Reject the Annexation of Hogan-Pancost

Dear City Council,

I strongly urge you to reject the annexation of the Hogan-Pancost property.

A huge proportion of Boulder is already zoned for low-density single-family residential land use. This type of land use — especially when it is at the very margin of a city — is virtually impossible to serve with mass transit, and tends to be overwhelmingly car dependent, placing further development of this type in direct conflict with our goals as laid out in the city’s Transportation Master Plan and Climate Action Plan.

Low density single-family residential developments also tend to be made up of intrinsically energy intensive buildings — detached housing is expensive to make energy efficient because it has a lot of surface area compared to the volume enclosed, and most energy efficiency upgrades to buildings go into their envelopes. This type of development also tends to have a very large amount of floor area per person housed, which also increases per-capita energy usage. This, again, is in directly conflict with our Climate Action Plan goals.

This type of housing is also intrinsically expensive to produce. If it is to include affordable housing, it can only do so with large subsidies. Any such affordable housing will also end up being car dependent, which will serve to erode its affordability, since according to the AAA, the average American household currently spends close to $9000/year on car-related expenses. Thus, this annexation and the eventual development of the property into low-density residential is also at odds with our affordable housing policies.

I am strongly in favor of more of the right kind of development in Boulder — low-rise walkable mixed use density that’s accessible to transit and bike facilities, intrinsically affordable because it’s small, and easy to make highly energy efficient because it has lots of shared walls. Hogan Pancost does not fit the bill. Please reject the annexation proposal. Boulder is already too suburban.

Open space monies would be far better spent preventing the development of this property than ensuring that the Long’s Garden property remains agricultural in perpetuity.

For more information on the links between building types, transit accessibility, and overall household energy use, see the EPA sponsored study Location Efficiency and Housing Type: Boiling it Down to BTUs.

For an exploration of the ways in which cities and neighborhoods have been both successful and unsuccessful at increasing housing supply and affordability within the existing built environment, please see Unlocking Home, a white paper from Seattle’s Sightline Institute — especially the section on ADUs.

Thank you for your time and attention,

Zane Selvans (Transportation Advisory Board member)

If you agree with the above, please send City Council a note to that effect and CC the planning board: council@bouldercolorado.gov and boulderplanningboard@bouldercolorado.gov. Also consider coming to the public hearing on October 3rd.

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