Proposed development near Celestial Seasonings raises questions for Gunbarrel residents

In 1969, Mo Siegel made his first herbal blend that would eventually launch his career in the tea industry. Celestial Seasonings was born, and it wasn't long before its one and only factory was built in Boulder County.

Since then, it has become a local landmark. But that iconic Boulder County view could soon change.

As reported first in February and then again in May, there are proposals for an apartment complex to be built near Celestial Seasonings. At this time, Celestial Seasonings, as part of the Hain Corporation, owns the land around the iconic factory. The land is currently zoned as "industrial-manufacturing," but under some circumstances, such land can be used for residential uses.

The proposed development, or "apartment community," as it has sometimes been described, is the work of the Sares Regis Group and Allison Holdings, LLC, with Coburn Partners as the architect

Coburn Partners claims that the new housing development will "stabilize the perceived imbalance of housing and jobs in Boulder" and that it will essentially exchange jobs for housing.

The community is planned to have 268 studios and apartments, ranging in size from one to three-bedrooms; a quarter of which (approximately 68 units) will be set aside for affordable housing. Additionally, the architects from Coburn plan to include a pedestrian greenway and various park areas.

Despite the somewhat idyllic picture painted-and the model on Coburn's website, presumably under the title of "Diagonal Crossing"-the project has been met with skepticism and concern.

David Rechberger, the chairman of the TTwin Lakes Action Group, calls it "yet another ill-conceived development." He said Gunbarrel is past carrying capacity, especially since in the last five years, Gunbarrel has seen more than 550 new dwellings being built in the area.

He reminds people that, "A dwelling unit might be a 1BR studio or an 8BR mansion-there's on average 2.3+ people per dwelling unit so that's 1265 new residents."

Rechberger suggests that instead, the architecture firm and development companies ought to consider remodelling old office buildings-which he says are or will soon be empty due to COVID-19-into residential areas.

Powderhorn Condominium property owner John Goyer raised similar concerns. "The apartment complex is a competitor," Goyer said. "Not a very good one, but still out to fill its 268 apartments. They have not been able to fill up in any of the three new complexes they have recently built in Gunbarrel." Powderhorn is a five-minute walk to Celestial.

Goyer recently sent out an email to fellow property owners to contact the planning board about their concerns. Some of these concerns are the influx of new residents, but also the potential increase of traffic and the building itself.

Goyer's letter makes it sound as though the group has not communicated plans regarding time of day that will be used for construction or plans for debris regulation or liabilities for damages. He also raises the question of property values-both for owners and renters. In regard to the point that Coburn and their partners have emphasized that they will include affordable housing units, Goyer argues that Powderhorn is affordable housing.

The development was discussed in depth at the City of Boulder's planning meeting on May 21. There were many concerns from both community residents and City Planning Board members regarding land use, the prairie dog population, housing availability and safety, especially in regard to traffic.

"[This] process cannot continue without a plan," said Goyer.