PLANS

96th Avenue and the Union Paci c Railroad Tracks. e sub-area is located within Arvada and unincorporated Je erson County.

Focuses of the draft plan include land use, connectivity, infrastructure and sustainability. According to city sta , residents of the area have concerns about the width of the Union Paci c overpass on Indiana, and the draft plan recommends widening it.

e draft plan also suggests creating new public lands in the area, developing parcels at the corner of Indiana Street and Candelas Parkway and the corner of Highway 72 and Indiana Street, respectively. e draft plan also suggests adding City of Arvada signage to the area.

Pocket neighborhoods

City council heard from city team members about a proposal to add a zoning designation to the Arvada Land Development Code that would allow for pocket neighborhoods — the smallscale commercial use of a parcel inside an already established residential area for use by the local community — to come to fruition in Arvada. ere is currently no zoning that allows for this

ADVERTISEMENT type of development, though previous major modi cations have allowed for similar developments, like GB’s Fish and Chips and the State Farm o ce on Ralston Road, to pop up here and there. e proposal would create a new zoning, called CN, that developers could submit proposals under. City team members and councilmembers mentioned similar developments in Denver — Novel Strand Brewery, Rosebud Café and the Lumber Baron Inn were cited — as examples of the bene ts of how these types of developments can be bene cial to neighborhoods.

Under the proposal, lot sizes are restricted to a range between 10,000 square feet and one acre, with a maximum height of 28 feet.

Bars, restaurants, art studios, o ces, retail space, or daycares are permissible under the current proposal, which is being amended to also include bed-and-breakfasts, per Councilmember Lauren Simpson’s suggestion. Bars would only be allowed to operate from 7 a.m. to 11 p.m., while restaurants could be open from 6 a.m. to 11 p.m. e proposal to council suggests adopting the new zoning category by December 2023.

What Are Some Affordable Ways to Increase the Attractiveness of Your Home to Buyers?

This week’s column is inspired by an email received from Brock Pardo of PunchListUSA. His company is in the business of helping sellers fix problems identified by buyers in their inspection objections. Toward that end, he also offers free pre-listing consultations and quotes. (I offer free consultations too, but I’m not a contractor, so I can’t give quotes, just refer you to my preferred vendors for implementing my suggestions.)

Being in that business, Brock has no doubt come across some issues which could have easily been addressed prior to putting a home on the market, thereby perhaps selling it for more money.

Usually, when I get an unsolicited email with a “Top Ten” list, I find that it’s not the top ten items I would have selected, but this time I found that I agreed with all of them, so I’m going to adapt his list slightly for this column.

1) Fresh coat of paint. Brock cited a report that interior painting returns a 107% return-oninvestment, and exterior painting a 50% ROI, but I’d add that it depends on condition. If your home has a faded pastel exterior color popular in the 1990s with or without peeling paint, I’d say that a fresh paint job in a more up-to-date color would make a huge difference in first impression and the number of showings

Why Wouldn’t a Listing Agent Want to Maximize the Exposure of His or Her Real Estate Listings?

Although the average real estate agent barely makes a living and either has a second income source or a high-earning spouse, about 10% of agents earn a lot of money — and want to earn even more.

Myself, I make a very good living, as evidenced by the fact that I’m writing this week’s column while Rita and I are on vacation in Prague, capital of the Czech Republic. (I’ll be home by the time you read this column.)

But my business model does not involve doing every single thing to maximize my personal income. I get more satisfaction from trying to maximize my service to others, including my clients and the unknown readers of this column. From long before I became a Realtor, I lived by a motto that has mistakenly been attributed to Confucius. “Concentrate on giving, and the getting will take care of itself.”

This column/ad — what newspapers call an “advertorial” — is evidence of that strategy. As a former newspaper journalist trained on the metro desk of The Washington Post in 1968, I decided at the very beginning of my real estate career in 2003 that I would spend my marketing dollars on buying newspaper ad space to publish a real estate column.

It has paid off quite well. Unlike every real estate agent I know, I have never made a cold call or prospected in any way to get buyers and sellers to hire me. (This month, I just realized, is the 20th anniversary of getting my real estate license and starting as a broker associate at the West office of Coldwell Banker Residential Brokerage, now called Coldwell Banker Realty for some reason I have yet to learn.)

This column is my sole outreach to potential clients, and every week I get one or more calls from someone who says, in effect, “I’ve been reading your column for many years, knowing the day would come when I’d call you to sell my home. Today’s that day!”

The above is a long-winded way of saying that I’m happy to abide by the Realtor Code of Ethics (and state law) which says I should put clients’ interest ahead of my own. This brings me back to the question posed in this article’s headline.

Last week, members of REcolorado, Denver’s MLS, received an email detailing how easy our MLS has made it to withhold a listing from all syndication, including Zillow, Redfin, and even REcolorado’s own consumer-facing website, which is www.REcolorado.com

The email cast its guidance in the context of a seller requesting such limited exposure, but I can’t picture any seller giving his/her listing agent informed consent to limit the exposure of their home’s listing to just their listing agent’s own website or circle of prospects. I suspect that the only reason a listing agent would convince his/her client to approve that strategy would be to maximize the chance that the agent wouldn’t have to compensate a buyer’s agent, thereby doubling his earnings that are set and offers that you receive.

2) Landscaping improvements These can be quite affordable and, again, make a huge difference in the first impression that your home makes. A couple months’ service by Lawn Doctor can make a big difference in your lawn’s appeal, as can a load of fresh cedar chips for your nongrassy areas.

3) Upgrading lighting fixtures. Those “brass and glass” chandeliers and sconces are so 1990s, and are inexpensive enough to replace with, for example, brushed nickel fixtures. And even if you don’t replace any fixtures, replace all your incandescent or CFL light bulbs with affordable LED bulbs. The best deal on those, I’ve found, are 10-packs available from Batteries + Bulbs (Don’t put the CFLs in the trash. Take them to Home Depot for recycling, because they contain mercury.)

4) Minor kitchen updates. You don’t have to replace your Formica countertop if it’s not damaged or a really bad color, but replacing the faucet on your kitchen sink is an affordable upgrade. I like to see knobs and pulls on kitchen cabinets, and you can get affordable ones, as we did, at Hobby Lobby, of all places. Maybe paint or repaint your kitchen cabinets — white is a good choice. Beyond this, I’m happy to bring my stager and consult with you on further upgrades, because kitchens can make a huge difference, and certain improvements are worth considering.

5) Bathroom upgrades. Replacing those 1990s plastic Delta faucets is a nobrainer! And you can find some affordable replacement vanities at home improvement stores.

6) Replace or clean wall-to-wall carpeting. If your carpet isn’t shag and isn’t damaged here and there, cleaning is a must and can be quite affordable. My preferred carpet cleaner is Bruce Ruser of New Look Dry Carpet & Upholstery Cleaning, (303) 697-1584, who uses an environmentally friendly system that utilizes plant-based ingredients. The website www.hostdry.com explains it.

7) Replace older appliances. These can be affordable. Look for Energy Star ratings, too. I had a 1990s home with its original white kitchen appliances. It sat on the market — until the seller replaced them with new stainless steel appliances.

8) Install new door and window hardware. Brock quotes a 2021 Zillow report that updated hardware has up to 80% return on investment. I’d like to see your current hardware before suggesting this update.

9) Declutter and organize. This is more about staging than repair of an inspection issue. We provide a free staging consultation for all listings, and that inevitably includes decluttering, thinning and organizing.

10) Deep clean your home. Again, this is a staging matter. And it’s a nobrainer!

That concludes my version of Brock Pardo’s top ten list. To that list I would add the following:

11) Wash your windows. You’ll need to remove screens when you wash your windows. Don’t reinstall them. Label and store them in your basement or garage. Removing window screens is almost like washing the windows, greatly improving visibility. If any of the screens are damaged (including sun damage), most Ace Hardware stores can rescreen them affordably.

12) Update your floor moldings. At a recent open house, a would-be buyer objected to the older unpainted wood moldings at the bottom of each wall. She said they should be white, and I realized that she’s right. You could just paint them white (maybe requiring priming with Kilz), or replace them all with flat ones that come in white.

Do you have your own suggestions of additional items? Let me know and maybe I’ll feature them in a follow-up column or on the blog posting of this article at www.GoldenREblog.com

Jim Smith

Broker/Owner, 303-525-1851

Jim@GoldenRealEstate.com

1214 Washington Ave., Golden 80401

Volunteers work at a past health fair.

Health Fairs

no requirements for age, pre-existing conditions or insurance. e service can be accessed 24 hours a day, every day of the year.

Drews hopes the service can serve as a navigational tool to help people make informed healthcare decisions.

Here are the dates and locations for the upcoming health fairs:

Golden

When: 8 a.m to noon April 29

Where: Rockland Community Church, 17 S. Mt. Vernon Country Club Road, Golden

Arvada

When: 7 a.m. to 11:30 a.m. April 22

Where: Arvada Covenant Church, 5555 Ward Road, Arvada

Lakewood

When: 9 a.m. to 2 p.m. April 23

Where: St. Cajetans Catholic Parish, 4335 W Byers Place, Denver

Idaho Springs

When: 7:30 a.m. to noon April 29

Where: Clear Creek Recreation Center, 98 12th Ave., Idaho Springs

Conifer

When: 10 a.m. to 4 p.m. May 6

Where: Our Lady of the Pines Catholic Church, 9444 Eagle Cli Road, Conifer your home, you can fell good about the possibilities that await retirement. Eligible borrowers can pay o an existing mortgage and have no mortgage payments* while receiving proceeds on a monthly or as-needed basis. Contact