Meeting Packet - DMC - 11/7/2011
DOWNTOWN MANAGEMENT COMMISSION
November 7, 2011
5:30 p.m.
Regular Meeting
Council Chambers, 1777 Broadway
AGENDA
1. Roll Call
2. Approval of October 3, 2011 Meeting Minutes
3. Public Participation
4. Police Update
5. Parks Update
6. BID Update
7. Downtown Development Projections - David Becher and Nolan Rosall,
RRC and Associates
8. Matters From Commissioners
9. Matters From Staff
• Downtown Garage Signage and Enhancement Project
• Civic Use Pad Update
• Downtown Improvements Update
Attachments
• Sales and Use Tax Revenue Report -August 2011
• Police Stats - October 2011
• Downtown Boulder Open/Close List
• January -September 2011 Quarterly Financials
• CAGID Development Projections Memorandum
2011 DUHMD/PS Areas of Focus 2011 DMC Priorities
• CAGID Capital Plan Phase II • Establish a Sustainable Maintenance and
• Hill Redevelopment Improvement Fund for the Pearl Street
• Downtown Improvements Mall and Downtown Streetscape.
• Civic Use Pad • Support Civic Use Task Force
• Boulder Junction Access and Parking Recommendations and Participate in Civic
Districts Master Plan/"SoDA" Study.
• Encourage Vitality and Excitement of
Downtown Boulder as a Revenue
Generator and the Heart of the City.
Mission Statement: We serve the downtown. University Hill and affected communities by providing quality program, parking enforcement,
maintenance and alternative modes services through the highest level of customer service.. efficient management and effective problem solving.
CITY OF BOULDER, COLORADO
BOARDS AND CONV~IISSIONS MEETING MINUTES FORM
NAME OF BOARD/COMMISSION: DOWNTOWN MANAGEMENT COMMISSION
NAME/TELEPHONE OF PERSON PREPARING SUMMARY: Ruth Weiss - 303-413-7318
NAMES OF MEMBERS, STAFF, AND INVITED GUESTS PRESENT:
BOARD MEMBERS: CORNELIUS, DEANS, KOVAL, McMt-LLEN (absent), PATTERSON
STAFF: WINTER, MARTIN, WEISS, LA HAIE, WEINHEIMER, LANDRITH
GUESTS: Brennan Chasse, Jordan Cunningham
TYPE OF MEETING: Regular October 3, 2011
AGENDA ITEM 1- Swearing in of New Commissioner - Sue Deans
AGENDA ITEM 2 - Roll Call: Meeting called to order at 5:35 p.m.
AGENDA ITEM 3 - Approval of the July 11 and September 12, 2011 Meeting Minutes - (See Action Item Below)
AGENDA ITEM 4 - Public Participation: Brennan Chasse and Jordan Cunningham approached the podium. They attended
as a requirement for their CU course in City Planning.
AGENDA ITEM 5 - Police Update: Weinheimer commented that stats were down 10% from last year. There was an increase
in liquor law violations due to officer driven and initiated enforcement. Cornelius questioned if there were going to be further
liquor enforcement going on. Weinhelmer replied that due to a grant, it was made possible and will continue. Chasse
questioned if an individual can get a DUI while riding a bicycle or skateboard. The response is that a bicycle is a vehicle and
one could get a DUI.
AGENDA ITEM 6- Parks Update: La Hale mentioned that the fall cleaning is underway with steaming and sanding of
benches; lights and ballads maintenance are next. Staff is going block by block scrubbing the bricks, moving racks and trash
containers, too. Issues with brick and mortar are being worked on and will be on the CIP list. Currently, staff is working on
safety issues with the bricks. Winter commented on a letter and it would be provided to Sean Maher for the DBI newsletter. La
Hale continued that the irrigation system on the mall is depleting resources and staff. Pearl Street Mall will be turning 35 years
old next year. Patterson commended Parks and Rec for their positive attention to concerns. Koval questioned the large planters.
AGENDA ITEM 7- BID Update: Maher clarified that the letter writer is thrilled with work that has been done on the mall
since the letter was received. Fall Festival brought the largest crowd to date; fence for beer garden was rearranged and more
comfortable and will be used in future years. Maher continued that the Homecoming Parade will take place on October 21" on
the Pearl Street Mall for the first time 'mover 50 years it and will begin at 7pm. The parade is human powered only. Munchkln
Masquerade will take place on October 31". Council passed the DT5 Zoning Space and it is appreciated for the downtown
economy. The approval of a 3'a floor of 1600 Pearl Street was done by Planning. Koval questioned the objections for the
project and Maher replied that it is too tall, too large and out of scale for the neighborhood, it impacts views. Whittier neighbors
were concerned with the HVAC unit and the developer has sunken the unit into the building. ProCycling Challenge has 300
volunteers signed up, positive response from the city, and cities that it was held in prior made a major financial commitment to
the event. The 2012 DBI budget goes to City Council next month and offered that property tax assessment will drop next year.
The budget will be flat. Maher continued with discussing the Open/Close list. Maher mentioned the Banowsky meeting last
week and his excitement with coming to Boulder. Cornelius questioned the merchant disapproval of the fence during Fall Fest.
Maher commented that next year there will be two beer gardens.
AGENDA ITEM 8 - Public Hearing and Consideration of a Motion to Recommend to City Council the Downtown and
University Hill Management Division, Parking Service 2012 Budget: Winter commented that this is an assigned duty for the
commission. Jobert commented that this year's budget is flat, no recommended changes: zero percent increase. Expenses were
lowered from last year due to the pay off of a debt. Patterson moved to recommend the adoption of the 2012 budget. Cornelius
seconded and the motion passed unanimously.
1
AGENDA ITEM 9 - Matters from the Commissioners: Nothing to report.
AGENDA ITEM 10 -Matters from the Staff: Matthews mentioned the master contract is done for Pictoform. Matthews will
have the electronics consultant's language by Friday. Garage improvements are targeted to begun the public process in early
December, 2011. Todd Pierce, Pictoform, wants a videotape of all garages to understand flow and current concepts. Matthews
continued that Top Gun is scheduled to clean the St. Julien and Spruce/11th. Staff has power washed the other garages.
Matthews mentioned that he anticipated the police closing all garage structures on Halloween night.
Banowsky, Violet Crown Theaters, is looking to open his movie theater concept (independent films) in Boulder and considering
the Civic Use Pad. The "Layer Cake" concept that breaks up use to smaller pieces is using a consultant to investigate private
use. Maher offered that the average movie theater revenue per seat weekly is $30 and Banowsky's Violet Theater seats average
$170 weekly.
Nolan Rossell and Bill Fox will come to the next meeting and give a presentation on Downtown Development Projections and
Access Demand. Winter mentioned the 15th Streetscape meeting today at Boulder High School with several design people and
looking to ramp up by February of next year. This is part of Ballot Initiative 2A that does not require a tax increase.
Landrith mentioned the opening of Snooze on east Pearl Street. EcoPass has gone off the charts with 94% pick up rate. Landrith
continued with the trends downtown on office use. Homecoming weekend will have the Stampede and then the parade.
McCartney will be the Grand Marshall. Landrith continued with discussing the logistics of the parade and its route.
Meeting adjourned at 6:31 p.m. Patterson motioned to adjourn. Cornelius seconded. All were in favor.
ACTION ITEMS:
MOTION: Approval of the July 11 and September 12, 2011 Meeting Minutes was motioned by Cornelius.
Patterson seconded the motion. All commissioners were in favor.
MOTION: Patterson moved to recommend the adoption of the 2012 budget. Cornelius seconded and the
motion passed unanimously.
FUTURE MEETINGS:
November 7, 2011 Council Chambers Regular Meeting
APPROVED BY: DOWNTOWN MANAGEMENT COMMISSION
Attest:
Ruth Weiss, Secretary John Koval, Chair
2
City of Boulder
Sales & Use Tax Revenue Report
August, 2011
Issued October 18, 2011
This report provides information and analysis related to 2011 year-to-date (YTD) sales and use tax collections.
Results are for actual sales activity through the month of August, the tax on which is received by the city in the
subsequent month. Any questions should be directed to Eric Nickell, Budget Director at (303) 441-3007.
REVENUE COMPARISONS TO COMPARABLE PERIOD IN PRIOR YEAR
Table 1 lists the categories of sales and use tax collected by the City of Boulder. It illustrates the percent change
in the various areas for August YTD 2011 over the same time period in 2010. As reflected in Table 1, Total sales
and use tax has increased from the 2010 base by 6.36%. Remittances for the month of August included several
large timing aberrations that skewed the increase upwards for 2011. Therefore, the large increase during the
month of August cannot be interpreted as indicative of a strong upward trend for 2011.
TABLE 1
ACTUAL REVENUE
% CHANGE IN
TAX CATEGORY REVENUE % OF
Increase/(Decrease) TOTAL
Sales Tax 5.25% 79.74%
Business/Consumer Use Tax 27.99% 9.90%
Construction Use Tax (7.85%) 7.91%
Motor Vehicle Use Tax 12.80% 2.49%
Refunds -86.26% -0.04%
Total Sales & Use Tag 6.36% 100.00%
The beginning months of 2010 were weaker than the balance of the year. Therefore, it may be more difficult to
maintain the level of increases experienced YTD 2011 as the comparative 2010 results strengthen toward the later
part of the year. Although we still struggle to return to pre-recession trends, Table 2 also illustrates that recent
collections may be getting closer to recovering some of the losses experienced during the recent recession.
TABLE 2
3 YEAR AUGUST YTD COMPARISON
Percent Increase/(Decrease)
Category 2009 2010 2011
Retail Sales Tax (5.29%) 5.22% 5.25%
Business/Consumer Use Tax (incl. vehicles) (5.75%) (16.38%) 24.62%
Construction Use Tax 64.71% 4.10% 7.85%
Total (0.05%) 2.05% 6.36%
ANALYSIS OF RESULTS
• Retail Sales Tax - Actual retail receipts are up by 5.25%.
• Business/Consumer Use Tax - This category tends to be volatile in nature and the short-term results do not
necessarily reflect trends. After two years of negative results in this category, we are hopeful that the August
YTD increase of 27.99% is an indication that business confidence is improving. The amounts collected during
2010 were the lowest since 2002. Therefore, the increased percentage for year to date is calculated from a low
base year.
• Construction Use Tax - This category is down by 7.85% August YTD. This is primarily due to the fact that
the 2010 comparison amounts included several large CU projects and a significant project at NIST. These
large 2010 projects were one-time in nature and the amount of construction use tax revenue in 2011 is
expected to be lower than that collected in 2010.
• Motor Vehicle Use is up by 12.80%. This category began the year with strength but flattened in June, was
down by 11.5% in July, and was up by 7.27% in August. Performance for the balance of the year will
probably reflect the level of consumer confidence which usually correlates with durable goods sales. We will
continue to monitor this category carefully.
DETAILED ANALYSIS OF MAJOR CATEGORIES
The following monthly information is provided to enable the identification of trends in the various categories.
Retail Sales Tag - August YTD increased by 5.25%. As was stated earlier, several large timing differences
occurred during August. Therefore, the large increase during the month of August cannot be interpreted as
indicative of a strong upward trend.
Jan Feb Mar Apr May Jun Jul Aug
17.88% (4.71%) 8.00% 5.83% 4.35% 1.76% 1.07% 9.90%
Food Stores - Retail sales tax revenue for food stores is up by 8.21% YTD. Again, August revenue includes
several large timing impacts which cannot be interpreted as indicative of a strong upward trend.
Tan Feb Mar Apr May Jun Jul Aug
24.77% 1.59% (9.54%) 4.78% 0.11% 9.51% (2.31%) 36.68%
Sales at Eating Places are both an important revenue source (Eating Places comprise 13.07% of retail sales/use
tax) and are usually a significant indicator of the health of the economy in the city. This discretionary category is
correlated with unemployment (disposable income) and consumer confidence. Total August YTD retail tax at
Eating Places is up by 8.68%.
Jan Feb Mar Apr May Jun Jul Aug
9.77% 3.08% 9.75% 7.16% 10.16% 10.25% 10.36% 8.31%
Apparel Store retail sales are up by 24.65% YTD. This increase includes the first four full months of returns
from the new Nordstrom Rack store located in the TwentyNinth Street area.
Jan Feb Mar Apr May Jun Jul Aug
6.63% 0.96% 9.89% 21.04% 17.05% 36.03% 37.68% 32.21%
General Retail is up by 4.66% YTD. Once again, we have a timing issue where no remittance was received
during August from a major retail store. Therefore, the negative performance in August cannot be interpreted as
indicative of a downward trend in this category. It is assumed that this timing issue will be resolved in September.
Jan Feb Mar Apr May Jun Jul Aug
7.10% 0.84% 11.14% 10.01% 6.31% 2.77% 6.05% (1.21%)
Utilities (primarily retail sales tax on natural gas and electricity) are down by 5.23% YTD. Tax on Public
Utilities comprises approximately 5.00% of total sales and use tax revenue.
Jan Feb Max Apr May Jun Jul Aug
(10.66%) (0.54%) (833%) (11.26%) (0.99%) (5.68%) (7.29%) 4.43%
MEDICAL MARIJUANA BUSINESS SALES TAX
In response to the interest expressed in this emerging industry, this section has been added to the monthly revenue
report. As a newly emerging industry with no significant previous year history, comparison of current tax receipts
to prior year data will not yield much useful information. Instead, monthly sales tax revenue remitted by these
businesses in 2011 is presented below. Total August YTD retail sales tax revenue collected in this category is
$498,490. This industry represents less than one half one percent of total sales and use tax collections.
Jan Feb Mar Apr May Jun Jul Aug
$55,982 $68348 $58,134 $71,721 $58,248 $59,149 $54,333 $72,572
Significant YTD increases / decreases by tax category are summarized in Table 3.
TABLE 3
2010 RETAIL SALES TAX
Change in Com arable YTD Collections
STRENGTHS: WEAKNESSES:
■ Food Stores up by 7.04% ■ UHGID down by 2.12%
■ Eating Places up by 8.68% Transportation/Utilities down by 4.63%
■ Apparel Stores up by 24.65% Computer Related Business down by 15.89% (use
■ Home Furnishings up by 6.21% tax in this category up by 81.12%)
■ General Retail up by 4.66% Gunbarrel Industrial down by 38.29%
■ Automotive Trade up by 4.47% Public Utilities down by 5.23%
■ Building Materials Retail up by 2.10%
■ Consumer Electronics up by 71.65%
■ Downtown up by 8.48%
■ Univ. of Colorado up by 3.41%
■ Basemar up by 15.09%
■ BVRC (excl 29`F' St) up by 2.79%
■ TwentyNinth St up by 5.91%
■ Table Mesa up by 3.67%
■ The Meadows up by 1.58%
■ All Other Boulder up by 19.00%
■ Metro Denver up by 18.08%
■ Gunbarrel Commercial up by 6.20%
■ Out of State up by 16.65%
■ Pearl Street Mall up by 6.12%
■ Boulder Industrial Lip by 7.96%
2010 USE TAX
Change in YTD Com arable Collections
STRENGTHS: WEAKNESSES
■ Motor Vehicle Use Tax up by 12.80% Construction Use Tax down by 7.85%
■ Computer Related Business Use Tax up by 81.12%
(sales tax in this category down by 15.89%)
ACCOMMODATION TAX
Authorized by a vote of the people in November of 2010, Accommodation Tax increased from 5.50% to 7.50%
on January 1, 2011. Therefore, the following chart provides information on both the August YTD increase in
base revenue (the comparison at 5.50%) and revenue associated with the increase in rate.
2010 2011 % Change
Tax at 5.50% $2,197,801 $2,347,117 6.79%
Additional 2.00% Tax $ 853,497
Total Accommodation Tax $2,197,801 $3,200,614
ADMISSIONS TAX
Admissions Tax increased by 4.72%.
ECONOMIC PREDICTIONS FOR THE FUTURE
Predictions for the future remain very mixed. "Uncertainty" appears to be the word most used in recent economic
predictions regarding hiring and spending. The following information discusses some of the positive events and
the continuing negative pressures that will impact City of Boulder sales and use tax revenue. Staff will continue
to monitor actual results and economic events and modify revenue projections as necessary.
According to an October 3, 2011 article in the Boulder County Business Report, business leaders' confidence in
the economy is taking a negative turn.
Colorado business leaders' outlook on the economy has turned negative heading into the fourth quarter,
according to the most recent quarterly Leeds Business Confidence Index, or LBCI, released today by the
University of Colorado Boulder Leeds School of Business.
Confidence decreased in all six economic categories measured by the index, with hiring plans leading the
decline. For the fourth quarter of 2011, the index posted a reading of 47.3, down from 51.6 in the third
quarter, according to Richard Wobbekind, Leeds School economist and executive director of the Business
Research Division, who conducts the quarterly survey. An index reading greater than 50 indicates positive
expectations, while an index lower than 50 indicates negative expectations.
"Unfortunately, this quarterly index is reflecting the uncertainty in the overall economy," Wobbekind
said.
Several factors are feeding the economic uncertainty including employment reports released for August
showing zero growth for the nation and negative growth for Colorado. Beyond that, Wobbekind said, the
housing market has continued to bump along the bottom, with foreclosures on the uptick once again.
"If that isn't enough, we throw in a little sovereign debt and the uncertainty of resolving that issue in
Europe and we wind up with a lot of uncertainty in the economy, a declining stock market and confidence
really dropping," he said.
Hiring plans led the decrease among the six categories surveyed, dropping from a reading of 52 in the
third quarter to 46.8 in the fourth. Wobbekind points to the extremely low cost of capital and the general
economic uncertainty as contributing factors.
"Investing in a machine has a certainty to it, but investing in a person has the uncertainties of health-care
reform and what the impact of that is going to be, and also wages that are higher than in other parts of the
world," Wobbekind said. "In a narrower picture, businesses are worried that we're not going to have a
sustainable recovery, so even though they were thinking about expanding in our last survey, now they
have gone into a wait and see mode."
Confidence in the state economy turned negative for the first time in a year, dropping from 51.2 to 49.0,
while the national index dropped further into negative territory falling from 44.0 to 40.4, the lowest level
since 2009. An index reading of 50 is neutral.
The September 27th report from the Conference Board Consinner Confidence Index indicates the following:
The Conference Board Consumer Confidence Index®, which had declined sharply in August, remained
essentially unchanged in September. The Index now stands at 45.4, up slightly from 45.2 in August. The
Present Situation Index decreased to 32.5 from 34.3. The Expectations Index edged up to 54.0 from 52.4
last month.
Says Lynn Franco, Director of the Conference Board Consumer Research Center. "The pessimism that
shrouded consumers last month has spilled over into September. Consumer expectations, which had
plummeted in August, posted a marginal gain. However, consumers expressed greater concern about
their expected earnings, a sign that does not bode well for spending. In addition, consumers' assessment
of current conditions declined for the fifth consecutive month, a sign that the economic environment
remains weak."
There was some positive news regarding 2010 reported on September 14"' in an article titled "Boulder County
GDP Outpaces Nation" in the Boulder County Business Report:
Boulder's economy is now growing faster than the nation's, according to a report released Tuesday by the
U.S. Department of Commerce's Bureau of Economic Analysis.
The real gross domestic product, or GDP, of the Boulder area grew by 4 percent in 2010, beating the
national average of 2.5 percent, according to the report. The real GDP is an inflation-adjusted measure of
each area's gross product that is based on national prices for the goods and services produced for a
metropolitan area. Boulder's area encompasses Boulder County.
Boulder's growth of 4 percent in 2010 comes after a year in which the local economy shrank by 3 percent,
which was worse than the 2.5 percent decline other metropolitan areas faced. The bureau indexes that
measurement to 2005 dollars to account for the impact of inflation.
The strongest sectors were information, which grew 1.07 percentage points, and professional and business
services, which grew 0.72 percentage points.
According to an article by Beth Potter is the Aug 5 - 18, 2011 Boulder County Business Report:
Funding for federally funded research laboratories in the Boulder Valley for fiscal year 2011, which starts
in October, appears to be on shaky ground. The uncertainty revolves around recent debt-ceiling
negotiations in Washington, federal budget fights in Congress, and lower government budgets brought on
by the recession, among other things. A federal debt-ceiling compromise reached Sunday, July 31, is
expected to cut at least $2.4 trillion from federal spending over a decade.
Federal labs in Boulder such as NCAR, the National Institute of Standards and Technology, or NIST, and
others, employed 3,558 workers in 2010, according to a survey released in March by the Leeds School of
Business at CU-Boulder. The average federal lab salary and benefits per employee amounted to $104,506
in fiscal year 2010.
The August 13, 2011 issue of the Denver Post reports that retail sales on the national level reached a 4-month
high in July but also cites projections that do not bode well for August and beyond:
Retail sales in the U.S. climbed in July by the most in four months, showing consumers were holding up
at the start of the third quarter. The 0.5% increase reported by the Commerce Department in Washington
on Friday followed a 0.3% gain in June....
Another report showed that sentiment plunged this month (August) amid stock-market declines and the
threat of a default on the national debt. Further gains in household spending may be restrained by lack of
job growth and uncertainty over the economy. Lingering weakness in the labor market as well as the
recent turmoil in equity markets will put additional pressure on consumers in August. The
Thompson/Reuters/University of Michigan preliminary index of consumer sentiment for August slumped
to 54.9, the lowest reading since May 1980, from 63.7 the prior month.
"The mood is very depressed," said Chris Christopher, an economist at HIS Global Insight Inc. in
Lexington, Mass. "Consumers are very fatigued and very uncertain. In the short term, people are going
to pull back on spending."
UGt ST YID Actual At
Total Net Sales/Use Tax Receipts by Tax Category 201 20111 '✓o Cliange °~o Df TDta ,
Sales Tax 45,310.415 47,687,695 5.25% 79.74%0
Business Use Tax 4,624,667 5,918,958 27.99% 9.90%
Construction Use Tax 5,133,044 4,730,143 -7.85% 7.91%
Motor vehicle 1,318,888 1,487,665 12.80% 2.49%
Refunds -162,570 -22,329 -86.26% -0.04%
Total Sales and Use Tax 56,224,443 59,802,131 6.36% 100.00%
AUGUST YTD Actual
Total Net Sales/Use Tax Receipts by Industry Type 201 2011 %Cltange % afTDtal
Food Stores 7,215,463 7,807,933 8.21% 13.06%0
Eating Places 7,192,691 7,814,468 8.64% 13.07%
Apparel Stores 1,686,205 2,067,311 22.60% 3.46%
Hoine Furnishings 1,604,223 1,696,758 5.77% 2.84%
General Retail 12,044,355 12,458,344 3.44% 20.83%
Transportation/Utilities 5,072,598 4,885,327 -3.69% 8.17%
Automotive Trade 3,436,471 3,739,124 8.81% 6.25%
Building Material-Retail 1,964,166 2,003,695 2.01% 3.35%
Construction Use Tax 4,737,787 3,898,072 -17.72% 6.52%
Construction Sales Tax 289,771 241,147 -16.78% 0.40%
Consumer Electronics 1,047,016 1,676,391 60.11% 2.80%
Computer Related Business Sector 2,958,217 3,586,715 21.25% 6.00%
All Other 7,138,049 7,949177 11.36% 13.29%
Refunds -162,570 -22,329 -86.26% -0.04%
Total Sales and Use Tax 56,224,443 59,802,131 6.36% 100.00%
AI GVST YTD Actual
Total Net Sales/Use Tax Receipts by Geographic Area 2010 2011 °fa C hange ~/u Df Total
North Broadway 821,433 921,841 12.22% 1.54%
Downtown 3,780,684 4,135,988 9.40% 6.92%
Downtown Extension 317,076 291,900 -7.94% 0.49%
UHGID (the "hill") 730,376 745,419 2.06% 1.25%
East Downtown 358,127 409,568 14.36% 0.68%
N. 28th St. Commercial 2,993,618 2,855138 -4.63% 4.77%
N. Broadway Annex 299,309 392,026 30.98% 0.66%
University of Colorado 734,315 743,172 1.21% 1.24%
Basemar 1,065,435 1,218,960 14.41% 2.04%
BVRC-Boulder Valley Regional Center 10,552,548 11,015,680 4.39% 18.42%
29th Street 4,102,778 4,403,615 7.33% 7.36%
Table Mesa 1,444,349 1,508,704 4.46% 2.52%
The Meadows 578,704 584,186 0.95% 0.98%
All Other Boulder 2,519,880 2,737,509 8.64% 4.58%
Boulder County 774,407 672,918 -13.11% 1.13%
Metro Denver 4,650,770 2,718,365 -41.55% 4.55%
Colorado All Other 141,380 157,464 11.38% 0.26%
Out of State 5,382,457 7,461,343 38.62% 12.48%
Airport 9,602 9,079 -5.44% 0.02%
GrmbarrelIndustrial 2,771,205 3,672,650 32.53% 6.14%
Gunbarrel Comrmiercial 640,048 687,444 7.41% 1.15%
Pearl Street Mall 1,523,942 1,609,207 5.60% 2.69%
Boulder Industrial 4,801,813 5,134,402 6.93% 8.59%
Unlicensed Receipts 680,027 984,494 44.77% 1.65%
County Clerk 1,318,888 1,487,665 12.80% 2.49%
Public Utilities 3,393,844 3,265,725 -3.78% 5.46%
Refunds -162,570 -22,329 -86.26% -0.04%
Total Sales and Use Tax 56,224,443 59,802,131 6.36% 100.00%
A[?GUST YTI] Actual
% Change in
Miscellaneous Tax Statistics 2010 2011 Taxable Sales
Total Food Service Tax 330,715 364,877 10.33%0
Acconunodations Tax 2,197,801 3,200,614 6.79%
Admissions Tax 376,112 393,870 4.72%
License Fees 22.275 18.100 -18.74%
Trash Tax 1,296,406 860,351 -33.64%
USE SALES
COMPARISON OF YEAR-TO-DATE ACTUAL REVENUE FOR THE YEAR 2011 TO COMPARABLE PERIOI
USE TAX BY CATEGORY SALES TAX BY CATEGORY
AUG[?ST'i'TDetualSLGi1ST YTIIAtual
02(31:1 °`a Chaige Standard Industrial Code 2Qltl.[ .:2(111 °o Cziinge
50,022 137,877 175.63% Food Stores 7,165,442 7,670,055 7.04%
60,206 62,696 4.14% Eating Places 7,132,485 7,751,773 8.68%
45,218 21,841 -51.70% Apparel Stores 1,640,987 2,045,470 24.65%
12,668 6,320 -50.11% Home Furnishings 1,591,556 1,690,439 6.21%
1,148,585 1,054,817 -8.16% General Retail 10,895,770 11,403,527 4.66%
211,804 249,573 17.83% Transportation/Utilities 4,860,794 4,635,753 -4.63%
1,333,245 1,541,874 15.65% Automotive Trade 2,103,226 2,197,250 4.47%
7,069 5,465 -22.69% Building Material-Retail 1,957,097 1,998,230 2.10%
4,737,787 3,898,072 -17.72% Construction Use Tax 0 0 na
0 0 na Construction Sales Tax 289,771 241,147 -16.78%
93,236 39,198 -57.96% Consumer Electronics 953,779 1,637,193 71.65%
1,132,451 2,051,041 81.12% Computer Related Business 1,825,766 1,535,674 -15.89%
2,244,307 3,067.993 36.70% All Other 4,893,742 4,881,184 -0.26%
11,076,598 12,136,766 9.57% Total Sales and Use Tax 45,310,415 47,687,695 5.25%
USE TAX BY CATEGORY SALES TAX BY CATEGORY
. .
. A~GCtST'TX1;ctual AC~GCT:ST YTD:ctul
2Q1Q 2(111: °%Chari Geographic Code 201nOl l °-0 Clan
40,678 69,121 69.92% North Broadway 780,755 852,720 9.22%
149,918 197,425 31.69% Downtown 3,630,766 3,938,563 8.48%
7,019 11,794 68.03% Downtown Extension 310,057 280,106 -9.66%
16,661 46,848 181.18% UHGID (the "hill") 713,715 698,571 -2.12%
28,362 53,431 88.39% East Downtown 329,765 356,137 8.00%
200,127 65,685 -67.18% N. 28th St. Commercial 2,793,491 2,789,453 -0.14%
15,966 67,239 321.14% N. Broadway Annex 283,343 324,786 14.63%
26,344 11,044 -58.08% University of Colorado 707,971 732,127 3.41%
29,188 26,379 -9.62% Basemar 1,036,246 1,192,581 15.09%
215,394 389,700 80.92% BVRC 10,337,154 10,625,980 2.79%
21,848 81,342 272.32% 29th Street 4,080,930 4,322,273 5.91%
13,183 25,063 90.12% Table Mesa 1,431,166 1,483,641 3.67%
11,027 7,526 -31.76% The Meadows 567,676 576,660 1.58%
1,104,200 1,052,815 -4.65% All Other Boulder 1,415,680 1,684,694 19.00%
292,352 149,919 -48.72% Boulder County 482,054 522,999 8.49%
2,943,055 701,851 -76.15°io Metro Denver 1,707,714 2,016,514 18.08%
44,392 37,139 -16.34% Colorado All Other 96,988 120,325 24.06%
266,137 1,492,977 460.98% Out of State 5,116,320 5,968,366 16.65%
252 1,061 320.19% Airport 9,349 8,018 -14.23%
1,858,961 3,109,730 67.28% Gunbarrel Industrial 912,244 562,920 -38.29%
3,023 10,920 261.27% Gunbarrel Commercial 637,026 676,524 6.20%
32,778 26,739 -18.42% Pearl Street Mall 1,491,164 1,582,468 6.12%
1,921,555 2,024,760 5.37% Boulder Industrial 2,880,258 3,109,642 7.96%
391,690 822,179 109.91% Unlicensed Receipts 288,337 162,315 -43.71%
1,318,888 1,48705 12.80% County Clerk 0 0 na
123,601 166,414 34.64°io Public Utilities 3,270,243 3,099,310 -5.23%
11,076,598 12,136,766 9.57% Total Sales and Use Tax 45,310,415 47,687,695 5.25%
Tax by Mo & Category
TOTAL CITY SALES AND USE TAX COLLECTIONS
o/oCltange in
Taxable
REVENUE CATEGORY YEAR JAN FEB MAR APR MAY 1UN 1UL AUG SEP OCT NOV DEC TOTAL > Sales
RETAIL SALES TAX 2004 4,394,136 4,170,467 5,327,051 4,339,5944;461,055 5,340,555 433312841749,658 5,542,805 4,450,7314,518,6296,602,036 58,229,844':. 145%
Rate 3 41 % 2005 4.255,041 4,453,370 5,232,389 4,3E3,026 4;576,864 5,535,196 4 494,079'. 5,013.379 5,550,916 4,541.7904.769,7006,932 929'. 59,708 680 2.54%
2006 4,734,249 4,645,436 5,537,253 4;6594581 4,882,331 6,129,363 4737773! 5,237,757 6,156,056 4,950,305! 4,387,847 7,891618! 63,949446! 7.10%
Rate Chg 3 41%13.56% 2007 5,118,353 5,014,615 6,918,421 4;965,981 ! 5,500,701 6,712,841 5;565T371 6,393,028 6,954,377 5,747.963, 5,695,703: 8,411,484
72,998 8381 9.34%
Rate Chg356%>3.41% 2008 5;197400 5,105,109 6,005,946 5,3314475,488,450 6,572,335 5508796'. 6,258,640 6,620,535 5,382,779 5,255,155 7,443,455 70,170045'.. 0.35%
Rate3.41% 2009 4;919,570 4,659,632 5,850,038 5,0776485;131444 6,428,343 5206,770'. 5,790,533 6,093,314 5,170,325'. 4,735,769'. 7,814,230 66,877,613'.
-4.69%
2010 4,576,034 5,386,190 6,196,697 5,3202255,470,595 6,895,283 5,522,076 5,943,315 6,855,385. 5,652,938 5,240,2118,414157 71,473106'. 6.87%
2011 5,394,367 5,132,437 6,692,597 5,630,200 5,708,608 7,016,826 5,580,953 6,531 707 47,687,695 -3128%
Change from prior year (Month 17 88% -471% &00% 583% 4.35% 1 76% 107%, 9,90% -100.00% -100.00% -100.00% -10100%
Change from prior year (YTD) 17 88% &67% 6.56% 638% 5.97% 511% 454% 5.25% -&58% -17.52% 24.38% -33.28%
CONSUMER USE TAX 2004 980,229 665,018'. 899,453 742,692 724,614 866,974 810,8741 922,401 941,990'. 728,634 750,971 1,181776 10,215,625!
-139%
(includes Motor Vehicle) 2005 827,887 507,036 951,085 1,016,614 ! 1,103,592 1,001,048: 864,720'. 788,465 1,094,030 758,937 968,467:- 1,248,300
11,130,180'. 8.95%
2006 686,686 517,101 1,277,146 577,1441 964,529 781,362: 895,4031 776,258 1,054,696 727,776 1,092,224 1,287,15710,637,482 -4.43%
Rate Chg 141%13.56% 2007 763,650 574,006: 975,178 888,726'. 733,196 858,072- 975,456 652,501 923,6671 732,463!. 716,317! 1,575,908'. 10,369,140'.
-6.63%
RateChg3.56%>341% - 2008 - 818,034 991,472 1,109,160 669,214'. 736,901 1,067,769732,3341 596,399 899,934 989,683 ! 599,8761 1,253,26710,464,043 535%
Rate3.41% 2009 909,558 657,250 1,062,587 997,891 531,724 790,819, 858,325 1,299,767 989,089 741,578 698,452 1,600457 11,137,497 644%
2010 687,502 778,796 913,223 701,931 662,382 945,800 620,328 633,593 909,315 752,143 618,493 1,366,131 9,589,636 1390%
2011 1,247,135 650,595 1,034,670 727,395 850,561 1,166,185 958,724 771357 7,406,623 2276%
Change from prior year (Month) 8140% -16.46%: 1330% 363% 28.41% 2330%. 5455% 21.74% -100.00% -100.00% -100.00%- -100.00%.
Change from prior year(YTD) 81.40% 29.42% 2123% 18.77%'. 20.47% 2104% 24.96%! 24.62% 8.08% -2.61% -9.93% -22.76%1
CONSTRUCTION USE TAX 2004 210,383 336,148: 387,487 490,426 ! 229,416 181,732 204,851'. 155,409 212,299 119,283 238,459'. 283,087 3,048,978'.
-10.50%
Rate 3.41 % 2005 912,585 782,540 287,865 461,878'. 456,073 913,197 186,408 235,308 282,503 276,247 288,104 ! 514,975 5,597,684 !
83.59%
2006 197,263 331,341 420,749 294,094'. 337,237 774,420 352,533'. 261,409 343,749 559,975'. 410,958'. 1,018,272'. 5,302,000'. -5.28%
Rate Chg 3 41%13.56% 2007 293,078 347,860 112,016 293,061 621,413 430,207: 1,119,425 259,226 421,376 286,524 376,978 253 590 4,814,755
-13,02%
RateChg3.56%>341% ! 2008 330,080 347,219 748,549 454,797 327,855 241,649 100,759 442,652 347,954 217,885 107,831 381,753 4,048,982
1221%
Rate341% 2009 944,905 111,907 425.028 776,511 279,761 995,132 721,209 676,301 235,485 223,169 591,970 1,467,798 7,449,176 8398%
2010 591,599 242,591 245,829 362,619'. 226,230 1,921,675 1075078'. 467,423 245,361 234,021 406,868'. 531,670 6,550,964 12.06%
2011 622,872 281,210 274,661 240,970 2,150,036 352,336 352,846. 455,211 4,730,143 2779%
Change from prior year (Month) 529% 15.92% 1173% -3155% . 850.37% -81.67% -6718% ' -2.61% -100.00% -100.00% -100.00% -100.00%
Change from prior year (YTD) 529% 8.38% 9.14% -1.59% 113.90% 923% -8.37%'. -7.85% -12.05% -15.72%'. -21.42%'. -27.79%'.
TOTAL FOR MONTH & CHANGE FROM PREVIOUS YEAR (MONTH & YTD)
2004 5,584,748 5,171,633 6,613,991 5,572,712 5,415,085 6,389,261 5,348,853 5,827,468 6,697,093 5,298,647 5,508,059 8,066899 71,494,448 0.47%
Rate 3.41% 2005 5,995,513 5,742,946 6,471,340 5,831,518'. 6,136,529 7,449,441: 5,545,207 : 6,037,152 6,927,449 5,576,9746,026,271'. 8,696,204 76,436,545'. 6.91%
2006 5,618,198 5,493,878: 7,235,148 5,530,696'. 6,184,096 7,685,145 5,985,709'. 6,275,424 7,554,5001 6,238,056'. 5,891,030'. 10197,046'. 79,888,928'. 4.52%
Rate Chg 3.41%>3.56% - 2007 6,175,081 5,936,481 8,005,615 6,147,768'. 6,855,311 8,001,120.: 7,660,252 ! 7,304,754 8,299,420 6,766,951 6,788,999'. 10,240,98288,182,7325.7
3%
Ratechg3.56%>3.41% 2008 6,345,513 6,443,800 7,863,654 6,455,459 6,553,206 7,881,753, 6,341,889, 7,297,691 7,868,4236,590,3471 5,962,862; 9,078,475 84,683,0701 026%
Rzte341% 2009 - 6,774,033 5,428,789 7,337,653 6,852,0495,942,929 8,214,294'. 6,786,3047,766,601 7,317,887! 6,135,072 1 6,026,19110,882,485 1 85,464,286! 0.92%
2010 5;855,134 6,407,577 7,355,749 6,384,774'. 6,359,207 9,762,758 7,217,482 7,044,332 8,010,061 6,639,102'. 6,265,572'. 10,311 957 87,613 706'. 2.51%
2011 7,264,374 6,064,242 8,001,928 6,598,565 8,709,206 8,535,348 6,892,523 7,758 275 0 0 0 0 59,824 461 -3132%
Less Refunds ' 2004 -1,343 -10,505 -636 872:
5,963 151 1,299 31643 -244 -27,318 -5,758 -4,330 -63,061
2005 -246 -66,044 -909 -2,666 -1,647 10,080. -3,062 3,207 -B46 -1,586! 0! -4,757 -96,051'.
2006 -40,302 -5,272 -22,761 -3631 -5,099 0 0 -7,568 -806.: -5,947!. 406 -16,773 -105,296
2007 0 -38,291 -2,013 -729 -9,326 14,547 -14,440! -677 0 -5,9630-5,015-91,001
2008 -978 0'. 46,974 -1,409'. 0 2,375 445 -91493 -1,429: 0-48,521 -500 -112,1231
Less Refunds 2009 -3,335 0: 0 1,111-602 692'. 967-3,520 -2,747.': -179,087 -65,331-26376'. -283,770,
2010 -3,469 -68,130 -35,924. -1444! 33,920 -3,832 -1,648! 3,204 -7,969: 0! -12480! -214-183,234'.
2011 -8,569 2,479 -1,188 2,918 0 0. _ 7,175. 0 -22329
Adjusted total 2004 5,583,406 5,161,128 6,613,354 5,571,840 5,409,121 6,389,110 5347,554 5,822,825 6,696,849 57271,329 5,502,301 8,062,569 71431,386 1.01%
Rate 3.41% 2005 5,995,266 5,676,902 6,470,431 5,828 852 6,134,882 7,439,361 5,542,145 6,032,946 6,926,603 5.575,388'. 6,026,271 8,691 446 76,340,493'. 6.87%
2006 5,577,896 5,488,606 7,212,388 5,530333 6;178,998 7,685,145 59857096,267,856 7,553,694 6.232,110: 5,890,624 10.180273! 79,783631! 4.51%
Rate Chg3.41%13.56% 2007 6,175,081 5,898,190 8,003,602 6,1470396,845,984 7,986,572 7645,812 7,304,077 8,299,420 6,760,988 1 6,788,999 10,235,967 88,091,731 5.76%
_ 2008 6,344,536 6,443,800 7,816,680 6,454,050 6,553,206 7,879,378 6,341,444 7,288,198 7,866,995 6,590,347 5,914,341 9,077,975 84,570,947 0.23%
Rate3 41 % - 2009 6,770,698 5,428,789 7,337,653 6,850,938 ! 5,942,327 8,213,602 6,785,337 ! 7,763,080 7,315,140 57955,985 5,960,860 10,856 109. 85,180,517'. 0,72%
2010 5,851,665 6,339,447 7,319,826 6,383,3306,315,288 9,758,926 7,215,834 7,040,127 8,002,092 6,639,102 6,253,092 10,311744 87,430,472 2.64%
2011 7,255,806 6,061,763 8,000,739 6,595,647 8,709,206 8,535,348. 6885,348- 7,758,275 0 0 0 0 59,802,131 3160%
% Change (month) 24.00% -4.38%'. 9.30% 333%! 3291% 1254%! -4.58%I 10.20% -100.00% -100.00%-100.00%1 -100.00%'.
%Change (YTD) 24.00% 9.24% 9.26% 780% 1170% 760% 581%1 636% 689% -15.61% -2245% -31.60%
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COMMERCIAL AND RESIDENTIAL MALL POLICE CALL STATISTICS
MONTH Assault Auto Theft Burglary Crim. Mis. Crim. Tres. Disturbance Domestic Drunk DUI Felony Menaci Fight
2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011
January 5 12 3 2 1 4 5 1 15 9 1 21 12 2 8 5
February 4 4 2 1 5 6 3 2 6 10 4 2 23 9 3 3 10 6
March 5 3 1 1 2 1 2 1 17 11 3 2 15 9 7 2 5 5
April 2 1 2 1 5 8 7 3 2 11 8 2 4 7
May 6 6 1 1 2 4 1 15 8 1 1 17 8 4 3 4 4
June 5 7 2 2 1 2 3 7 16 9 2 10 13 2 1 7 11
July 6 1 2 2 1 5 4 1 13 8 1 7 10 3 1 2 4 2
August 8 10 1 1 1 3 1 1 13 15 5 9 11 5 9 8 12
September 9 4 2 1 3 2 1 3 2 12 11 3 17 5 4 2 13 7
October 2 6 1 3 2 5 4 aLiq.LawVio., 15 14 1 23 11 5 12 13
November 4 2 1 5 10 21 2 8
December 3 1 2 2 11 2 19 2 5
MONTH Fireworks Hang Ups Harassment Indec. Exp. Littering Loitering Narcotics Noise OpeDoor Party
2010 2011 2010 2011 2010 2011 2010 2011 011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011
January 7 3 7 2 1 2 2 3 2 2 5 1 2
February 4 5 5 5 1 3 2 3 1 1 3 2 4 3
March 4 9 6 4 1 2 3 1 3 1 2 8 2
April 6 3 3 2 1 3 3 1 2 5 7 3 3
May 10 6 5 3 1 5 2 1 2 4 12 3 3
June 8 7 10 4 1 1 6 7 4 3 18 16 4 1
July 5 7 6 8 2 2 10 5 4 3 14 10 4 2
August 7 9 6 12 1 4 9 7 5 4 4 6 12 1 1
September 9 6 4 7 1 1 13 6 2 5 1 11 2 2 1
October 10 7 7 5 1 1 2 1 4 6 2 1 7 6 1
November 1 16 12 2 $Shots 2 1 1 1
December 8 5 3 5 1
MONTH Pro wler Robbery Sex Assault Shoplifting Stabbing Suicide Suspicious Theft Trespass Wepon
2010 2011 2010 2011 2010 2011 2010 2011 211 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011 2010 2011
January 1 2 12 14 17 10 2
February 3 10 10 9 9 1
March 2 3 19 18 10 8
April 1 1 1 3 1 18 8 5 13
May 1 2 2 1 12 18 9 14
June 2 1 29 21 4 3
July 1 30 14 3 7
August 2 1 1 1 23 36 6 21
September 1 1 1 2 1 1 20 16 8 6 2 1
October 1 3 2 20 24 10 6
November 2 17 12
December 20 10
Opened in 2011
Business Number Street Open Date Notes
Pizzeria Locale 1730 Pearl St 15-Jan-11
Moved - Buffalo Exchange 1813 Pearl St 20-Jan-11
Microsoft - Bing Mobile 1900115th St 1-Mar-11
Green Piece Pipe and Hydro 1200 Pearl St 1-Mar-11
Ozo 1015 Pearl St 20-Jan-11
Shambla 1521 Peari St 15-Jan-11
Frasca's II Caffe 1720 Pearl St 15-Mar-2011
Piece Love Chocolate 805 Pearl St 20-Mar-2011 Where Ba leaf Was
Steve Madden 1142 Pearl St 20-Mar-2011
Define Defense 1805111 th St A 1-Apr-2011 Arete
Julie Kate Photography 1805 11th St B 1-Apr-2011 Arete
Hip Consignment 1468 Pearl St 15-Mar-2011 Where Subway Was
Isu ortU 1825 A Pearl St 1-Apr-2011
Posh 1468 Pearl St 1-Apr-2011 Wine & Painting on 15th/Pearl
The Yellow Deli 905 Pearl St 20-Apr-2011
Elm and Oak 2037 13th Street 28-Apr-2011 design firm/record label
Beans Inc 1300 Pearl St 15-May-2011 Food Cart on Mall
McDevvit Taco Supply 1300 Pearl St 15-May-11 Food Carton Mall
Style b Boulder Interior Design 2015 10th St 25-May-2011
Gaiam 1215 Pearl St 31-Ma -2011 Where Chicos Was
Los Oasis 2027 13th St 11-Jun-2011 Replaces Draft House
The Kitchen Next Door 1039 Pearl St 11-Jun-2011
Shu 's Low Count Cuisine 2017 13th St 1-Jun-2011 Where B side Lounge was
Eclectix 935 Pearl St 11-Jun-2011 Antique Shop
Lunieva 1500 Pearl St 15-Jun-11 from the owner of BolderWorld
3rd and Vine Design 1815 Pearl St 30-Jul-11 Antique Shop
Sweet Boulder 2027 Broadway 1-Aug-11 formally Powells Sweet Shoppe
NAME CHANGE: Wood Creek 1207 Pearl St 1-Aug-11 Formal) Paradise
Cured Cheese Shop 1825 B Pearl St 15-Aug-1 1
FirstBank 2021 Broadway 9-Sep-11 where FirstTier Bank was
Boxcar Coffee Roasters 1825 B Pearl St 20-Se -11
Snooze, an A.M. eater 1617 Pearl St 27-Se -11
Riffs Urban Fare 1115 Pearl St 25-Sep-11 where BookEnd cafe was
Ku Cha 1141 Pearl St 25-Sep-1 1 moving from 13th Street/former Paper Doll
Infinite Potential 201911 Oth St 25-Se -11 Chiropractor/ground floor
NAME CHANGE: Bitter Bar 835 Walnut 7-Oct-11 Formally Happy Noodle House
Artist's Proof Gallery 915 Pearl St 21-Oct-2011 Asian Art Gallery formal) Tesla
Closed or Moved in 2011
Business Number Street Closed Date Notes
The Camera 1048 Pearl St 15-Jan-2011 Moved out of BID
Crystal Dragon 1521 Pearl St Replaced with tibeVNepal shop
Charlie and Watson 1825 Pearl St 15-Jan-2011
Juanita's 1043 Pearl St 30-Jan-2011
Colorado Draft House 2027 13th St 15-Jan-2011
Feather Thy Nest 1825 Pearl St 15-Mar-2011
Newton Gallery 1500 Pearl St 30-Mar-2011
Chicos 1215 Pearl St 1-Apr-2011 Moved Out of BID to 29th St.
Bookends Cafe 1115 Pearl St 20-May-2011 new Rest. concept by John Platt
Little Mountain 1136 Pearl St 30-May-2011
Outdoor Source 2027 Broadway 30-May-2011
Paper Doll 1141 Pearl St 1-Jun-2011
Great Awakenings 1717 15th St 1-Jun-2011
Boulder Nordic Sport 1717 15th St 1-Jun-2011 Moved out of BID
Oliv You and Me 2043 Broadway 1-Jun-2011
Studio One Dental 1610 Canyon 1-Jun-2011 Moved
Lai's Alterations 2027 Broadway St Ste 2 5-Jul-2011 Moved out of BID
Powell's Sweet Shoppe 1200 Pearl St 1-Aug-2011 Name Change Move to 2027 Broadway
Los Oasis 2027 13th St 20-Sep-2011
Belvedere Belgian Chocolate Shop 14th St Not reopening after Oak fire
Sweet Boulder 2027 Broadway St 20-Sep-2011
Boulder Interior Design 1909 9th 11-Oct-2011 Combined with Style
Future
Business Number Street Open Date Notes
QuickLeft 902 Pearl St Former Atmosphere Space
MEMORANDUM
TO: Downtown Management Commission
Molly Winter, Executive Director
FROM: Donna Jobert, Financial Manager
SUBJECT: January - September 2011 Revenue and Expenditures
DATE: 1013112011
Shown below is a summary of January-September 2011 revenue and expenditures. The 2011 budget and 2010
acluals are shown for comparative purposes.
Revenue received is 86.4% of budget YTD for 2011 and overall $54k less than 2010.
Short term garage revenue is ahead of budget year to date and $108k higher than the same time last year
Long term permit revenue is also ahead of budget to date, and $139k higher than the same time last year.
In 2011, there is a difference between the amount of street meters budgeted in CAGID and the total amount budgeted.
This difference is due to "bifurcation". The total revenue budgeted in 2011 meters is $2,150.000 but the GF transfer to CAGID
is $1,350,000. The $800,000 difference in meter revenue will remain in the General Fund.
While on street meters are running higher than 2010, CAGID will only receive the amount budgeted.
Rental income is slightly above last year, Vacancies continue; many of the leases have been reworked to help tenants.
Property tax is ahead of last year.
1000 Walnut Tax/TIF/InteresUMlsc revenue is below 2010. Taxes are coming in higher than 2010. but in 2010 we received a
back payment of $127k from the St Julien for maintenance.
CAGID Jan-Sept 2011 REVENUES
Jan-Sept 2011 2011 Jan-Sept 2010
Revenue Approved % of 2011 Revenue 2010-2011 2010-2011
ACCOUNT Collected Budget Budget Collected Collected $ Difference % Difference
Property Tax 1,027,859 1,014,829 101.3% 994,230 33,629 3.4%
Specific Ownership 32,691 66,625 49.1% 32,433 258 0.8%
Subtotal TAXES $1,060,550 $1,081,454 98.1% $1,026,663 $33,887 3.3%
Broadwayl Spruce 136,018 165,000 82.4% 126,737 9,281 7.3%
15th & Pearl/ S.T. 159,356 178,000 89,5% 131,547 27,809 21,1%
11th & Spn,ce/ S.T. 267,381 320,000 83.6% 259,374 8,007 3.1%
11th & Walnut/ S.T. 185,269 225,000 82.3% 172,266 13,003 7.5%
14th & Walnut/ S.T. 77,930 75,000 103.9% 65,142 12,788 19.6%
101h & Walnut/ S.T. 247,346 280,000 883% 234,577 12,769 5.4%
Validation Stamps 57,957 65,ODO 89.2% 53,805 4,152 7.7%
Garage 20 day Pass 42,000 31,875 131.8% 24,200 17,800 73.6%
Cash Pass/Value Card 8,219 6,500 126.4% 5,426 2,793 51.5%
Subtotal SHORT TERM PARKING $1,181,476 $1,346,375 87.8% $1,073,074 $108,402 10.1%
11th & Spruce/ Permits 271,561 357,220 76.0% 276.110 (4,549) -1.6%
14th & Walnut/ Permits 242,474 321,180 75.5% 165,335 77,139 46.7%
14th & Canyon 41.980 56,100 74.8% 41,698 282 0.7%
10th & Walnut 392,709 514,100 76.4% 380,994 11,715 3.1%
11th & Walnutl Permits 203,928 259,700 78.5% 207,566 (3,638) -1.8%
15th & Pearl) Permits 549.281 727,160 75.5% 490,998 58,283 11.9%
177514th 30,749 44,220 69.5% 33,404 (2,655) -7.9%
174514th 51,979 72,600 71.6% 52,937 (958) -1.8%
Wait ListfOver-Under/CC fees 2,870 0 -930 3,800 -408.6%
Subtotal LONG TERM PARKING $1,787,531 $2,352,280 76.0% $1,648,112 $139,419 8.5%
Tokens 8,396 9,000 93.3% 7,381 1,015 13.8%
Meterhoods 23,988 22,000 109.0% 12,915 11,073 85,7%
Cash Key 321 0 - -114 435 -381.6%
Meters (Transfer from G.F.) 11350,000 1,350,000 100.0% 1,697,523 (347,523) -20.5%
One Boulder Plaza 7,813 15,625 50.0% 7,813 0 0.0%
Subtotal METERS $1,390,518 $1,396,625 99.6% $1,725,518 ($335,000) -19.4%
Interest 30,006 23,500 127.7% 25,710 4,296 16.7%
10th and Walnut TIF/InterestlMisc 1,172,140 1,361,000 86.1% 1,210,330 (38,190) -3.2%
Rental Income-11th & Spruce 26,899 54,000 49.8% 16.710 10.189 61.0%
Rental Income-15th & Pearl 77,323 166,000 46.6% 59,104 18,219 30.8%
Rental Income-Kiosks 19.171 44,000 43.6% 22,480 (3,309) -14.7%
Rentallncome -ATM Randolph 779 1,600 48.7% 923 (144) -15.6%
Miscellaneous 30,087 19.203 156.7% 21,865 8,222 37.6%
TOTAL $6,776,480 $7,846,037 86.4% $6,830,489 -$54,009 -0.8%
CAGID Jan-Sept 2011 EXPENSES
Expenditures for 2011 equal 70.6% of budgeted expenses and are $1,274,273 below last years expenditures at the same point.
Operating expenses are 65.9% of budget to date. Major variances are due to timing of payments to DBI, moving
a .5 FTE to the General Fund and the improved economic outlook; enabling DUHMD to spend 2011 budgeted dollars.
Non operating variances are primarily due to garage improvements which are slated to begin later this fall, a reduction in
debt interest due to refinancing a bond in 2010, capital funding for Bcycle and timing of improvements on the mall.
Eco Pass is also higher due to an increase in the per person charge from $111 per person to $125 per person in 2011.
We are not anticipating a reduction in expenditures in 2011 as revenues continue to meet budget, but, will the trends watch closely
Jan-Sept 2011 2011 % of 2010 Jan-Sept 2010 2010.2011 2010-2011
ACCOUNT Expense Budget Budget Expended Expense $ Difference %Difference
Parking Svcs Personnel 639,411 858,567 74,5% 642,364 (2,954) -0.5%
Parking Svcs Non-personnel 562,582 982,926 57.2% 547,300 15,282 2.8%
DUHMD Personnel 381,033 557,640 683% 416,586 (35,553) -8.5%
DUHMD Non-personnel 194,666 324,920 59.9% 133,595 61,071 45.7%
BIDID61 contractual Services 62,536 67,536 92.6% 82,524 (19,988) -24.2%
Subtotal OPERATIONS $1,840,228 $2,791,589 65.9% $1,822,370 $17,858 1.0%
Cost AllocationlBeneft fund/transfers 164,290 219,053 75.0% 159196 5,094 12%
Debt Service 1,014,600 1,005,817 100.9% 1,031,662 (17,062) -1.7%
10th & Walnut construct/Debt Service 926,578 920,118 1007% 923,078 3,500 0.4%
10th & Walnut excess Tax Increment 951,090 816,766 116.4% 800.918 150.172 18,8%
Mall Improvements 204,591 342,809 59.7% 512,112 (307.521) -60.0%
Capital Maintenance/Improvement 70,762 1,645,841 4.3% 1,315,252 (1,244,490) -94.6%
Eco-Pass Prog. 746,720 792,173 94.3% 678,543 68,177 10.0°/v
Bcycle Capital Investment 50,000 0 - 0 50,000 -
Capital Replacement Reserve 177,775 177,775 100,0% 177,775 0 0.0%
TOTAL $6,146,633 $8,711,940 70.6% $7,420,906 ($1,274,273) -17.2%
RRC
ASSOCIATES
An STR Company
MEMORANDUM
TO: Molly Winter, City of Boulder DUHMD/PS
FROM: David Becher and Nolan Rosall, RRC Associates
RE: CAGID Development Projections
DATE: November 2, 2011
Introduction
This memo summarizes development projections for the City of Boulder Central Area General
Improvement District (CAGID), as estimated by RRC Associates. The projections are intended to
provide a base of information which can be used for a variety of general planning purposes,
including land use and transportation/parking evaluations.
The projections contained in this memo expand upon a development analysis conducted earlier
in 2011 which focused on the projected impacts of a proposed change to the floor area ratio
(FAR) bonus regulations for the DT-5 zoning district, a change which was approved by City
Council on 9/20/11. Those DT-5 projections were documented in a 7/20/11 RRC memo and
related City of Boulder staff analyses, and were provided to the Downtown Management
Commission, Planning Board and City Council. Additionally, RRC has also undertaken
development projections for the CAGID area on behalf of DUHMD/PS roughly every five years,
including prior analyses in 2006, 2001, and 1997 (when initially conducted as part of the
Downtown Alliance effort).
This memo first summarizes the overall results of the CAGID buildout analysis, and then reviews
the methodology, assumptions and background data underlying and informing the analysis. A
map of the zoning districts in CAGID is provided at the end of this memo for reference.
4940 Pearl East Circle, Suite 103 • Boulder, CO 80301 • 303/449-6558 • 303/449-6587 FAX • www.rrcassoc.com
CAGID Development Projections November 2, 2011
Summary of Results
Following are principal findings from the CAGID buildout analysis. Please note that all findings
are for the CAGID area north of Arapahoe, excluding Boulder High School.' Please note as well
that the projections assume no new development on parcels owned by the City of Boulder in
the block bounded by 13th, 14th, Canyon, and Arapahoe. (Although additional development may
occur on those City-owned parcels in upcoming years, the area is currently under study, and the
density and uses associated with any such development are unknown at this time.) Additionally,
it should be noted that the square footage data discussed below excludes floor area associated
with parking garages except where explicitly noted.
• Existing built square footage: As summarized in Table 1 to follow, RRC estimates that
the CAGID area north of Arapahoe currently has approximately 3.45 million square feet
(sqft) of developed residential and nonresidential floor area (excluding parking garages).
This includes approximately 373,000 sqft of residential floor area (10.8 percent of total),
and 3.08 million sqft of nonresidential floor area (89.2 percent; includes commercial,
governmental, religious, and other types of uses, but excludes parking garage space).
These estimates are based primarily on Boulder County Assessor records, supplemented
in some instances with historic DUHMD/PS building records.
Approximately half of the existing built floor area in CAGID is located in the DT-5 zoning
district (52 percent), with an additional 28 percent in DT-4, 19 percent in DT-1/DT-2/DT-
3, and 2 percent in P and RMX-1.
• Proiected future incremental development: RRC projects that an additional 1.61 million
square feet of development will be built between 2011 and ultimate practical buildout
in CAGID. This includes approximately 349,000 square feet of residential development
(21.6 percent of total) and 1.26 million square feet of nonresidential development (78.4
percent).
Roughly two-thirds of the future incremental floor area to be built in CAGID is projected
be built in the DT-5 zoning district (67 percent), with an additional 11 percent in DT-4,
22 percent in DT-1/DT-2/DT-3, and 0 percent in P and RMX-1. The DT-5 zone is
projected to account for 73 percent of the incremental nonresidential space built in
CAGID, with the remaining 27 percent built in other zoning districts. The DT-5 zone is
projected to account for a smaller 45 percent share of the incremental residential space
built in CAGID (with the remaining 55 percent built in other districts).
1 The CAGID boundary includes a modest amount of land south of Arapahoe currently used as Boulder High School
parking lots and a portion of the Boulder High School building. These parcels are zoned RH-1 (Residential High-1).
When the CAGID boundary was originally established, these parcels were privately owned (e.g. the former Sturtz &
Copeland greenhouse and other uses). These parcels have been excluded from this CAGID buildout analysis,
insofar as it is assumed that future uses will continue to be school-related and only indirectly affected by CAGID
land use/transportation policies.
RRC Associates 2
CAGID Development Projections November 2, 2011
There is no set timeframe for ultimate practical buildout, but is assumed to be several
decades into the future. "Practical buildout" is assumed to be lower than "theoretical
maximum buildout," due to regulatory, design, and market/financial feasibility
constraints.
As noted previously, the future projections assume no new development on parcels
owned by the City of Boulder in the block bounded by 13th, 14th, Canyon, and Arapahoe.
• Projected future incremental bobs and residential units: As illustrated in Table 2 to
follow, the projected incremental commercial space in CAGID is projected to house
between 3,549 and 4,081 incremental additional employees (depending on the
employment intensity assumptions utilized; employment is likely to vary over time
depending on market conditions). Approximately 72 percent of the incremental jobs
are projected to occur in the DT-5 zone, with 28 percent occurring in DT-1 through DT-4.
Note that these jobs are in addition to currently existing jobs in CAGID, currently
estimated in excess of 8,000 job S.2
Additionally, the projected incremental residential space is projected to result in
approximately 180 additional residential units, assuming a similar average unit size as
exists today. This includes a projected 81 residential units in the DT-5 zoning district and
99 units in DT-1 through DT-4. Again, these units are in addition to existing residential
units, estimated at approximately 235 units.
• Proiected total development at practical buildout: RRC projects that CAGID will have
approximately 5.07 million square feet of developed floor area at practical effective
buildout. This includes approximately 722,000 sqft of residential development (14.3
percent of total) and 4.34 million square feet of nonresidential development (85.7
percent).
A majority of the projected total floor area in CAGID is projected to be in the DT-5
zoning district (57 percent), with an additional 22 percent in DT-4, 20 percent in DT-
1/DT-2/DT-3, and 1 percent in P and RMX-1.
• Proiected incremental development by time period: Of the 1.61 million incremental
square feet projected to be built in CAGID the future, RRC projects that approximately
327,000 square feet will be built in the 2012-16 period (20 percent of incremental total);
618,000 square feet will be built in the 2017-21 period (38 percent); and 668,000 square
feet will be built in the 2022+ period (41 percent) (Table 3).
z Estimate is provisional and subject to refinement. As of 5/25/11, the DUHMD/PS and Downtown Boulder Inc.
employee Ecopass database documented 7,757 employees in CAGID, including 5,496 full-time employees and
2,261 part-time employees, excluding City of Boulder and Boulder County employees working in CAGID (assumed
to number in the hundreds). The Ecopass database may also undercount part-time employees and independent
contractor employees who are ineligible for Ecopasses.
RRC Associates 3
CAGID Development Projections November 2, 2011
• Existing and projected development relative to FAR zoned capacity: To help place
existing and projected development in context, development can be expressed in FAR
terms, and compared to FAR zoned capacity in the respective zoning districts. Figures 1
and 2 to follow provide these comparisons, both excluding above-grade parking
structures (Figure 1), and including above-grade parking structures on an approximate
basis for rough illustrative purposes (Figure 2).3
As shown in Figure 1, excluding parking structures, existing development varies from a
low of 0.52 FAR in DT-1 to a high of 1.47 FAR in DT-4. When expressed as a ratio to
zoned capacity, existing FAR varies from a low of 35 percent of zoned capacity in DT-1 to
a high of 67 percent of zoned capacity in DT-4.
At practical buildout, FAR is projected to vary from 0.90 FAR in DT-1 to 2.06 in DT-5. The
DT-2 through DT-5 zoning districts are each projected to be built to 76 - 81 percent of
their zoned capacity, while DT-1 is projected to be built to 60 percent of its zoned
capacity. (Note that these figures exclude any potential future development on city-
owned parcels in the 13th 14th/ / Canyon / Arapahoe block, which lie in the DT-1 and DT-
5 zoning districts.)
As shown in Figure 2, inclusive of above-grade parkins; structures (albeit on a rough
estimated basis, subject to confirmation), existing and projected development levels are
accordingly higher in the zoning districts which currently have above-grade parking
structures, i.e. DT-2, DT-3, and DT-5. This data should be viewed as provisional and
subject to confirmation, due to a lack of verifiable information at this time regarding the
square footage of existing above-grade parking structures and any future parking
structures which might be built. Note as well that the figures exclude square footage in
below-grade parking structures, which does not count as "floor area" for FAR zoning
density limitation purposes.
3 At the time of this analysis, information regarding the square footage of above-grade parking structures was
limited and subject to confirmation. For estimation purposes, based on historic building records or other sources,
the following assumptions were made. DT-5 parking structures: 15th & Pearl - 250,000 sqft; RTD bus station -
75,000 sqft; Randolph Center - 68,000 sgft. DT-2: 11th & Spruce - 60,000 sqft. DT-3: 15th & Spruce -14,000 sqft.
In addition, for simplicity, it was also assumed that no additional above-grade parking structures would be built in
CAGI D in the future.
RRC Associates 4
CAGID Development Projections November 2, 2011
Table 1
CAGID: Existing Built Square Footage (Sgft) and Projected Sqft at Buildout
PROJECTED FUTURE INCREMENTAL
EXISTING (2011) BUILT SOFT CONSTRUCTION PROJECTED SQFT AT BUILDOUT
(excluding parking garages) (excluding parking garages) (excluding parking garages)
Land Finished Existing Residential
Zoning Area Nonresidential Residential & Finished Nonresidential Residential Nonresidential Residential
district (Sgft) Sqft Sqft Nonresidential Sqft Sqft Sqft Total Sqft Sqft Sqft Total Sqft
DT-1 255,893 99,758 32,803 132,561 45,512 51,607 97,119 145,270 84,410 229,680
DT-2 389,787 364,464 30,273 394,737 141,540 95,236 236,776 506,004 125,509 631,513
DT-3 83,211 118:846 0 118,846 16,814 3,826 20,640 135,660 3,826 139,486
DT-4 642,853 9257853 28,749 954,602 143,064 41,749 184,812 1,068,917 70,498 17139,414
DT-5 1,388,599 1,539,116 251,755 1,790,871 917,494 156,922 1,074,416 2,456,610 408,677 27865,287
P (Public) TBD 22,472 0 22,472 0 0 0 22,472 0 22,472
RMX-1 48,519 71632 29,568 37,200 0 0 0 7,632 29,568 37,200
TOTAL 2,808,862 3,078,141 373,148 3,451,289 1,264,423 349,341 1,613,764 4,342,564 722,489 5,065,053
Note: All results exclude CAGID area south of Arapahoe (i.e. Boulder High School parking lots and portion of school building).
Note: All results exclude above- and below-grade parking. Parking in above-grade parking structures is counted as floor area for FAR zoning
density calculation purposes. Below-grade parking is not counted as floor area for FAR zoning density calculation purposes.
Note: Future projections assume no new development on parcels owned by City of Boulder in the block bounded by 13th/ 14th/ Canyon/
Arapahoe.
Note: Nonresidential sqft includes building space occupied by commercial, governmental, religious, and other nonresidential uses.
Note: DT-5 building projections reflect FAR zoning bonus adjustments approved by Boulder City Council on 9/2012011.
Note: Land area for parcels zoned "P" in CAGID is undetermined. 'Total" land area (2.81 million sqft) excludes land area in P district.
Source: Built square footage data from Boulder County Assessor (supplemented in some cases by 2006 DBI databases); land area from City
of Boulder GIS; buildout assumptions per RRC Associates.
Table 2
Projected Incremental Additional Jobs and Residential Units in CAGID: 2011 through Buildout
DT-5 All Other Zoning CAGID
Zoning District Districts in CAGID Total
Jobs - low projection 2,538 1,011 3,549
Jobs - midpoint projection 2,734 1,081 3,815
Jobs - high projection 2,930 1,150 4,081
Residential units 81 99 180
Source: RRC Associates.
RRC Associates 5
CAGID Development Projections November 2, 2011
Table 3
Projected Incremental Development in CAGID by Time Period
2012-16 2017-21 2022+ Subtotal: 2012 to Buildout Sqft
Existing Incremental Incremental Incremental 2022+ (existing+
S ft S ft S ft S ft Incremental S ft incremental
Nonresidential Sqft:
DT-5 zoning district 1,539,116 215,780 413,680 288,034 917,494 2,456,610
All other CAGID zone districts 1,539,025 69,386 86,732 190,811 346,929 1,885,954
CAGID total 3,078,141 285,166 500,412 478,845 1,264,423 4,342,564
Residential Sqft:
DT-5 zoning district 251,755 3,723 69,401 83,798 156,922 408,677
All other CAGID zone districts 121,393 38,484 48,105 105,830 192,419 313,812
CAGID total 373,148 42,206 117,505 189,629 349,341 722,489
Total Sqft:
DT-5 zoning district 1,790,871 219,503 483,081 371,833 1,074,416 2,865,287
All other CAGID zone districts 1,660,418 107,870 134,837 296,641 539,348 2,199,766
CAGID total 3,451,289 327,372 617,918 668,474 1,613,764 5,065,053
Source: RRC Associates; Boulder County Assessor database.
Figure 1
Existing FAR, Projected Buildout FAR, and Legal Maximum FAR;
and Existing/Projected FAR vs. Legal Maximum FAR per Zoning
Summary by DT Zoning District in CAGID
Above-Grade Parking Structures Excluded
3.0 100%
2.7
81% 81% 90%
2.5 .7.6 76%
2.2 - 2.2 I 80%
2.0 2.06 1- o
70 /o
2.0 %
.62 1.68 60
1 %
1.5 I 1.5 % 1.43 1.47 50% N
LL 1.2 4
8' 8%
a
LL
1.01 ` 40% o
Existing built FAR (excl. parking)
1.0 E
Projected built FAR at buildout(exd. parking) 30% 2
a
0.52 ~1 Legal maximum FAR (excl. parking)
20%
0.5 6 Existing (2011) built FAR as a % of legal zoning limit (excl. parking) i
a RRC projected FARbuildoutasa%oflegal zoninglimit(exd.parking) 10%
0.0 - - 0%
DT-1 DT-2 DT-3 DT-4 DT-5
CAGID Zoning District
Source: RRC Associates (projections); Boulder County Assessor (existing building sgft); City of Boulder GIS (land area).
RRC Associates 6
CAGID Development Projections November 2, 2011
Figure 2
Existing FAR, Projected Buildout FAR, and Legal Maximum FAR;
and Existing/Projected FAR vs. Legal Maximum FAR per Zoning
Summary by DT Zoning District in CAGID
Above-Grade Parking Structures Included (Approximation)
3.0 100%
89%
84% 87% 2.7 °
i 90/0
81% 1
2.5 2.35 80%
2.2 2.2
2.0 70%
2.0 60% 0
1.77
60% v0
% 1.60 1.57 58%
1.5 0
1.5 1.47 50% "
LL
1.16 a
40% o
1.0 35% 6-1 Existing built FAR (inc[ parking)
® Projected built FAR at buildout (incl. parking) 30% a
0.52 Legal maximum FAR (incl. parking) 20%
0.5 - Existing (2011) built sgftas a % of FAR zoning limit (incl. parking)
RRC projected buildoutas a %of FAR zoning limit (incl. parking) 10%
0.0 - 0%
DT-1 DT-2 DT-3 DT-4 DT-5
CAGID Zoning District
Source: RRC Associates (projections); Boulder County Assessor (existing building sgft); City of Boulder GIS (land area).
Methodology and Assumptions
The following discussion summarizes the six-step approach and accompanying assumptions
used in the buildout analysis.
Step 1: Prepare land and building inventory
City of Boulder GIS staff developed an inventory of "summary sites" in CAGID, consisting of
legal parcels or (in some cases) combinations of parcels under common ownership or subject to
a single development plan. A total of 228 sites or sub-sites were identified. For each site,
estimates were developed for the total land area, total existing built square footage (per
Boulder County Assessor records), and existing above-grade FAR. A map of the development
sites in CAGID, overlaid with zoning, is attached to end of this memo.
As summarized previously (Table 1), the analysis found that the CAGID sites currently have an
aggregate of approximately 2.81 million square feet of total land area and 3.45 million square
feet of existing floor area (excluding floor area in parking garages).
RRC Associates 7
CAGID Development Projections November 2, 2011
Step 2. Project additional development capacity
For each site, additional zoned development capacity was evaluated. It was assumed for
purposes of this analysis that not all sites would develop to their theoretical maximum zoned
potential in the foreseeable future, due to physical, regulatory, and/or market/financial
constraints. Instead, for projections purposes, it was assumed that sites with additional zoned
capacity would eventually develop to a level somewhat below the theoretical legal maximum,
on average. Specifically, in DT-5, it was assumed that sites with remaining development
capacity would develop to an average FAR of 2.5, or 0.2 below the maximum legal FAR (with
bonus) of 2.7. Similar, in DT-1 through DT-4, it was assumed that sites would develop to an FAR
of 0.15 below the theoretical maximum applicable to each district (Table 4 below). Note that
individual sites might develop to a greater or lesser degree than these thresholds; the
thresholds represent averages for modeling purposes.
Moreover, it was further assumed that future development would only take place if there was a
minimum of 2500 sqft (DT-1 through DT-4) or 3500 sqft (DT-5) of additional floor area that
could be built up to the assumed practical buildout thresholds; or if the additional development
capacity was equal to at least 10 percent of the size of the existing floor area at the site;
whichever was greater.
Additionally, based on existing uses and recency of development, some parcels with additional
zoned capacity were assumed to be unlikely to be redeveloped in the foreseeable future, e.g.
the U.S. Post Office site, selected residential projects, and religious uses.
From this analysis, it was estimated that at "practical" buildout, a total of 1.61 million
additional square feet of floor area would be developed in CAGID, as summarized previously.
Table 4
Projected Development Intensity Assumptions for Sites with Remaining Zoned Capacity
Legal RRC assumed
maximum practical RRC assumed minimum additional capacity threshold (between existing
Zoning District FAR buildout FAR FAR and practical buildout FAR for development to occur
DT-1 1.5 1.35 2500 sgft or 10% of existing building sgft, whichever is greater
DT-2 2.0 1.85 2500 sqft or 10% of existing building sqft, whichever is greater
DT-3 2.2 2.05 2500 sqft or 10% of existing building sqft, whichever is greater
DT-4 2.2 2.05 2500 sgft or 10% of existing building sgft, whichever is greater
DT-5 2.7 2.5 3500 sgft or 10% of existing building sqft, whichever is greater
P n/a n/a n/a - assumed already built out
RMX-1 variable n/a n/a - assumed already built out
Source: RRC Associates.
RRC Associates 8
CAGID Development Projections November 2, 2011
Step 3. Project future incremental development by time period
The development projections outlined above were broken down by five-year time period,
specifically 2012-16, 2017-21, and 2022 or later (i.e. through likely practical buildout).
In the DT-5 zoning district, timing assumptions varied by site, as follows:
1. For several development sites, timing assumptions were based on submitted plans or
conversations with property owners.
2. For selected other sites, timing assumptions were made by City staff and RRC
Associates.
3. For remaining sites, if the existing structure was built in 1996 or later, it was assumed
that future incremental development would take place in the 2022+ time period. If the
structure was built in 1995 or before, it was assumed for projection purposes that 20
percent of the remaining practical development capacity would be built in the 2012-16
timeframe, 30 percent would be built in the 2017-21 timeframe, and 50 percent would
be built in the 2022+ timeframe. (For these latter sites, it should be noted that a given
individual site would not necessarily be expected to develop pursuant to these
assumptions, but rather that the sites in aggregate would be assumed to exhibit this
general timing distribution.)
In the remaining zoning districts with additional capacity (DT-1 through DT-4), it was assumed
for projection purposes that 20 percent of the remaining practical development capacity would
be built in the 2012-16 timeframe, 25 percent would be built in the 2017-21 timeframe, and 55
percent would be built in the 2022+ timeframe.
Step 4. Project future incremental development by type of use
For projection purposes, existing built square footage was assumed to continue in its present
use mix into the future. To the extent that some existing buildings might be "scraped" and/or
redeveloped, it was assumed that a commensurate amount of space in a new building would
have the same use mix in the future.
For the remaining incremental FAR capacity, a varying mix of uses was assumed for each zoning
district. These assumptions were based on RRC's judgment, as informed by existing
development patterns in each area.
For DT-5, land use assumptions varied by location (north vs. south of Canyon), FAR increment
(below 1.7 vs. above 1.7), and/or time period, as described below and illustrated in Table 5 to
follow:
• DT-5: Remaining available FAR increment between 0 and 1.7:
o North of Canyon: 100% of remaining available FAR increment between 0 to 1.7
is developed as commercial.
RRC Associates 9
CAGID Development Projections November 2, 2011
o South of Canyon: 20% of remaining available FAR increment from 0 to 1.7 is
developed as residential, 80% as commercial (i.e., a higher residential mix is
assumed south of Canyon than north of Canyon).
• DT-5: Remaining available FAR increment between 1.7 and 2.5:
o Sites developed in 2012-16: 100% development as commercial. (This reflects an
assumption that market conditions currently strongly favor commercial
development over residential development, and will continue to do so in the
next five years. However, for later time periods, summarized below, it is
assumed that market conditions for residential development will gradually
improve.)
o Sites developed in 2017-21: 80% development as commercial and 20%
development as residential.
o Sites developed in 2022+: 67% development as commercial and 33%
development as residential.
Table 5
Land Use Assumptions for Incremental New Development: DT-5 Zoning District
Incremental new development (built 2012+)
0 to 1.7 FAR increment: FAR increment above I.T.
Built 2012-16: Built 2017-21: Built 2022+:
Commercial Commercial Commercial
Commercial Residential share (remainder share (remainder share (remainder
Zoning District share share residential residential residential
DT-5: North of Canyon 100% 0% 100% 80% 67%
DT-5: South of Canyon 80% 20% 100% 80% 67%
Source: RRC Associates.
For DT-1 through DT-4, land use assumptions varied by zoning district and floor, as summarized
in Table 6 to follow. In all zoning districts, ground floor development is assumed to be more
heavily commercial than upper floors. Additionally, development in the DT-1 district (entirely
south of Canyon) is assumed to tilt more heavily residential than the other zoning districts.
Again, it should be noted that a given individual site would not necessarily be expected to
develop pursuant to these assumptions. Instead, it is assumed that the development sites in
aggregate will exhibit this distribution of use assumptions.
RRC Associates 10
CAGID Development Projections November 2, 2011
Table 6
Land Use Assumptions for Incremental New Development: CAGID Zoning Districts Other Than DT-5
Incremental new development built 2012+
Ground Floor Mix: Upper Floor(s) Mix:
Commercial Residential Residential
Zoning District share share Commercial share share
DT-1 60% 40% 30% 70%
DT-2 85% 15% 50% 50%
DT-3 100% 0% 80% 20%
DT-4 90% 10% 75% 25%
P (Public) Built out Built out Built out Built out
RMX-1 Built out Built out Built out Built out
Source: RRC Associates.
Step 5. Project future incremental employment
Incremental future employment was projected based on the following assumptions regarding
the utilization of commercial space (also summarized in Table 7 to follow):
• Net leasable space is equivalent to 85 percent of gross square footage (after deducting
for common areas, stairways, etc.).
• Commercial vacancy rate is 5% (i.e. effective full occupancy).
• First-floor tenants have a range of 4.8 to 5.1 employees per 1000 sqft of gross leasable
area (corresponding to the low and high range of "employment intensity" observed in
CAGID in selected years over the 1994 - 2011 period).
• Upper-floor tenants have a range of 3.0 to 3.6 employees per 1000 sqft of gross leasable
area (corresponding to the low and high range of "employment intensity" observed in
CAGID in selected years over the 1994 - 2011 period).
A set of "low," "midpoint" and "high" employment scenarios were developed corresponding to
the range and midpoint employment intensity measures described above, as illustrated in Table
2 previously.
RRC Associates 11
CAGID Development Projections November 2, 2011
Table 7
Employment Assumptions for Incremental New Commercial Development
Commercial vacancy rate: 5%
% of gross commercial space which is leasable: 85%
Employees per 1000 sqft of leasable space:
"Typical" first "Typical" upper
floor uses floor uses
Historic minimum 4.8 3.0
Midpoint of min & max 4.95 3.3
Historic maximum 5.1 3.6
Source: RRC Associates; DBI/DUHMD-PS tenant databases.
Step 6. Project future incremental residential units
Incremental future residential units were projected based on the following assumptions
regarding residential space:
• Deduct 15 percent of gross residential space for hallways, stairways, and related
common areas.
• Divide remaining square footage by an assumed average of 1,650 square feet per unit.
• (The above assumptions are the same as those utilized in a 12/2/08 City analysis
regarding downtown residential development potential.)
Table 8
Residential Unit Assumptions for Incremental New Residential Development
Share of gross sqft used for common areas, access, etc. 15%
Average unit size s ft : 1650
Source: RRC Associates; Boulder County Assessor database.
Background Data: Age of Existing Buildings in CAGID
To provide historic context for evaluating potential future trends regarding the scale, pace, and
use mix of future development, it is informative to review data on the age and use mix of
existing buildings in CAGID, as recorded in the Boulder County Assessor database (to the extent
available). Figures 3 through 5 to follow document the age and use mix of existing buildings in
CAGID for the overall CAGID area, the DT-5 zoning district, and the combined DT-1 through DT-
4 zoning districts in CAGID respectively. It should be noted that the graphs portray the age of
existing buildings by decade of construction, rather than a history of the amount of
construction taking place in each decade, since recent construction has often involved the
replacement of older structures.
Among the patterns of note are the following:
RRC Associates 12
CAGID Development Projections November 2, 2011
• Surge of development in 2000-09 period, especially in DT-5: The 2000-09 period was
marked by a dramatic surge in development / redevelopment activity, particularly in the
DT-5 zone. Almost half (47 percent) of the existing building space in DT-5 was
constructed in the 2000-09 period. Development volume was more muted in DT-1
through DT-4 (although consistent with historic trends), where approximately 10
percent of the existing space was built in the 2000-09 period. Overall, in CAGID as a
whole, approximately 28 percent of existing space was built in the 2000-09 period. The
surge in construction in the decade was likely primarily a function of favorable market
and financial conditions.
The total amount of space built in the 2000-09 decade (876,000 sgft- with the caveat
that "net new" sqft may have been less) is roughly comparable to the development
volume that RRC is projecting for the upcoming 2012-2021 decade (945,000 sqft). Thus,
RRC's projection assumes that market and financial conditions for development in
CAGID will be relatively favorable over the course of the upcoming decade, an
assumption which may be warranted insofar as some major redevelopment projects
downtown are in various planning stages, notwithstanding the continued lingering
effects of the 2007-09 "great recession."
• Emergence of substantial residential development in 2000-09 period: Of the space built
in 2000-09 in CAGID, fully 35.6 percent was residential, including 34.6 percent of space
built in DT-5 and 40.0 percent of space built in DT-1 through DT-4. By contrast,
residential accounts for just 2 percent of the space in existing CAGID buildings
constructed prior to 2000. The jump in residential construction was again likely a
reflection of favorable market and financial conditions in the decade, pent-up demand
(insofar as there was minimal available residential stock in CAGID prior to the decade),
and FAR bonus zoning regulations which helped incentivize residential development.
Going forward, RRC projects that approximately 22 percent of net new space built in the
future will be residential, a downshift from the level observed in 2000-09 (35 percent).
This shift in part assumes that market conditions will be somewhat more favorable for
commercial development on a relative basis going forward. Additionally, the change in
the DT-5 FAR bonus regulations to permit commercial development (as well as
residential) are also assumed to tip the balance in favor of commercial to a somewhat
greater degree than in the past decade, insofar as developers now have the option of
both commercial and residential development for the bonus increment (rather than
being limited to residential development only, along with parking, prior to the change in
regulations).
RRC Associates 13
CAGID Development Projections November 2, 2011
Figure 3
Decade of Construction and Use Mix of Existing Buildings in CAGID: CAGID Overall
1,200,000 1,106,678 40%
o
0 35 /0
1,000,000 - Residential 876,478 15 15
w-- Nonresidential 30% 43
43
800,000 -j % Residential
m 25% -5
311,628 t
25 3
o m
m 600,000 20% m
R 1,066,810 °o
Cr 395,868 o 2
co
15/0
400,000 - -5 Ep? -
Cr
249,144
190.877 193,586 564,850 10%
1,250 o
d
200,000 I 106,990 390,266 i°
5% N
3.6% 247,894 190,877 3.6%
0 0 & ~ o.. 1.4%
0 0.5%
1949 or before 1950s 1960s 1970s 1980s 19905 2000s
Year of Construction
Source: Boulder County Assessor database; RRC Associates.
Figure 4
Decade of Construction and Use Mix of Existing Buildings in DT-5 Zoning District
800,000 40%
720,185
700,000 34.6% 35% R
sgi--a Residential
600,000 oNonresidential r249,105 30%
4 % Residential
500,000 25% -6
z
o m
LI- 400,000 20% 1
295,391 _
8
co 300,000 1,600 15% R
w
471,080
200,000 - 159.099 158.640 10% o
293,791 96,553 1,050 l 92.289
100,000 159,099 22,219 157,590 I 5%
92,289
L L_ - 7w~
'1 0.0% - 0.7% 0.0% 0%
0 0.5%Y 0.0% •c2 2f 0.0°/a 1 w i
1949 or before 19505 1960s 1970s 19805 19905 2000s
Year of Construction
Source: Boulder County Assessor database; RRC Associates.
RRC Associates 14
CAGID Development Projections November 2, 2011
Figure 5
Decade of Construction and Use Mix of Existing Buildings in DT-1, DT-2, DT-3, and DT-4 Zoning Districts (Combined)
900,000 45%
811,287
800,000 40.0% 40%
Mu
700,000 o Residential
35% M'
W--~ Nonresidential d
o!
600,000 . %Residential 30% N
N
rn
A t
Z 500,000 25% 3
o m
U_
m
CD
3 400,000 773,019 20% °o
6 LL
N iv
300,000 28 15% 3
4,552 °n
200,000 156,293 10%
90,045 84,771 94.324 101,2..6.9% t
62,523
100,000 4.7% 1,250 0 0 232,676 -x-025- 5% N
88,79 1.4% 1 84, 94,324 1.9% I84,272 1 r 93,770
0 - i - 0.0% 0.0% - 0%
1949 or before 1950s 1960s 1970s 1980s 1990s 2000s
Year of Construction
Source-. Boulder County Assessor database; RRC Associates.
Background Data: Size and Nature of New Construction Projects in 1997-2011 Period
For additional historic context, specifically for evaluating potential future trends in the scale
and use mix of future development on an individual project basis, it is informative to review
City of Boulder building permit data for CAGID, as available over the 1997 - 2011 period. Figure
6 to follow shows the square footage and use mix of new construction or additions in CAGID
over the period (excluding parking garage space and unenclosed rooftop patios). It should be
noted that the square footage is not necessarily "net new" square footage, insofar as many
projects have involved the replacement of previously existing buildings.
One of the notable patterns apparent in the graph is the degree to which relatively "large"
projects have accounted for most of the new square footage built downtown. Fully 75.4
percent of square footage built over the period via new construction or additions has been
attributable to projects in excess of 37,800 square feet, and 95.1 percent of square footage has
been attributable to projects in excess of 15,000 square feet. Should these patterns continue in
the future, one might expect future development to similarly predominantly occur in the form
of relatively "large" projects, to the extent suitable development opportunities exist.
Additionally, it is interesting to note that of the 20 largest identified projects (9,835 sqft or
greater, accounting for 96.0 percent of built square footage), 8 had both residential and
commercial components, while 9 where commercial only and 3 were residential only. Although
future patterns may depend on market conditions, site-specific considerations and applicable
zoning regulations and incentives, the past results indicate a diversity of use mixes in recent
projects, including both single-use and mixed use projects.
RRC Associates 15
CAGID Development Projections November 2, 2011
Figure 6
Inventory of "New/Addition" Building Permits in CAGID, 1997 - 2011 Period (Excluding Garages and Rooftop Patios)
Square Feet
0 20,000 40,000 60,000 80,000 100,000 120,000 140,000 160,000 180,000
900 Walnut St ! DT-5 163,51
1801 13th St / DT-5 113,745
1301 Canyon Blvd 1 DT-5 97,522
1155 Canyon / DT-5 - 9,932
1360 Walnut St ! DT-5 73,674
1655 Walnut St ! DT-5 70,225 -WM I
1470 Walnut St ! DT-5 59,804
1600 Pearl StlDT-5 1 53,140
1505 Pearl St / DT-4 45,78
1800 Broadway / DT-5 137,888
1712 Pearl St / DT-2 32,460
902 Pearl St / DT-5 30,305 W Commercial new/ addition
-I
,490 U Residential new/ addition
1405 Arapahoe Av ! DT-1 F24,254
1045 Spruce St / RMX-1 ° 1427 Pearl St / DT-4 23,387,
c
0 1637 Pearl St / DT-2 22,562
N I
y 1701 15th / DT-1 19,318
915 Pearl St / DT-2~ 19,212
a
1900 9th St / DT-5 I`mi 15,015
1601 Pearl St / DT-2 9,835
1617 Pearl St / DT-2 {bmd 8,250
1468 Pearl St / DT-4 6,462
172715th St / DT-1 5,598
1405 Arapahoe Av / DT-1 4,926
213511 th St / RMX-1 3,803
1155 Canyon I DT-5 11 3,000
1738 Pearl St / DT-2 3,000
1
212511th St! RMX-1 2,929
1738 Pearl St / DT-2 IV 2,200
1518 Spruce St / DT-2 1,491
177013th St / DT-1 816
Source: City of Boulder building permits database; RRC Associates.
RRC Associates 16
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Legend
OC%
361
Zoning Districts
PARCELS-20110614
RM(1 w p(aPahpe Pv hKS , R ~
1- ` ; ' • ` r " s, ` PARCELS 20110614 SUMMARY SITES
iElt F,~ F or, o-:. q r PLAN.CAGID
a
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