Attachment C - Area III PR CNA Community Comments

Special Meeting, February 12, 2026 · item 3A: Consideration of a motion to determine if there is sufficient community need as defined in the Boulder Valley Comprehensive Plan to warrant … · 14 pages

This is the text extracted from the file, without its layout, tables, or images. Use the original for anything that matters.

¸Ý̧sÝ{ÞUÿx·xrÿÍP

lß·ÿà_NRXÿàÿ[]ÿÍcQTTNTeÿÏSQ[bÿfQRX]\ÿQTbÿá]]bYÿvYY]YYi]T\ÿyÿMS[TUÿQ[QWÿyÿn_\cSSX

0123445 678ÿ ÿÿÿÿÿÿÿÿ 4!"#4"$ÿ&'(#24)*'ÿ+4!"#4"&,-.413/*'0434'1/423445 67!1ÿ898:9;<;=ÿ;>::ÿ?@ A @104"ÿB4C3*#ÿ+D104"204C3*#-3D1(3204D5 E F413/*'ÿG133*HÿB4DI'*!*"#(4*ÿ?31"ÿ+)121'*-.413/*'0434'1/423445JÿK4'"$ÿL1'1! +!4'"#-.413/*'0434'1/423445JÿL13"*2$ÿ1Hÿ+L13"*2-.413/*'0434'1/423445JÿK*"/'(5#4"$ÿK433(* +K*"/'(5#4"K-.413/*'0434'1/423445

MNÿPQRSTU ÿ VWQTXYÿZS[ÿ\W]ÿ^_]Y\NSTÿ̀a]ÿbNbÿTS\ÿbSÿQTÿQTQcdYNYÿSTÿWS_YNTeÿ\df]YÿQYÿ\WQ\ÿgQYTh\ÿfQ[\ÿSZÿb]\][iNTNTe gW]\W][ÿQbbN\NSTQcÿcQTbÿNYÿT]]b]bÿ\SÿQbb[]YYÿ\W]ÿWS_YNTeÿYWS[\Qe]ÿeSQcÿNb]T\NZN]bÿjdÿklmno pQff[SqNiQ\]cdÿrsttÿ_TN\Yuÿ̀vYÿZQ[ÿQYÿ\W]ÿ\Ni]ÿN\ÿgS_cbÿ\QX]ÿ\SÿQRWN]w]ÿ\WQ\ÿeSQcUÿN\ÿNYÿ[]QccdÿbNZZNR_c\ÿ\S ]Y\NiQ\]ÿQYÿN\ÿb]f]TbYÿSTÿiQTdÿZQR\S[Yÿ\WQ\ÿQ[]ÿS_\YNb]ÿ\W]ÿRN\dhYÿRST\[ScÿcNX]ÿiQ[X]\ÿb]iQTbUÿNT\][]Y\ [Q\]YUÿcQjS[ÿQwQNcQjNcN\dUÿSw][Qccÿ]RSTSiNRÿW]Qc\WUÿ]\Rÿ̀MNY\S[NRQccdÿg]ÿWQw]ÿf][iN\\]bÿQff[SqNiQ\]cdÿxtty zttÿ_TN\Yÿf][ÿd]Q[ÿSTÿQw][Qe]UÿYSÿ\WQ\ÿRS_cbÿNTbNRQ\]ÿN\ÿiQdÿ\QX]ÿ_fgQ[bYÿSZÿ{syxtÿd]Q[Yÿ\Sÿb]w]cSfÿ\WQ\ i_RWÿWS_YNTeÿ̀MSg]w][UÿQYÿdS_ÿXTSgÿ\W][]ÿWQw]ÿj]]TÿiQTdÿRWQTe]YÿiQb]ÿ[]R]T\cdUÿS[ÿQ[]ÿR_[[]T\cdÿNT \W]ÿgS[XYUÿ\SÿR[]Q\]ÿe[]Q\][ÿZc]qNjNcN\dÿZS[ÿ[]YNb]T\NQcÿ_Y]YÿQTbÿW]cfÿiQX]ÿf[S|]R\ÿ[]wN]gYÿiS[]ÿ]ZZ]R\Nw] QTbÿ]ZZNRN]T\UÿYSÿN\ÿNYÿw][dÿfSYYNjc]ÿ\WQ\ÿQTT_QcÿQff[SwQcYÿRS_cbÿNTR[]QY]ÿSw][ÿ\Ni]` ÿ VW][]ÿWQYÿj]]TÿQÿcS\ÿSZÿbNYR_YYNSTÿ[]R]T\cdÿQjS_\ÿiNbbc]ÿNTRSi]UÿSgT][YWNfÿWS_YNTeÿjdÿmS_TRNcÿQTb S\W][YUÿQc\WS_eWÿTS\]ÿ\WQ\ÿ\W]ÿklmnoÿY\_bdÿNb]T\NZN]bÿWS_YNTeÿZS[ÿS_[ÿcSg]Y\ÿNTRSi]ÿRSii_TN\d i]ij][YÿQ\ÿtyst}ÿvP~ÿQYÿ\W]ÿQ[]QÿSZÿe[]Q\]Y\ÿT]]bÿ̀n_[ÿRScc]Qe_]YÿNTÿMS_YNTeÿQTbÿM_iQTÿ][wNR]Y gNccÿj]ÿeNwNTeÿmS_TRNcÿQTÿSw][wN]gÿSZÿQccÿ\WNTeYÿQZZS[bQjc]ÿWS_YNTehUÿNTRc_bNTeÿiNbbc]yNTRSi]UÿQ\ÿ\W] PQ[RWÿsÿmN\dÿmS_TRNcÿi]]\NTe` ÿ ]\ÿi]ÿXTSgÿNZÿdS_ÿWQw]ÿQTdÿZ_[\W][ÿ^_]Y\NSTYUÿ\WQTXY ÿ X| ÿ ÿ ÿÿÿ ÿÿ ¡ ¢¡£¤ÿ¦§¨¦©ª¨¦©£«ÿÿ¬®°̄±ÿ³±́µÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ n·ÿxtxyzz¸yz{¹¹ º»¼½¾»½¿ÀÁÂ»ÃÄÅÆÇÈ»Ä»ÇÉÅ»ÊË»Ì k]fQ[\i]T\ÿSZÿÍcQTTNTeÿÎÿk]w]cSfi]T\ÿ][wNR]Y ¸¹xrÿÏ[SQbgQdÿÐÿÏS_cb][UÿmnÿÑtxt{ ÒÓÔÕÖ×ØÙÓÕÓØ®ÖÓÚÛÓÜ

QjS_\·jcQTX

¸Ý{

¢x¢¡ÿ̀£wÿ

¤¥£ÿ¦rgtuÿ¦ÿejÿsmffgfaÿbmecÿ~mtujlÿmfcÿ§jjckÿkkjkkdjflÿÿ̈befÿ̀©memoÿÿ{rlsbbu

01234ÿ6789ÿ9 ÿ78989 789 4ÿ7!ÿ"77ÿ#$!ÿ%&%'ÿ()*#ÿ+6 ,24ÿ"99!ÿ-.9/ÿ"99-*098997991 23454ÿ687ÿ6ÿÿ87 ÿ997ÿ:787.ÿ7ÿ;ÿ+.

ÿ =>?@ABCDÿF@BG@AÿHI?JK@ÿLMNOÿQRSNTÿUSOÿOQVWÿXYÿSVÿQZWQ[VSTÿOQV\Q[] ^_ÿ̀abbcÿdbefgfah ÿ ibjkÿklmnnÿompjÿcmlmÿlomlÿqbrscÿgfcgtmljÿobqÿsbfaÿglÿqbrscÿlmujÿlbÿvrgscÿlojÿwx̀yyÿobdjkÿrkgfa gfngsszÿ{eÿqomlÿugfcÿbnÿobrkgfaÿqjÿmejÿajllgfaÿloebraoÿgfngssh ÿ |ÿmkuÿvjtmrkjÿd}ÿgd~ejkkgbfÿgkÿlomlÿsbbugfaÿvmtuÿbpjeÿlojÿsmklÿngpjÿ}jmekÿ̀beÿljfÿ̀qjÿmejÿajllgfa pgelrmss}ÿfbÿdgccsjÿgftbdjÿnbeÿkmsjÿobrkgfaobrkgfaÿlomlÿgkÿ`yyẁyyÿkhÿnlÿgfÿkgjÿ̀mfcÿfbl ~gltojcÿmkÿcjsrjhÿfcÿqojfÿ|ÿsbbuÿmlÿlojÿlemtuÿlomlÿlojÿbrfl}kÿmtejÿ|egkÿmd~rkÿgkÿbfm nmvrsbrkÿgfngssÿkglj|ÿkjjÿglÿcegpjfÿv}ÿobrkgfaÿnbeÿlojÿpje}ÿqjmslo}ÿdjdvjekog~ÿcj~bkglÿbn hxÿlbÿxÿÿ̀mfcÿdbflos}ÿnjjkÿbnÿyx̀yyÿlbÿỳyyÿh ÿ |ÿqbrscÿsbpjÿlbÿkjjÿklmnnkÿcmlmÿbfÿqomlÿgfngssÿgkÿsgujs}ÿlbÿvegfaÿrkhÿigcÿ|ÿdgkkÿmÿsgfuÿlbÿglÿgfÿloj smffgfaÿbmecÿ~mtujlz mtbfÿbqsjk brscjèÿbsbemcb yÿy¡ ÿ

mvbrl£vsmfu

¡¢¡

17 January 2026

TO: Members of the Boulder City Council and Planning Board. RE: Consideration of the Planning Reserve. Recently, I have read a number of comments expressing disappointment over the proliferation of large corporate or institutional, for-rent apartment buildings. These have become the default production housing offering here and around the country. A recent CNU session branded this product as “density without urbanism”… lacking the variety and vitality of real cities. Yet, we used to build beautiful districts with walkable streets. I would like to share some brief thoughts on how historical small lot, walk up, row housing can solve the challenge presented in HB24-1313 to create delightful, transit oriented neighborhoods again. Concurrently I also note that the housing market lacks any for-sale, missing-middle “starter homes”. Entry level home ownership is simply unavailable for large segments of our workforce. Property values are simply too high in town. Background There are potentially con icting goals described the 20 January Planning Board packet. On the one hand:

Choice & Opportunity “Community Need: DRCOG suggests the city should accommodate approximately 9,500 additional housing units by 2032. The city also has a goal for 15% of all homes to be affordable for low-, moderate-, and middle-income households by 2035.”

But on the other hand: Community Feedback Many community members support increasing the local housing supply, especially when it provides more options that are affordable to more people. In a recent survey and complementary questionnaire, a majority of community participants identi ed single unit attached (such as duplexes, townhomes, etc.), cottage courts, and accessory dwelling units as the types of homes that people would like to see more of in Boulder.

In the rst statement, new housing presumably would be located along transit corridors per HB24-1313 which stipulates compact walkable neighborhoods of at least 40 dwelling units per acre.

But the second statement’s reference to “duplexes, townhomes, cottage courts…and ADUs” suggests a more modest intensity. My concern is such lower density in ll cannot either cover the high cost of in-town land or provide the ridership to justify frequent BRT service as intended in the State transit district legislation.

An In ll Example When HB24-1313 became law, I did a quick sketch showing what 40 d.u./acre within 350 feet each side of a major street like Broadway might look like. I assumed that recently approved single-stair walk up stacked ats to be the the best option. These 3 story “six packs” share a central stair with through apartments each side with windows front and back. Cascading densities with alley cottages and courts transition to existing single family lots beyond the blocks either side of a BRT route.

There are both opportunities and challenges suggested in this drawing. Most importantly, existing lot lines are retained. Incremental, ne grained, “mom and pop” redevelopment can occur. Unlike the large, ubiquitous, corporate or institutional rental projects, party wall row housing is particularly suited as small lot for-sale “starter” homes. These can be offered in a variety of con gurations: as fee simple town houses, stacked ats, single stair walk up studios, accessory lockouts, etc. shown below: The challenge arises in the effect of land costs on total cost. Rule of thumb might place land cost at, say, 25% of sale price. Single family lots in town can start at well over $1 million. While the “duplexes and ADUs” desired in the survey might be a better use than single family ranch burgers; per the example, $4 million total sales divided only two ways is still unaffordable for most. The land cost drives up the price.

Thus, the open land in the Planning Reserve becomes an important factor in any calculation to achieve affordable home ownership anywhere close to Boulder.

We need a different model. Call it small-scale or “funky”— a ne grain of streets, blocks and lots make neighborhoods that people like. Traditional town layout and small lot ownership promote a level of resilience, agility and adaptability as well. Over decades, these neighborhoods have absorbed appropriately scaled redevelopment a few lots at a time. Change is incremental.

A variety of housing types can serve a diversity of living situations.

•

A range of unit sizes correlates to a range of building cost. The rich and not-so rich live in the same block.

•

For -Sale “Starter Homes” might constitute some portion of a block.

•

Affordable or subsidized units can be dispersed among the market rate properties.

•

Multiple projects create street interest that enhances walkability.

•

A ne-grain urban fabric often implies diverse ownership,. This contrasts with coarse-grain development, where a few large entities own entire blocks.

•

Multiple lots give a neighborhood agility to adapt incrementally and absorb change. The urban form can evolve organically over time.

•

A ne-grain district is more economically resilient.

•

There is a broad range of possible development scenarios. The entire property could be held developed by a single entity. But smaller parcels such as a whole block, or several rows, or a lot or two might also be split off.

• The plat of land subdivision outlives ownership. Shown is Prospect in Longmont.

In conclusion: there are many who desire the autonomy and pride of home ownership. Currently, in ll housing is beyond their nancial means. The vacant land of the Planning Reserve is an opportunity to not only increase supply but also broaden housing choices . Thank you for your service,

Paul A. Saporito

Architecture + Urban Design

Full disclosure: though I have worked all over Boulder for ve decades with many folks and continue to do so as sport, these suggestions are my entirely my own and should not be considered representative of any property interests..

Planning Board, City of Boulder January 19, 2026 Re: From:

Further consideration of a Service Area Expansion Macon Cowles

Dear colleagues. In the Statistically Valid Survey reported last fall, at pp. 5 and 15, 61%-82% or our residents favor building the following housing types: attainable single units with accessory dwelling units and duplexes, townhomes and cottage courts in low density neighborhoods. That type of product is vanishingly rare anywhere in Area I or Area II. For the last ten years, 2015-2025, the Community Profile reports that there have been 3300 apartments or condos and 420 detached units permitted in Boulder. But only 13 detached residential units between 1,200 sq. ft. and 1,800 sq. ft. have been built and sold within that period of time. The rest were large, deluxe and expensive—a style of luxury that is way beyond what people are asking for. So when staff says without analysis that 9500 units by 2032 can be built within the urban growth boundary, we can all see what type of units they will be: apartments and very large, luxury houses. The Planning Reserve is the only place where we can build modest sized, attainable for-sale housing of the type that people in the survey said they wanted. You and the Council control the output, control what gets built and where. Please vote "Yes” for further consideration of a Service Area Expansion in the Planning Reserve. I am firmly convinced that we should actually expand the Service Area only if we can create fabulous housing, in a next generation, 15-minute neighborhood—a prototype, a pilot project in a small part of the Planning Reserve that would prove the concept: that we can create attainable places that people can imagine living for a lifetime. And so if I were able to vote with you, I would fill in the blank line on the “Yes, further consideration” motion on p. 19 of the packet with the bold face print below: Motion to find that the following identified community needs are of sufficient priority per the criteria described in the Boulder Valley Comprehensive Plan to warrant further consideration of a Service Area Expansion Plan: to construct attainable single units with accessory dwelling units and duplexes, townhomes and cottage courts. Just as the Comp Plan contains Principles for developing CU South and guiding its annexation, at pp. 126-127, you could do the same in the current update to the

NNOÿ́Pÿ¦Q

0123445 678ÿ ÿ ÿ ÿ ÿ ÿÿÿ ÿ 644ÿ"#$24%&#ÿ'44"()*413+&#,434#-+4./401 2 31&ÿ456756768ÿ(9(4ÿ:; < =413+&#ÿ>-33&?ÿ@4AB#&&$0&ÿ:3-ÿ'%121#&)*413+&#,434#-+4./401 CD E4#ÿF-#-ÿ'4#)*413+&#,434#-+4./401

GHIÿKLMÿIMNHIO ÿ ÿ

QRSTUVWXRÿZV[\TV\]ÿ^_`a]ÿab^ `VcdRX[X\TSeXÿafg\\S\hÿig\ghXR jklmnmonpqÿstusvwusvpxÿÿyz{|}~ÿz~ÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿÿ ÿ M¡¢IK£M¤KÿH¥ÿ¦§¢¤¤¤̈©ÿªÿM«M§H¡£M¤Kÿ¬MI«N̈M®ÿ̄IH¢O°¢±ÿ²ÿ̄H³§OMÍÿµÿ¶ ·¸¹º»¼½¾¸º̧½{»¸¿À¸Á

ÿ ÂÃÄÅÆÿÈÉÊËÌÿÍÉÎÏÐÑÒÌÑÓÿÔÌÉÊËÌÕÖÉÎÏÐ×ØÙÚÛÉËÒÕÏÜÛÝ ÞßàáÆÿâãÑäÌÉåæÿçÉèãÉÓåÿéêæÿéêéëÿéìØêÿíî ïÄÆÿÖÜãÒÌÑÓðÒÉèèËèÚÖÜÉÓÌÿÔÖÜãÒÌÑÓðÒÉèèËèÚÖÜÉÓÌÙÖÜãÒÌÑÓÏÜÒÜÓÉÌÜÕÚÜÊÝ ÞñòóßôáÆÿíÒÑÉäÑÿõÑÑðÿÎÐÑÿíÒÉèèËèÚÿöÑäÑÓÊÑÿÜð÷ÜèÿÜèÿÎÐÑÿÎÉÖÒÑ

ÿ øùúûüýþÿÿ1ûý2ûüÿ34ú56ûÿ789ÿ 9ÿÿ ÿÿÿÿ

ÿ !"ÿ#$%ÿ&'()* +, -ÿ.$/ÿ0$ÿ.$/ÿ)1!2ÿ %ÿ0$ÿ3,ÿ3,$/",30/ÿ4$-ÿ/ %4.ÿ$ ÿ3,ÿ#56ÿ/7%38ÿ9:'ÿ4!3!"ÿ3$ )-ÿ3,3ÿ.$/ÿ%!23ÿ)300ÿ3$ÿ2$ 3!/ÿ)3/%.!"ÿ3,ÿ;ÿ999< !"ÿ=)1ÿ)ÿÿ7$3 3!ÿ73,ÿ3$ '3ÿ#$/%:)ÿ$ ">3'ÿ,$/)!"ÿ %ÿ2$''/ !3.ÿ%)8ÿ ?ÿÿ02!"ÿÿ,$/)!"ÿ"7ÿ3,3ÿ!)ÿ*ÿ')/(*ÿ %ÿ"$4!"8ÿ=2 3ÿ"!$ ÿ)3!'3)ÿ7/3 #$/%:)ÿ%ÿ3ÿ$/",.ÿ@A*BAAÿ%%!3!$ ÿ,$')ÿ(.ÿCADCÿ<ÿ %ÿ' .ÿ$0ÿ3,$)ÿ,$')ÿ%ÿ3$ÿ( 33!(ÿ0$ÿ$4>ÿ %ÿ'!%%>!2$'ÿ)!% 3)8ÿ ; %ÿ4,!ÿ!3ÿ'.ÿ(ÿE'3,'3!2.ÿ7$))!(Fÿ3$ÿ'3ÿ$/ÿ,$/)!"ÿ3"3)ÿ4!3,!ÿ3,ÿG!)3!" )1!2ÿ*ÿ!3:)ÿ,%ÿ3$ÿ!" $ÿ4,3ÿ4:1ÿ23/.ÿ) ÿ$ ÿ3,ÿ"$/ %Hÿ!0!ÿ%1$7' 3ÿ$ ,)ÿ$3ÿ7$%/2%ÿ $/",ÿ'!%%>)!I%*ÿ0$>)ÿ,$')ÿ0$ÿ0'!!)*ÿ) !$)ÿ$$-!"ÿ3$ÿ%$4 )!I*ÿ$ ,$/),$%)ÿ3.!"ÿ3$ÿ)3.ÿ!ÿ#$/%ÿ$ ">3'8ÿ9ÿ023*ÿ&JKÿ)3!'3)ÿ)/"")3ÿ3,3ÿ$ .ÿÿ1. )'ÿ/'(ÿ$0ÿ,$')ÿ!ÿ3,ÿ@*CAA>@*LAAÿ)M8ÿ038ÿ "ÿ,1ÿ( ÿ(/!3ÿ,ÿ$1ÿ3,ÿ)3ÿ%2%8ÿ ¢UH³KU§¢¤S

45675689ÿ;<=;ÿ>?

@A<ÿ>BCDECÿFCCGÿHICÿ>BDJJKJLÿMCECNOCÿPGHKPJÿPJÿHICÿHDQBCÿRÿSPNJ9ÿTDNDIÿRÿUVHBPPF

012ÿ45677879ÿ 22 2ÿ28ÿÿ27ÿ582ÿ18ÿ26ÿÿ6ÿ265812ÿÿ2ÿ65 1662ÿ67ÿ982ÿ67ÿ22527ÿÿ12ÿ45677879ÿ 22 2ÿ6ÿ872787655ÿ2ÿ682 262ÿ69ÿÿ2ÿ1879ÿ67ÿ78ÿ722ÿ8ÿ12ÿ722ÿ677ÿ2ÿ2ÿ87ÿ26ÿ 67ÿÿ !ÿ8675"ÿ6879ÿ7872ÿÿ2ÿ#$%ÿ62ÿ6772687ÿ2ÿ#$%ÿ62ÿ6 &2ÿ67ÿ2ÿ#$%ÿ5ÿ12ÿ8ÿ87ÿ67ÿ6856ÿ2ÿÿ85ÿ22ÿ12ÿ72 687 6582ÿ67ÿ655 ÿ6ÿÿÿ12ÿÿ12ÿ2 ÿ2'82ÿ ÿÿ7ÿ62865ÿ1ÿ18ÿ8ÿ6ÿ258262ÿ58(2ÿ2 ÿ81ÿ22782ÿ58ÿ282ÿ67 87687ÿ81ÿ)52ÿ*7ÿ+ÿ67ÿ12ÿ72ÿ2887ÿ87ÿ8ÿ6ÿ72(87(6(262ÿ27ÿ 7ÿ2ÿ22825ÿ27ÿ12ÿ72 687ÿÿ,-.ÿ26 ÿ ÿ2 ÿ2ÿÿ76ÿ982ÿ)52ÿ12ÿ6858ÿ" 2ÿ1212ÿ88ÿ78ÿ722ÿ5ÿ222ÿ 27ÿ668 262ÿ6ÿ/2 82ÿ26ÿ06787ÿ4567ÿ8ÿ6 672 67ÿ22 2ÿ2ÿ*785ÿ67ÿ)6ÿ618ÿÿ162ÿ12ÿ2ÿ191ÿ6772687ÿ67 82ÿ282ÿ7ÿ12ÿ6ÿ 29652 ÿÿ122ÿ261ÿ22ÿ567ÿ7ÿ12ÿ5862ÿ'287ÿÿ1212ÿ12ÿ45677879ÿ 22 2 15ÿ22ÿ2ÿ6ÿÿ12ÿ155ÿ6922ÿ16ÿ1879ÿ7ÿ12ÿ265687ÿ7ÿ5ÿ2 262ÿ67ÿ5ÿ7722 685ÿ588ÿ)521ÿ87ÿ6ÿ6ÿ82ÿ127ÿ1879ÿ182ÿ62 6526ÿ782 45262ÿ2ÿÿ655ÿ7872ÿÿÿ12ÿ26ÿ+45677879ÿ 22 2ÿ87ÿ2676 0167ÿÿ69687ÿÿÿ82ÿ67ÿ58ÿ2 82 /87225 368ÿ)61252

DQPVH<QBDJF

656

January 20, 2026

Dear Planning Board: My name is Leonidas Palmos, and I’ve owned the 23-acre property in the southwest corner of the Planning Reserve for 55 years. I have always wanted to do something great with it, and I have tried many times. Now I am 82 years old, and I am dedicated to seeing the property become a benefit to my beloved Boulder community before it’s too late. My first connection with the Boulder planning apparatus came when I bought my first house. The seller was Bill Lamont, who was the planning director. I wanted to buy his house, but I couldn’t get conventional financing. He took pity on me and he gave me a mortgage. On top of that, he accepted a $500 down payment, even though he wanted $1,000. This was the Sixties, and Boulder still felt like a small hippie town. I owned a flower shop in South Boulder. My accountant told me that I needed to make 40 dollars a day to keep the business alive. So I made an agreement with myself to never take a coffee break until I had 40 bucks in the till. Some days I didn’t get any coffee. By the Seventies, I’d worked on Pen Tate’s mayoral campaign and knew some people. One was a developer, and he brought me the opportunity to buy 23 vacant acres just north of 28th and Jay, and even though I had nowhere near enough money to buy the land, I got people to lend me the funds and bought the property. My architect and I had great plans for the property, but he died before we could finish the planning, and I took a pause. By the Eighties, the new Comp Plan had my property in the Planning Reserve, which I didn’t understand. Before that, I could have just petitioned to annex the property into the city. I didn’t know that being in the Planning Reserve added a layer of comprehensive planning that would make it impossible for me to just petition for annexation at will. Today, I am offering to provide missing middle housing and deed-restricted affordable units. I want to help with the extension of infrastructure and provide a pilot project to show what can be done in the Planning Reserve and help the City

develop guidelines for future development, to whatever extent the city needs. Why should this be made so difficult??? I could sell the 23 acres right now to a billionaire for a McMansion compound in the County on 23 acres. But that would be one house, not a neighborhood, and it’s not what’s right for the City of Boulder. I want to see workers living where they work. Families staying in Boulder and being happy in this incredible city that you and previous Planning Boards and Councils and staff have done so much brilliant work to shape into the beautiful place that we live in today. And I am thankful for that. But land in the city has also become so expensive that we can’t build the housing we need to keep the young people from leaving town. Keeping the Service Area Expansion Plan project moving forward will give the City the ability to use the Planning Reserve – or at least a part of it – to meet our real housing and community goals. My property is the only piece of the Planning Reserve which borders Area 1 on two sides. This land is right up against 2801 Jay Road, which was recently annexed. I want the ability to present you with a project that will be compact and vibrant – one which builds on the lessons we’ve learned from Holiday and takes neighborhood planning to the next level. But all of that is a conversation for another day. Right now, please don’t foreclose the possibility of this dream. Please keep the Service Area Expansion planning going, and I look forward to working with you in the future. Yours, Leo Palmos Palmos Development Corporation 2775 Iris Avenue Boulder, CO 80304