Newsletter Info

The Boulder County Commissioners have been working on revisions to the Boulder County Comprehensive Plan that would include a Sustainability Element.  Included in the changes are the Transfer Development Rights (TDR) and the BuildSmart programs.   

The BuildSmart program was approved and adopted on April 8 of this year.  This is a program to “promote and encourage high performing sustainable development and redevelopment in the unincorporated areas of Boulder County.”  There are both mandatory and recommended features.  “Mandatory measures include deconstruction, recycling and reuse of construction materials, energy efficiency measures, reduction of carbon dioxide emissions, and water conservation measures.”

 The TDR program is still being considered but may be adopted (or not) within the year.  This program would restrict the total size of residential structures to 125% of the neighborhood median size.  For purposes of Site Plan Review, the applicable neighborhood will be defined as either the area within 1500 feet of the subject property, the platted subdivision in which the subject property is located, or the mapped townsites of Allenspark, Eldora, Eldorado Springs, Gold Hill, Raymond and Riverside.  There is also a proposed Peak to Peak Corridor that would include any property within 3,000 ft on either side of the Peak to Peak that would have additional restrictions so that development “shall not have a significant negative visual impact on the scenic character of the scenic corridor.” 

Basically the TDR program would restrict building sizes or require a developer/homeowner to purchase additional development for homes greater than the size threshold.  Land owners would also have the ability to sell development credits for homes smaller than the threshold size.  Additionally, there would be a system for private market transactions to buy and sell development credits so that someone wanting a larger home could buy size credits from smaller homes or from owners selling development rights to their vacant land. 

These programs will have a significant impact on our mountain properties.  The intent of the changes are to minimize our impact on the mountains we love.  There is certainly an argument too that these requirements will challenge the viability of private property.  Call David if you’d like additional info.

 Looking at the Mountain Market. 

Our Mountain Market has been in some decline in recent times, much as the rest of the area and country.  Prices are down, Days on Market are up, and the need to price a home right is more important than ever!  Looking at MLS residential statistics for our Mountain area (portions of Boulder, Gilpin, and Jefferson Counties) we’re in some challenging times.  2007 finished with a total number of homes sold at 305, down 13% from 349 homes sold in 2006 and considerably lower than a ten year high of 482 homes in 1999.  The first quarter of 2008 has our market selling 42 homes compared to 46 in 2007 for the same quarter and the median price is down for this period, so we seem to be on a similar track as the past year.  The bright side of all this for homeowners is that the annual median price has steadily increased over the past 10 years and at $365,000 was higher in 2007 than any previous year.  The days on Market are up also, from 108 in March/06 to March/07 to 125 in March/07 to March/08.  This is nearly double the time on Market for a home in the city of Boulder.  Bottom line, appreciate our Market conditions and price your home competitively right out of the gate.