"It was the best of times, it was the worst of times... "
So began Charles Dickens' novel A Tale of Two Cities, originally published in a November long ago (1859)... and so it was with the rural Boulder County issues we are tracking this November.
Let's start with the best of times:
Planning Commission recommends denial for the 63rd Street Subdivision: The Planning Commission's hearing on the application to build a subdivision at 63rd Street and Niwot Road (docket SD-23-0003) was held on November 20th. The hearing room was filled with ~40 residents opposing the application, 18 of whom spoke during the public comment section of the hearing. Others in attendance supported the speakers by donating their speaking time. No one spoke in favor of the application. After much debate and many unsettling moments, the Planning Commission did vote to recommend denial of the application. The ultimate sticking point was the inconsistency of the application with aspects of the Boulder County Comprehensive Plan regarding the Niwot/Lefthand/Boulder Creek "Subarea" and "Community Service Area." The Comp Plan language and map specifically state that development should be in the Niwot Community Service Area, and subdivision of land outside of the CSA should be discouraged. (The 63rd/Niwot parcel is outside of the Niwot CSA). The applicants have not yet indicated their next steps. They could decide to take the issue further to the three Boulder County Commissioners, who ultimately are the ones who would decide whether to deny the application or approve it for advancement to the next phase. The applicants could also choose to withdraw the application, or to table it (pause it). More information about the issue can be found on the opposition group's website, https://stop63rdstreetsubdivision.org. See the story in the Left Hand Valley Courier, and watch the hearing here.
Draco/Extraction Oil & Gas fracking proposal is "stayed": On November 15, the Colorado Energy and Carbon Management Commission (ECMC) voted unanimously to "stay" the proposal to frack underneath homes in Erie and Boulder County from the "Draco well pad" in Weld County. The concern was that the chosen site for the well pad did not fully take into account the requirement that oil & gas projects should avoid harmful effects on residents to the greatest extent possible. The Commission directed that an alternative location for the well pad be explored. The issue drew our attention because it involved a project undertaken in Weld County that would have affected homes and residents of Boulder County, with only Weld County and ultimately the state agency (ECMC) empowered to decide the issue. From the well pad in Weld County, horizontal drilling over a mile underground would have occurred for several miles westward, entering Boulder County and going beneath homes and through areas where many prior abandoned well heads exist. Boulder County residents were mobilized and vocal at the opportunities for public comment in the summer and in October/November, and expressed relief at the ECMC decision. However we note that the issue could evolve and/or rise again in the future. More information about the decision: Boulder Reporting Lab story ...and some previous coverage ...and link to an Erie citizen website.
Now for the big disappointment:
Judge rejects neighbors' legal complaint in Kanemoto Conservation Easement issue: The long-awaited decision on Kanemoto finally came, and was not the outcome hoped for by the opposition group (Keep Airport Road Environmental and Safe, KARES). The group had argued that the Boulder County Commissioners acted improperly when they conditionally terminated the 41-year-old Kanemoto conservation easement. With this ruling, the issue would now move to the Longmont City Council for decision on whether to annex the property and green-light the development of over 400 units on the 40-acre site, which sits near the intersection of Airport Road and the Diagonal Highway. KARES is considering options on how to proceed with their opposition. We will update you when we have more news. Here are some useful links: Longmont Times-Call story (possible paywall); KARES website
Here's what's new on our Rural Radar:
Boulder City Council Votes to Explore Possible Annexation and Development of the Area III Planning Reserve (north of City limits/northeast of Highway 36): The Boulder City Council voted in November to direct staff to further study the potential for urbanization of the ~500-acre "Area III Planning Reserve." It's a mix of city-owned and unincorporated County land that was designated in 1993 as an area for future consideration of development (as stated in the City/County's Boulder Valley Comprehensive Plan). If annexed, the City would have to provide roads, sewers, and other infrastructure services to the area and capital improvements elsewhere in the City, likely costing $1 billion. A mix of retail, businesses, parkland, and residential is envisioned, with possibly over 6,000 homes and likely tens of thousands of residents and 3,000 jobs in the new development. The Area III discussion will occur within the larger context of the update of the Boulder Valley Comprehensive Plan, currently in progress. The project is the second major development project to come onto the Boulder City radar, the other being the potential decommissioning of the Boulder Municipal Airport for future housing. Links to more information about the Area III Planning Reserve: Daily Camera article (possible paywall) Boulder Reporting Lab article Biz West article City of Boulder website on Area III study
Upcoming County Planning Meeting
On December 10, the Boulder County Planning & Permitting Department will have a Community Open House on changes to Site Plan Review regulations. Site Plan Review (SPR) is a process used to evaluate the impacts of proposed development on a parcel, surrounding neighborhoods and land uses, ecosystems, and agricultural lands. Members of the public who are interested in learning more about SPR and providing their thoughts on changes to the Land Use Code regulations are encouraged to attend this open house. The proposed changes for the SPR regulations are for the unincorporated areas of Boulder County, not in cities and towns like Boulder or Longmont. Boulder County’s unincorporated areas comprise the rural, mountainous, and plains communities that are not part of any incorporated municipality. If you are planning to attend and require interpretation or translation services, or have questions about the event, please contact the County at 303-441-3930 or longrange@bouldercounty.gov. Here is the County website for more information. When: 5-7 pm on Tuesday December 10. Where: Community Planning & Permitting Department, 2045 13th Street, Boulder CO, 80302.
Thanks for reading. We wish you a happy holiday season!