Niwot parking proposal moves ahead

The Niwot Business Association's application to develop up to a 50-space multimodal parking facility on vacant land between the BNSF railroad tracks and Murray Street, between 3rd and 4th Avenues, is back on track at the Boulder County Community Planning and Permitting Department after a three-month delay to resolve transportation questions. Neighboring residents, businesses, and other potential stakeholders have until May 19 to submit comments on the proposal. Assuming no more delays, the planning department will make a recommendation and set it for hearing before the planning commission for consideration in June.

The parking lot parcel, purchased with Niwot Local Improvement District funds, is owned by Boulder County, which is a co-applicant. The NBA submitted the original parking lot plan for Special Use Review in late 2019, but questions from transportation staff over "the level of Transportation System Impact Analysis" and the lot's egress points halted the process in January. After some discussions with department officials over a formal traffic study, the NBA submitted a Pre-Application Methodology Statement [PAMS] to address the county's concerns, and planning staff re-referred the application packet on April 14.

"We've been working with Mike Thomas at Boulder County Transportation, and after they reviewed the PAMS statement, we were advised that a formal traffic study would not be required," NBA representative Biff Warren said. "We've tried to incorporate requests from nearby residents to mitigate the impacts on the neighborhood. Those include having only one entrance-exit on the south end, keeping headlights pointed away from residents, and installing a low hedge along the east side of the parking lot for screening."

The 50-space facility will be built in phases, starting with a 14-space lot near the intersection of Murray Street and 3rd Avenue. Additional 12-space parcels will be added to the property "as needed," along with at least one electric vehicle charging station. Warren said he and Chuck Klueber of the NBA's Streetscapes Committee have been working with Boulder County staff planner Molly Marcucilli and Community Sustainability and Electric Vehicle Specialist Lea Yancey on funding options. They are in the process of applying for grants to fund the charging stations. A charging station is required when a parking lot reaches 15 parking spaces, and an additional charging station is required for every 25 parking spaces above the first 15.

When all phases are completed, the entire lot will occupy just over one-quarter of the NBA's two-acre parcel, or roughly the area between 3rd and 4th Avenues. The proposal includes keeping the majority of the parcel in grass to be used for temporary event parking.

Per the site plan, the initial phase is approximately 6,138 square-feet, and will have two handicapped accessible spots. No structures are planned, but the lot will be bordered by a three-to four-foot hedge on the east and fencing on the north, south, and west. It will have a permeable surface for water drainage, and the landscaping will be "consistent with the rural character of Niwot," according to the application. Cars will park facing north or south in order to minimize headlights shining into neighboring residences, and "dark sky" compliant lighting installed on short posts has been proposed to protect the view.

A copy of the amended application can be viewed here. Or, visit the Community Planning and Permitting website, and use docket number SU-19-0014 to search Development Applications Under Review. For questions about the proposal or to leave a comment, contact the planning staff via email at [email protected]. The deadline is May 19.