All Local, All The Time
All Local, All The Time
Existing site and its surroundings at Spine Road and Gunbarrel Avenue along Highway 119, proposed for a housing development known as Longbow Park.
Rendering of proposed 124 townhomes in ten buildings at Longbow Park.
The City of Boulder Planning Board held a hearing on April 16 regarding the Concept Plan Review and Comment application submitted by Sopher Sparn Architects on behalf for GPIF MT Boulder Land LLC, a real estate opportunistic fund based in Fort Worth, Texas, and managed by Crescent Real Estate, to build 10 new buildings containing 79 two- and three- bedroom townhomes, totaling 177,458 square feet, at 4600 Highway 119. The development is tentatively called "Longbow Park."
The 7.86 acre site is currently a vacant lot on the northwest corner of Spine Road and Gunbarrel Avenue north of Celestial Seasonings and west of the Medtronic campus.
The property borders the railroad tracks along Highway 119, with a conservation easement on the west side and is zoned Industrial-Manufacturing. An active prairie dog colony is located on the site.
The purpose of the Concept Plan Review is to determine the general development plan for a particular site and to help identify key issues in advance of a site review submission. Public comments included objections to a Texas developer, train noise, congestion, bike accessibility and prairie dog removal. Six written comments were submitted to the City of Boulder Planning Board.
The Gunbarrel Community Alliance expressed its concerns in its March 25 written public comments, including a reminder to city planners that they "say we need to preserve and not build residential units on industrial lands," that access to the property is limited, and that "there is no community benefit." Other concerns noted by the organization included train track safety for residents, the absence of additional housing needs because "there are already more than 1,200 units vacant in the city of Boulder and over 2,000 in Boulder County alone," and the deterioration of the already "potholed and cracked Spine Road and 63rd Street."
Other residents expressed concerns about lack of public transportation near Spine Road and increased traffic. The RTD bus Route J on Spine Road was cited by the applicant as providing a transportation option, but the route was discontinued in 2022.
Christine Feagins expressed concern about the lack of ingress and egress to the area in the event of fire and congestion on Spine Road.
Other public comments during the hearing included concern about bike accessibility to the planned Highway 119 median bike lane, and the need for an underpass, the lack of commitment to "zero carbon" and green building concepts, congestion, noise, safety and allowing a "windfall" for the developer.
In its review, the city said the Boulder Valley Comprehensive Plan (BVCP) applies to the site, including the policy that "the overall effect of urban growth must add significant value to the community, improving quality of life," "protect native ecosystems," and "encourage alternative modes of transportation." In addition, the city noted that the BVCP states that relocation of prairie dogs must occur before other removal methods are used per the City's Urban Wildlife Management Plan.
The application was neither approved or denied but will be subject to Site Review and Use Review if the applicant moves forward on the application. The hearing provided an opportunity for the city and community residents to comment on general aspects of the proposed development.
The City of Boulder Planning case manager is Alison Blaine who can be reached at [email protected].
The Gunbarrel Community Alliance, a 501(c)(3) corporation with the stated goals of "ensur(ing) the protection of Gunbarrel open spaces, and Represent Gunbarrel residents in City of Boulder and Boulder County land use planning and development decisions," according to its Facebook profile, has posted a petition objecting to the development.
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