Two Success Stories!
It’s been a busy but AMAZING few weeks since our last newsletter.
We’re told again and again that our actions can “make a difference.” But can they, really?
It’s easy to get cynical and doubt that anything we do actually matters. But in the past few weeks, two community efforts had successful outcomes. Each was propelled by citizens who gathered factual information and worked patiently and constructively to communicate with decision-makers. And in each case, they were heard by the decision-makers.
Dissolving the PID in Gunbarrel? Not so fast! First there was the puzzling appearance in late December of a fine-print announcement in the newspaper that said the Gunbarrel Public Improvement District (PID) would be summarily ended, and its considerable real estate assets would be handed over to the Parks & Open Space Department. These are assets that the Gunbarrel residents had voted to tax themselves for and purchase, many years ago. On very short notice, the Gunbarrel community organized and spread the word, leading to scores of written comments to the Boulder County Commissioners and over two dozen public comments at the hearing on January 16. They presented the facts, which pre-dated the terms of the current Commissioners and possibly some of the staff who had been advancing the proposal. In short: In real time at the hearing, staff reversed course and asked the commissioners to vote down the proposal the staff had prepared. The commissioners tabled the issue for at least 6 months, so that alternatives could be explored. A stunning turnabout!
Reaching out to Council members in Longmont: Simultaneously in January, the community in southwest Longmont had been organizing on another issue, the proposal to annex 17 acres of County land into the City of Longmont, with an associated development proposal to put 310 apartments on the land. Residents gathered information about the astonishing number of apartments already in existence, or under construction/proposed, within one mile of the proposed new development along Quail Road. They didn’t simply oppose all development; they advocated that the City should wait for a better development proposal to address Longmont’s more acute housing needs such as senior housing, affordable housing, and for-sale properties that would enable residents to build equity. They wrote to the City Council, talked one-on-one with Council members about better alternatives, and showed up to City Council meetings to voice their concerns. At a very tense Council meeting on February 4, it became clear that the residents had successfully made their case: As the first 3 of the 7 Councilors explained why they would vote “no” on the annexation, the developer interrupted and withdrew their application. It was the second stunning turnabout of the past few weeks!
The moral of these two stories: City Council and Commissioner meetings can be thrilling!! ... but seriously: Organized, determined, constructive community action can, indeed, turn the tide of things that might seem to be inevitable. The key is to present well reasoned, fact-based arguments, and communicate with decision-makers constructively and respectfully. The two-way street of communication and respect was evident in each of these community/decision-maker examples.
What's next on these issues? Well... it ain’t over til it’s over. We’ll be keeping tabs on each of these issues, because they will “come back” in some form.
News coverage and other information about the Gunbarrel PID and the Quail Road annexation:
Now on the Front Burner:
Lafayette Annexation Proposal, February 18 Council Meeting
And speaking of annexations…
As we mentioned in our January newsletter, Lafayette is considering a proposal to annex 36 acres of privately owned County land at the southwest corner of Arapahoe Road and Highway 287.
The associated “Lafayette Marketplace” development would bring 350 apartments, 115 townhomes, and a mixture of retail including a big-box store to the land, which is currently designated as “Agricultural Land of National Importance.”
A first technical hurdle was cleared on January 7, when the Council determined that the proposal submitted by the owner (Tebo Partnership) and developer (Kensington Development Group) was "in substantial compliance" with Colorado’s Municipal Annexation Act of 1965.
As we learned in Longmont’s Quail road annexation issue: Annexations are “discretionary legislative actions” and Council can decide not to annex.
The next step is a February 18 “eligibility” hearing, in which the Council further considers whether the annexation is eligible for annexation. This is a public hearing and is a key opportunity for public input.
According to City information regarding annexations: "If the proposed territory is determined to be eligible for annexation, the City may then proceed with development review and hearings on the annexation and development applications (zoning and subdivision) before the Planning Commission and City Council. The findings of substantial compliance and eligibility determine whether the parcel can be annexed; the development review process that follows will help the City Council determine whether the territory should be annexed."
A citizen petition against the annexation has gathered over 2,000 signatures.
Concerns include that the 4-story apartment buildings shown in some early planning documents are not in harmony with Lafayette’s comprehensive plan and the “Adaptable Commercial” zoning designation; that the visual and traffic impacts of the proposed development would overburden the community; and that community resources such as water and schools would not be sufficient for such a large development.
The issue is complicated. The land in question is covered by an intergovernmental agreement between Lafayette and Erie.
The Broader Issue: Lafayette and other cities on the Front Range are facing pressure from the Governor and State Legislature to “densify” housing in “transit-oriented communities.” This was codified in House Bill 24-1313, passed in May of 2024 as a means to increase housing in transit areas and thereby increase ridership on public transit. Rezoning to allow 40 dwelling units per acre within a quarter mile of a transit corridor or station are mandated in the legislation, where typically the higher densities in Lafayette are in the range of ~16 units per acre. This is a hot-potato issue that is sparking debate and pushback as municipalities grapple with how to preserve the character and quality of life of their communities.
Action: Write to the Lafayette City Council. Input now, before the February 18 meeting, is especially important. This input will be a part of the public record and will be a part of the Council's packet if received by 1 pm on February 18.
Action: Consider attending the February 18 hearing (1290 South Public Road, 5:30-9:30 pm) to give your input on this proposal. Turnout is impactful at this early stage. You can also participate by telephone if you can't attend in person. Call 1-877-853-5247 (toll free). Once connected, you will be asked for the meeting number. The meeting number is 869 1163 2580. Press # after entering the number. To request to speak, press *9 during Public Input to raise your hand.
Action: Consider signing the citizen petition against the proposal.
Information Links:
Some Background: The land in question is in unincorporated Boulder County. The BoCo Comprehensive Plan shows that the parcel is Agricultural Land of National Importance. The 287/Arapahoe intersection is the site where two historic pillars were constructed in 1928 as a remembrance dedicated to the 1000 County residents who served in World War I. The pillars also served as a “gateway” to entice travelers along the 287 highway to turn west on Arapahoe and visit Boulder. Annexation/development discussions first started a couple of years ago and were met with strong public opposition. In 2023, over 1300 residents signed a petition against the annexation and Kensington development. Kensington withdrew their proposal in August 2023. Now, the idea is resurfacing. The developer held a neighborhood meeting with only 3 days’ notice, on December 19th 2024 during the busy holiday preparation period (people showed up!).
Other Updates
Subdivision at 63rd Street and Niwot Road: The applicants are considering next steps, and in particular are contemplating a non-urban planned unit development (NUPUD) for one additional house.
The Kanemoto opposition really appreciates the support of the community for their appeal in the Colorado State Courts. If you haven't had a chance yet to help out, visit their GoFundMe site. Donations in any amount are welcome and very appreciated.
The February 6 hearing for an equestrian center on 73rd Street, near where it curves and becomes 75th, has been tabled. No new hearing date is listed as of this writing. The planning staff recommendation is for conditional approval of the application. You can find the application materials at this link on the County's website: LU-24-0017.
Thanks for reading!