By Ron Goodman

Change In Use – An Evolving Issue

Readers of the Courier will recall that we recently published an editorial concerning the use of first floor retail space for offices in buildings on Second Avenue in Niwot. The editorial suggested that a change in the zoning to prohibit office use on the first floor, (with hardship exemptions), was a possible solution.Office use tends to shutter windows and give the appearance of an empty space. 

Background

The editorial was written in response to the renting of one of the two spaces at 148 Second Ave., for an office. This new office use is in addition to the two existing offices located in the King Building, 137 Second Ave.There are now only two retail uses on the south side of Second Avenue, Twiggs and the Niwot Gallery.

Steve Spurgeon, the president of PS Computer Graphics, a Niwot firm, purchased 148 Second Ave. in Aug. 1999.At that time the Niwot Gallery was a tenant and the Jewelry store had recently vacated the premises.“I wanted to rent to retail,”Spurgeon commented. “It was empty for two months. There was not a waiting list.I advertised in the Daily Camera.I did not know about the Courier at the time and had a sign in the window.” 

Judy Wainer of the Whistlestop, located on Second Avenue, expressed her agreement with the proposed change this way, “It gives a negative attitude if storefronts are occupied by other than retailers.”Jan Roberts the owner of Miss Kitty’s, also located on Second Avenue agreed, “I want retail here.[A shuttered window] messes up the whole image [of a retail street.]” 

“I do think it’s a good idea,”Michelle Poole of Botanica commented. “It [the shuttered windows] deters people from going across the street.The community should support retail use.”

Many others disagreed. Tim Wise of Wise Buys Antiques expressed his dislike of government restrictions. “I’m highly opposed [to a zoning change],” he said. “I want no increased stipulations in front of me.I’m not really interested in restrictions.”

Chris Finger of Chris Finger Pianos felt that he was “…not in favor of more power to the County Commissioners.Free enterprise should reign.”

A significant number of others agreed.Lori King, who owns the building at 137 Second Ave. with two office tenants on the first floor, said, “I’m not going to support zoning changes.There is an unmet demand for office space.”

The Issue Evolves

Virtually everyone in opposition to a zoning change and more restrictive county controls on the use of property still felt that Second Avenue should be a retail area, but not by legal restriction.

“Niwot should police Niwot,” Finger said,“It should be retail.I feel sorry for the Niwot Gallery and Twiggs.”

Tim Wise expressed it this way: “Yes, I would be unhappy if all of the stores were offices.But it can be tough to lease.”

Lori King agreed.“It is the right thing to do, to make it better for retail people.I wouldn’t object to consolidating downtown activities.It’s great to promote the downtown area…in a positive manner.”

Moving Toward A Solution

All of the property owners and retailers interviewed expressedstrong sentiment for local community action and agreed that retail use was the best use for Old Town Niwot.The natural organization for action on this issue would be the Niwot Business Association (NBA).The NBA is looking into the issue.

NBA History

The NBA was formed in 1993 under the leadership of Jim Knoch, owner of the original Niwot Antique Emporium.Its primary purpose was to help in the redevelopment of Second Avenue.The sidewalks, street lighting, drainage, landscaping and other improvements, completed several years ago, are the results of those early efforts. 

During the last year or so several retailers have criticized the NBA as an ineffective organization.“I stopped going to meetings,” Lin Sweitzer of Whiskers said. “Not much there for my benefit.They were not interested in more people, keep it like it’s always been.”

Ed McGill of Canvasback Gallery was similarly disillusioned.“We need events to bring people to town, not talk of alleys and parking.You can’t be alone in this town. We need professionals on publicity. If enough people are concerned, than good progress can be made.”

The New NBA

Under the leadership of new president Dr. David Jackson of Niwot Dental, the NBA is presently reevaluating the purpose of the association. “We are deciding what the association should be today,” he said. “We are rewriting the by-laws, omitting reference to only the historic district and arranging for representation from all business areas in Niwot.I am aware of those comments and we are changing to respond.But parking is a serious matter. Look at Second Avenue in the middle of the day.”

While in past years the NBA met annually, it now meets quarterly.“We do have limited resources.We get things done by volunteer efforts,” Jackson said. “We are establishing a marketing committee to help businesses meet their marketing needs. If you look at the success of the holiday celebration and parade, organized by the promotions committee, it demonstrates our organization’s ability to draw people to town.”Selene Hall and Dr. Jackson will co-chair a new active membership committee. 

The Retail Use Issue and the NBA

“It is clear to everyone that it’s a good thought to have all retail in first story spaces.” Jackson said.“But we have to be sensitive to owner’s rights.I have not heard strong support for a zoning change.It would be wonderful if it was all retail.”