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BJP2-FG1-Summary 1 | March 22, 2023 Boulder Junction Phase 2 Focus Group Meeting #1 Summary This document provides a summary of key takeaways from the Focus Group meetings in March 2023 for the Boulder Junction Phase 2 project led by the City of Boulder’s Comprehensive Planning Group. About the Focus Groups: Community engagement will occur throughout the Boulder Junction Phase 2 project, including the use of focus groups. There are four focus groups that each include 10-15 participants representing a diverse cross-section of community members who bring a variety of viewpoints, expertise, and experience. Focus groups are tasked with (a) sharing their experience or perspective of the outcomes of Phase 1, (b) providing regular feedback on alternatives and recommendations for Phase 2, (c) assisting with identifying challenges, barriers, and unintended impacts for implementing Phase 2 and achieving the Transit Village Area Plan’s goals, (d) and building consensus around key recommendations. Below is a summary of each focus group: • Advocacy Focus Group – consists of members that are local advocates for social, environmental and/or economic issues. • Daily Users Focus Group – consists of members who live and/or work in the Boulder Junction area. • Design & Development Focus Group – consists of members who are part of the local development community, which includes developers, real estate professionals, urban designers, architects and planners. • Property & Business Owners Focus Group – consists of members who own a property or business within the Boulder Junction area. Feedback from all focus groups will be used to inform project progress and updates. Meeting Objectives: 1. Get acquainted with the project team and other Focus Group members. 2. Create a shared understanding of the project and its goals. 3. Become familiar with the Phase 1 area, including development outcomes, investments, and guiding regulation. 4. Receive feedback on the Phase 1 area and hopes for Phase 2. Overview of Feedback from all Focus Groups: PHASE 1 OUTCOMES The focus groups discussed how it was great to see the transformation of Phase 1 and felt the entire area was very walkable and accessible by bike, which made it easier to not use a car. There is a good mix of residential types offered at a range of prices but more affordable housing is desired. Architecture varies throughout the area and improved as development occurred but there could have been more facade or roof variations to make the architecture feel less flat. The mixture of uses was successful, and even more focus could have been placed on where the ground floor uses are located to better activate areas and be aligned with the flow of pedestrians and bicyclists. More green spaces and/or informal gathering spaces could have been implemented, whether that’s additional park space, planters, green infrastructure, plazas, or sitting areas. When the pocket park is finished, it 2 | March 22, 2023 will be a valuable community amenity. Placemaking of the area was successful in transforming an industrial area into what it is now, and the variety of public art and materials contributes to that. The general character of the area could better reflect Boulder and include more cultural elements. New roads connect the area well, including Junction Place. However, Junction Place could have improved design features and wayfinding to contribute to slowing traffic, integrating the road with the adjacent plaza, and providing clarity for drivers. The area can become a great transportation-oriented development if bus service is improved at the RTD Bus Rapid Transit station, and a future transit rail station is built. Until transit improves, the area is somewhat difficult to access. PHASE 2 CONCERNS & OPPORTUNITIES The focus groups discussed how the current local businesses are valued and there should be measures taken to prevent displacement of current businesses and provide opportunities for additional small businesses. Phase 2 can be an opportunity for additional green space and public spaces to be provided that contribute to a sense of community and offer amenities for people of all ages. The area can benefit from an anchor that could be a regional or cultural attraction. Character could be better defined and implemented to ensure a cohesive public realm and placemaking elements that reflect the character of Boulder. A variety of uses should be integrated but housing should be prioritized in the area. Existing transportation connections can be improved to make them more walkable and to better connect to surrounding communities. New connections should connect people from Goose Creek to the northern area of Phase 2 and connect people over the train tracks. Overall, the focus group members would like to see well-connected high-quality development that contributes to a sense of community and offers a variety of uses and amenities for people who live and work there or visit the area. 3 | March 22, 2023 ADVOCACY FOCUS GROUP This focus group consists of members that are local advocates for social, environmental and/or economic issues. Meeting Date: March 8, 2023, from 12:00-2:00pm Meeting Summary: Focus Group Members In Attendance Anita Speirs  Jane Hummer  Claudia Thiem  Darcy Kitching  Meredith Olsen  Crystal Gray  Sally Haselschwardt * Siana Teelucksingh  Kevin Crouse  Tiffany Richards  Sean Haney  Angela Bevacqua  Kyle Williams  Mike Reichert  Jonathan Singer  Lenz Jn Francois Djenane Jean Charles  *Unable to stay for the breakout discussions PHASE 1 OUTCOMES Buildings: • Many buildings have flat roofs and facades and no solar or renewable energy. • Enjoy the look and feel of the architecture, especially Steelyards. There could be more townhomes or diversity of housing options. • Buildings could incorporate more access to and activation of the outdoors, including balconies. • The newer development varies in architecture, but a greater mix of architectural styles could have been used. • Development doesn’t necessarily reflect Boulder and its culture. • There could be better ground floor activation. Public Realm and Green Space: • The future pocket park is still not finished and not a community asset just yet. Even when it is finished, there is a sense the park will be too small in size; while the adjacent, hardscaped plaza seems disproportionately large. • The civic plaza, or large plaza adjacent to the Depot, could be better integrated with the future pocket park. • Additional informal gathering space and green space, including tree lawns, planters, or turf grass, could have been incorporated, which would also contribute to a sense of community. Small informal/green spaces could be implemented adjacent to buildings to provide spaces to linger and meet with other people. • There is appreciation of the variety of public art. 4 | March 22, 2023 • The placemaking of the area was successful because of how an industrial space was transformed into a neighborhood. • The area feels inclusive to all types of people. • Additional amenities and signage and wayfinding could be provided. Transportation Connections and Mobility: • The area could have benefitted from additional bikeways connecting to the north and south and not only east to west. • The lack of transit means it’s more difficult for people who live, work, and visit Boulder Junction to access the area and contribute to it being an active destination. • The shared street is successful due to the unique design, materials, and quantity of seating along it. • Boulder Junction is surrounded by large roads and traffic is a concern. Pedestrian crossings across those roads, especially Valmont Road, could be improved. • Some Transportation Demand Management Strategies were successful, such as employers providing EcoPasses. • The area is very walkable and easily accessible for pedestrians. • Goose Creek makes the area very accessible and connects it to a lot of other places. • Potential need to slow down traffic along Junction Place, especially in front of the Depot. • The overall street grid and road network was successful. • The mobility network feels inclusive to all modes of travel. Uses: • Successful addition of a large amount of housing that’s diverse, offered at a range of prices, and is both for sale and for rent. • There should be more permanently affordable housing. • Valmont Road could benefit from additional retail or services along it. • There should be more affordable commercial space (or, if it already exists it should be better highlighted in the project outcomes) • The Roadhouse Restaurant and the Depot was successful. • Some businesses are still struggling to survive. PHASE 2 CONCERNS & OPPORTUNITIES Buildings: • Configuration of housing should foster community and support families. • Provide different cultural types of architecture and utilize other design approaches to create culturally diverse spaces. Public Realm and Green Space: • Provide more seating, trees, gathering spaces, and green space (including rooftop gardens or green infrastructure), especially if more housing is built. • The area could use additional park spaces that are larger than pocket parks. • Current building designs fosters social isolation. Need to have spaces and uses that draw people out of their apartments and contribute to social life, community, and culture. • Provide additional stormwater strategies that benefit trees and planters on-site. 5 | March 22, 2023 • Incorporate art throughout the area. Transportation Connections and Mobility: • Provide efficient bikeways that link people to where they want to go, both to and through the area. • Provide at least one connection over/under the railroad to better connect Phase 1 and 2. • There is not a good connection from Goose Creek into the northern part of the area, so additional connection should be implemented. • The area is very car-oriented and should transition to become a more pedestrian-friendly space. • Evaluate how the area can have better north/south connections. Uses: • Daycare and Shamane’s is popular, and there should be awareness around local/small businesses that could be displaced. Consider what can be done to prevent those businesses from being displaced and how there could be strategies to support smaller businesses. • Consider more family-friendly uses and residences, like town homes. • Provide more permanently affordable housing on site, or more housing in general. • Would like to ensure the mixed-use areas develop into true mixed-use with retail/commercial on the ground floor and residential/office above. • A grocery store or market is needed for this area. • Feels like there is a lot of underutilized office space, so Phase 2 should consider the appropriate mix of uses. • New uses should draw people to the area. GENERAL QUESTIONS & ANSWERS 1. Is city staff aware of the Urban Land Institute (ULI) Technical Advisory Panels? Answer: ULI does Technical Advisory Panels where a site is selected and professionals are brought in to workshop and generate ideas for the area. 2. What are the counts for total housing completed in Phase 1? Answer: Phase 1 has 1,386 housing units. 3. What is the number of residents living in the new housing units? Answer: This data is not yet available but the city is continuing to gather the most recent and relevant data for the Phase 1 area and will communicate that data if/when it’s available. 4. What is the status of the RTD rail station? Answer: The city is coordinating with RTD and CDOT on the feasibility of a future rail station and city staff will inform the focus groups of any updates. 6 | March 22, 2023 DAILY USERS FOCUS GROUP This focus group consists of members who live and/or work in the Boulder Junction area. Meeting Date: March 8, 2023, from 5:00-7:00pm Meeting Summary: Focus Group Members In Attendance Ryan Bonick  Jasmine Rodriguez Michael Hulet  Sarah Warner  Del Kreiser Hans Hyttinen Kari Klein  Tara Spies  Marianne Okal  Aleka Mayr  Michele Marie  Theresa Halsey Tom Kunstman  Lauren Lambert  Tupak Barrios Palacios Luna  Lisa Oshop  PHASE 1 OUTCOMES Buildings: • Enjoy the views from Boulder Junction. • The apartment buildings are well-designed and thoughtfully done. Public Realm and Green Space: • There could be more park space or green space. • The Steelyards park space is enjoyable and contributes to the vibrancy of the area. • The lighting in the area could be improved. In some areas it’s too dark, and other areas it’s too bright. • There are safety concerns along Goose Creek. • The trees could be better maintained. • More spaces where people can gather and spend time could have been incorporated. Transportation Connections and Mobility: • The parking is expensive for residents and visitors and there should be some affordable parking options, especially for residents of the affordable housing units. • The area is very walkable and bikeable, and near a lot of amenities and services. • The frequency of bus services could be increased. • RTD BRT station should be reactivated. • There is good direct access to bike paths and main corridors. 7 | March 22, 2023 • The traffic calming measures (‘peanut-shaped street’) do not appear to be working along Junction Place and it feels unsafe for both cars and pedestrians. Uses: • Appreciate that the area is mixed-use. • The retail in the area is expensive and doesn’t cater to the diversity of residents that live there. A mid-level retail environment would be successful, including an affordable grocery store. • There are still a lot of empty spaces and new businesses could be attracted to the area. • There used to be a bodega or market that had to close and uses like that are missed since there is a desire to have them. PHASE 2 CONCERNS & OPPORTUNITIES Buildings: • Hope some views to the mountains can be maintained. • Some of the buildings seem void of activity. Public Realm and Green Space: • The focus should be strengthening community. Transportation Connections and Mobility: • Goose Creek connects to the area very well. • There is a lack of connectivity, especially to the northern part of Phase 2. • In general, connectivity can be improved throughout. • Boulder Junction does not feel connected to the adjacent area, and connections to streets like 30th Street are hard to navigate. • The area feels very disconnected from Phase 1. • Opportunity to design for people, not cars. Uses: • Enjoy visiting local businesses, like Junkyard Social Club, Sanitas Brewery, Shamane’s bakery, or Boulder Indoor Soccer. Car repair services are also convenient (e.g., can drop car off the car and walk home). • There is a good variety of businesses and services, and hopefully this can be maintained. • Unsure if office space will be as useful or relevant in this area. • Increase the desirability for businesses and include youth-focused spaces. GENERAL QUESTIONS 1. Is 30Pearl market rate or affordable housing? Answer: That development has a mix of market rate and affordable housing. 2. How many residential units and residents are there? Answer: There are 1,386 residential units. The city currently does not have data for the number of residents and will share that information if/when it becomes available. 3. Has the pocket park been designed yet? Answer: The city will design, build and maintain the park. The city anticipates it would be completed in 2026 or later. 4. What is the status of the RTD train station? 8 | March 22, 2023 Answer: RTD is studying the feasibility of providing peak period service from Denver Union Station, through Boulder Junction, and to Downtown Longmont. The city is coordinating with RTD on this study. For more information visit: https://www.rtd-denver.com/projects/northwest-rail-peak-service-study 9 | March 22, 2023 DEVELOPMENT & DESIGN FOCUS GROUP This focus group consists of members who are part of the local development community, which includes developers, real estate professionals, urban designers, architects and planners. Meeting Date: March 14, 2023, from 8:00-10:00am Meeting Summary: Focus Group Members In Attendance Ross Holbrook  Daniel Aizenman  Chester Harvey  Jerry Shapins  Danica Powell  Jenna Reilly  Erin Bagnall  Jeptha Sheene  Matt Grandsaert  Tom Volckhausen  Bryan Bowen  Michael Leccese Chris Hamilton  John Koval  Bradley Wilson  Susan Osborne  Adela Aguirre (community connector)  PHASE 1 OUTCOMES Buildings: • Development feels higher end. • Buildings feel uniform or flat and could have had more variety in design and facade variation. • The architecture improved as development continued to be built. • Focus could be placed on the corners of development so there is more architectural detail and activation. • Steelyards, for its time, was a major innovation. Public Realm and Green Space: • The public realm didn’t quite reflect the character that was envisioned in the plan, and there is a lack of placemaking that makes it feel like a neighborhood. • There is a lack of cultural presence and character. • The pocket park is very small and additional green space could have been provided. • The plaza adjacent to the Depot feels sparse with a lack of vegetation and no activation. • Appreciate how the utility lines were moved underground. • Dispersed open space requirements on each parcel are not as successful as contributing space or cash towards a larger consolidated and shared public space. 10 | March 22, 2023 Transportation Connections and Mobility: • Some public improvements trailed behind development. In the future, it would be beneficial to have the phasing of development and public improvements better aligned for more cohesive outcomes. • It’s a benefit that parking is hidden and there was movement away from surface parking. • The area is very walkable and bikeable and connects to adjacent amenities and services very well. • Goose Creek is an area to pass through, but it doesn’t engage people and bring them into the area. • The roads could have been narrower than the wide cross-section of some roads that were built. • Bike path along the North Boulder Farmer’s Ditch was very successful with placemaking, but the path doesn’t connect to much. • Design of Junction Place was not as successful as it could have been and is confusing for all modes of travel, especially drivers. • Railroad continues to be a major barrier for connectivity throughout Boulder Junction. Uses: • The percentage of affordable housing is lower than what was hoped for. • Retail seems to be dispersed and not always in locations people frequently use. Retail works better when it is clustered. • The area could use more commercial uses, activation or programming (e.g., in the large plaza). PHASE 2 CONCERNS & OPPORTUNITIES Buildings: • Buildings and architecture should be distinctly Boulder. • Whole places need to be emphasized to create a neighborhood and contribute to community. This area of Boulder has a lot of opportunity to become an urban character neighborhood and bring charm to Boulder. • Consider how future development can be more vibrant. • Opportunity to try and innovate and push climate goals, such as solar energy. • Consider increasing the FAR and diversity of building types. • Offer more incentives or options for development to achieve high-quality design or community benefits. Public Realm and Green Space: • Incorporate additional green space or park space, as well as places for people to take their dogs. • Consider the edge conditions and how the development integrates with the surrounding area. • The urban design character was not clearly defined in the plan and the term ‘creative chaos’ was used to describe the future character of the area. Terms need to be easily understood and have the capability to be translated into regulation. • This area is the gateway to the city. Identify Pearl Parkway as the gateway and require a heightened level of design along it with a series of experiences. • Wayfinding and signage should be incorporated in the planning process and identified early on, not just at site review. • Provide cultural and event space, and incorporate more art. Transportation Connections and Mobility: • Bike trails should be prioritized as a main type of transportation to access the area. 11 | March 22, 2023 • Goose Creek could benefit from adjacent development activating the edge and contributing to placemaking. • Pearl Street and Pearl Parkway should be more walkable and better connected to the area. • Explore more connectivity to the west across 30th Street. • Transit service needs to come to the area to ensure its success. • Create better connectivity to Goose Creek. • The current businesses that are frequently visited are not that accessible and lack parking. • Provide a connection over the tracks. Uses: • Consider more flexible regulations or incentives that could allow more creative or temporary uses and retain current local businesses. • This area could become a solution for housing and have an emphasis on housing. • Future uses, like retail, should be placed in highly desirable areas where people want to visit. • Offer more diverse housing at a range of prices and make sure it’s in the right location for connectivity. • Steelyards is a great example of some creative solutions that could continue into Phase 2, in terms of housing types, small offices, and live/work. • This area could benefit from a regional/cultural destination to draw people in. • Do analysis to understand the right balance of uses, such as residential to retail uses. • Explore creative solutions for vacant spaces that could focus on community uses. • Evaluate the need for civic/municipal uses (e.g., rec center, library, etc.). • This area should be considered an urban core. Look beyond small town examples and consider visionary strategies from larger cities to ensure the right mix of uses and quality urban design. GENERAL QUESTIONS 1. Could a transit study be done to survey residents/workers and how they use the area? Answer: A thorough study is not anticipated to be done. 2. Did 95% completion of Phase 1 happen quicker than the city expected? Answer: Phase 1 was on schedule per the timeline in the Transit Village Area Plan. 3. Has there been any retail analysis for Phase 1? Answer: There hasn’t been a specific analysis, but the hope is for the full potential to be realized soon and there will also be a market analysis done as part of this project. 4. Could a parking utilization be done to see what’s working? Answer: City staff will check with other departments to understand the feasibility of doing a study like this. 5. Can the city offer a sense of lessons learned, particularly around the aspects of the public realm, transportation, and zoning/incentives of different uses? Answer: The substantial completion report, which will be available soon, identifies the outcomes of Phase 1. Further along in the project, there may be opportunity to evaluate outcomes and best practices to improve outcomes for Phase 2. 6. Could it be possible for staff to use real examples of successful outcomes? Answer: City staff can use real examples of outcomes to communicate elements of the project. 12 | March 22, 2023 PROPERTY & BUSINESS OWNERS FOCUS GROUP This focus group consists of members who own a property or business within the Boulder Junction area. Meeting Date: March 14, 2023, from 12:00-2:00pm Meeting Summary: Focus Group Members In Attendance Demi Michelau  Derek Anderson Raj Rawat * Duane Boyle  Vajra Rich Henry Koren  Sharon Solomon Michael Wang  Jeremy Gruber  Joseph Vigil  Clay Phipps Roy Young  Simone Smead  Mark Gerwing  Adriana Palacios Luna  Kristin Lawrence  Patrick Keane  *Connected but did not stay in the meeting due to problems with audio. PHASE 1 OUTCOMES Buildings: • none Public Realm and Green Space: • The Steelyards Park is used extensively and unexpected encounters in this public space help to build community and belonging. HOA sponsors some events in the park. • Concerns with the lack of mature trees and tree canopy. • The Depot Plaza has too much hardscaping and feels uninviting. • The size of the pocket park is insufficient for this community’s needs. • The grade change between Goose Creek and the neighborhood is significant. It creates a canyon effect. Future crossings should more carefully consider the grade changes to ensure better integration of the path with the neighborhood. • Goose Creek is underutilized as a public space amenity. • 30th and Pearl would have been a great location for a large park. Transportation Connections and Mobility: • Walkability within the Phase 1 area and to surrounding areas is good. Traffic is a growing concern. • The Junction Place Road design was meant to slow traffic but it is confusing and even dangerous. Drivers often drive on the wrong side of the road. 13 | March 22, 2023 • Wayfinding would be beneficial to the area, in addition to good public realm design that contributes to an efficient mobility network. • Many cars turn around at Junction Place and drive back to Pearl. Some people may be trying to find a cut through to Valmont Road. • There are walkways behind the gardens of the Steelyards townhomes that are heavily used by pedestrians. The walkways are a great amenity and could benefit by being connected to additional walkways, creating small greenbelts. They would be a valuable community amenity if they were more intentionally designed (e.g., around Iron Forge Place and Foundry Place). • Most workers in Boulder Junction drive to work since public transportation options are currently limited. • Many people are not using the free bus passes due to weather and last mile connectivity issues. • Boulder Junction is a very convenient spot. • There could be better north-south bike connections. Uses: • Greater density in Phase 1 has had a positive impact on businesses in Phase 2. • The expensive lease rates make it difficult for businesses to survive, so there is high turnover. PHASE 2 CONCERNS & OPPORTUNITIES Buildings: • none Public Realm and Green Space: • There should be a greater focus on building community within and between spaces, potentially an art and cultural center could be built. • Concerns with urban heat island and impact on climate change. • Concerns with public health (especially respiratory issues) due to increased density, continued dependence on vehicles and the proximity to important transportation connections like 30th Street, Valmont Road, Foothills Parkway, and Pearl Parkway. • Concerns related to floodplain and the implications on development potential. Transportation Connections and Mobility: • Businesses receive complaints from customers about access from the Phase 1 area into the Phase 2 area. Having to cross the railway and limited access from Goose Creek are frequent complaints. • Valmont Road experiences significant traffic jams. • New development that contributes to an increase in density should be accompanied by sufficient infrastructure investments. • Pearl Parkway needs improvements to alleviate concerns around pedestrian safety, such as slowing down traffic. However, potential improvements should not greatly impact the flow of traffic. • Need better connections over Goose Creek to improve overall access to the area. • Goose Creek/Phase 2 should have a greater focus on green spaces and community spaces. • The Boulder Indoor Soccer property feels isolated and that area needs better multi-modal connections. • The interface with Goose Creek is not being maximized. Homeless encampments are a problem for business owners. • Need more street safety measures, including stop lights at key intersections. 14 | March 22, 2023 • Focus should be on accepting that rail service is unlikely in the near future, and improvements to other transportation connections should be made. Uses: • Loosening of zoning restrictions would be good for business. Some businesses are having difficulties getting business permits, and are having to overstate manufacturing activities to get a business permit in an industrial zone. • Mixed uses can lead to interesting development outcomes. • Concerned about maintaining affordability of commercial spaces, including smaller spaces. Should look into opportunities and strategies to ensure smaller commercial or office spaces can continue to exist. • Need more zoning flexibility for businesses that don’t fit into an existing zoning type. • Phase 2 needs more places to eat and drink that are not too expensive. Phase 1 workers like to be able to walk to affordable spots. • Affordable housing should be accompanied by affordable services. Overall affordability leads to a more vibrant community. Other: • The need for environmental remediation of the land should be explored due to previous storage of hydrocarbons. GENERAL QUESTIONS 1. Is city staff aware of the impact of current floodplain maps on development? Answer: Yes, the city is aware of the floodplain and any relevant issues related to stormwater will be considered.