Prairie Orchard project faces opposition

At a recent Boulder County Planning Commission meeting, Prairie Orchard LLC faced stiff opposition from area residents for their planned reception hall and vacation rental at 5114 Niwot Road. At the April 19 meeting, staff planner Pete L'Orange presented the staff report which included traffic studies and recommendations from other Boulder County agencies.

L'Orange said that 115 letters in opposition to the project and four letters in support had been received, in addition to a petition against the project with 145 signatures.

Prairie Orchard owner, Stephanie Duffy, along with attorney Kim Lord, presented the Commission with the vision for the property: a space available to the community for earth-based healing and an area for celebrations, events and short-term overnight lodging.

L'Orange indicated that in response to concerns expressed by members of the public, Prairie Orchard has proposed a number of mitigation measures to address potential impacts resulting from the proposed reception hall use, including an on-site employee to monitor and enforce all rules and requirements; an on-site contact phone number for neighbors to reach out with concerns 24/7; requiring all amplified music to use a fixed, indoor sound system; separating the larger events (those with over 150 people) by at least three (3) weeks; adding temporary signage on Niwot Road during events; downward directed lighting; prohibiting pets on site; installing a moveable artificial plant screen to prevent light or noise pollution which might impact nesting osprey; and installing an 8-foot privacy fence.

Following the presentations, the meeting was opened to public comment. Concerns mainly revolved around traffic, light and noise pollution, the effects on wildlife and the number of people expected at the site throughout the year. Based on the Prairie Orchard plan, approximately 23,000 guests could be expected at the site throughout the year. This was compared with neighboring Lone Hawk Farm which limits the number of guests at the venue to 2,500.

Niwot residents Kathy and Tom Schneider stated that the project would not be in harmony with neighboring development and would not "operate in a sustainable way with minimal danger or impact to the users, or the natural environment."

David Johnson and William Carlton expressed a concern for the safety of those using the area for other purposes. "The huge volume of traffic created by weddings and other activities at the events center would only exacerbate the existing mix of automobiles, runners, hikers and bikers along Niwot Road. Alcoholic use at the events center has the potential to create safety issues with the mixed traffic on Niwot Road."

Several residents, including Debbie and Larry Royds, expressed concerns about potential wildfire danger, stating, "There may be no smoking in the venue, but what if someone goes outside to have a smoke and tosses and lit cigarette butt out into the dry grass?"

Catherine McHale, Niwot resident and former Niwot Economic Development Director, spoke in favor of the project stating, "This (venue) is something really special and could be so special for kids and the community in the future."

The Planning Commission ultimately voted 5-1 to recommend denying the application and forwarded it, along with recommendations and comments to the Board of County Commissioners (BOCC). The Planning Commission decision is neither final nor binding. The BOCC has the ability to approve the application despite the Planning Commission's recommendation, approve with modifications, or deny it outright. A decision is expected in August.

The Planning Commission's recommendation and supporting material can be found here. The meeting minutes and written comments on the project can be found at https://bouldercounty.gov/government/boards-and-commissions/planning-commission/.