260
theseresidentstravelsouthortoGunbarrelforlargergroceryshoppingtripsandusethesmallerstoresforincidentalsorhomemealreplacement(HMR).Infact,thedozenTAZsinfarnorthwestBoulderthatsharethe13,000s.f.Lucky’sastheircloseststorehaveacombinedpopulationofapproximately12,700—enoughspendingpowertosLipportasupermarketcloserto 50,000squarefeetinavacuum(ie.iftherewerenoothergrocersservingthetradearea).PopulationAreasLinkedtoNearestGroceryStoresIS./•Si’Ptoh,,k•Poix,la,o,,AZiJihLJiflophCe,ncr10piea,e,toimi———;—_.?.--...it:qrSLi:2,lOOrec.derptshere.wln
rr:ckysM:iik:as.1%.A’Llefrclosestqro.ceryI/-‘7’%%%srcre.ISource:ORCOGTAZ-levelpopulationestimatesfor2015,shownaspopulation-weightedcentroids;CostarandBoulderCountyAssessorforgrocerystorelocationsandsquarefootage,[CC,GRES.41Appendix F: District Accessibility AssessmentCity Council Study Session Page 202 of 260
DailyNeeds:AnotherLookatGroceryAccessibilityAnotherwaytoillustrateareasofrelativeavailabilityofbasiceveryday-needsgoodsisshownbelow.ThismapalsobeginswithcirclestorepresentthecenterofeachTAZ,sizedbythepopulationinthatTAZ.Thistime, however,theseresident-representingdotsareshadedtoshowhowmuchsupermarketspaceiswithin¾mileofeachparticularpopulationdot(populationareaswithdarkest greenshadingareservedbymore nearbygrocerysquarefootage(usuallyacrossmultiplestores),whilethoseshadedthelightestyellowhavenoneatall).Groupsofyellowcircle/dots,therefore,areagoodindicatorofunderservedneighborhoodareas.BoulderAreaTAZPopulationsbySquareFootageofGroceryL.TAZPopulationbyGroceryAvailabilitySGrocery Srore,00•0250C0Storeswithin3/4Mile-e//c,H:..IsH:ThisAZ,populatrors985,hasapprox48,000sfofcjrocerystorespare(theMeadowsSateway)wit(sirsis3/4-rr,rteradiusGrocerysfw,Ilriir5.’4mile•ZSOn76.Sa•76.9C0234,cO0muSource:DRCOGTAZ-levelpopulationestimatesfor2015, shownaspopulation-weightedcentroids; CostarandBoulderCountyAssessorforgrocerystorelocationsand squarefootage.42Appendix F: District Accessibility AssessmentCity Council Study Session Page 203 of 260
CharacteristicsofAreasOutsideRetailNodesThismapcombines residents,workersandretailtogethertoshowhowtheirdistributionrelatestotheretailnodeareas.Areaslyingoutsideofanynodearehighlightedwithadottedoutlineandgivenlabelscorrespondingtoatabletofollow.Legendçq3Res,dentijlparcels(perAssessor).Retailproperties(percostar)SE’nployntentbycensusblock(perUSCensusLEHD,2015)—,Populationandeniployneriticoncentraronsoutside¾-miie%%)noderadiusareasResidents,WorkersandRetail,ShowingRetailNodesandNon-NodeAreas-_Source:US.CensusLEt-ID,Costar,Boulder CountyAssessor,LCG,ORES.43Appendix F: District Accessibility AssessmentCity Council Study Session Page 204 of 260
Notethatconsiderableresidentialacreageliesoutsideofthenodeboundaries.However,thepopulationdensityinthesenon-nodeareasconsiderablylowerthanwithinnodes,wheredevelopmenttendstobemoreurbaninnature.Whilethreenodeareashadpopulationdensitiesofmorethan10,000peoplepersquaremile,densitiesintheseoutside areasareallbetween2,000and4,000persquaremile.Infact,onlyabout one-quarterofBoulder’spopulationliesinareasoutsidetheidentifiedretailnodeareas.DemographicIndicatorsforAreasOutsideNodes20182010-2018DensityPopulation20182018 2018(PopperAnnualAverage20182018MedianMinorityUnserved2018Est.SquareGrowthHouseholdPercentMedianHousehold PopulatioAreaPopulationMile)RateSizeRenterAge Incomen(%)East3,6122,2520,6% 2.2838%39.0$89,08915.4%NorthCentral3,808 3,5102.0%2.7415%42.6$119,931132%Northeast3,0822,7901.4%2.5429%38.6$71,35128.7%Northwest4,275 3,1320.7% 2.4818%45.6$111,85611.1%Outer Gunbarrel8,753 2,8170.6%2.2421%45.6$94,25111.0%South5,0312,6260.6% 2.3820%46.2$116,44310.6%Source:U.S.CensusLEHO,Costar,BoulderCountyAssessor,LCG,GRES.WhileBoulderhasareasofresidentialdensityandprioritizesalternativeformsoftransportation,inordertomaintainaproductiveretailbasethatisbotheconomicallyandenvironmentallysustainableandthatmeets theneedsofitsresidentsatallincomelevelsandfromavarietyofbackgrounds,thoughtmustbegiventoresidentswhowillfinditeasiesttoaccessgoodsandservicesusinganautomobile.ThisobservationisnotmeanttosuggestthatBouldershould notprioritizealternativeformsoftransportation,anddensemulti-usenodes.ItismeanttohighlightthatonequarterofBoulder’spopulationlivesoutsideofthe15-minute/¾-milenodes,andtoemphasizethat thesepriorities shouldnotbeattheexpenseoftheautoorientedrealityof¼ofresidents.Ignoringthis finding wouldmeanlessratherthanmoreinclusivityfromaretailperspectivefortheportionoftheresidentanddaytimepopulationsthatexistoutsideofthe15-minuteNeighborhoods.44Appendix F: District Accessibility AssessmentCity Council Study Session Page 205 of 260
Overall, How Satisfied Are You with Price, Selection and Availability of Retail Near Home?
Could benefit from more "big box" stores instead of having to drive to cities that actually want them. (i.e. Costco,
Wallmart, Nordstrom, etc.)
Favorite restaurants left the city recently. They weren't happy with rents. Sugar tax is ridiculous and as a result, I
shop in Longmont, Louisville and Lafayette. Also make an afternoon of it, and go out for lunch or dinner, get gas...
it's know that Boulder is more expensive than other surrounding cities, it would be nice to have more affordable
Obviously all the grocery stores are superrrrr expensive in Boulder... also the selection is quite limited. This is very
disappointing. So much space around the city and no single cheaper store located.
There are few places to purchase "normal" items such as clothes, shoes, underwear. Target is the only place left.
Boulder is expensive!
No clothing stores nearby
Basic good is fine - we've got Target and grocery stores.
Have to travel outside of Boulder for better prices
We can walk to both Table Mesa Center and BaseMar Center and they are both lacking in gifts, clothing,
household goods, and restaurants.
my neighborhood has lost a car wash, a grocery store, a restaurant, a fast foodplace, a gas station and a general
merchandise store. The spaces remain empty and some of them are decrepit.
Plenty of grocery stores. That's good. However there are lots of vacant places like basemar and Moorhead/36.
Prices are high.
There is a lack of many retail types in south Boulder.
We don't have much retail and services near where we live, even though it's a very prominent central area. What
retail we had is under threat of being converted into office space for corporate tenants. Many people in my
neighborhood are now driving to other cities for retail and service (out of desperation, not by first choice).
All the affordable stores have been leaving. Macy's is thinking of closing the Boulder store. I am increasingly
driving out of town to shop for clothing and household items.
I live in south boulder limited choice but I do not want more retail,- improve what we have currently
I live walking distance to Basemar mall and was very disappointed when the Basemar wholefoods closed. I
shopped at that WF very regularly and like the walking/biking access. Before the WF closure, I was disspoinated
when the Ace Hardware in the same mall closed.
it is not clear what "near our home" means? Walking distance? within a radius?
Gunbarrel needs additional stores such as a hardware store and some good delis. The new restaurants are way
above the price point for families. King Soopers has 75% of its aisles dedicated to junk food. Would love a
We can walk or bike for many basic items. Prices do tend to be high.
We often shop outside of Boulder for basic goods to save money.
Most of us leave Boulder to buy basic clothing items. There is no place at all to buy sporting goods.
I only still shop at what was "Ideal" Market strictly for convenience -- dislike that it went over to the dark side (i.e.,
Whole Paycheck / Amazwrong).
I've lived in the Whittier neighborhood for nearly 17 years and everything has become exorbitantly expensive.
South boulder is lacking
Difficult to find cheap produce and staples like cheap bread/milk
I am concerned with the introduction of more corporate grocery and general goods stores in Boulder. Eight years
ago, I was attracted to Boulder because of the diverse community and the thriving diversity in retail stores - 'mom
and pop' shops offer unique goods that the larger, corporate stores do not. In the past 8 years, I've seen too many
small, locally owned stores and restaurants close down and more corporate chain stores/restaurants move in. I'm
actually considering moving out of Boulder because of this.
I think rents and city taxes increase the cost of goods here in Boulder, and for some that creates a financial
burden. I include myself in that category.
Everything is so expensive
Access to grocery stores along 28th and 30th streets is troublesome as these streets are congested and have no
viable bike lanes for the most part. Especially along 30th and 28th north of Mapleton bicyclists are crowded into on
street bike lanes or onto sidewalks and interfere with pedestrians.
Groceries are plentiful at various price points. Other goods not so much, particularly reasonably priced and a wide
variety of furniture and clothing.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 206 of 260
Office space and banks are taking over prime space that should be either retail or dining. Google moved in and
their presence hasn't helped the surrounding area one bit. Restaurants should have benefitted, but this mass of
new workers somehow dines inside their building.
Thank you for instituting the Sugar Tax. As a direct result of the tax, I now leave Boulder every weekend to do all
my shopping(not just for my sugary drinks). I have found better quality restaurants in the surrounding cities (food
and service) than what is currently offered in Boulder.
I like to buy from independent businesses and need to travel outside the city for things like appliances, furnishings,
repair services, etc. Some of these things used to be near my home and are no longer
We need less chain stores and more single owner shops. The city should favor true small business, not
franchise's, in the permitting process.
I truly wish we had more "department store" type of store like Target and Macy's. Those are about the only two
stores in Boulder where you can buy underwear! (Besides the more expensive stores like Christina's)
Very happy with Sprouts and grocery store availability in southeast Boulder.
Retail on this side of town is awful. Now we're losing our 1st Bank at the Table Mesa Shopping Center at King
The only shopping within walking distance is a gas station convenience store
There are a few things I can't get here, but price is way more of a barrier for me than availability.
It's difficult to walk or bike to any grocery stores or restaurants from my house near valmont bike park.
Losing some basic stuff as national outdoor clothing chains move in.
There is plenty of fancy expensive stuff, but a lack of lower cost retail. For example, I probably spend the most at
Costco in superior. Kroger is probably second, but they are going upscale in Boulder, and I am getting less
satisfied. I have no use for all these expensive boutique shops and up scale restaurants.
Everything was better before the Basemar shopping center was ruined by the actions of Whole Foods. They still
hold the lease so other grocery stores cannot rent the space. Whole Foods is not a company that I have any
respect for. It will take years to fix what they so casually destroy.
There are no good espresso cafes in South Boulder.
I have lived in Boulder for 65 years. It was easy to shop when there were department stores, drug stores, shoe
stores, on Pearl Street. Then Crossroads opened, and again, there were a lot of department stores and other
smaller retail. Now, there are so few department stores in Boulder. I can rarely find something at Macys, I am too
old for clothes at Target. It is hard to find furniture. I have made an effort to keep my tax dollars in Boulder County
but that is getting harder and harder to do. I refuse to shop on Amazon or on-line.
I have to be a discretionary shopper to achieve the best prices. This mainly pertains to grocery shopping. I do not
purchase clothes in Boulder
While there is a good selection of goods and services, most are very expensive and are unaffordable.
Developers have been building/converting (potential) retail spaces into higher-priced office. This leads to higher
rates for retail space, reduced variety and domination by chain stores or ones selling high-priced yuppie crap.
The price and selection keeps moving away from the middle class. We seem to do most of our shopping outside
of Boulder (Longmont, Louisville, Superior).
I live in North Boulder and drive to King Soopers for some of my groceries. I also do a lot of shopping at Lucky's,
but it's a smaller store.
I would like more Mom & Pop small restaurants or lunch spots on East Pearl
The price of everything has gone through the roof without wages being increased to meet the demand. This is a
recipe for disaster.
Small (useful) retail operations are being driven out of the city by outrageous rents. Several vendors that I have
frequented for years are now located outside of the city - in Lafayette for example, necessitating a long drive - or
they have closed their stores entirely. They used to be located in downtown Boulder and can no longer afford to
We need a grocery store in BaseMar shopping Center.
Missing: Chinese food restaurant that is not just takeout. Need a nicer place with servers, etc. And would be nice
to have more options for quality, affordable home furnishings - I travel to Broomfield (the mall there) for Crate &
Barrel or Pottery Barn, and Costco, or order online. Additionally for some electronics, I feel our selection is limited
to Best Buy or Target.
lots of grocery options, not many clothing options. Happy with food options
The cost of goods in Boulder are very expensive.
Boulder, with all of its luxury taxes, is way overpriced. Overall, I prefer to shop in Superior, which I'm doing with
increasing consistency.
I have to drive to shop. Also, prices are higher (with taxes) than surrounding communities so I drive to superior.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 207 of 260
Closure of Whole Food in Basemar has been detrimental to people living in South Boulder, specially Martin Acres.
A bigger focus on promoting local retail would also be appreciated.
Bit too much high-end retail - living near downtown, as walkable as it is, I'd sure appreciate a neighborhood corner
grocer to complement the high-end bag, boot, and glasses shops and mid-range restaurants nearby. I'm sure the
2/3 of students in my neighborhood would, too. A few too many auto service locations in Boulder, too -- if we're
trying to make a walkable community, these should be replaced with neighborhood-oriented businesses (like
corner grocers!). It should be more convenient to get groceries than get your car serviced in the city, and right
now, unless you're in select neighborhoods, it's often not.
The Boulder focus is not very inclusionary for people who are looknig for basic goods and staples at a value price.
The Boulder sales tax is also a consideration - I am often having to drive to nearby cities and find that their taxes
more favorable. I, for one, was sorry to see that Boulder drove out the Walmart. There are enough quality items
in Walmart, especially for basics, that I will drive to get them. I can find them in Boulder but.....
Prices are going up for everything, except income! I will soon be priced out of town, to a place with lower cost of
Almost nothing within ~1 mile. We need to focus on providing retail close to new high-density construction.
I live near Lucky's and having no competition price and selection are limited.
Grocery store items are much more expensive in Boulder than other ares of the country (like MA where I'm from
originally). I also find other necessities to be higher prices. I assume that's a by product of the huge rental rates
and increases happening regularly out here. I'm also very disappointed to see small bsinesses being forced off
Pearl St for banks and non-shopping stores (Bayberry, Moon Gate, etc). I used to have reasons to go down there
but my reasons are less and less these days.
There is very little outside the core of big stores in boulder. Out east it's is sparse past 30th on valmont or any
other roads
It is difficult to find moderate priced clothing in Boulder. There are high end stores or Target. Also there is no
longer a store to buy sporting goods now that sports authority is gone. REI is too expensive as is Boulder Running
Products here in Boulder are pricey and lack diversity.
Grocery choices: good. Clothing choices: not so good. Not enough independent clothing stores. The ones we have
tend to be very pricey, either fancy or outdoor-technical, and they don't carry larger sizes for women. That leaves
Target, Macy's, and J.Jill on sale, which are all national chains.
I expected very satisfied to be toward the right and wonder if that will skew your results?
I live on the West end of Pearl. The gentrification of Pearl street is very dispiriting. I'm quite certain I don't need yet
another high end coffee shop, bank, or chain retailer in place of the eclectic, affordable, and interesting shops,
bars, and restaurants that used to line the corridor. Pearl street has lost most of the charm and character that once
made it unique.
Does near mean that I could walk there?
Sales tax is too high
For better or for worse basic goods has very different meanings to very different people especially in Boulder - a
definition would be good.
Things are getting more and more boutique-y. I am a very practical person and I choose items that are more
functional/practical over brand and fashion. For example, it's more and more difficult to find sturdy kids shoes in
Boulder anymore; we've been having to shop in Longmont for items such as these.
Closing the Whole Foods at Basemar was a real blow to the community
I own a small business and the building that it is in in downtown Boulder (Pealr & 17th). Although downtown
Boulder offers a decent selection and good availability of products and services, they are consistently significantly
more expensive than the same products and services right outside of Boulder. Also, downtown Boulder is
increasingly only offering high-end or franchised products and services. Smaller, privately owned businesses are
being priced out unless they charge an inflated rate for their product or service.
I live downtown, but happily walk to Whole Foods at 28th & Pearl or Safeway. McGuckin is also an easy walk.
not much shopping near my home
I live in South Boulder. So everything that's not available at the Table Mesa Shopping Center is at least a 2 mile
drive. Thankfully the Table Mesa Shopping Center has a good mix of retailers to cover some basics.
too expensive, too many coffee shops, We need less retail and more housing.
I have to use a car to get to stores in Boulder - my walk is more than 15 minutes to get to shopping areas
We live in Gunbarrel, would like more choices for retail but it is improving
Need a Costco
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 208 of 260
Except for Macy's, and they apparently will be closing, there are no department stores I like to shop. So I shop
outside of Boulder for all my clothing purchases.
I live downtown and find that while I can usually find what i want within the city, I am increasingly needing to travel
away from central Boulder for basics.
No department stores, too many banks and restaurants. We need more small, local shops that aren't just head
shops and tattoo parlors.
way too many banks!
North Boulder is on its way, but the subcommunity center's development was stunted when Safeway was
orevented from anchoring it.
Too many banks. Too many nic-nac stores and not enough affordable needs (food, hardware, garden, medical
care further away) and services
We need a grocery store back in BaseMar. Everything now requires a drive.
The Boulder sugar tax caused me to take my food shopping to Louisville, where I also find the food prices and fuel
prices lower than here.
I am interested in seeing more local and affordable local businesses....I often have to go out of the city for retail
that I am interested in...Local business constantly talk about the rents being so high and getting higher because of
greedy developers and hype about business in Bldr.
I would like to see the city provide more supports to attract and keep small businesses.
I am a senior still supporting my 3 children and my needs are basic. Walmart is Lgmt and Lafayette is where I do
majority of my shopping.
SOBO lacks diversity and competition in ALL areas EXCEPT offices, pharma and gas stations. (BTW: unique
places to gather or meet a friend are an important service ... e.g.: special nooks or park-like spots.) This is a
serious (QoL, price and climate) issue - esp. given the horrific and increasing traffic congestion compounded by
lack of affordable, clean efficient public transportation both w/in Boulder and for travel to other communities or
Restauranats and stores are too expensive.
Main complaint is sugar beverage tax. I buy a lot of NO sugar beverages/energy drinks. Tax is assessed on these!
I go to Superior and Longmont to avoid the tax and end up doing the majority of my grocery and Target purchases
outside of Boulder. I hate to give these cities my sales tax money.
we are full of grocery story options nearby, and these have improved; but many other types of retail services are
lacking nearby
There is virtually no shopping in Boulder. If you want clothes or anything you need to leave the city and head
While there are a few small independents, the selection of retail (clothing, furniture) is skewed heavily to lower
quality or discount goods. For higher quality, we either have to shop in Denver or online.
Food is plentiful here with a great selection of grocers, and we are covered well with hardware basics thanks to
Home Depot and McGuckin's. Prices for services are way high — I cringe whenever I cannot do a home or car
repair by myself, knowing that it will cost a lot. Restaurants are expensive, so I rarely go out to eat. I shop online
for clothing and most other basics.
the Safeway near us on Iris used to have aisles and coolers with alternative (non dairy) gluten free etc. items but
now there is beer in the coolers and empty shelves
I live near McGuckin's and Safeway, and do most of my shopping there.
There are no auto parts stores in walking distance of my house. This is discouraging when there are several empty
retail locations that could accommodate this type of business.
Not enough restaurants in South Boulder. The restaurants we do have near my house are always packed.
I live downtown where there isn't an affordable or accessible grocery store within walking distance of my home or
I live downtown where there isn't an affordable or accessible grocery store within walking distance of my home or
I often wish there was a coffee shop within walking distance from my house.
I really miss a grocery store being in the Basemar center.
I live in N Boulder. Quality products are available at smaller stores; however the prices are high and selection is
low. And that only applies to food. Need to go to Target for other staples.
Sometimes the cost of goods and services exceeds prices of NYC. I call it the Boulder Tax. Gasoline is always
more expensive in Boulder than in the immediate surrounding areas.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 209 of 260
I feel like Boulder is a lot of the same. Unique but still the same. I like not having the normal commercialization of a
city, but it is interesting to me that the only places that stay open late night are the select commercialized places
Boulder seems to hide, in reference to food. Price, everyone knows moving into Boulder, it's expensive, bottom
line. The only thing that disheartens me is when people say move out of Boulder if you can't afford it, which I don't
believe the only solution should be. Especially when considering travel to and from Boulder if it is your place of
We lost our Whole Foods at BaseMar. It was within walking distance. It anchored BaseMar.
No options, nothing good.
29th street has lost all the nice clothing stores . we have many grocery stores and that is good, but all the middle
price chain restaurants are gone. need to go near by cities, I would like some selection in Boulder.
I live very centrally. I would prefer to select "Satisfied" for all of these as "Somewhat satisfied" seems less than
what I feel, so I have chosen "Very satisfied."
generally, most goods are more expensive in Boulder. It is the Boulder effect- for goods and services- but I am not
one of the elite wealthy. Then add the city and county tax in the area.
Selection is limited b/c stores are limited.
Really miss the Whole Foods at Basemar. Also, our area...Keewaydin...needs more coffee shops and restaurants
that one can walk to. I wonder if the area on Manhattan Circle, just south of South Boulder Road, could be
developed with more of these options.
Miss the Whole Foods in Basemar. This retail strip also lost the The Egg and I (not a good restaurant and not a big
loss). Restuarants not top of the line. Would be excited to see redevlopment of this retail area.
Being in Boulder, it's already expensive to live here due to a high cost of living and rent, and also the sales tax rate
is one of the higher rates in the country. Adding to this, the sugar tax has really hurt a lot of people as far as
spending goes. All of these additional taxes do not help regular, middle-class consumers such as myself. I also
know that the sugar tax has put a lot of pressure on our neighbors in the food service industry, especially hurting
the small, local businesses.
I wish South Boulder and Table Mesa in particular had more services; particularly entertainment, food, and
cultural/social venues and sites
If you are talking about clothes for the common person we have only one place to shop.
If you are talking about clothes for the common person we have only one place to shop.
Safeway is way too expensive near me.
Retail and moderately priced restaurants have moved out, many to Longmont. Rents here are much too high for
these places to succeed.
No stores within 2 miles
Housing is too expensive
All require driving
The move of Whole Foods, the Egg & I Restaurant, Herb's Meats, and Abo's Pizza from BaseMar are big losses
South Boulder is lacking in options.
Live in South Boulder. There are very few neighborhood serving retail suppliers here. If to develop, such as
Ground Zero (Moorhead/27th Way/Baseline) should consider options to place retailers instead of strictly
commercial which would do nothing for the community.
Pricier near me
I miss real stores like crossroads used to have- Mervyns, Sears, Wards. Also reasonably prices stores- Tues
Morning, Ross.
There are a lot of services that I still have to get in the car to find.
There are still a lot of services that I cannot walk to and have to drive to central Boulder, North Boulder, or more
likely to Superior
I am homeless, I work full-time and find that the only grocery stores I have access to are upscale stores that
charge more than southern california stores. It is very hard to maintain a good diet when i can only budget a very
small amount of food into my days.
Would be great to have a discount retailer beyond Target or Walmart.
I live in Boulder, but in the Gunbarrel area. There is only one grocery store, King Soopers. I have no choice where
to go really. The selection is decent and most of the time satisfactory.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 210 of 260
The reason we shop online is because Basemar shopping center no longer has the kind of shops we need, and
Basemar is the only shopping center within walking distance of our house. Amazon is preferable to driving in
Boulder's heavy traffic and trying to find a parking place. The stress and the risk of accident is just not worth the
drive. We prefer walking to our own Basemar shopping center. Getting better shops at Basemar means we'll be
happily walking and there will be less traffic on city streets.
The Basemar Center, which lost its Whole Foods, should be a site where the city encourages good, new retailers.
It doesn't need to be a grocery, since we now have Lucky's and King Soopers in South Boulder.
We live by what used to be Ideal Market. Ever since Amazon bought them we can't get our regular goods. We
need more Mountain Sun price and quality options in these area
Retail taxes are too high. Need to optimize, cut those that are not broadly beneficial. If taxes were lower, I would
shop in Boulder consistently; as it is, I do most of my family's shopping in Superior or other nearby communities.
This started long ago when Crossroads closed. Too many grocery stores and specialty shops.
It would have helped to give examples of what this survey means by "basic goods and services."
Groceries are very expensive in Boulder.
We have limited availability with just Macy's and Target. With Sports Authority leaving, I often travel to Dick's
outside the city.
Grocery store selection and prices are great. McGuckins and REI fill all of my other needs.
I only refer to food & drug stores.
When we moved into the Holiday neighborhood in 2004, we were told it would be a "walkable" neighborhood with
retail services nearby. 15 years later, there's no grocery store, no drugstore, no hardware or garden supply store,
no clothing store or toy store—virtually no retail at all. (One pet store, which is nice.) There are very few
moderately-priced restaurants or cafes, which is especially problematic because this is a lower and moderate
income neighborhood. Just as the city has created permanently affordable homes to support a broader range of
people in Boulder, perhaps they could partially support grocery stores and "general" stores in neighborhoods
without them. This would promote walking and biking, which encourages better health and community-building
while decreasing vehicle traffic. This would also help us meet our climate commitment goals.
We have lost good discount stores like Ross and Tuesday Morning
I can hardly afford basic needs dispite my partner and I both working full-over time. We are looking to move
outside Boulder within 3 months.
Grocery shopping and a branch library are a 12' walk. Loss of a thrift store and a home goods store were lamented.
Stores close earlier in Boulder than larger cities, so this has been an adjustment.
I'd like to see more LOCALLY OWNED grocery stores and restaurants that serve organic food
I can find most things in Boulder, but if I want a very full selection of clothing or household goods and affordable
prices I have to either drive outside of Boulder or order online.
No decent butcher/meat market -- and no, not Whole Foods
There is no good women's clothing shops in the City of Boulder with the exception of Barbara & Co. I don't want to
shop at chain stores and that is almost all of the shops on the Pearl St. Mall. We need more stores for women like
JJ Wells which is closing and Willow which did close. Retail rents are too high and you have priced stores out of
Prices in Boulder are inflated compared to other local markets, this has caused me to shop outside of Boulder
more often than before.
South Boulder has very limited places to eat other than fast food.
Rent is way to high for smaller business to stay or come into Boulder. Building height restriction are also a problem
for large business to come in or to expand in Boulder. Also, the sugar tax has prompted people to shop in other
towns for sugar drinks. Including juices, teas, soda, sports drinks and soy milk.
Reasonably priced, quality men's clothes are hard to find in Boulder.
Even Safeway and King Supers are now at the same price point as Whole Foods. ?????
Bus line times during weekends is limiting
Bummed that local businesses are getting priced out.
Lack of variety to shop....one target, not even a superstore leaves a lot to be desired.
I live near the Village Shopping Center (within 15 minutes walking distance). That sort of proximity to McGuckin's,
where you can get almost anything, and Sprout, Natural Grocers, etc probably leaves me with a steep advantage
over folk living in North or South Boulder where retail space is not as prevalent and 15 minute neighborhoods are
wish there was a closer grocery store to us up in north boulder
Could use another king soopers near Yarmouth in north boulder.
east boulder should become a neighborhood
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 211 of 260
Have to shop at 3 different grocery stores to get the selection I need.
Groceries are generally more affordable in neighboring towns (not including sales tax, just basic sales price).
Prices seem high.
I would like to buy drug store items and groceries within walking distance of my home at prices comparable to the
suburban stores.
I have to go to central Boulder or Denver for a lot of my needs. King Soopers in South Boulder is too small and
keeps discontinuing items I use frequently. Prices are too high. Taxes are too high.
Restaurants are expensive, fast food options (chipotle, qdoba , Panda Express etc.) are frequented bc other
restaurants are too Pricey
Lots of restaurants but not much else near my house. I have to drive to McGucks or 29th street or leave town for
basic home care stuff. Which wouldn't be a problem but that driving during the day in this town is now a nightmare.
Food is expensive. Traffic feels heavy. Wish eco pass was available to all.
Boulder no longer has choices for basic needs like socks and underwear! We only have high end clothing, and
with Macy's leaving, it is only going to get worse.
There are lots of vacant retail spaces near my home. Also the selection is NOT varied - there are three dentists
within a one block radius!
Other than groceries, very satisfied because King Soopers and Vitamin Cottage near my home, otherwise, Target
is my go-to for basic goods. The store here is not as customer friendly or as good about keeping their shelves
stocked. Three to four times in past year, I have gone for something I have gotten before, they don't have it or
have the availability to see if they have six of the items at a nearby store. There's no customer care and for me to
get to Target and not find what I need is hard. Target the only department store here. I've lived here for a long
time, used to be Crossroads Center but I haven't shopped at 29th Street because it's a boutique. Crossroads was
efficient, all under one roof. In Winter, you would be covered and they had a food court and it was very convenient.
In Boulder you now have to drive around to get what you need and I don't drive any more.
I live in Gunbarrel and there aren't very many good restaurants there, but we usually drive into Boulder to eat out
anyway. Parking downtown continues to be challenging
Would like to see more choices that are made in the USA or North America
I live in South Boulder and rely on King Soopers for most of my basic needs.
we need a grocery store in the Basemar center, where whole foods used to be. It is an empty space that needs to
be filled. A nicer restaurant choice would be great too
There are no stores for children and teenagers!
I live near the east end of pearl, downtown, and recently there have been a number of retail closings (shops and
restaurants) that I frequented in favor of housing. This has significantly, negatively, changed my view of
development in boulder and quick, walkable access to these types of places in my neighborhood. I truly feel like
the city is losing focus and the value around having walkable communities. Yes. There are places I can still walk to
but a number of my options have recently been removed entirely.
Gunbarrel is underserved at this time.
The grocery stores closest to my home in north Boulder are more expensive than the grocery stores in central
I feel like there are too many boutiques and specialty shoes or art galleries in Boulder and the parking is horrible
so I do most of my shopping online or in Longmont.
Everything is very expensive. Not enough selections for dry goods. Too many grocery stores.
I'm thinking in terms of groceries. The selection is good, but the prices not so great.
Food prices are much higher in Boulder than most places in the country. Groceries in particular.
Disabled and retired. Prices too high; store and product choices restricted. Stores offer items for one year or less;
then stop selling those items. Difficult to shop when one has food allergies.
Sugar tax is ridiculous. If I want to stock on something, I get it when I have meetings in Longmont.
The selection and diversity is poor. The price is not reasonable.
*
DITTO(USA):"WETHEPEOPLE...Well,At28th/Iris80301USA-WEOnceHadAWalmartNeighborhoodMarketAndA-CV
SPharmacy...Now,IGoToASuperWalmartInEnglewood,Colorado80110...ThanksVeryMuch/AlwaysInLiberty,DennisT
avares...SoonerAnd/Not,Later...AMEN..."!!!!!🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺🇺
I'd love a cute coffee shop closer to Valmont and foothills area.
Need to drive almost 5 miles from gunbarrel to natural foods grocery store
this is a weird question ~ price and availability of goods? why not say stores?
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 212 of 260
I live near the Diagonal Plaza, which *really* needs to be developed more. It's almost useless, and attracts a lot of
"car meets" in the empty parking lot, which are really disruptive to residents. If larger retails were located there, this
group would probably not use the area. We are satisfied in general with what we can buy in Boulder, but not in our
neighborhood. We have to drive to other places since Safeway doesn't have the food we need (vegetarians with
multiple food allergies).
Small, family-owned food stores in my area of central Boulder have been closing over and over due to rent costs.
Walmart has the best prices and they moved out of Boulder. Target is expensive.
A small grocery store or deli within walking distance (< 1mile) of 55th/Arapahoe would be great.
The bag tax is a deterrent to purchasing food in Boulder, I go over the hill.
I hope that the walk-ability/bike-ability/bus-ability of the basic needs will be emphasized in the future. For a small
city in the U.S., this is what makes Boulder special and a nice place to live and work.
I would like to see more smaller shops around town. Not just on pearl street. I would also like to see more retail in
north boulder.
I live in central Boulder and the closest grocery selection is Whole Foods and Ideal Market. This is frustrating
because these are the two most expensive shopping complexes in Boulder.
Local business seem to keep going out and chains keep coming in.
Local business seem to keep going out and chains keep coming in.
We need a bowling alley, salad bar restaurant & Costco
This question is confusing. Are you asking if goods and services are near my home, or how satisfied i am with the
goods and services nearest to my home? What if I'm satisfied with what I find when I get there, but they're not near
my home? Losing the Whole Foods in the BaseMar Center was a big loss.
I recently moved here and find it odd that our local Target in Boulder is often out of stock in basic items (like
kitchen scrub brushes, cleaning wipes, paper towels, hand sanitizer, etc.) and I find myself needing to drive to
nearby towns (like Walmart or other Target stores) for these items. I sometimes see the same "empty shelf
syndrome" in our local grocery stores....so it seems we have a need for more stock in Boulder, perhaps especially
when school is in session and the college students are in town.
There is 1 Target store in Boulder, and its items' stocking is very, very, very poor.
Fine for basic services. Sometimes shop on line for gifts.
As an exploited graduate worker (I teach 4 classes a year and make ~2/3 of the cost of living) I buy little beyond
food, so what is a "basic need" to me is probably much narrower in scope than it is for others.
I do not want to be able to find everything in the city of Boulder! I want to live in a community that is quiet, has
open space, and friendly people. I am not looking for more shopping in Boulder but actually less! The 29th street
mall should have been a central park.
I am in Gunbarrel, and we and we have practically nothing out here. I like my King Soopers (although the produce
quality has gone down due to various circumstances), but the parking became awful since the city allowed all of
the condos/rentals to be built in that area. The only gas station price gouges, so I never buy gas there. At least
there are more restaurants now.
Prices range depending on the service and some businesses are not in Boulder or have hours that are the same
as when I work.
I've lived in my home in Newlands for 43 years and although cumulative changes to the two shopping centers @
Alpine & Broadway have been net positive for the surrounding neighborhoods, I regret that Ideal Market no longer
meets my needs since being taken over by Whole Foods & now Amazon. Their presence there has caused me to
shift much of my "daily" grocery shopping to Lucky's on North Broadway...unfortunately a more car-centric and
less immediate neighborhood choice.
Too much yuppie stuff and yuppie prices. Sometimes it feels like just one big Patagonia store with an overpriced
restaurant attached to it. Not everybody in Boulder is making $100K+. Soda and grocery bag taxes need to go. I
cut my shopping in Boulder by 2/3 because of those. So you lost on the tax, the sales tax, the income tax of the
business, the business revenue got hurt and if the local business cut back on staff then the taxes on employees
Boulder loses out again. Even more so if the business move out of Boulder.
Walmart is still cheaper so my family goes there
Too much yuppie stuff and yuppie prices. Sometimes it feels like just one big Patagonia store with an overpriced
restaurant attached to it. Not everybody in Boulder is making $100K+. Soda and grocery bag taxes need to go. I
cut my shopping in Boulder by 2/3 because of those. So you lost on the tax, the sales tax, the income tax of the
business, the business revenue got hurt and if the local business cut back on staff then the taxes on employees
Boulder loses out again. Even more so if the business move out of Boulder.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 213 of 260
I worry in a couple of years, every restaurant in Boulder will either be completely high end (Pearl Street) or fast
food/chain (28th Street). Local, mid-priced restaurants are disappearing from Boulder at an alarming rate. Ross'
leaving was disappointing.
I would appreciate a small local market within walking distance of my home. I live in the Holiday neighborhood,
and Lucky's Market is not what I consider "within walking distance".
Boulder's so small that I don't have to go far for anything. If I do, I go to Longmont.
I can afford to shop in Boulder, but find that availability of the types of stores that carry goods I'm looking for
(clothing, home furnishings, etc.) is very limited
Boulder expensive. I often shop in Longmont b/c somewhat less expensive.
I live on the Hill and unfortunately our local commercial district is struggling and does not offer a useful variety of
goods or services for our family. It would be very helpful if the City Council would support the proposed Hill hotel
The selection of basic goods has dimenished considerably in the last decade. I now must travel to Broomfield to
find a selection of stores that carry non-young adult clothing, shoes, accessories. Family restaurants have all but
I have to travel like 1 mile to get groceries that are affordable and have good selection.
The only easily available basic goods and services are restaurants, outdoor wear and grocery stores.
Streets poorly Maintained - Parking Scares - Sanctuary City Fears - Last nine yrs. BEST restaurants all GONE +
Transients everywhere ! Boulder Creek Contaminated.
I live in Uni Hill area, and shops in this area are very limited.
Difficult to fight the on-line retail trend.
Although Pearl St provides a number of shops and restaurants, the only grocery store near my house on Univ Hill
is Alfalfa's. Its selection is minimal and the prices are very high!
I live near 30th and Glenwood. There are some of the BASIC needs in m neighborhood, but not anything worth
writing home about.
Would like goods and services within walking distance or bus line runs more frequently.
I wish Esh's was here. Whole Foods and the Farmers Market are so expensive. Why did they shut down
I live in north boulder, Upland and Broadway
There are no clothing shops near me. Even when we had a WalMart, it wasn't a real one.
Everything's getting pricier and scarcer. Lucky's is nice to have in S Boulder, though at the expense of Savers &
Dollar Store...I don't know. Pearl Street is ridiculous - how many pricey, trendy restaurants do we need? Set up a
food truck corral downtown so there are some casual, low-cost options (and, no, not once a month as some
cheeky special event...EVERY. DAY.)
Lots of places are going out of business and a lot of banks are coming in.
Tax is high so prices are high. Also selections are limited for certain items
I am not really satisfied with the retail near my home. There is a lack of competition for goods and services in the
Gunbarrel area. This limits the selection I have as a consumer. I would appreciate more variety for all things:
restaurants, stores, gas stations, etc...
Living in north/east Boulder, Valmont & 55, retail is a true wasteland. No retail or restaurants nearby. Lots of empty
space where the proposed park was to be. Should be used for a shopping center.
Need a car for everything
I'd love to see a butcher shop and proper bakery near my home. Right now there is no butcher shop to speak of
and Great Harvest is on the other end of town.
There is a grocery store across the street, but it is very expensive. I typically drive about 1 mile to get to a different
It seem like all of the independent shops are being priced out of Boulder. It's sad that our community doesn't
seem to care that mom and pop can on longer afford to stay open.
Appendix G: CRS Shopper Survey Responses Satisfaction Near Home
City Council Study Session Page 214 of 260
Appendix H: Retailer Survey Results8
Objectives
Working towards goals of an inclusive, sustainable, and vibrant retail environment requires the
City to have a good understanding of businesses currently selling goods and services in
Boulder. The Retailer Survey was designed to strengthen that understanding by expl oring the
attitudes and perceptions of a broad sample of local Boulder establishments, including their
satisfaction levels, concerns, customer characteristics, core strengths, and prospects for the
future.
Method
As with the Shopper Survey, Retailer Survey respondents were informed about the survey by
postcards, e-mai l, on-line newsl etters or personal outreach by phone or in person.
Respondents were directed to a web-based questionnaire. The questionnaire included both
open-ended and multiple-choice questions designed to explore the above topics and took
approximately twelve minutes to complete. Participants' identities were kept anonymous, but
participants were invited to leave contact information to opt-in to potential qualitative follow
up research (ie. focus groups).
We received completed Retailer Survey questionnaires from 61 respondents operating
businesses located in Boulder (or the immediate vicinity}.
Sample Characteristics
The following pie charts give a good overview of who responded to the Retailer Survey:
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e Note that the reference for all findings in this section, unless otherwise noted, is the 2019 Boulder
Retail Shopper Survey, as analyzed by Leland Consulting Group and Greensfelder Real Estate Strategy.
Appendix H: Retailer Survey Results
City Council Study Session Page 215 of 260
•57%ofparticipantsoperatedormanagedretailstores,20%representedrestaurants,18%representedservicecompanies,and5%represented“other”businesses.•Thevastmajorityofquestionnaireswerecompletedbyproprietorsormanagersofthebusinessesinquestion.•Twooutofthreebusinessessurveyedwereinleasedbuildings.Intermsofspecificstoretypes,themost commonsinglecategoryofwasdining/drinkingestablishments,followedbyapparel/accessorystoresandservicebusinesses(ofseveraltypes):RespondentsbyEstablishmentTypeDining,RetailServiceDetailHospitalityStoreBusinessApparel,accessories9Food/Drnkaway13Health,pharm,care21Hobby, books,music41Homefurnishings3M:sc.retail4Specialtyfood5SportingGoods4Automotive11Services18Food/BevatHome2Entertanment1LHote1Total143512•Inall,thesamplerepresentedagoodcross-sectionofBoulderbusinesses—notdisproportionatelydominatedbyanyparticularretailtype.•Sixrespondentschosenottoanswerthestore-typequestion.•RelativetoBoulder’soverallexistingretailandrestaurantmix,thesurveysampleleanstowardsanover-representationoflocalindependentbusinesses.Assuch,theperceptionsandopinionsoflargernationalchainbusinessoperatinginBoulderarelargelymissingfromthefindingspresentedhere.Retailerresponseswerelocatedinthefol(owingareas(darkercolorsindicatinghigherconcentrationsofrespondents):115Appendix H: Retailer Survey ResultsCity Council Study Session Page 216 of 260
FindingsFindingsforeachmainquestionnairesectionareshownbelow,eitherforthesampleoverallorcross-tabulatedbydemographicorgeograpnicfactors,dependingonrelevancetothesurveygoals.Notethatgiventhesmalloverallsamplesizeof61,cross-tabulationsofanytypearetobeviewedwitncaution.Whileparticipationwasrelativelyhighforrestaurantsandservicebusinesses,thetotalsamplecountsinthosegroups(13and14,respectively)aretoosmalltodrawmeaningfulconclusionsfromseparatingoutresultsthosesubsets.Findings-OveraHSatis1ctionwithBoulderAcrossall61respondents,Boulderwasgenerallyratedpositivelyasaplacetoconductbusiness,withapproximatelyone-halfratingitasatleast“verygood”:Source:CityofBoulder116Appendix H: Retailer Survey ResultsCity Council Study Session Page 217 of 260
RateBoulderasaPlacetoDoBusiness(AllRespondents)50%45%40%35%30%25%20%15%10%5%0%•22%weregenerally dissatisfied,givingBoulderapoororfairratingoverall.atratings acrossthecategoriesrepresentedsuggestsgenerally highersatisfactionservicebusinessesand more dissatisfactionamongrestaurants(although,again,thesizesarereallytoosmalltodrawprojectableconclusionsfromthisapparentdifferenceacrossstorecategories)ServiceBusiness0%33%17%RetailStore16% 13%28%38%_.._..:Dining,Hospitality7%21%21%50%PoorFairGood•VerygoodExce[lent43%28%12%10%Poor7%FairGoodVerygoodExcel[entAlookamongsampleRateBoulderasaPlacetoDoBusinessC30/0117Appendix H: Retailer Survey ResultsCity Council Study Session Page 218 of 260
Findings-BoulderBenefitsThefirstopen-endedqueryinthequestionnaireaskedretailerstolistthe“benefits,ifany, ofdoing businessinBoulder.”Thisquestionyieldedawidevarietyoftop-of-mindresponses,whichwereclusteredaroundahandfulof primarythemes:•Themostcommoncategoryofresponserelatedtothegeneralbeauty,vibrancyandhappinessofBoulderasaplacethat peoplelove.•Closebehindinfrequencywerecomments about the spendingpower/affluenceofBouldershoppersandthestrongvolumeofvisitorandshopperfoottraffic(especiallyamongDowntown/PearlSt.respondents).•Anotherclusterofcommentswasgenerallythemedaround theideaofBoulderasadestination,wherethecombinationofotherstoresand restaurants,togetherwithitsreputationasagoodplacetoshop&dineprovidedapositivecriticalmassforretailers.•Theimportanceoftheuniversity(ies)inBoulderwasarguablyimplicitinmanyofthesecomments,butalsoexplicitlymentionedbymany.Closelyrelatedthematicallywastheimportanceofhavingawell-educated,discerning, quality-seekingcustomerbase(with“foodies”asthemost commontermusedinthecomments).•Finally,manyrespondentsnoted,inonewayoranother,thebenefitofhavingastrong,supportivecommunity.Versionsofthisthemereferenced“loyalcustomers”,greatdowntownassociation,supportiveneighboringbusinessesorsimilarcommunityperks.Thefollowingbarchartandtableshowthegroupingofthesemajorpositivethemesintosomeofthecommonsubcategories presentintheopen-endedcomments,alongwith anoveralltally:ProsofDoingBusinessInBoulderBeautifulHappy VibrantPlaceSpendingPowerVisitors/TrafficCriticalMass,Clustering,BrandSmart,Cultured,Quality-SeekingLocalSupportUniversityoio20304050RelatedComments118Appendix H: Retailer Survey ResultsCity Council Study Session Page 219 of 260
BenefitsofDoingBusinessinBoulderaThemeSub-themecountofcornmentsBeautifulHappyQualityofLife,Greatplacetolive&work1041VibrantPlacetotalBeauty,weather,nature,locale8Active,Vibrant,Fit,Bike,Walk,Healthy,Eco9Walkable,Transit4Attitude,friendly,positive,happy,greatpeople10Visitors/TrafficTourism,Visitors2032FootTraffic,GoodTraffic12totalUniversityUniversity,students,CollegeTownBBnlSmart,Cultured,Educated, intelligent620Quality-SeekingUnique,interesting,diverse, culture5totalDiscerning,Foodie,quality-seeking9SpendingPowerGeneralEconomy433Affluent,Incomes,Demographics19totalCustomerBase(general)10LocalSupportLocal-loyal514Community,Support5totalCitySupport,DBI,Events4CriticalMass,OtherBusinesses,Neighbors421Clustering,BrandFoodOptions,Dining5totalReputation,Draw,Recognition6PearlStreet6Findings-BoulderDrawbacksThe“benefits”questionwasfollowedbyanotheropen-endedpromptexploringtheconverse:drawbacksofdoingbusinessinBoulder.119Appendix H: Retailer Survey ResultsCity Council Study Session Page 220 of 260
ConsofDoingBusinessinBoulderRent,TaxesStaffing,CostofLivingPark,ng,trafficStoreTurnover,ChangeCFty/CouncilSnobsRegulationT’ansien:sComoeti:ionSeasoraityEven:s•00203040 5060Rea:eaComments•Fully54ofthe61totalrespondentsmentionedhighrentsand/orhightaxes(almostalwayspropertytaxes,whenspecified)asbeingtheprimaryconsofoperatingintheBoulderretailenvironment.•Closelyrelatedwastheproblemofhiringandretainingemployees(especiallyentry-level)withseveralcitingtherisingcostoflivinginBoulderasakeyrelatedfactor.•Aboutathirdofrespondentsmentionedproblemsrelatedtoparkingavailability (oftenrelatedintheircommentstotrafficcongestion).Somespecificallymentionedlackofemployeeparkingorofcustomerparking,butmostcommentswererelativetoparkingingeneral.ThethemeoftheCity’s“urban”and“transitoriented”aspirationsbeingatoddswith itssjburban,autoorientedlayout and habitsrepeatedacrossallsurveys.•Severalparticioantsnotedthattenantturnover(and/or‘iacancy)ofneighboringstoresorrestaurantscouldbeachallenge--aestheticallyorintermsofreducedtraffictothearea.Somementionedtenantturnover(especiallytowardsexclusivelyhigh-end)aspotentiallychangingthecharacterofshopping/diningareasfortheworse.•ComplaintsrelatedtotheCitystaff,CityCouncil,orCityregulationsgarnerednegativecommentsfrommorethan one-fourthofrespondents.•Complaintsaboutclienteleandpassers-bywerenearlyevenlysplitacrosstheeconomicspectrum,withseveralcomplaintsaboutimpactsfrompeoplewho arehomelesslocatingnearthestoreandevenmorerelatedtoaperceivedsenseofentitlementamonganincreasinglyaffluentresidentbase.120Appendix H: Retailer Survey ResultsCity Council Study Session Page 221 of 260
•Manyoftheseanswersmirrorwhatwasheardinthestakeholderinterviewsandexpressedintheretailerexitinterviews.WhenaskedaboutthetrajectoryoftheBoffiderretailenvironment(specifically,whetheritwasgetting harderoreasiertodobusinessintownoverthepasttwo years),perceptionswerenearlyunequivocallynegative,withalmosttwo-thirdsindicatingitwassomewhatormuchmoredifficultdoingbusinesstoday.IsitGettingHarderor EasiertoDoBusinessinBoulder?3’%31%28%5%5%0%M:bmoreSomewhatAc-o:theScnewhatMucheaserNotsret‘raredEffcLsaneeasieRespondentsfocusedoarticularlyontheexpenseofdoingbusinessinBoulder(rentsandNNNpass-throughsinparticular),andthedificultyfindingemployeesandthedifficultyemployeeshaveaffording toliveinBoulder.Fromaregulatoryperspective,respondentsfrequentlymentionedtherulesandregulationsimposedonthoseoperatingbusinessesintheCity,andalackofadequateparking.Wethenshowedrespondentsalistofpotential/likelybusinessenvironmentchallengesandaskedthemtoindicate,foreach,whetherthatfactorhadbeenachallengefortheirBoulderbusiness overthepasttwoyears.Forfactorsnotedaschallenges,participantsthenindicatedwhetherithad“someimpact”or“significantimpact”ontheirbusiness.121Appendix H: Retailer Survey ResultsCity Council Study Session Page 222 of 260
ChallengestoDoingBusinessinBoulderSomeimpact‘SignificantimpactLocalFees&Taxes44%48%•—‘—High/IncreasingRent26%57%Finding&KeepingEmployees34%46%CustomerParkingAvailability30%46%EmployeeParkingAvailability30%43%CityPocies&Reculato”s39%21%Compet{c”fon\earhy393/UtiesCosts39%8%OnneCompet:ion20%26%LackofAvaabeSpace20%25%•Asnotedearlier,taxesandrentsledthelistofchallengesforlocalbusinesses.Thischartshowsthedegreetowhichtheywereratedasthemostimpactful.•Similarly,thischartshowsthedegreetowhichstaffingconcernsandparkingavailability(bothcustomerandemployee)wereratedasimpactful,withatleast43%indicatinga“significantimpact”.• Citypoliciesandregulationswereseenatposingatleastsomeimpact,withabout60%ofresoondentssoindicating.Itisimportanttonotethatthiscategoryratedasagreaterconcernthancompetitionfromeither nearbycitiesoronlinesellers.•The relativelylowconcernevidencedhereforon-linecompetitionmaybemoreafunctionofthesignificantchallengesposedbycost,staffing,complianceandparkingdifficulties. Theon-linethreatisempiricallyreal,basedonnationalretaildata,butthepaceofchangemayjustbeslowenoughtokeepconcernatasimmer.•“Lackofavailablespace”isanotherfactorthatappearsto bereal,basedonavailableevidence(generallylowretailvacancyrates across mostareasinBoulder,andshortageofretaildevelopmentland),butperceptionsofconcernherescorelowThisapparentmismatchislikelydrivenbytheimmediacyofotherconcernsrelative tospace needsMostretailersatanygivenpointintimearenotactivelyinthemarketfor newspace,sotheconcerntakesabackseattootherday-to-dayfactorsthathaveamorevisibleimpactonsales/performance.122Appendix H: Retailer Survey ResultsCity Council Study Session Page 223 of 260
Respondentslistedavarietyoffactorsthattheyattributedtosettingtheirbusinessesapartfromcompetitioninothercities:WhatSetsYourStore/BusinessApartinBoulder?Scn-ewhatImportantVeryrpora’tTopOuary23%75%Exper:Service13%84%CoolAtmosphere28%61%Hard-to-Find,UniqueOfferings28%52%FrequentlyUpdatedStock34%46%ConvenientParking20%54%EasytoWalk/BikeTo28%43%-Sales&Promos26%18%ConsistentlyLowPrices15%20%BargainPricing20%7%0%10%20%30%40%50%60%70%80% 90%100%•AskedwhatsetstheirbusinessaboutintheBouldermarket,almostallsaidthattopqualityofferingswereimportant,with75%ratingitasveryimportant.•Offering“expertservice”wasratedasveryimportantbyevenmorerespondents,at84%.•Thesomewhatrelated attributesof“havingacool,interestingatmosphere”and“hard-to-find/uniqueofferings” bothscoredhighinimportance,with89%and80%respectively,indicatingtheywereatleastsomewhatimportant.AskedtoprognosticateabouttheirretailpresenceinBouldertwoyearsintothefuture,notsurprisingly,mostrespondentsindicatednolikelychanges:123Appendix H: Retailer Survey ResultsCity Council Study Session Page 224 of 260
2-YearPlansforBusinessMayormaynotSomewhatlikelyVerylikelyClosealllocations11%42%SellBoulder locationCloseBoulderlocation13%18%7%5%7%5%MoveoutofBoulderMoveelsewhereinBoulderOpennewBoulderlocation13%7%10%10% 7%5%7%3%3%10%%0%10%20%30%40%•Concernsaboutthefuture trajectoryoftheretailenvironmentdiscussionswithCityleadershipandstakeholders,areechoedquestionaskingrespondentstolooktwo yearsintothefuture.•Just13%indicated somepossibility ofopeninganewBoulderlocation,whilesome30%felttherewasatleastapossibilityofclosingtheir Boulderlocation(althoughjust12%rated thatprospectassomewhatorverylikely).Storeopeningandclosuresforsmallbusinessoperatorsshouldberareevents.Evensaying“maybe/maybenot”issignificant,especiallygiventhetwoyeartimeframe.WhilethereisnotabenchmarkforColoradoornationallyagainstwhichtocomparethisresult,thisresultdbesseemuncharacteristically pessimisticandforthatreasonmeritsattention.•Whetherornottheywouldchangethestatusoftheir Boulderstore,37%indicatedatleastapossibility ofopeninganon-Boulderlocationoverthenexttwoyears.WhilethisfindingcouldbeattributedtoBoulderhavinglaunchedanumberofbusinessesthatlaterexpandedelsewhereorhavinglimitedpotentialbecauseofitssize,itcouldalsoreflectadissatisfactionwiththedifficultyandexpenseofopeningandoperatingabusinessinBoulderascomparedwiththemore business-friendlyenvironmentsinneighboringcities.Opennon-Boulderlocation16%inBoulder,evidentinintheresponsestothis124Appendix H: Retailer Survey ResultsCity Council Study Session Page 225 of 260
•Havingalack ofcertaintyaboutcontinuinginbusinessinBoulderisasignificantfindingasitrelates totheCity’sdesiretoretainandfosteraninclusiveanddiverseretailoffering.Thisuncertaintyisnotawelcomeadditiontothesupplyconstraintsandregulatoryburdensalreadynoted.Thecommentsretailersofferedontheretailersurvey“pro”and“con”open-endedquestions,”particularlythoseaboutoccupancycosts,findingemployees,theregulatoryenvironment,andparking,correlatewiththisnotedlackofcertainty.Askedtoratetheimportanceofavarietyofdifferentcustomersegments,oursamplewasmostlikelytolistBoulderresidentsascritical—with80%ratingthatgroupasveryimportant.ImportanceofCustomerSegmentsSoriew[’atrrportantVeryrpo’ta”:Boderresden:s15%80%Resdentsofnearbyccrrmunites26%64%Peopewhowok;3ouder38%44%Vsitors7tcuris:s23%59%u:versitys:udents26%31%Fesbva/everl-goers23%31%20% 30%40%50%60%7C%80%90%C0%•ResidentsofnearbycommunitiesareclearlykeytomanyBoulderretailer’scustomerbases.EvenifnotquiteasimportantasBoulderresidents,90%ofrespondentsratedthemasatleastsomewhatimportant•Visitorsandtouristsalsoremainhighlycoveted,withalmost60%ratingthemasveryimportant.Thisgroupisanimportant partof Boulder’seconomy,andthisfindingisatoddswithattitudeswenotedinstakeholderinterviews,andretailersurveyopenendedresponses.125Appendix H: Retailer Survey ResultsCity Council Study Session Page 226 of 260
•Retailers’ratingsofthesedifferentgroupsindicatethattheyrelyonavarietyofcustomergroupsfortheirsales.•There wereonly12restaurantrespondentsand15servicebusinesses(representingavarietyof services).Becauseoftheoveralllackofresponsesand thusdatainthesecategories,littlecanbegleanedbyanalyzingresultsbyestablishmenttype.Ofthe13diningestablishmentsinoursample,eightindicatedthattheyoffer onlineordering.Fiveofthose estimatedthaton-lineorderingaccountedfor10%or lessoftheiroverallsales.Justonerestaurantsaidthaton-lineorders madeup morethan20%ofsales.Allbuttwooftherestaurantscurrently doingon-linesalessaidthattheiron-linepercentofordershad grownoverthepasttwoyears.Amongthe35(non-service)retailerrespondents,17(approximatelyhalflsaidthatthey haveanon-linesalespresence.Threeofthosesaidtheiron-linesalesrepresentedmorethan50%oftheir totalsales.Nineretailersindicatedthaton-linesales were10%or lessoftheir business.Morethanhalfoftheretailerscurrentlysellinggoodson-lineindicatedthatsuchsaleshadincreasedsincetwoyearsago(andonlyonesaidtheyhadcutback).WhatPercentofYourSales/OrdersLastYearWere On-line?57%43%Retailstores36%Restaurant,hote20%14%11%•6%6%0%0%none1to10%11to25%26to50%over50%•Fiverespondentsreportedthatatleastone-quarteroftheirsaleswerenow on-line.•Thenumberofretailersandtheamountofsales originatingon-lineappearsto beaheadofnationaltrends,however,thisfindingisnotunexpectedgivenBoulder126Appendix H: Retailer Survey ResultsCity Council Study Session Page 227 of 260
residents’wealth,educationlevels,andaccesstotheinternetascomparedwithnationalbenchmarks.RetailerExitSurveyResultsWiththeexpressgoalof“creatingamoresupportiveenvironmentforsmall,localbusinesses,”theExitSurveyofpastBoulderretailersconductedbytheBoulderSmallBusinessDevelopmentCenter.TheSBDCinvited174brick-and-mortarretail,restaurant,andwalk-inservicebusinessesidentifiedbytheCitythroughconfidentialtaxrecordsthatclosedforbusinessoverthepasttwoyears.Thissurveywasmorequalitativethantheshopperandretailersurveyssummarizedabove,anditposedthreequestionsto retailersnolongeroperatingintheCity:1.Whyareretailbusinesses,restaurantsandservice-basedbusinessesleavingBoulder?2.What’schanged?3.IsthereanythingthattheCityofBouldercandoto helpsupportthesebusinessestostay?SixbusinessesrespondedfromwhichtheSBDCwasabletogarneroneinterview.WithalowresponseratefromCityidentifiedbusinesses,theSBDCthenundertooktocreateitsownlistofexitedbusinesses,andanadditional72wereidentified.Cfthese,22wereinterviewedbyanexperiencedmemberoftheSBDCstaff.Allresponseswerefromsmallbusinessesasappropriatecontactsatlargerandchainbusinessesweredifficulttofind.AcopyoftheSBDC’sreport,summarizedhere,isattachedasExhibit“E”.Theinterviewquestionsandguidelinesweredevelopedcollaborativelyby SBCDstaffandCitystaff.Theconsultantteamwasnotconsultedand thuswasnotabletoofferanysuggestions.Participantswerepromisedanonymity,keytoobtainingfrankandhonest feedback.Overviewofrespondentsandkeytake-awaysFollowingarecharacteristicsofthe22businessesthatwereinterviewed:•18of22closedallBoulderlocations.•14of22operatedasinglelocation,72-4locations,and1operated5÷locations.•12of22hadoperatedinBoulderfor11+years.•11of22saidtheywouldnotconsiderreopeninginBoulderinthefuture.127Appendix H: Retailer Survey ResultsCity Council Study Session Page 228 of 260
10respondentswerefoodandbeverage(F&B)operators,10traditionalretail,and2servicebusinesses.NoparticularareaintheCityaccountedforanoutsizenumberofclosures.ThefollowingchartshowshowexitedbusinessesrateBoulderasaplacetoconductbusiness:Source:SUDC,GreensfelderRealEstate StrategyToaddgreaterinsight thischartshowsattitudesaboutthetrendofhoweasyitistodoinbusinessinBoulder:Thefollowinglistofreasonsdescribes themost commonlycitedprimaryfactorsgivenbyexited retailersdescribingtheirdecisiontocloseforbusiness:Leaseratesforthespaceyourbusinessoccupied8Localfeesandtaxes3a.I.‘I.AaExcellent:3•VeryGood:0Good:3LFair:SaPoor:4a[Notsure]:4.3SaMucheasier•SomewhateasierAl)uutthe samemoretlifficutlt—MuchmoredifficultNotSureSource:SBDC,GreensfelderRealEstateStrategy50.0%18.8%128Appendix H: Retailer Survey ResultsCity Council Study Session Page 229 of 260
Availabilityofparkingforcustomersoremployees2125%Abilitytofindandkeepemployees2125%Availabilityofsuitablespaceforyourbusiness16.3%Source:SUOC,Greensfe/derRea/EstateStrategySummarizedresponsestoopen-endedquestionsThefollowingopen-endedquestionswereasked,withresponsessummarizedandlightlyeditedforclarityandreadability:Howwouloyojnesrbethecustomersyouexpectedtocapturewhenyouoginallyooenedo’O,.Sirless?1.BusinessOwnersor,TheHillexpectedmoreUniversitytrafficfromstudentsandstaffbutclosedinpartbecausepeopledon’tstayonTheHilltoshopandeat,andirpartbecauseofapoorbusinessenvironment(ie.lackofpolicesupportandparking,andsanitationissues).2.PearlStreetandDowntownownersandoperatorshopedforfoottrafficfromlocalsandtourists.PearlStreetbusinessesattractedcustomers,butnoted“lookers”asopposedto“buyers,”andflatsales.3.OwnersandoperatorsinotherareasoftheCitywerevariouslytryingtoattractafocusednichesuchasfoodies,beeraficionados, coffeeenthusiasts,equestrians,ortravelers.4.Notsurprisingly,Gunbarrelownersnotedadisappointingretailenvironmentwithalackoffoottraffic,“gravity”favoringotherareaswithacriticalmassofgoodsandservices,andoccupancycostsoutof syncwiththeabilitytoproducesales.Areyougettingthecustomersyouwerelookngforinyournewlocatron?1.AllthosethatrelocatedtoaneworexistinglocationoutsideBouldernotedthattheywereabletoattractshoppersandclients,thatitislessexpensive,andthatitiseasier todobusinessoutsideofBoulder.129Appendix H: Retailer Survey ResultsCity Council Study Session Page 230 of 260
What arethebenefitsofbeinglocatedinBoulder?1.Halfofrespondentshadan affinityforBoulderanditslifestyle,andsomewereresidentswhowouldhavepreferredtoremainlocalasopposedtorelocatingelsewhere.2.18%ofbusinessesstatedthatabenefitwasBoulder’saffluence.3.18%ofbusinessesnotedeaseoflocation,access,orparking.WhatarethedrawbacksofbeinglocatednBoulder?1.40%citedhighrent,taxesandoperatingexpensesweretoohighto stayopen.2.Facilityandlandlordchallengeswerethenextmostfrequentlycited drawbacks.Theseincludedissuessuchasleaksandfloodsimpactingoperationsthatlandlords wouldnotaddress,increasingbaserents,passingthroughincreasedcostssuch aspropertytaxes(notethatretailleases aretypically“triplenet”or“NNN”meaningthatpropertyoperatingexpenses,propertytaxes,andinsurancearepassedthroughtotenants),andLandlordsfavoringchainspresumablybecauseoftheirgreaterabilitytofundtheirowntenantimprovements.3.AlackofsupportbytheCityforlocalsmallbusinesses.Examplescited includeddifficultystartingabusinessgiventhecomplexityofnavigatingtheCity’sregulatoryenvironment,lackofCitysupportforcertainindustries(mouniainbiking),lackofCitysupportforspecificcircumstances(adequatepoliceontheHill,monitoringnegativeexternalitiesFromanearby,newlyooenedmarijuana company).SpecificallywithrespecttotheCity’sregulatoryenvironment,navigatingzoningissues,inconsistentlyappliedCitypolicies,andlackofcoordinationbetweenCitydepartmentswerespecificallycited.4.Staffingissuesand theinabilitytofindqualityemployeeswasachallengeforaboutathirdoftheousinessowners,withonlyafewousinessessayingthiswasanon-issue.5.ManybusinessessurveyednotedanarroganceissueinBoulder,saying“Boulderneedsanattitudeadjustment.”WhilesomefocusedonthecostofconductingbusinessintheCity,especiallyforindependentbusinesses, madeoperationsinBoulderunsustainable,othersFocusedspecificallyattheCitygovernment.Specifically,somefeltthattheCitymadeitmoredif-Ficulttodobusinessthannecessaryincludingbeingunsupportiveandsettingroadblocks,andnotcaring whenbusinessesclosedtheirdoors.Somerespondentssimplysaidtheyweresimply“fedup”withthearroganceoftheCity.130Appendix H: Retailer Survey ResultsCity Council Study Session Page 231 of 260
6.Parking wasnotthereasonforanyoneshuttingtheirdoorsbutmanybusinessescreditedparkingasanissuefortheiremployeesandpatrons.7.Entrepreneurslookingtoopenanewbusinessarehavingtocompeteforspacewithmarijuanabusinessowners.8.BusinessownersonTheHillfeltthatthere’s.9.GunbarrelandtheHillweresingledoutasdisappointments.Gunbarrelwascharacterizedasa‘forgottenchild,”apartfromandabandonedbytheCitybutwithallthesamecostsofbeinginBoulderproper.Similarly,Hillbusinessownersnotedthat“nothingthatkeepspeopleontheHill.’VVa:morecould havebeendoretosuooortvocrbjsinesswnenitwas:nBouder?1.Responsesfocusedontaxrelieforpolicythatwouldlimitwhattaxescouldbepassedthroughbyapropertyowner(apolicywenotethatwouldnotbeeffectiveinpractice).SuggestionsforCurrentandFutureBusinessOwnersParticipantswereaskedforsuggestions thatmighthelpcurrentand futurebusinessowners,andtheSBDCextractedanumberofspecificcommentsthatweremadebyinterviewees.Themostpoignantcommentwhichcorrelateswithourreighboringcitiesresearchwas,‘Youdon’thavetobeinBoulderanymoretobeasuccessfulbusiness.”Followingareresults,summarizedbytheme:1.CityGovernment:Onerespondentsaid,“There’sanarrogantattitudeasifyoushouldbe gratefultobeinBoulderanditpermeatesthroughCitystaffasifyou’reanannoyance”whileanothernoted that“Longmontisresponsivetobusiness owners(moresothanBoulder).Theytryandhelp.Boulderputsupwalls.”Suggestionsthatwereofferedinclude:a.HelpnavigatingtheCity’sbureaucracyincludingfindingtherightdepartments.b.Azoningadvocatetohelpwithinformationexchangewouldhavebeengood.c.Gettingconsistentanswers(referringtozoningquestions).2.LocatingBusinessesSuggestions:a.Helpidentifyingandcontactingbrokersandconsultantstolocateproperty.131Appendix H: Retailer Survey ResultsCity Council Study Session Page 232 of 260
b.Makesurethatthereisenoughroominindustrialzoningforother businessesbesidesmarijuana.‘Whatweneed, potgrowershave.Anyfacilitythatisopenhasjackedupprices.”3.RetainingBusinesses/BusinessEnvironment:ThisisabroadcategorywithresponsesfocusingeitheronCitygovernmentorontheprivatesector.ThesentimentseemstosupporttheideasoftheCitybeingmoreactivekeeping businessesinBoulder,andoffindingwaysCitycouldhavesupportedthebusiness,andifanyresourceswereavailable.a.WithrespecttotheCity,weheard thefamiliarrefrainthattheCityshould“Supportbusinessesratherthanmakingitmoredifficult,”and“Don’tlosetrackthattherearedifferentkindsofbusinesses.”b.ThefollowingquotesumsupfeedbackaboutwhatsmallbusinessownerswishtheCitywoulddo,“Ifthere’sanythingthattheCitycandotoincentivizelandownerstokeepsmallbusinessesalive,thatwouldbegreat.Rentsgoupanditpushesupexpenseseachyearandsmallbusinessownerscan’tkeepupwithbigbusiness,Landlordshavenoreasonnottosignwithachain.”c.Withrespecttotheoverallbusinessclimate,theSBDCheard“BoulderemployeesareBAD,”“Peoplewalkdowntownbutdon’tshopdowntown,”and“I’dratherhaveacrappyplaceinBoulderthananiceplaceinGunbarrel.”d.Withrespecttooccupyingspace,theSBDCheard“Propertymanagementdoesn’tcareandthere’snothingyoucando,”and“It’shardtoknowwhotogotofordifferentcontractors(forplumbingasanexample).”e.Finally,therewereanumberofcommentsaddressingtheviabilityofsustainingabusinessinBoulder:“I’veneverworkedsohardfor solittlemoney,““I’mfedup,andIamconsideringleavingBoulderalltogether,”“Basically,wealljustgritourteethandbareitandthen gooutofbusiness,”“NoonemakesmoneyindowntownBoulder,”and“Evenwithgoodbusiness,youdon’thaveanythingleftafteryoupayforemployees,renttaxes etc.”ThereareanumberofquestionswewouldhavelikedtoHaveasked.Examplesincludemoredetailedinformationaboutoccupancycostasapercentofgrosssales,salestrends,wnerecustomerswerebeingdrawnfrom,andspecificfeedbackabouttheclosuredecisionprocess.132Appendix H: Retailer Survey ResultsCity Council Study Session Page 233 of 260
KeyFindingsThefollowingarethekeyfindingsfromtheSBDCformerretailersurvey:1Drawbacksoutweighedbenefitsbothinquantityandsignificance.2.ConcernsaboutoperatinginBoulderasrevealedbydirectquotesreportedintheSBDCstudyfellintoseveralcategories:(a)Boulder(CouncilandtheCity’sbureaucracywerebothcited)doesnotunderstand/careaboutsmallbusinesses,(b)smallbusinessesshouldbesupportedandobstaclestoopeningandoperatingbusinessesshouldbeminimized,(c)thecostofoperatinginBoulderhasbecomeuntenable.3.ManybusinessesopenedinBoulderbecausetheyoriginallylovedtheCity,andtheyexpectedthattheclientsthattheywouldattractwouldhelpthemtothrive.4.Theresultsareconsistentwithsupplyconstraints(createdbythegrowthboundaryandheightlimits)causinghighoccupancycosts,andbothsupolyconstraintsandtheregulatoryenviron’ientnegatively affectingbusinessattractionandretention.Theproliferationofmarijuanabusinessesareaddingtothesupplyconstraint.5.Inclusivityconcernsarefocusedonresidentneedsbutnotonbusinessownerandoperatorneeds.6.Inthefuture,werecommendinterviewingbusinesses(orataminimumgathercontactinformation)betweenthetimetheyannouncetheywillclose,and the timetheyactuallyclose.7.Wealsorecommendinterviewingopenandoperatingbusinessesonarotating,regularbasistounderstandconcerns,andactuoonthoseconcernswhereappropriate.133Appendix H: Retailer Survey ResultsCity Council Study Session Page 234 of 260
QuestionstoBeAnsweredTheconsultantteamwasasked,tothe extentthatsummarizedsurveyresultsprovideadequatedata,toaddress thefollowingeightquestions:1.Overafive-yearperiod,howdoesBoulder’s%changeinretailsalestaxrevenuescornprtolocalandnationalbenchmarkcitiesin$,%yearoveryearandin%ofoverallmunicipalrevenues.Arethereagreaterorfastertransitiontoon-linepurchases,istheresignificantlylowerpurchasingpercapitaascomparedtopeers,isthereasteeperdeclineinpurchasesforbasicgoods,etc.Withrespecttotheneighboringcities,Boulderisroughlyinthemiddleofthepackwithrespecttoannualgrowth—bothintermsoftotalcollectionsandpercapita.SaleslaxRevenueperCapita.GrowthSince2014Source:LelandConsultingGroup,GreensFelderRealEstate Strategy,AnnualPopulationEstimatesBoulderfinancedepartments,U.S.CensusAlthoughgrowthinBoulderisbeingsurpassedbyLongmontandLouisville,Boulder’spercapitarevenuegrowthfromsalestaxeshasdoubled thatforSuperiorandismorethan5timestherateforBroomfield.F:!-!,,lie’———Fn.-i1,1:11I.aLiy.:_tt,.:F:i’:I,24A.tT,273%23i718.6%or—+iI:.S.icrA,2n42r2iS2(1:3134Appendix H: Retailer Survey ResultsCity Council Study Session Page 235 of 260
SalesTaxRevenueGrowthSince2014Source:LeandConsultingGroup,GreensfelderRealEstateStrategy,cityfinancedepartments,US.CensusAnnualPopulationEstimates.2.How,’WhereareBoulderresidents,workersandstudentsshopping,andforwhat?Hastnatshiftedovertheperiodofinquiryinthesurvey?Currentbehaviorsandreportedchangesover thepasttwoyearsaredocumentindetailintheReported ChangeinBoulderShoppingHabitsinPartIll.Theshareofshopping,diningandservicepatronagetakingplaceinBoulderversusoutsideallvaryconsiderablybasedonproductcategory.Among Boulderresidents,about90%stayintownfortheirusualgroceryanddrugstoreshopping.Clothingandfurnitureshoppingsendthemostresidentsoutsideoftown,withjust49%and31%ofshoppingdonelocally(respectively).Workerpatronagepatternsare drivenlargelybywhether oneliveinBoulderorcommutesfromoutside,althoughevennon-residentworkers.347—BouderLafayetleLongmengc,25,2)C..ii..,0%SC.,ICC,2O52L62O12018135Appendix H: Retailer Survey ResultsCity Council Study Session Page 236 of 260
Reportedchangesinspending destinationsoverthepasttwoyears indicatesome causeforconcern.BothresidentsandBoulderworkersweremostlikelytosaythattheirspendingpatternshadstayed“about thesame”but among thosewhoindicatedachange,decreasesBoulderspendingwerefarmorecommonthanincreases.Conversely,increasedspendingoutsideBoulderandonlinewasmuchmorecommonthandecreasesforthoseBoulderalternatives.3.WhataretheCity’sdemographicandeconomictrendsandhowarethosetrendslikelytoimpactretail salestaxperformance(i.e.arewelikelytomorerapidlydeclineorincreaseinretailsalestaxbecauseofourgrowth-relatedpoliciesandpercentageofresidentslikelytoliveonafixedincome?Arewe losingsmallbusinessesfaster?Servicebusinesses?)•DetaileddemographicinformationcanbefoundinPart1ofthis Study.•Boulder’sresidentdemographicprofilewouldbetheenvyofmanycommunitiesincludingtheneighboringandpeercommunitiesstudiedhere,withcomparativelyhighdisposableincomes, andasensibilityofsupportinglocalbusinesses.•Boulder’spopulationisgettingolder,primarilyduetothe agingoftheBabyBoomergenerationpopulationbulge.Boulderitesaged65andupwentfrom8.9%ofthepopulationin2010to12.2%in2018,and areexpectedtoreach14%inanotherfiveyears.Theagingpopulationrepresentsahugereservoirofdisposableincome, andalsogreaterdemandforservicesincludingmedicalwhichincreasinglycanbefoundintraditionalretailsettings.Asolderresidentsdownsize,increasedsalesofhomefurnishingandhomeimprovementitemscanalsobeexpected.•Inaddition,theHispanicpopulationhasgrownfrom8.7%ofthetotalpopulationin2010to9.2%in2018.TheHispanicportionofthe populationtendstohave lowerthanmedianincomes,soanincreaseindemandofcostefficientshoppingoptionscanbeexpectedtoincrease.AlthoughtherateofHispanicpopulationgrowthhasbeencomparabletotheColoradostatewiderate, Boulderisstartingfromamuchsmallerbase.ESRIestimatesthat9.2%ofBoulderitesarecurrentlyofHispanicoriginversus21.7%acrossthestateasawhole.Assuch,HispanicgrowthinabsolutetermswillbesomewhatmutedinBoulderrelativetothestate.Student populationswillbedictatedbyCU’sgrowthobjectives.Touristanddaytimeworkerforwardprojectionswere notstudied.•Boulder’ssalestaxcollectedonapercapitabasishasoutpacedbothneighboring andpeercitiesasshowninthe graphs aboveandinPart2.Fromthisperspective,Boulderdoesnothaveasalestaxproblem.Projecting outward,thepercentofthatretailsales(andbyextensionsalestax)realizedfromcommoditygoodsthatcaneasilybepurchased throughalternativeretailchannelscanbeexpectedtoincreaseasapercentoftotalsalesoriginatedfromwithintheCity,therebyputting somemoderatingpressureonsalestaxcollection growth.136Appendix H: Retailer Survey ResultsCity Council Study Session Page 237 of 260
•Wenotethatthesalestaxaspectofthisquestionisfluid.Coloradocitieshavemoreflexibilityapplyingsalestaxesascomparedwithsomestatesthatrequirechangesinsalestaxtobeapprovedbyvotersaspartofaballotiteminageneralelection.Sincelastyear’sSouthDakotavsWayairdecision,thereisalsoamovementinmoststatestocreatesalestaxequitylegislation.Theselegislativeinitiativeshavefocusedon“marketfairness”byrequiringcollectionofsalestaxonproductspurchasedfromout-of-areasourcesincludingon-lineretailers.•Growthpoliciesarecertainlyafactorinrecruitingandretainingbusinesses.Asnotedinthisreport,Boulderhascreated(andcontinuedtocreate)capacityconstraintthroughacombinationofgrowthboundariesandheightlimits.Thisconstraintonnewsupplyofbuiltspacemeansthatbothlandandexistingspacebecomesmorevaluable.Atthesametime,Boulder’spopulationanddaytimeworkforce(ie.sourcesofretaildemand)havebothincreasedsubstantiallysincethegrowthboundarywasenacted,andtheycontinuetoincreaseatarespectablerate. Thelawofsupplyanddemanddictatesthatlimitationsonsupplyandincreaseindemandwillresultinhigherprices.Notsurprisingly,thisisexactlywhathashappened.Complicatingmatters,commercialvaluationsareafunctionofnetoperatingincome,soasrentshaveincreasedsohavevaluationsandbyextensionpropertytaxes.Retailleasesaretraditionally“triplenet”meaningthatoperatingexpenses,insurancecosts,andpropertytaxesarepassedontothe tenant,andare“nettotheowner.”So,inadditiontohigherbaserents resultingfromsupplyconstraints,tenantsarehitwithsometimesquitelargeincreasesinthe“NNN”portionoftheiroverallrentburden.•Wedonothavedataontherateoflossofbusinessesinneighboringorpeercities,however,anecdotalevidencedoesindicatethatretailersrecognizethatneighboringcitiescomparativelyeasyregulatoryenvironmentcombinedwithloweroccupancycostspresentacompetitiveadvantagewhencomparedwiththeregulatoryandrentenvironmentinBoulder.4.Wha:aretheretailindustryimpacts(locallyandnationaltrends)andhowisthatbeingexperiencedinBoulder?Howdoesthisparticularlyimpactsmallandlocalbusinesssustainability?Howdoesthismatch,ifatall,thequalitativedatawereceivedintheretailersurvey?TheBac<groundsectionofthisstudyidentifiesanumberofimportantthemesabouthowbehaviorsfunctionwithrespecttoretail,andemergingretailtrendsaffectingallcommunitiesincludingBoulder.Theanswers hereare specifictoBoulder’scircumstances.•Differentiationwillbethekeytoastronglocalbusinessenvironment.Retailofferingsthatrepeatthe ubiquitousmixesofstorescommonlyfoundwillnotdrawdestinationcustomertrafficaseffectivelyasuncommonanduniqueofferings.Thatsaid,theremust137Appendix H: Retailer Survey ResultsCity Council Study Session Page 238 of 260
bedemandforretailersthatdooperate,souncommonanduniqueisnotanendinandofitself.•L-citiesarecatchingupintermsofhavingamorematureretailbasethatdoesnotrequireresidentstotravelforasmanygoodsandservicesasinthepast.Similarly,withtheintroductionofchains,Boulderisnotasdifferentiatedasitwasinthepast.•LocalbusinessandregulatoryenvironmentmakesitharderforBoulderthanforneighborstorecruitandretainexistin9businesses.•Employersreportthatemployeesarehardtorecruitbecauseofhighcostofliving,andthatreliableemployeesarehardtofind.•Thegainorlossofbusinessesisandwillcontinuetobemoreafunctionoftheevolutionofretailtrends(outlinedinthisstudy’sintroduction)andthebusinessenvironmentinBoulderthanBoulder’sdemographics.•TheBoulderRevenueandBudget UpdatepresentationmadetoCouncilonApril9,2019corroboratedtheseobservations:WhyBoulderRetailSalesAreFlattening•Competitionfromsurroundingcommunities•Onlineretailsales•Demographicshifts•BoulderretailchoicesForexample,therewillbeacontinuedtrendofcommoditygoodsbeingconsumedthrough theeasiestretailchannel,likelyattheexpenseofbricks-and-mortarretailers.Continuedandincreasingcompetitioncanbeexpectedfromalternativeretailchannelstocaptureincremertalsalesfromspecialtyretailca:egories,withcontinuedexperimentation(eg.Ubereats,subscription,freereturns,etc)aimedatdrivingspecialtyretailpurchasestonorbricks-and-mortarplatforms.Thistrendislikelytoputadditionalpressureonsmallerandindependentbusinesses.5.AreBoulder’sidentifiedretailnodesadequatelyservingthebasicretailneedsofthoselivingandworkingwithin3/4mile?Doesthisdifferbasedonthe area?Doesthatdifferbasedonareademographics?Adetaileddiscussionofthe tenretailnodescanbefoundinPart3.Retailisdemanddriven,andoftenthereisnotenoughdensitytogeneratethelevelofdemandrequiredforaretailertoprojecttheamountofgrosssalesneededtojustifythe138Appendix H: Retailer Survey ResultsCity Council Study Session Page 239 of 260
up-frontexpenseofopeningastore(ie.capitalexpenditure),andtheexpenseofoperatingastore.Focusingoncommoditiesanddailyneedsretailgoodsandservices,tieresultsoftheCity-wideGAPanalysisindicatesthatdemandforcommodityretailandthesupplyofcommodityretailintheCityofBoulderaremostlyinbalance.BecausethereisnotasignificantamountofthiscategoryofsalesleakingoutsideofBoulder,anotherstoreinthiscategorywillnotopenuntiladditionaldemandiscreated,eitherfrompopulationgrowthortheclosureofacompetitor.Fromadifferentperspective,trafficpatternsareimportanttounderstand.Asagenerality,retailtendstolocatealongheavilytraveledroutesandasdiscussedinthebackgroundsectiononthe“gravity”sideofatradearea.BecausemosttraffictravelsthroughtheSouthBroadway/TableMesagatewayintersectionthathasamatureretailbase,thereisnoreasonfortheseretailerstoopenanotherstore“inside”oftheTableMesaneighborhoodeventhoughmuchoftheresidentslivemorethan¾ofamilefromtheprincipalretailintersection.Therewereanumberofspecificdifferencesinlevelsofsatisfactionwithbasicretailofferingsbasedonplaceofresidenceandworkplace,asdetailedinPartIll.Forexample,BoulderiteslivinginTheHillandPearlStreetnodeareasarelesssatisfiedwithbasicretailinthoseareasthanresidentsinothernodes(presumablybecausetheretailfocusthereisheavyondiningandvisitor-orientedretail,withlittleinthewayofgrocery,drugstoreanddailyessentials).However,workersinthosesametwoareasratetheirsatisfaction(withbasicretailneartheirwork)similarlytopeopleworkinginothernodes—probablybecausetheamplechoiceofcafélunchoptionssatisfiestheirprimaryneedsduringworkhours.Bothincomeandageplayaroleinpeoples’satisfactionwithbasicretail,withlowerincomerespondentsreportinglesssatisfactionwithbasicretailpriceandavailability,regardlessofwheretheylive.Onecommentintheopen-endsectionseemedtoexplainthephenomenonwell,atleastformany,withaBoulderresidentsaying:“It’snotsomuchunabletofind[basicslbutabletofindthematareasonableprice.Wecanroutinelysave20centspergallonofgas...byleavingBoulder.[Then]weshopatthesametime[outsideBoulder}savingtheBoulderpremiumongroceries.Theabovepaysforthenominaldrivewithmoneyleftover.Thebettertrafficandeaseofparkingroundsoutthedeal.WeuseBoulderlikeaconveniencestore.”OneexampleofinequalityistheEastBoulderCommunityCenter,essentiallyaservicebusinessthathappenstobeoperatedbytheCity.TheEBCCwasbuiltinalocationawayfromthe“gravity”trafficdirection,andwhichisnotservedbypublictransportation.Forthisreason,itdoesnotserveallresidentstowhichitistheclosesthealthandfitnessfacility.Careshouldbetakenforretailandservicebusinessestobeaggregatedonthe“gavity”139Appendix H: Retailer Survey ResultsCity Council Study Session Page 240 of 260
sideofagiventradeareaandalongmajorroutesoftravel,therebymakingthemaccessibletothegreatestnumberofpeople.WehavealsobeentoldofnumerousexamplesofCitypolicyandprocedurethatexacerbateinequality.Forexample,therehasbeendiscussionaboutaballotmeasuretotaxcarsanaverageof$265eachinorder toachieveclimatechangecommitments.Ifpassed,fromaretailinclusivitypointofview,thistaxwouldplaceanoutsizetaxburden(ie.aregressivetax)onanyonewhorequiresacarinordertodotheirshopping,andinparticularonpreciselythelowerincomeor lessmobilegroupswholiveoutsideofa¾-mileretailnodethattheCityisconcernedareproperlyserved.6.Identifyretailstarvedareasandretailstarveddemographicsegments.How,ifatall,doesthismatchordifferfromthequalitativedatareceivedintheshoppersurvey?InPart1ofthisstudy,wehighlightareaslyingoutsideofoneofthe¾-mileradiusretailnodes,identifyingthemasbeyondacomfortablewalking-distanceforretailshopping.Theseareasareoutlinedwithdottedbordersinthefollowingmap(withresidenceshighlightedinyellow,retailinred,andemploymentinblue):ThenwecomparedthedemographicsofpeoplelivingintheseidentifiedareaswithdemographicsfortheCityasawhole.Withoutexception,thesixidentifiedunderservedareashaveconsiderablyhigherincomeprofiles140Appendix H: Retailer Survey ResultsCity Council Study Session Page 241 of 260
SatisfactionwiththeAvailabilityofBasicRetailNearMyHome35%24%pii:.oat,,IiedS•r’,ne,’;[iat‘ii,iiofi_’irJ—i,tral•Sc.nie,’,liat911;fie:iVer..s.iti;Ije.:IandhighermedianagesthantheCitypopulationoverall(seechartinretailaccessibilityanalysis).ExcepttheareasurroundingGunbarrel,eachhaslessethnicdiversitythantheCityasawhole.Inaddition,allsixareashaveafarlowershareofrentersthantheCityoverall.Cli’Cl_Itol-:ICIII’,13%IIIiIIIIh,24%/el‘-ilOiiii”,’l•S.:.199,e’’,il9i.ilc.itIoil,9.l•t’ieLji’di•S.:,n1e’.h,9iitioti..i••ef’yail-fie’:iThesesomewhatcounter-intuitiveresultssuggestthatthese“underserved”populationsmayhaveactuallylocatedinareasfurtherawayfrom retailclustersbychoice—tradingoffthe inconvenienceofbeingfurtherawayfromshoppingareasfortherelativeseclusionoflower-densitysingle-familyresidentialneighborhoods.Alternatively,theirhigherlevel ofaffluenceindicatesthattheirbeingoutsideofa4-milenodeisnotaninclusivityissue.7.DoesBoulderhaveoverorundersaturatedsegmentsofgoodsorretailersgivenourpopulation?Doesthisdependuponthelocationoftheexistingretailstudyareas?Li’,:oi.it’sj:I:_nyrio’’:1’:-33%25%i-4”18%,,cu7%SaiisfactionwiththeAvailabilityofBasicRetailNearMyWorkli:Oi:le?:.iflC26%141Appendix H: Retailer Survey ResultsCity Council Study Session Page 242 of 260
Thetermover-saturationhasanegativeconnotation:“moreretailthanweneed.”Thisconnotationbeliestheimportanceofretailtomunicipalfiscalsustainabilityandgenerallocaleconomicvitality.Weprefertheterm“pull”todescribetheoppositeofleakage—wherelocalsalesareinexcessof localspendingpowerandthuspullingindollarsfromoutsideoftheCity.Residents,daytimeworkers,visitors,andstudentsallcontributetoandareessentiaicomponentsof “pull.”Bythatmeasure,Boulderhasaveryhealthy“pullfactor”acrossallmajorretailcategories,asdocumentedinPartII,exceptforGeneralMerchandise,whichincludesbothdepartmentstoresandlargediscountretailers.BothofthosecategorieshaveretailleakagethatispresumablyflowingprimarilytonearbyoutlyingcitiesandcouldbeafocusoftheCitywideRetailStrategy.8.Totheextentfeasibleandinformationisreadilyavailable,whatmunicipally-fundedorcreatedprogramsexisttosupportsmallretailbusinesssustainabilityinourbenchmarkcities?Iftherearereadilyavailablereportsthatprovidehowthoseprogramsareperforminginsustainingretailaccess,affordabilityand retailersuccess,linktothosereports.Muchofthegrantandeconomicdevelopmentassistanceworldisfocusedonjobcreationasopposedtosupportingstartingretailbusinessesperse.Wenotethattheconsistentlymostcitedbarrierto openingandoperatinginBoulderistheCity’shighlyregulatedenvironment.Werecommendthatthefirstandprimaryfocusbe(a)onsimpliFyingtheregulatoryenvironmentsothatitismoretransparentandeasiertonavigate,and(b)oncreatinga“concierge”withinCitygovernmenttohelpprospectivebusinessownersworktheirwaythroughthenecessarystepstoopeningabusiness.Thisconciergewouldalsobearesourceavailabletoprospectivebusinessownerstosuggestmanyoftheprogramslistedhere.Programsandresources(bothlocalandnational)thathelporthathavethepotentialtohelpwithretailbusinessesincludethefollowing(thislistincludesbothmunicipallyfundedprograms,andotherprograms):•BoulderSmallBusinessDevelopmentCenter(SBDC)https://bouldercolorado.gov/business/small-business-supportTheSBDCsupportsthegrowthandresiliencyofsmallbusinessesinBoulderCountybyprovidingfreeousinessconsulting,practicalworkshops&eventsandconnectiontoresources,includingfinancing.TheSBDChelpsalltypesofsmallbusinesses—fromstartupsthrough2ndstage,from“MainStreet”throughhighlyscalabletechnologyventures.SomeprogramminginbothErglishandSpanish.•ColoradoSmallBusinessDevelopmentCenterhttps://www.coloradosbdc.orgsponsorstheSBDCADVANCEDprogram,anewbusinessdevelopmentprogramadministeredbytheColoradoSBDCNetwork.Itisaneconomicgardeningprogram,Focusedon142Appendix H: Retailer Survey ResultsCity Council Study Session Page 243 of 260
helpingColoradocompaniesgrowbyprovidingcustom-fitmarketresearchandcorporate-leveltoolsthatmightotherwisebeoutofreachforsmalltomid-sizedbusinesses.Thesebusinessescanthenusethisdatatomakeinformedstrategicgrowthdecisions.•TheNorthMetroDenverSmallBusinessDevelopmentCenter(SBDC)hasbeendedicatedtohelpingexistingandnewbusinessesgrowandprosperbyprovidingtreeandconfidentialconsultingandno-orlow-costtrainingprograms.Inthelasttwoyears,wehavehelped43businessesstart,created136jobs,retained96employeesandhelpedtoinfuse$5.5millionincapital.•ThePathtoEntrepreneurship(P2e)Programisdesignedto helplow-to-moderateincomeresidentsbuildfinancialsustainabilitythroughbusinessownership.P2eis acontinuumofoutreach,practicaleducation!programsandtechnicalassistancethathelpslow-to-moderateincomeindividualstostartupnewbusinessesandtogrowexistingbusinesses.Eachprogramcomponentisdesignedtoassistunderservedandvulnerablepopulationstoprogresstothenextlevelofentrepreneurialsuccess(prestartuo!feasibility,startup,earlystage,growth).Thiscombinationofoutreach,workshops!educationalprogramsandtechnicalassistance-customizedtoindividjalsandbusinesses-appearstobeeffectiveinhelpingunderservedpopulationspursuebusinessownership.•JobCreationTaxAbatements—AsmallbusinessmightbeinanEnterpriseZone(asOhiotermsit),orasimilartypeofarea,andaccordinglybeofferedtaxircentivesforprojectsoroperationsthatcreatejobs.Thesearen’ttechnicallysmallbusinessgrants,but theyputadditionalmoneyinabusiness’spocketthatcanbeusedtogrow.•GreenTechnologyBusinessGrantProgram-Environmentalsustainabilityinitiativesexistateverylevelofthegovernment,soconsidergoinggreentosavewithyoursmallbusiness.•ChicagoSmallBusinessImprovementFund-TheSBIFsupportssmallbusinessesrepairingorremodelingtheir location,whetherbyupdatingwindowsandfloors,replacingsignage,orpurchasingnearbypropertytoexpandinto.•MiamiMom&PopSmallBusinessGrant-Ifyou’reinMiamiandhavebeeninbusinessfor atleastayear,makesuretoapplytothisprogrammeantto“bridgethegapbetweenlocalgovernmentandsmallownedandoperatedbusinesses.”•OrlandoDowntownFacade&BuildingStabilizationProgram-ThisprogramprovidesgrantsbetweentS,000and$40,000tosmallbusinessesthatowntheirbuildingsindowntownOrlandotoimprovetheirstabilityorappearance.•SanFranciscoHistoricPreservationGrant-ThecityofSanFranciscogivesgrartsandbusinessloansforemergingandestablishedbusinesses.Grantsareavailabletocompaniesthatareworkingonpreservingandrehabilitatinghistoricbuildings.Thiscouldbeapplytoretail,brickandmortarbusinesses.•TheCollierVisitorBureauinBonitaSprings,Floridaprovidesgrantsformarketingandpromotion.143Appendix H: Retailer Survey ResultsCity Council Study Session Page 244 of 260
•Blogs—Thereareavarietyofblogsthataretargetedatentrepreneursfocusedonstartingnewbusinesses.Somecanbefoundhere:www.sbopjiyqprnLretail/12004237124-retaFl-hHgs-every-smaH-busress-entrepreneur-sbould-be-reacfing.Followingisalistofdebtandequityopportunitiesandstrategiesforsmallbusinesses:•Microloans-Microoansare loansunder$50,000,andusuallyhaveeasyeligibilityrequirementsandreasonableinterestrates.Manyofthesameorganizationswhichprovidegrants,suchnonprofitsandgovernmentorganizations,alsoprovidemicroloans.•Crowdfunding-Therearemultiplecrowdfundingsiteswhereyourbusinesscanaccessfunds.Allyouhavetodoiscreateanaccount,pitchyourproductorservice,andwaitforpeopletodonatetoyourorganization.Inexchangefortheirmoney,youprovide“prizes”likeacouponorfreeproduct.Ifyoudocrowdfunding,makesuretocarefullyread therulesbecausetheplatformusuallytakesasmallcutofyourmoney.•SBALoans-SBAloansareanotheralternativeifyou’reunabletoqualifyforagrant,especiallyafederalgovernmentgrantlikeSBIRorSTTR.ThefederalgovernmentguaranteesSBAloansandworkswithbankstoget theseloansinthehandsofsmallbusinessowners.YoucanapproachyourlocalbankandseeiftheyprovideSBAloans,or youcanapplyforanSBAloanthroughFundea.•New MarketTaxCredits—Thisprogramisdesignedtoincreasetheflowofcapitaltonusinessesannlowincome communitiesbyprovidingamodes:taxincentivetoprivateinvestors.Theprogramcanbedifficulttoaccessandcumbersometonavigate.•ColoradoBusinessResourceBook—Anexcellentprimeronfinancingterms,asummaryoffinancialoptions,andcontactforrelevantagenciesthathelpsmallbusinessescanbefoundinthispublicationstartingonp.56(downloadat-;:ps:/!cooradosoccorçj/wpcoter.’ploads/2Y9/O2/SBDC-rRESOURCE±GJlDE+07.30.16PNAL.odf).144Appendix H: Retailer Survey ResultsCity Council Study Session Page 245 of 260
What are the Drawbacks, If Any, of Locating in Boulder?
Terribly inane regulator environment; huge burden financially. City Council is unpredictable, self-important, self
referential and highly vested in serving a population that wants Boulder to look like it did in 1970. Only problem is
that the population of Colorado has doubled since then.
No Parking, high rents, ridiculous taxes that are on the backs of small business owners not building owners!
Boulder charm is disappearing. No more parks or trees just square concrete buildings housing lawyers,banks,IT
startups, corporate national firms who can afford to be here as opposed to other markets! New people are bringing
there agendas and attitudes and they are self absorbed and not typical friendly Boulder or Colorado genuinely
pleasant people!? to bad, but that is progress so if you want that great, otherwise just move out! Right? All of our
"events" constantly typical hurt local brick and mortars businesses who have created the environment that draws
people to Boulder but the city gets their tax revenue and local business lose revenue! Oh well? maybe a little more
emphasis on businesses that have survived here, not always free press for new start-ups? Just a thought!
it is getting expensive
The cost of being in boulder, the awful gauntlet to get a reconstruction or remodel done
The cost of living is high so many of our employees cannot afford to live in Boulder and have to commute from
towns outside of Boulder. This often makes it difficult to find and keep employees. The city is often hard to work
with and puts onerous standards in place that are hard or expensive to meet.
The high cost of living (and hence, a high cost of doing business)...
High rent and CAM charges, online shopping, parking
City caters to transients, parking is limited, and because people often times have above average incomes, they can
at times feel entitled. Commercial retail rent is expensive
Cost of business, taxes, rent
Costly, in terms of the lease, services. I am in far North Boulder, pretty separated from the mall/campus/downtown.
We seem a little bit like the forgotten part of town.
Parking for employees is a problem. The homeless population.
It's a bit of a niche and not easily accessed with little parking
It is expensive, and given the nature of retail, it's getting harder and harder to find people who both live in town, and
want to work. The cost of living is high that a lot of people end up commuting far which causes a strain on
We are a national trade association, so only a very small % of our customers are in Boulder. Very few employees
can afford to live in Boulder, so almost everyone commutes. Many employees wish they could have a shorter
commute, but can't afford to do so.
Too much competition
The rules, regulations and lack of interest in business coming from outside the city of Boulder--visitors.
Very casual lifestyle especially with so much tec business.
Extremely high rent, landlords focused on income only, lack of locals shopping downtown, too many banks on Pearl
Street Mall, big businesses moving in pushing small businesses away.
parking. affordability
employees can not afford to live in city, transient population is overwhelming at times, Boulder can be too full of
itself and needs to get down to earth
Expensive to build, tax rates are high, high living expenses diminishes disposable income
City council thinking there are to many tourists
very undiverse high turnover rate of staff unreasonable rent rates
Operating costs and rent increasing
College vacation
Permitting and regulations are a bit of a pain, specifically, sign permits.
Cost of living
it's expensive! labor is expensive! but there's nothing we can do about either of those things!
Being in a collage town especially during the summers and winter break, the cold weather.
Competitive. Rent is expensive.
high rent safety is an issue parking/loading zones are horrible for staff, deliveries and us higher liquor license fees
Parking - most of our employee do not live in Boulder or in an easily bussable area. The lack of parking makes
recruiting a challenge. For those who do have a parking pass, the cost is a challenege. Lease space cost -
Boulder rates are similar to downtown Denver without the attraction of a tru urban setting. The many open
commercial spaces on an near Peral street reflect that boulder rates are not funcitonal or sustainable. Tansients -
we need a stronger police force walking the mall and surrounding allies - ciminal behavior is apparent daily.
Appendix I - CRS Retailer Survey Responses Drawbacks
City Council Study Session Page 246 of 260
The lack of support from city council of Downtown Boulder and just business in general.
High property taxes, feeling as though the city council has no idea the challenges we face as small business
owners in terms of additional taxes, red tape, etc
Parking and the lease and tax rates for businesses.
Parking. At times I here complaints but generally it's fine. the pan handling (tourists do not like it). High rents
general public doesn't understand the process etc.
Only drawback I can think of is parking. Yes, it is fun to be on Pearl Street, but parking is always a problem. There
are no handicap spots remotely near us, and customers are constantly feeling rushed to get in and out of the store
based on parking. It would be nice if there were more parking garage options on the South side of Pearl street,
and more parking lots available in this area.
High rent.
#1- Lack of Quality restaurant employees, especially line cooks. I would open another restaurant but I dont know
where I would find 25 new employees. I spend 2-3 months trying to find 1 decent line cook, finding an entire staff
seems daunting. High Rent. Seasonality- my restaurant is on the Hill, we only have 8 months of business and 12
months of bills. Lots of competition from other restaurants
Rent too expensive to make a profit and to pay your employees. Can't find good help. Employees have to live
outside Boulder. Employees cannot afford to buy a home or pay rent so they leave. Boulder has definitely lost its
charge. Too many people now. Pressure on the environment, trails,etc. and on wildlife. Boulder will become an
Aspen or San Francisco soon$$$
Many people complain about heavy traffic, lack of parking, and paying for parking every single day in our office.
This has caused some people to do business elsewhere. The homeless people who hang out in front of our store
has been a problem, because they bother the customers. Sometimes the police help out, but they are becoming
Parking, downtown events which draw away from business
Rent prices!
retail space rent
High rent, lots of competition
The sugar tax, daily traffic, high homeless population, and the higher pay rates necessary to keep employees.
cost of doing business, property taxes
High rent. Heavy competition
The cost of operating a business in Boulder is high. Also the parking and infrastructure is out of date.
Rents are too high. Signage for events too restrictive. Too much traffic, too many restrictions on what kind of
businesses are allowed here.
The sugar tax is a real detriment in our line of work. Also, Boulder clientele can be very demanding and
The rent
Very steep decline of traffic on Pearl Street Mall. All the "festivals" and craft fairs detract from storefront
businesses. They attract lots of people who browse, shop, and leave. These on offs take away sales from
businesses which have 12 months of staffing , rents and utilities. Rents are in a vicious cycle, the higher the rent,
the higher the assessed property evaluation, the higher the taxes, etc. Many, many businesses closed or are
closing. Soon it will be banks (closed 1/2 Saturday, and all Sunday and holiday. This hollows out Pearl Street)
bars and imported womens clothing made in Vietnam or Cambodia. I've overheard my customers describe the mall
as "the Boulder tourist strip." I know of no one who is a long time resident who EVER goes there. Why would you.
Weather (wind, cold snow) depresses traffic 4-5 months of the years and the endless "festivals" take the best
weekends. The Boulder Creek Festival and the Hometown Fun Fair lead to zero sales for Memorial Day and Labor
Day weekends: no parking, congestion, noise and traffic, mostly people who live out of Boulder. The Mall banners
are dated and stupid, just how it looks: tired and boring. The exciting shops and restaurants have or are planning
to move to Louisville or Lafayette. As a specialty retailer I cannot pay the rents for the current mall traffic. Online
selling with free freight combined with the continuous raising of rents means the Mall is in a fatal downward spiral.
In 1990 dollars we were grossing over $1m annually, in 2018 we struggled to reach $800k in a larger space with
Rent cost, Taxes, no parking, hard to keep employees because rent costs are high.
Parking is an issue. Rents are too high!
Nothing as far as I can tell.
Very difficult actions taken by city BLA put me out of business for 2 days on technicalities. Then 2 more days
because we filed late. Not a win win. Property taxes are going up so fast we are losing to surrounding areas that
Appendix I - CRS Retailer Survey Responses Drawbacks
City Council Study Session Page 247 of 260
Honestly - not much any more. The cost of doing business as a result of the exceptional high rent and high
property taxes are forcing all the mom and pop stores out. In addition the ridiculous minimum wage for tipped
employees only adds to the financial constraints a Boulder restaurant feels.
Rent / Property tax prices are hard to keep the business profitable and sustainable.
Price of rent. Boulder is seen as a location for developers and investors to invest "safely". Business in Boulder has
become all about the building and NOT the actual businesses inside. Empty storefronts because of unsustainable
rents. Too much dead space on Pearl St. Too much focus on upscale. There needs to be a balance.
locals have little/no desire to come to the pearl street mall
Appendix I - CRS Retailer Survey Responses Drawbacks
City Council Study Session Page 248 of 260
EXIT INTERVIEWS FINDINGS REPORT
MAY 6, 2019
EXECUTIVE SUMMARY
Why are retail businesses, restaurants and service-based businesses leaving Boulder? What’s
changed? And is there anything that the City of Boulder can do to help support these
businesses to stay? These are some of the questions that began the process of the Exit
Interviews.
The assumption for many has been that businesses (particularly small local businesses) close
because of property taxes and the cost of doing business. Insight from these exit interviews
provide better understanding of the shift in Boulder business within the last 2 years. These
findings also provide a more intimate view of what businesses owners are going through as
they try to thrive in Boulder. Additionally, this qualitative approach lends insight and
perspective for recommendations to create a more supportive environment for small, local
businesses in the City of Boulder.
PURPOSE
Our purpose for conducting these interviews was to gain insight into why businesses were
closing in Boulder. Our goal was to facilitate 20 interviews with brick and mortar businesses
that closed in the last 2 years, to document findings, and to define themes with businesses that
can help with future planning, understanding and potential increased support from the City.
METHODOLOGY
The Boulder Small Business Development Center (SBDC) conducted a series of Exit interviews
from March 29th-May 1st, 2019 as a qualitative approach to learning more about the reasons
that retail, restaurant and service-based businesses have left the City of Boulder in the last 2
years.
The SBDC performed extensive research to find as many business contacts as possible within a
5-week time period. The criteria for our search was businesses within the City of Boulder that
were brick and mortar, retail establishments, restaurants or walk-in service businesses that had
closed within the last 2 years.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 249 of 260
To create a target list, several sources and means were used. City staff contracted with [name
of consultant company] and sought input from its economic vitality partners (including SBDC) to
develop an anonymous email survey of current and past City of Boulder retail establishments.
The survey was distributed to 174 businesses that were identified through confidential tax
records. Out of that list, 6 businesses responded that they would be willing to be interviewed to
provide more feedback to the City. All were contacted by the SBDC; 1 provided an interview.
Due to the confidentiality of tax records, the SBDC was unable to obtain the business names
and contact information from that emailed survey.
The SBDC then began a more widespread search. From the combined knowledge of City staff,
the SBDC, and other economic vitality partners, we created a new target list of businesses that
were known to have closed their doors -- including those of high interest. The SBDC expanded
this list by mining through The Daily Camera, other business databases such as Reference USA,
through word-of-mouth, researching social media and by looking for signage of more recent
closings. Our intention was to provide a range of businesses in different areas around the City,
of various sizes and various types of business.
In tandem with gathering this information, we developed a guideline of interview questions
that were edited, improved and approved by City staff (this was a collaborative effort). We
agreed that interviews would be guided by these questions, that we would begin with an
exploration of the initial expectations that the business owners had when they started their
business and what they experienced overall.
The SBDC reached out to all on the target list and as permissions were received, conducted exit
interviews with the intention to learn more about why businesses of all sizes moved from
Boulder. Although there were several large (corporate) retailers on the list, we were only able
to get agreement from and to speak briefly to a representative from one large chain. All of the
other exit interview participants were small business owners with 2-35 employees at their peak.
All interviews were facilitated by Suzi Bahnsen, SBDC Asst. Director, who has 20 years of
expertise in marketing, market research and business ownership. Interviews were conducted in
person and over the phone. Additional research to build the target lists was provided by Eladia
Rivera, who has over 20 years of research background as a retired Boulder Public Library
employee and consultant for the SBDC.
Please note that participants were promised anonymity, that names of businesses and
individuals would remain confidential for this report. We did ask to record interviews, but we
encountered resistance from interviewees and curtailed that request after a few contacts. In
addition, although the interview guidelines and questions were fairly straightforward, we found
that many of the interviewees had an emotional response to the questions. We felt that asking
to record obstructed the flow of the interviews. Therefore, we did not record our discussions.
Notes were taken; All interviews are transcribed, and those transcriptions are held as SBDC
confidential records.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 250 of 260
In total, we created an outreach list of 72 businesses that had closed in the City
of Boulder in the past two years. Of those contacts, 22 interviews were
completed, which was a 30.6% participation rate. (The goal was to reach 20
businesses.)
LESSONS LEARNED
In this request and interview process we found a few road blocks to gathering responses from
businesses. We heard that closing a business is an emotional act. Some business owners were
not interested in talking about the loss.
Finding contact information is more difficult now than years past. Cell phone numbers aren’t
listed, and land lines aren’t used as often. Most times, businesses that close, disconnect phone
lines and cancel their email accounts.
Large corporations were the most difficult to reach. Without a contact name and referral, there
was zero response by larger businesses like Whole Foods, Walmart and others to provide
information.
Services like hair salons, chiropractors and other service providers that may have closed were
difficult to find. We were unable to access tax lists to find businesses and many times there is
no information when they shut their doors.
Recommendation regarding future interviews
If possible, interview businesses before they close or gather alternative contact information for
follow up before they shut their doors. Consider ongoing “customer follow-up” initiatives with
currently operating businesses to understand their concerns and – if appropriate - try to
address issues before they become reasons for closure.
THEMES
What we heard in the interviews – in common for most all of the small business respondents –
was that they opened in Boulder because they originally loved the City and expected that the
clients that they would attract would help them to thrive. Many of them didn’t want to move
but had to. Some of the others, especially those that had been in business for over 10 years,
were “fed up” and had a different view of how Boulder had changed.
When asked if they would consider locating their business in Boulder in the future, 10 of the 22
businesses said “yes”. There may be an opportunity that this response uncovers.
Below are replies to specific questions that were conveyed by the interviewees and larger
themes that arose from participants.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 251 of 260
When you originally decided to locate your business in Boulder, how would you describe the
customers you expected to capture?
- Business Owners on The Hill expected more University traffic from students and staff
but said that people don’t stay on The Hill to shop and eat. They all said that there were
issues with the type of people walking around and police support. One business owner
said that “the smell” of the area was the number one reason they moved. Parking on
The Hill was a challenge for the business owners, their staff and their patrons.
- Business Owners on Pearl Street and downtown were hoping for foot traffic from Pearl
Street Mall, from locals and tourists. Those that were on Pearl Street were attracting
customers, but most said that their sales were flat. Some felt that people were not
shopping on Pearl, only looking. One business owner was thriving on Pearl so they were
pulling in patrons but had to close do to landlord issues.
- Business Owners in other areas of the City mentioned the types of clients they were
trying to attract were focused on their niche (foodies, beer aficionados, coffee
enthusiasts, equestrians, travelers etc.)
- Business Owners in Gunbarrel were disappointed in the area stating that no one stays in
Gunbarrel to shop or dine. They were all disappointed in Gunbarrel as a place to do
business, feeling as if they were paying the Boulder prices without getting the foot
traffic of Boulder.
Are you getting the customers you were looking for in your new location?
All those that opened a business at a new or existing location said that they were getting the
clients that they want to there and it was less expensive with less hassle to do business outside
of Boulder. Mainly, these businesses had locations in Denver, Longmont, Lafayette and Golden.
When asked what they as business owners saw as the benefits of being located in Boulder:
- Half of the respondents said they love Boulder as a City. They love the mountains, the
lifestyle and the beauty of Boulder. Some of them were residents of Boulder and had
hoped to continue to have a business located in the City of Boulder vs travelling
elsewhere to their business.
- 18% of businesses mentioned that their particular location was good for them for easy
access and parking
- Two businesses that had been in Boulder for over 20 years originally started their
business because of the Boulder biking community but said that Boulder has changed.
- 18% of businesses stated that the benefit was the affluence of Boulder
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 252 of 260
When asked what the drawbacks were of being in Boulder and what expectations weren’t
met:
- High rent, taxes and the expenses were too much to keep things going for 40% of
interviewees
- Landlord problems were as challenging to businesses as the cost of doing business.
- In some cases, it was the number one reason that they had to close. Out of 22 people
interviewed, 3 said they had flooding problems that their landlords knew of and would
not fix. This impacted their businesses negatively, and in one case they had to close
several times because of water leaking from the ceiling.
- With landlords passing the costs of increased property taxes to their tenants, it is
difficult to have a profitable business. There’s nothing left for the business owner. “They
double rent and pass through property tax increases to the business owner”
- Landlords can elect not to renew a lease and sell to bigger business. If they don’t want
to help with improvements, they can just cut out the small business owner. There’s no
protection.
- Note- there were a few landlords mentioned in interviews that will not be mentioned in this report.
However, it is important to realize that this is not one landlord but a pattern of commercial real estate
owners that have control.
- A few businesses were disappointed in lack of support for local small businesses in Boulder.
- The City did not support mountain biking in the community.
- The City assumed that businesses can afford to hire additional police on The Hill to stop
transients and intoxicated college students from harassing their customers.
- One business felt a lack of support from the City when a marijuana company moved in
next to their shop.
- Navigating how to start a business or finding the right resources within the City was a
difficulty mentioned by several businesses that had opened within the last 5-7 years.
Finding space to lease or own and navigating zoning issues was a major
challenge.
A few businesses mentioned that each time they tried to find an answer to a
city policy they received a different answer with no soft pass off from one
department to the next
- Staffing issues and the inability to find quality employees was a challenge for about a third
of the business owners. Employees from Boulder tended to be unreliable and uninterested
in holding a job. There were a few businesses that said that this was a non-issue, but it was
a more common theme to hear that it was difficult to find and keep staff.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 253 of 260
- There’s an arrogance issue in Boulder. “Boulder needs an attitude adjustment” stated a few
business owners.
- Some said that things have changed in Boulder, particularly those that had been in
business for more than 20 years.
- They felt that the City made it more difficult to do business than necessary being
unsupportive and setting roadblocks.
- They expressed that Boulder was not for the small business owner, that costs kept
increasing, and there was concern that unless you were part of a large corporation or a
chain, it was not sustainable to stay in Boulder any longer.
- Many (but not all) of the business owners did not feel that the City cared when they
closed their doors.
- Some said they were simply “fed up” of the arrogance of the City.
- Parking was not the reason for anyone shutting their doors but many businesses credited
parking as an issue for their employees and patrons. One business owner specifically
mentioned that there is no free handicap parking. Cities like Chicago provide this type of
parking.
- There were some business owners that struggled with finding property because the spaces
available were mostly taken by marijuana business owners
- Business owners on The Hill felt that there’s nothing that keeps people on The Hill.
- Gunbarrel was a disappointment for the 3 businesses interviewed there which included a
brewery, a restaurant and a retail shop. One business owner called it the “forgotten child”.
Another business owner said it was like “Puerto Rico”. Each felt abandoned by the City.
“You have to pay the price of living in Boulder but you’re not really part of the City.”
What more could have been done to support your business when it was in Boulder?
Most respondents didn’t have an answer for this question. They weren’t sure. Some said that
there was nothing the City could do unless they could help lower taxes or limit what taxes could
be put on someone leasing from a property owner.
RECOMMENDATIONS FROM INTERVIEWEES
During each interview, we asked if the participants had any suggestions that might help current
and future business owners. These were some of their responses:
- Help with licensing. Finding the right departments is hard to navigate if you haven’t
opened a business before in Boulder.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 254 of 260
- If someone would help to find a property to buy that would be good.
- City could have been more active in keeping businesses in Boulder.
- A zoning advocate to help with information exchange would have been good.
- Make sure that there is enough room in industrial zoning for other businesses besides
marijuana.
- It would have been nice to know of ways City could have supported the business. Didn’t
know of resources.
- Create a map of business types (office/industrial) to make it easier. It’s difficult when
you get different answers each time you call. (This specifically referred to zoning and
finding spaces to lease and/or own)
QUOTES
These were actual statements shared by the respondents during the interviews.
- “You don’t have to be in Boulder anymore to be a successful business.”
- “I’d rather have a crappy place in Boulder than a nice place in Gunbarrel”
- “I’ve never worked so hard for so little money.”
- “Support businesses rather than making it more difficult.”
- “[A City Council Member] killed mountain biking in Boulder.”
- “Don’t lose track that there are different kinds of businesses.”
- “Boulder employees are BAD.”
- “The Hill is gross.”
- “Gunbarrel is the Puerto Rico of Boulder”
- “There’s an arrogant attitude as if you should be grateful to be in Boulder and it
permeates through City staff- as if you’re an annoyance.”
- “Support local”
- “It’s the City Approach vs City Policy”
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 255 of 260
- “Boulder is still the most beautiful paradise. The mountains center me. But something is
wrong. I’m not sure if the City of Boulder can fix it. Right now, locals shun the
downtown. There’s an attitude adjustment that needs to take place.”
- “I don’t think Boulder cares. People on the council have never owned a business and
don’t understand.”
- “Google raised taxes. I’m fed up. And I am considering leaving Boulder all together.”
- “Longmont is responsive to business owners (more so than Boulder). They try and help.
Boulder puts up walls. Though eventually things in Longmont will be more like Boulder.”
- “What we need- pot growers have. Any facility that is open has jacked up prices.”
- “Property management doesn’t care and there’s nothing you can do.”
- “Basically, we all just grit our teeth and bare it and then go out of business.”
- “If there’s anything that the City can do to incentivize landowners to keep small
businesses alive, that would be great. Rents go up and it pushes up expenses each year
and small business owners can’t keep up with big business, Landlords have no reason
not to sign with a chain.”
- “No one makes money in downtown Boulder”
- “Boulder is going through something and has been. People walk downtown but don’t
shop downtown.”
- “Create a product mix for zoning. We don’t need another retail bank.”
- “What did you expect when Google moved in? Everything changed.”
- “Boulder has become a nexus for outliers.”
- “Grow industrial opportunities and leave some room for different types of business
besides marijuana”
- “Even with good business, you don’t have anything left after you pay for employees,
rent taxes etc.”
- “It’s hard to know who to go to for different contractors for plumbing as an example.
(Had to wait 2 weeks to get approval of contract.)”
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 256 of 260
ACTIONS TO CONSIDER
In the course of the interviews, some opportunities came up that the City may want to consider
as potential actions to support businesses in the future.
- The City could create some of the dynamics like Denver. Providing more space for pop
ups and art districts, combining different businesses under one roof for energy and
interest. This would attract more experiential shoppers and foodies to the area.
- Help small businesses to understand how to navigate through departments in the City
for zoning, policies and licensing- Perhaps partner with the SBDC for monthly workshops
that are less labor intensive, scheduled with templated handouts or recorded.
(webinars, video)
- Revisit the zoning resources available to small business owners with updated zoning
restrictions, including a user-friendly map.
- Provide resource lists to businesses currently operating in Boulder so they understand
all of the support channels the City has to offer. (SBDC, Chamber, Downtown
Partnership, City Department list, etc.)
- Create a video series that helps provide answers from business owners on a panel
where they share their stories. (Possible business mentor program)
- Help small businesses to purchase commercial property in Boulder. (Rent to own
options or City supplemented programs)
EXIT INTERVIEW RESPONSES
Number of Businesses by
Area:
The Hill :3
Gunbarrel: 3
Pearl Street: 3
Community Plaza Shopping
Center: 1
29th Street: 1
Village Boulder Shopping
Center: 1
Sunrise Center: 1
Arapahoe Ave: 1
Frasier Meadows: 1
Crossroads East Shopping
Center: 1
28th Street: 1
15th Street: 1
Lee Hill Road: 2
Type of Business:
Restaurant: 7
Tap Room or Tasting Room: 3
Retail: 8
Restaurant/Retail: 2
Service: 2
Leased Business Space in
Boulder When in Business:
22
Current Location:
Own space outside of
Boulder: 2
Lease space outside of
Boulder: 7
Lease space in Boulder: 3
Closed: 8
Current Location:
Own space outside of
Boulder: 2
Lease space outside of
Boulder: 7
Lease space in Boulder: 3
Closed: 8
Other: 2
- Sharing space with
another business
- Became a mobile
business
Years in Boulder:
1-5: 7
6-10: 3
11-20: 4
21 or more: 8
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 257 of 260
Downtown Boulder: 2
Other: 2
- Sharing space with
another business
- Became a mobile
business
Number of Employees:
1-29: 17
30-50: 4
50 plus: 1
Part of Franchise or Cooperative:
1
When your business closed its location in
Boulder, did you relocate, sell or close your
business:
Relocated business to new location outside
Boulder: 6
Relocated business to existing location
outside Boulder: 4
Moved to a different location within
Boulder: 3
Sold business: 0
Closed business: 7
Other:
- Owner Passed Away
- Became a Mobile Business
Did you close all locations in Boulder:
Yes: 18
No: 4
Number of locations:
1: 14
2-4: 7
5 or more: 1
Top reasons why business owners closed or
moved from Boulder:
Landlord Problems (Example, landlord won’t fix
the roof and it floods your space so you have to
close down): 1
Landlord wouldn’t renew lease: 18% 4
Landlord doubled rent: 1
Inability to find a location (zoning): 2
Just couldn’t keep it going (Not enough
customers, low sales, high expenses): 41% 9
Boulder has changed: 1
Other: 18%
- Changed direction of business and
didn’t need the space
- Owner past away
- Bankrupt
- Marijuana shop next door created bad
environment for owner and customers
Retiring: 2
Overall, how would you rate
Boulder as a place to do
business?
Excellent: 3
Very Good: 0
Good: 3
Fair: 5
Would you say doing
business in Boulder has
become easier, more
difficult, remained the same
or unsure
Much easier: 0
Somewhat easier: 0
Why?
- The bureaucracy is
bad. Eco cycle and
energy efficiency
policies.
- Property taxes up 20%
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 258 of 260
Poor: 4
[Not sure]: 4
About the same: 3
Somewhat more difficult: 3
Much more difficult: 7
Not Sure: 4
- It’s hard to figure
everything out.
Zoning, water, etc.
- Rent and expenses of
doing business
In the two years or so before your business
left Boulder, which of the following factors,
if any, were significantly impacting your
business’ ability to thrive?
- 6 Local fees and taxes
- 7 Lease rates for the space your
business occupied
- 3 Availability of suitable space for
your business
- 7 Cost of doing business (Utility
costs, etc. - Please explain.)
- 5 City policies and regulations (Any in
particular?) Energy and recycling,
hard to get permits
- 5 Availability of parking for
customers or employees (please
explain)
- 6 Ability to find and keep employees
- 1 Competition from nearby
communities
- 2Competition from online sales
- 1 Other
The Hill- Lack of Support,
Building policies- you can’t do what
you want
Lack of Sales
Marijuana business next door
Which of the following factors were
ultimately the most significant in your
decision to close your Boulder location?
- 3 Local fees and taxes
- 8 Lease rates for the space your
business occupied
- 1 Availability of suitable space for your
business
- Cost of doing business (Utility costs, etc.
- Please explain.)
- City policies and regulations (Any in
particular?)
- 2 Availability of parking for customers
or employees (please explain)
- 2 Ability to find and keep employees
- It was a distraction from other
businesses that were doing better
- Bad landlord
- Boulder doesn’t market The Hill.
- Parking is rough for employees and
they give a lot of tickets. Hard for
employees that already don’t make
much money.
- Inability to get customers on West
side of Pearl
Over the next two to three years, where do you see your business going?
Most businesses closed. Two businesses planned on staying and build their new business in
their new location, two businesses planned to relocate from their current location, one
business planned on growing multiple locations. No one that was interviewed was planning
on selling their business.
Over the next two to three years, where do you see your business going?
- Most businesses closed.
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 259 of 260
- Two businesses planned on staying and build their new business in their new location,
- Two businesses planned to relocate from their current location
- One business planned on growing multiple locations.
- No one that was interviewed was planning on selling their business.
Would you consider locating your business in Boulder in the future?
- Yes- 10
- No-11
- Not sure-1
Appendix J: CRS Retailer Exit Interview Summary SBDC
City Council Study Session Page 260 of 260