Are the New Apartments the Cause of More Traffic at Lookout & Idylwild?

About 550 new apartments were added to Gunbarrel in the last couple of years, split between Gunbarrel Center, Boulder View, and Apex 5510. The three developments are just north or just east of Lookout and Spine.

Based on reading posts at and listening to my friends and neighbors, it’s widely believed that there’s more traffic at the intersection of Lookout and Idylwild, and that these apartments are the cause. Are either of those opinions true?

As for more traffic, I don’t think anyone knows. People who dislike the apartments, which includes everyone I know, tend to look for evidence to support their view, so it’s pretty unlikely that they’d say that there’s no increase, and they would certainly not say there’s a decrease. (Probably some of these people would also blame the apartments for an increase in homeless people in Gunbarrel, not realizing that an apartment dweller can’t simultaneously be homeless.)

So, I can’t say much about whether traffic has increased at Lookout and Idylwild, although I also can’t think of any reason for it to decrease, and, since there are more people in the world every day, there must be a slight increase, even if it’s not noticeable. (The apartments surely contribute to increased traffic at Lookout and Spine and Lookout and 63rd, but I’m only talking about Lookout and Idylwild.)

So, for the purposes of this article, let’s just say there is more traffic, even though no one knows by how much. The second question is: Are the new apartments the cause?

It’s widely believed that they are. Here are a few snippets from a thread on titled, in part, “Traffic light at Idylwild and Lookout:”

Since only 1/3 of the new residents have arrived, I think the traffic on Lookout will continue to get worse.

it’s only going to get worse when 900 more people move in.

And this from an article on

As development increases along Lookout Road in Gunbarrel (Gunbarrel Center, Boulder View Apartments, etc.), there is some concern that traffic flow won’t allow arterial street traffic to enter Lookout in a timely manner during peak traffic hours.

OK, so let’s figure out how the apartments contribute to increased traffic at that intersection. As everyone knows who enters the intersection from Idylwild, traffic is heavy westbound in the morning rush hour, and heavy eastbound in the evening. By contrast, eastbound traffic is extremely light in the morning, and westbound is extremely light in the evening.

Let’s just consider the morning. If any of this traffic is due to the apartments, there are a few explanations:

  • Apartment residents who work the night shift east of Gunbarrel and are taking Lookout to get home in the morning.
  • Apartment residents who drive the Diagonal to Longmont, but forgot their lunch and are circling back to get it.
  • Commuters who live east of Gunbarrel but work in the apartments as non-resident managers, nannies, house cleaners, plumbers, electricians, interior decorators, massage therapists, and so on.

What the traffic is not is apartment dwellers who are going to work. If that were true and they were using Lookout (which doesn’t really go to any place where people work), they would be going eastbound, not westbound.

Well, none of my three ideas make much sense, and I can’t come up with any other plausible reasons why these apartment dwellers are going westbound in the morning. You can work out the evening case for yourself.

I conclude that the apartments aren’t the cause of increased traffic at Lookout and Idylwild.

What is the cause? I don’t really know, but I’d guess it’s people who live in Heatherwood or even Erie who are going to work. You’d think that someone who really cared about the increased traffic at Lookout and Idylwild (if there is an increase) would want more apartments in Gunbarrel, not fewer. Fewer westbound commuters, not more. In fact, the higher the density in Gunbarrel and Boulder generally, the less traffic east of Gunbarrel. To imagine an extreme, suppose everyone now living in Heatherwood moved to a giant highrise somewhere around Lookout and 63rd, and Heatherwood were turned into open space. That would drop traffic at Lookout and Idylwild by at least half.

Gunbarrel Restaurant List

Here are all the restaurants and tap rooms in Gunbarrel, as far as I know. The locations are:

  • Gunbarrel Square (where King Soopers is)
  • Gunbarrel Center (the new on-street retail under the apartments)
  • Spine South (Spine Rd. south of Lookout; just south of First Bank)
  • Spine North (Spine Rd. north of Lookout Rd.)
  • Twin Lakes Tech Park (Nautilus Dr, off of 63rd St.)
  • 63rd St. and Lookout Rd.
  • Gunbarrel Tech Center (71st St.)
  • Gunbarrel Ave./Spine Rd. (Medtronic, Leanin’ Tree, and Celestial)

Restaurants in bold are ones I’ve been to; a link means that I’ve written a review. A ♥ means I go to the place regularly or want to. If a place I’ve never been to doesn’t have a ♥, that doesn’t mean I won’t like it once I’ve been there.

I’ve omitted Boulder Country Club, which is open only to members and their guests.

Ampersand Coffee Roasters – Spine North
Aperitivo – Spine North ♥
Asher Brewing – Twin Lakes Tech Park
Avery Brewing – Twin Lakes Tech Park
Beyond the Mountain Brewing – Gunbarrel Ave./Spine Rd.
Blackjack Pizza – Gunbarrel Square (now closed)
Domino’s Pizza – Gunbarrel Square (where Blackjack was)
Burger King – Gunbarrel Square
Cafe Blue – Gunbarrel Square
Celestial Cafe – Gunbarrel Ave./Spine Rd. ♥
Dannik’s Gunbarrel Corner Bar – Gunbarrel Square (now closed)
Deli Zone – Spine South
Element Bistro – 63rd & Lookout (almost gets a ♥ for its rooftop bar)
Finkel & Garf Brewing – Spine North ♥
Fringe Pizza – Spine North
Gunbarrel Brewing – Gunbarrel Tech Center ♥
Gurkhas Restaurant & Bar – Gunbarrel Square (moved to Longmont)
Lookout Cafe & Cocktails – Gunbarrel Center
The Morning Table – Gunbarrel Square (in the space vacated by Gurkhas) ♥
Proto’s Pizzeria Napoletana – Gunbarrel Center ♥
Raglin Market – Gunbarrel Center
Rush Bowls – Spine North
Sancho’s Authentic Mexican Restaurant – Gunbarrel Square ♥
Snarf’s – Gunbarrel Square ♥
Subway – Gunbarrel Square ♥
Tod’s Espresso Cafe – Gunbarrel Square
Up Dog Cafe – Gunbarrel Square (replaces Page Two Cafe)
Vindication Brewing – Gunbarrel Tech Center (now closed)
Yurihana – Gunbarrel Square ♥

Review: Aperitivo

[Updated with comments on breakfast.]

The Apex 5510 apartments at the north end of Spine Rd. mention an “On-site Coffee Shop” on their web site. It’s turned out to be Aperitivo, which calls itself “The Gathering Place: Coffee – Tapas – Bar.” It’s a great addition for Apex 5510 and other Gunbarrel residents, and, alone among Gunbarrel restaurants, it’s good enough to be a destination for people outside the area. (I think the Element Bistro hoped for that, but they fall well short.)

I visited for the first time with my daughter on Friday, and we were impressed. It’s got a comfortable feel, an attentive staff, good food, and reasonable prices. And, unique among the Gunbarrel restaurants I know of, it’s open for breakfast at 7 AM every day. (OK, so is Subway, but not till 8 AM, and only if you want a breakfast sub.)

Here’s the dinner menu:

My daughter had the Italian Potato Schmear and the Trio de Tacos. It’s fusion! Italian, Yiddish (“schmear”), and Mexican.  Thai, too: Slow Braised Short Ribs Panang Curry, which I didn’t try. I had the Penne Meatball Marinara instead, which is a big dish, not a tapa. All were excellent.

There’s no beer on tap, but a fine assortment of beer in cans, which is next best. I had the Finkel & Garf Milk Stout, which came all the way from the brewery located about 500 feet to the south, between Aperitivo and Lookout Road. My daughter had a glass of wine. There’s a full bar, too.

The Mexican influence is from executive chef Miguel Vazquez, who I met briefly. I also had a nice conversation with the owner, Edward Vanegas, who you see at left in the photo below. He appears to be hurrying out of the picture, because he was all over the place, seating customers, asking diners about their food, and generally radiating enthusiasm and joy, which is exactly why Aperitivo is so much fun.

Speaking of fun, look at the deal you can get on Sundays if you rush right over without getting dressed:

That’s not all they have on Sundays. Look at the piano in the far corner:

That’s for Brews, Burgers and Blues, when the Burgers are only $5, from 5 PM to 8:30 PM. On their website they say that anyone is invited to play the piano… I wonder if anyone has? [UPDATE: $5 burgers is what I thought I heard, but, unfortunately, it isn’t true. They’re $11. And when we went back last Sunday evening, we had a fine time. The music was excellent, and so were the burgers.]

One thing I like about Aperitivo is that there’s no large expanse of asphalt in front of it for parking, but that does mean you might have to walk a block from your car. Walking only a block would be called easy parking in downtown Boulder or Denver, but in Gunbarrel some might think of it as inconvenient. Get over it! There are a dozen spaces right in front, not for use by Apex tenants, and lots of on-street parking on Odell Place and Spine Road. But stay off of the Apex internal streets–they’re for permit holders only. (They’re labeled “Spine Rd” on the map above, but there are permit-holder-signs.)

There are three restaurants in Gunbarrel that I go back to over and over: Yurihana, Proto’s, and now Aperitivo. You eat and leave at the first two, but at Aperitivo you might hang out for a while.

I’m looking at my pajamas now and trying to decide if I want to wear them to breakfast. I might have get onto the LL Bean website and find something better. Edward told me that you can’t cheat by sleeping in your clothes.

Mockingbird Concept Plan

The concept plan has been filed with the City of Boulder for development of the so-called Mockingbird site, on 2.4 acres SE of Lookout Rd. and Gunpark Dr. I blogged about this a couple weeks ago.

Disclosure: I have no connection with this development, but I am friends the Petur Williams, one of the principals. I do like beer, food, and libraries, all three of which will be part of this development.

There’s an open house every Thursday starting around 5PM where you can learn about what’s planned first hand from Thysson George Williams, Petur’s son, who is main guy behind the project. I dropped in just once, even before their concept plan was filed with the City. Good wine and barbecue. Most recently, it was 5-7pm at 6700 Lookout Road, No. 3 & No. 6.

Anyway, the documents for the plan are now posted on the City web site:

0_LUR Application.pdf
1_Sign Posting.pdf
4_Legal Description.pdf
6A_Written Statement.pdf
6B_Written Statement.pdf
6C_Written Statement.pdf
22_Context Map.pdf
23_Schematic_Architectural Sketches.pdf
31_Trip Generation_Trip Distribution .pdf
33_Inclusionary Zoning.pdf

If you have time to read only one, is should be 6B.

My impression of the whole thing is that it’s totally first class, and I also appreciate the transparency that the Williams family has offered as they go through this very long process.

Review: Vindication Brewing

Vindication closed on 28-April-2018.

Vindication opened as Kettle & Stone Brewing in 2013, but a conflict with another brewer (on the West Coast, as I recall) forced them to change their name. Their tap room is small compared to Gunbarrel Brewing, but, then, so is everybody else’s tap room. But it’s comfortable and, unlike Gunbarrel Brewing, has a view of the mountains:

Like the other breweries in Gunbarrel, except maybe for Avery, Vindication is nothing special on the outside:

Being more established than Gunbarrel Brewing, Vindication already has distribution to some of the smaller liquor stores around Boulder, but apparently not Hazel or Liquor Mart. I’ve seen their beer on tap at the Boulder Country Club, too.

I first visited what was then Kettle & Stone when it opened, but hadn’t been back until last Monday. I had a Freedom Stout, which was excellent. Vindication has around half as many beers as Gunbarrel Brewing, fewer events, and no food trucks. But, if all you want is a beer and maybe some snacks, it’s top notch. Here’s their beer list, enlarged from the first photo:

If you’re walking or biking from any of the neighborhoods to the south of Gunbarrel Technical Center, there’s a shortcut from the LOBO trail, with a skinny bridge that somebody built to cross the ditch, which you can see on the map below. Otherwise, enter the Tech Center from 71st St. and follow Winchester Circle to Vindication.

If you’re going by bike, you probably don’t want to ride it over that bridge, because you’ll suffer a nasty, wet fall if you go off it:

If you go on a Monday, pints are $1.50 off, which is a great deal.

Food Hall and Library for Gunbarrel?

Sounds terrific, right? But if the title were “Yet Another Apartment/Office/Retail Development for Gunbarrel,” you might be less enthused.

It’s both. Yesterday I went to an open house where a redevelopment concept for the 2.5 acre site owned by the Williams family was introduced, to be called Mockingbird, after a long-gone restaurant on the property. It’s in the conceptual stage, and the concept will be presented to the City of Boulder on Monday. At that point whatever documents were presented will be public, and we can all read them. If I can find them online, I’ll post a link.

Disclosure: Petur Williams, who’s involved in this development and is the father of the two principals, is a friend of mine. We played tennis last night at the Boulder Country Club and drank beers while watching the Cubs beat the Nationals.

The property in question is shown on this map (my map, not theirs):

The existing squarish building is for offices, the most well-known of which is Green Dream Cannabis, also owned by the Williams’s (not sure who exactly). The open house was in a large office next door to Green Dream.

Only a few details of this project are known at this point, and all of them are subject to change, since the project is only in the conceptual stage. I understand that no architectural plans have yet been drawn up, only rough sketches. Right now, the thinking is 40,000 sq. ft. residences, 15,000 offices, 13,500 food hall, and 6,500 retail. Also, I was told orally that there will be a 1,000 sq. ft. library, just big enough to pick up and return books and do a little browsing. That depends on whether the Boulder Library is interested, of course.

Like the Rayback Collective, Mockingbird will be on a bike path, easily accessed from both sides of Lookout Rd.

A food hall is not a food court, which is what you typically see in a shopping mall, filled mostly with fast-food franchises. Rather, a food hall is more like local food trucks without the trucks and with a liquor license. Also, you usually just eat in a food court and leave, whereas in a food hall you hang around. They’ve been popular in Europe for years, and are now catching on in the US. There’s an article in the NY Times that explains the whole thing.

This development can’t actually be stopped, if that’s what you’re thinking, because it’s a commercial property and it’s already developed. That rectangle on the map that appears to be a foundation is in fact just that. There was a restaurant building on the site that was torn down. The existing foundation was poured in 2007 for dental offices, but the recession killed the project. But the development can be influenced, perhaps by attending and participating in the City meetings that will ensue over the next year or so.

One thing I did get from yesterday’s open house is that the developers really want this project to be first class, not at all like boring and ugly Gunbarrel Center. One interesting twist is the the Williams family lives right next to the property (see map, above), so they’re not the typical absentee, carpetbagger, developers. This new building will be what they see when they look west, so I’m sure they want it to look pretty good. In fact, they want it to screen what they see now. George Williams, Petur’s son and one of the principals, joked that, in this case, the BY in NIMBY is literally his back yard.

George told me that they’ll be doing these open houses every Thursday. So, next week I guess you can drop by, take a look at what they sent to the City, drink wine, eat some food, and talk to George.

I’ll post more here or in another article once I learn more.

UPDATE: The Boulder Library DOES want a 1,000 sq. ft. library in Gunbarrel, according to this Daily Camera article.



Review: Gunbarrel Brewing

I first read about Marie and Jamie Fox’s plans for their brewery in the Daily Camera (I think), and went to their fund-raising site at Indiegogo. They raised $11,470 from 105 backers, including $150 from me, which gave me no equity, just a free pint a month for life, which I’ve been claiming since they opened in July. (I need to stay alive and drinking beer until the end of 2019 to break even.)

When I first saw the place and introduced myself to Marie, I told her how amazed I was at the size of the place. “Go big or go home,” she said. It’s 20,000 sq. ft.! Maybe around half of that is in two huge rooms, one at the front with the bar and a bunch of tables, and another one just behind it with more tables, a couple of pool tables, a ping-pong table, a Foosball table, and a half-dozen pinball machines.

Here are some photos of the public areas, including the patio in front:

In back is the brewery, along with a big lab so Jamie can experiment and develop new brews:

No kitchen, but they have food trucks every day:

With all that space, they can do a lot besides just serve beer:

“Big” also applies to their beer list, which is longer and more ambitious that any of the other breweries in Gunbarrel:

Long Haul: LIght and refreshing blonde ale
Sweet Jane: Wheat ale with loads of palisade hops
Bogan: Australian Sparkling Ale.
Bohemian Saazity: Crisp & clean Kolsch w/ Saaz hops
Edna: Saison with proprietary yeast strain
Begbie: Scottish Ale. named for the infamous iron fist
Rosemerry: Savory Pale Ale with rosemary
Holee Cow: Lactose IPA
Moonshadow Mesmerizer: Mochi-inspired NE Style IPA with Matcha green tea powder from The Tea Spot, lactose & tapioca starch.
Midnight Rider: Traditional porter.
Bad Wolf: Delightfully bitter IPA w/ a touch of lactose
Wilson: American IPA
Forbidden: Sour w/ lactobacillus, black & red currants
Milo of Croton: Export Stout.
Mary Ann: tropical fruit beer with loads of Denali hops, passion fruit and guava
Dirty Habit: Double IPA

Yesterday I had a Milo of Croton, my free pint for October, and then a Dirty Habit, which I paid for. I also paid for some terrific salt & vinegar pretzels, made in Boulder. See how they tricked me?

Their beer list, which changes often, is exactly why you go to a brewery instead of, say, Element Bistro, which also has a large beer list. Most of Gunbarrel Brewing’s interesting beers will never find their way onto a distributor’s truck.

One thing Jamie and Marie can’t do by all by themselves is fill the place. Notice the empty seats in the photos? But, it’s the best brewery in Gunbarrel, maybe the best in Boulder County, maybe the best in Colorado. You should visit and try their beer. If you can’t decide, Marie will pour you a sampler, and you can taste them all.

(Notice Vindication Brewing on the map above? They’ve been overshadowed by Gunbarrel Brewing, I think. I only went there once, and I need to go back so I can write something on them. There… I’ve just assigned myself some more work.)

Review: Bicycling the LOBO Trail to Niwot

A few years ago I started to ride my bike from Gunbarrel Green to Niwot, but found the hill up Lookout Rd. a killer. I could make it, but my companion had to walk. Then a friend told me about the LOBO trail, which I somehow hadn’t heard of in my 7-or-so years in Gunbarrel. It’s flatter, more scenic, and much more enjoyable than are the roads. It’s not paved, but the surface is good enough even for a road bike.

I always start by taking Lookout to 71st St., and then taking a right onto the trail a few hundred yards north  on 71st. You can also pick it up from the bicycle underpass on Lookout (just east of the commercial area), or by taking the path to the north where 75th St. intersects Lookout Rd. Lookout and 75th have wide bike paths along them which you’ll want to use, depending on where you live.

LOBO to Niwot is uninterrupted by streets except for a crossing at Monarch Rd., which has very little traffic. There’s a tunnel under Rt. 52, so you don’t have to deal with that busy road. Along the path there are couple of gates to keep the cows in (I suppose) which you have to get off your bike to open and close, although the last time I took the trail they were already open, and I just biked through and left them that way.

Once you get to Niwot, there are restaurants, brewpubs, and some interesting shops. Also a Post Office that’s much less busy than the ones in Boulder.

There are three interesting variations:

  • Take the new underpass under the Diagonal to get to the quiet roads north of the Diagonal, such as 63rd St. You can even bike to the Reservoir.
  • Take the path to 71st St., or stay on 71st if you’re already on it, and stop at Gunbarrel Brewing, just at the entrance to Gunbarrel Technical Center. Vindication Brewing is also farther in. Probably best to do this on your way back from Niwot.
  • LOBO stands for Longmont-Boulder, which means you can take the trail way past Niwot, all the way to Longmont. I haven’t done that myself.

The Boulder Rural Fire Rescue “merger” (Part One)

UPDATE 2 (18-Dec-2017): The discussions aren’t dead, just suspended. Article in the Daily Camera.

UPDATE (21-Nov-2017): On, BRFR Administrative Assistant Sarah Normandin says: “At the November 15th Special Board Meeting the Boulder Rural Fire Rescue Board of Directors took the following action: A motion was made to suspend discussions with the City of Boulder for a Contract for Services. It was seconded, discussion took place, and the motion passed.” So, maybe this idea is dead? I’ll post more when I get more.

This is a follow-on to Part Zero. Now “merger” is in quotes, because it’s not actually a merger, despite what the Gunbarrel Green HOA referred to it as in a recent communication.

While BRFR Board minutes after 26-June-2017 aren’t on their website, there are minutes of three meetings between BRFR and BRF (Boulder Fire Rescue) on a different page.

What I gather is that, instead of providing services themselves, BRFR is considering contracting with BFR to provide the services. They then wouldn’t need any fire equipment or people. The permanent employees would apply to BFR for jobs, which some of them might get. (Maybe most or all.) I don’t think that BFR has volunteer firefighters; if I’ve got that wrong, I’ll post a correction. I guess the equipment goes to BFR, and the fairly-new fire house gets occupied by BFR under some sort of financial arrangement.

Right now, unincorporated Gunbarrel pays BRFR through property taxes. In the new arrangement, BRFR would still exist, so I assume our taxes still go to them, and they pay BFR.

An obvious question is what the purpose of BRFR becomes once BFR provides all the services. Maybe to look out for the interests of their district? If so, that’s sounds like a worthy purpose to me.

In Part Zero I questioned why the Gunbarrel Green HOA was saying that this “merger” would “open the door” to annexation. Annexation would be enabled by us being surrounded (see my post on that), and at most the fact that BFR is providing services would help Boulder persuade people that annexation was not so disruptive. But, legally, the BRFR-BFR relationship would have no impact at all.

My opinion is that the BRFR Board and management know what they’re doing, have never let us down before, and if this is what they think should be done to provide the service level we need, then I’m with them. It’s too bad that some firefighters might lose their jobs. But, if BRFR hits financial hard times, some of them would lose their jobs anyway. I’m sure the volunteers will be very upset, but that’s unavoidable.

I think the people in Gunbarrel who are against this think that way because they don’t trust the City and/or they see this as yet one more step towards submerging Gunbarrel into the City. Valid concerns. But, running our own small operation is expensive, and fire/rescue services here are really no different from any other place in flatland Boulder County. Maybe if we were a mountain area it would be a different story.

Gunbarrel Annexation is Inevitable

For years, Gina Hyatt, longtime Gunbarrel Green HOA board member, has been warning us about forced annexation by the City of Boulder. I didn’t pay that much attention until recently. Gina sent me a large batch of documents and correspondence, and I’ve done some of my own research. This is what I’ve discovered. (This is my opinion; Gina isn’t involved.)

Most annexations in Colorado are by request from the property owner, but forced annexations are also possible. According to the Colorado Constitution, Article II (Bill of Rights), Section 30:

No unincorporated area may be annexed to a municipality unless one of the following conditions first has been met:

[conditions (a) and (b) not shown]

(c) The area is entirely surrounded by or is solely owned by the annexing municipality.

Paragraphs (a) and (b) have to do with annexations by vote and by petition; it’s (c) that covers forced annexations.

So, the two questions are:

  1. Is Gunbarrel Green, where I live, surrounded or is the larger part of Gunbarrel not already in the City surrounded?
  2. If we are surrounded, does the City want to annex us?

First, question 1. Here’s a rough map of the City (gray area) and Gunbarrel Green:

It seems that we’re not surrounded. If you’re curious about exactly where the City is around us, here’s a more precise map:

Now, as for Gunbarrel not being surrounded, the City limits don’t tell the whole story. Look at City-owned open space, shown in this map by the light green areas:

Between the City itself and the open space it owns, we’re nearly surrounded already. Maybe Gunbarrel Green isn’t, but a larger area including several subdivisions, one of which is Heatherwood, is. The Country Club is in there, too.

I don’t know whether the City-owned open space is considered the City as far as us being surrounded goes, but it doesn’t matter, because the City can annex property it owns.

So, are we surrounded? Almost. And whatever openings there are could be easily plugged eventually by the City, either through annexation or purchase. Or, they might argue that a 95% surround is close enough. (I think there’s a court case along similar lines involving Colorado Springs, but I’m not a lawyer.)

Now for question #2: Does the City want to annex us? Yes, certainly. Many City officials have been talking that way. I heard this directly from City Councilperson Matt Applebaum once. And in a 30-June-2016 letter to Gina Hyatt, Jay Sugnet, Project Manager in the City of Boulder Department of Planning, Housing, and Sustainability, said this:

Although interest in voluntary annexation has been limited, the city and county continue to support the eventual annexation of Gunbarrel. If resident interest in annexation does occur in the future, the city and county will negotiate new terms of annexation with the residents.

So, we have this much:

  1. Boulder can already legally forcibly annex Gunbarrel, or will be able to in the future.
  2. They want to annex us, and are willing to negotiate.

Will they annex us if we absolutely hate the idea, start campaigning against it, and the Country Club decides to put its resources behind fighting it? Maybe, maybe not. All of that might just cause a delay of a few months or a few years.

But, as the title of this post says, annexation is inevitable. There is a will and a way.

Assuming Gunbarrel residents are against annexation, and I think almost all of us are, what can we do about it? When the time comes, we could hire lawyers and fight it. A good lawyer might say something like: “You’ll most likely lose this case, but I would be happy to take $30,000 from you if you insist.” Another lawyer might just take the money without saying anything, or might even say we have a slam-dunk case. Which I think is wrong. What I, a non-lawyer, think is that once we’re surrounded, we have no legal case at all.

My suggestion is along different lines entirely. We should ask to be annexed, but with conditions, and the City has invited us to negotiate. I think a forced annexation might have to include all of unincorporated Gunbarrel, but an annexation on request could be limited to just Gunbarrel Green.

If we do make such a request, we have negotiating power, especially if we go first. Once we’re forced, negotiating power mostly goes away. We could require some conditions, such as:

  1. No assessments for sidewalks or any other infrastructure improvements.
  2. The City won’t put in sidewalks or make any other changes to the character of the neighborhood.
  3. The Covenants remain in force.
  4. No requirement to replace wood roofs or make any other structural changes to houses for at least 10 years.
  5. A traffic light at Idylwild and Lookout.

Our taxes go up, but we get some City services we’re not getting now, and we get to vote in City elections.

You might be thinking: Why should I agree to this? I don’t want to be in the City, with higher taxes. I want to stay in the County!

But, as I said, annexation is inevitable, so it’s not a matter of when or if, but how. I say let’s get what we can out of it. I don’t want assessments, I don’t want to replace my roof right now, and I’d like that traffic light. I’ve lived in the City of Boulder before, and I liked it. I’m sure it will be just fine.