Opinion: Is this the future we want for Boulder?


Boulder’s latest “Community Profile” has both commercial and residential growth continuing at exactly the same percentage rate per year from now through 2035. Currently Boulder has almost 60,000 in-commuters. Given these matching growth rates and the current large surplus of jobs over workers, the number of in-commuters will continue to increase as we add at least another 60,000 jobs and 20,000 or so more residents to what the planning department calls “reasonable build-out.”
Is adding more and more employment where we should be headed? It increases traffic congestion and drives up the price of housing, resulting in decreased “diversity.” The spillover effects of adding housing to try to catch up to jobs are equally pernicious — city and school district facilities are overcrowded, services are stretched thin, traffic is made even worse, and finite resources like water and open space are stressed. None of this is desirable, so why are we going there?
The excess of in-commuters cannot reasonably be addressed by adding more housing. The Denver Metro area jobs/pop ratio was about 2/3 pre-Recession; Boulder’s is almost exactly 1/1. Adding enough housing just for the current in-commuters would increase Boulder’s population by 60,000, if every new resident worked here, to 90,000, at the 2/3 ratio.
Many of our major intersections are already at or beyond capacity during rush hours, with multiple light cycle waits over an increasing fraction of each day. Until now, the city’s “standard” has been no more than a certain percentage of intersections with multiple light cycle waits. So once an intersection is counted as failing, having it degrade from, say, two hours to five hours of delays makes no difference in meeting the standard. But this increase strongly impacts people’s ability to get around, by car or by bus. Boulder city staff has finally proposed adding the length of intersection delays and rush-hour travel times to the list of transportation plan standards. These should also be measured over the whole day to paint an accurate picture of changes as they occur and of the real experience of Boulderites who must use the roads to actually get somewhere.
Some of the city’s housing ideas, like allowing more accessory dwelling units in neighborhoods, may make sense on their own. But we need to follow the first rule of holes — when you find yourself in one, stop digging. If housing prices are rising because of increased demand from employment growth, maybe we need to address the cause, not the effect, as does the current proposal to increase allowable housing densities by counting adjacent street right-of-ways as open space! Another idea floating around is to put more services in employment areas, so that workers don’t have to drive around so much. This also may make sense, but planners will then want to completely redevelop these areas to meet their mental pictures of desirable “urban streetscapes.” This raises rents and pushes out existing service businesses that actually benefit citizens; it happened in Boulder Junction and would happen from the oversized Baseline Zero hotel project near Martin Acres.
Added to the city’s current growth projections for inside the city limits is the possible development of the planning reserve, which is hundreds of acres north east of U.S. 36. Apparently some council members are pretty hot on this – otherwise why push to eliminate the county’s veto power in the Boulder Valley Comprehensive Plan agreement? And then there is the University of Colorado, which just keeps building more and more.
The council ought to review the financial analyses done in the 2001-03 Jobs/Pop Study to see that no growth in Boulder pays its own way. So all of this projected growth will almost certainly result in general service levels becoming worse for everyone — an implicit tax — even if we have some major explicit tax increases, as seem to be coming. In particular, none of the current fees, taxes, or plans are even close to being adequate to solve the long-term transportation issue.
Much as some council members don’t want to give up power, it’s time to give the citizens the deciding voice. The city should develop a full range of realistic alternative scenarios to the current path, and analyze the costs and benefits involved. Then do a substantial public process, as was done in the 1990’s with the Integrated Planning Project, so the citizens of Boulder can really understand what the options are. My guess is that the feedback will once again be overwhelmingly clear — it’s time to stop digging!
Profile: https://www-static.bouldercolorado.gov/docs/2014-boulder-colorado-community-profile-1-201404171641.pdf


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