We Made it into the Paper!–Longmont City Council urged to pause development considerations along St. Vrain River corridor

Postcards presented to Longmont City Council asking for stronger protections for St. Vrain Creek and Longmont’s other Open Space and Natural Areas.

Thank you to everyone who came out to show their support for greater protections for St. Vrain Creek and our other Open Space and Natural Areas this past Tuesday! We made a big splash and were on the front page of the Times Call newspaper on Thursday, October 4.

Longmont City Council urged to pause development considerations along St. Vrain River corridor

By Sam LounsberryStaff Writer

POSTED:   10/03/2018 06:14:51 PM MDT | UPDATED:   ABOUT 16 HOURS AGO

 

Flood recovery work continues Wednesday on the banks of the St. Vrain River in Longmont. Dozens of residents asked Longmont City Council during public

Flood recovery work continues Wednesday on the banks of the St. Vrain River in Longmont. Dozens of residents asked Longmont City Council during public comment at Tuesday’s meeting to pause development near the river’s banks. (Lewis Geyer / Staff Photographer)

Dozens of residents turned out at Tuesday’s Longmont City Council meeting to request a pause on development near the banks of the St. Vrain River.

Proponents for protecting the St. Vrain River from infringing construction dropped off 724 postcards to council members asking the 150-foot setback of development from the stream’s banks be maintained and enforced.

While that setback is in place, it was only in August that updates to the Land Development Code moved the authority to grant a variance to the 150-foot river buffer solely to City Council instead of the city’s planning director.

The contingent of public speakers also gave council members a petition with 520 signatures that supports putting development “in proximity” to the St. Vrain on hold, Stand With Our St. Vrain Creek organizer Shari Malloy said.

“We … urge Longmont Mayor Brian Bagley and City Council members to protect Longmont’s sensitive and important riparian areas from the intrusion of damaging urban development,” the petition reads.

It asks to pause building plans near the river until the Federal Emergency Management Agency approves new floodplain maps for the stream; until funding has been identified for the estimated $60 million in remaining unfunded costs of the Resilient St. Vrain project; and until a second phase of updates to the Land Development Code sections regarding riparian protection and wildlife management are completed.

Kat Bradley-Bennett, a Blue Mountain Circle resident, said the St. Vrain provides important habitat for migrating waterfowl.

“We have the opportunity to preserve this really rich wildlife habitat,” she said.

In a Wednesday interview, Left Hand Brewing’s owner contested the city’s ability to stop all development within the setback.

The Longmont-based brewery is designing conceptual plans for an event venue to host its nonprofit fundraisers, such as Oktoberfest, on land it owns east of its main brewery building on Boston Avenue next to the river.

Eric Wallace, its co-founder and president, said a halt on development near the river would have to be temporary and still allow for “legitimate consideration” of approval for building plans to avoid legal challenges.

“If council is considering each development request within the riparian setback and giving legitimate consideration, it shouldn’t have a big impact on (Left Hand’s plans),” Wallace said. “I don’t know (the city) can take all that land from people.”

However, city leaders have discussed possibly using city funds to buy the 150-foot setback from the St. Vrain along its corridor through the city, Longmont Land Program Administrator Dan Wolford said.

Timeline for petition requests

The three items petitioners want to happen before the city allows development along the St. Vrain River appear to have similar timelines. Although it is unknown when or if remaining funding Resilient St. Vrain project work will be secured, both the FEMA floodplain maps and the Land Development Code updates could be in place within a year.

Updated floodplain maps for the St. Vrain River have been sent to FEMA for review, according to the Longmont city website, and they likely will become effective in early 2019.

The second phase of Land Development Code updates, with changes to the riparian protection and wildlife management sections, is expected to come before council for approval in June 2019.

But the floodplain within the city could be altered again by ongoing Resilient St. Vrain work. That work aims to increase the river’s water capacity with the goal of keeping any future flooding from affecting as wide a swath of land as the 2013 flood.

Sam Lounsberry: 303-473-1322, slounsberry@prairiemountainmedia.com andtwitter.com/samlounz.

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First Reading of Updated Land Development Code

Thank you to those who attended the Open Forum on Tuesday night and spoke up for our wildlife, open spaces, and riparian corridors!

The updated Land Development Code is scheduled to go before City Council for a first reading on Tuesday, July 24 at 7pm at the City Council Chambers (350 Kimbark Street). A second reading is tentatively scheduled to follow on August 14. This update includes the following change (in bold) to the regulations related to the protection of rivers/streams/wetlands/riparian areas:

15.05.020 Protection of Rivers/Streams/Wetlands/Riparian Areas

F. Setbacks

3. Variances from the Setback Standards

***

a. Increased Setbacks

***

b. Reduced Setbacks

The city council, with a recommendation from the planning and zoning commission under section 15.02.060.I.3, shall reduce the setbacks if it determines that the setbacks are greater than necessary to protect river/stream corridors, riparian areas, and wetlands. The setbacks shall not be reduced to a level below the minimum necessary to provide such protection. The following criteria shall be used to identify circumstances where riparian setback reductions may be warranted:

This is an important change as it places the authority to approve or deny a request for a variance from the 150 foot riparian setback with the City Council, which is an elected body subject to voters, rather than with the Planning and Zoning Commission, the members of which are appointed. Thank you, Councilmember Waters for making this motion!

Further updates to the Land Development Code that deal with the protection of rivers/streams/wetlands/riparian areas, and habitat and species protection will come after the first phase of the Land Development Code is enacted. However, this first phase of the Land Development Code does include updates to 15.02.040, which includes standards for notifying the public about proposed developments. In this section (Table 2.2), only property owners within 300 feet of a proposed development will be notified that the developer is seeking some type of variance.

Stand With Our St. Vrain Creek is asking those of you who care about the health of our riparian areas and wildlife to contact your Council member(s) and urge them to support a more robust public notification process for development applications near St. Vrain Creek and our other open space and riparian areas. These areas are public amenities enjoyed by all Longmont residents and so all Longmont residents should be notified of, and have a say in, development applications adjacent to these properties.

 

 

 

 

 

 

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