Proposed 63rd Street Subdivision hearing May 6

As the May 6 hearing before the Boulder County Commissioners approaches, tensions continue to mount over the proposed 63rd Street Subdivision at the southwest corner of 63rd Street and Niwot Road. The hearing, scheduled for 1:30 p.m. at the Boulder County Courthouse, will determine whether the development moves forward or is permanently blocked.

"This does not deter us, we're energized," said community organizers Chris Ennis and Karen Mandery, who have helped coordinate opposition efforts. "This application breaks many principles, values, and rules in the Boulder County Comprehensive Plan and Land Use Code."

The community has already achieved significant victories in the process. County Planning staff formally recommended denial of the three-house proposal, and the Planning Commission voted 8-1 against it following a packed November hearing. More than 1,000 residents have signed a petition opposing the development, with nearly 200 letters submitted to the County.

Residents point to several recent examples where community activism successfully halted unpopular development proposals across Boulder County, including the Gunbarrel Hill private tennis complex and the Quail Road annexation in Longmont.

"These successes demonstrate that when communities organize effectively and articulate their concerns clearly, decision-makers listen," said Mandery.

Property owner Ifrain Rodriguez, who immigrated to the United States at age seven, views the project differently. At the November hearing, his son Mateo presented his father's vision, describing how through determination and hard work, his father built a life in real estate while maintaining a passion for carpentry.

The Rodriguez family explains that their current proposal represents a significant compromise from their original vision. "Originally, we submitted a proposal for nine homes on larger lots-similar to the subdivision just northeast of us," they stated. "Since then, we've reduced the number of proposed homes to just three based on community feedback and the County planner's recommendation."

The family contends that their revised proposal concentrates development near the much larger subdivision across the street while preserving 35 acres in a conservation easement-protecting approximately 88% of the property for future generations.

"The question we keep asking ourselves is what good is agricultural land if you don't have the means to farm it?" the Rodriguez family explained. "This plan preserves open space-specifically agricultural land-while allowing limited development that fits the rural character and helps make long-term stewardship possible."

They believe their proposal aligns with the Boulder County Comprehensive Plan, which states, "One primary concern must be fair resolution of conflicting individual interests while providing the maximum opportunities for individual self-development." It also states the Plan "encourages the use of development rights and easements to protect rural/agricultural land."

The family draws parallels to Sky Pilot Farm, which was purchased by the County for $1.75 million. At that time, Boulder County Commissioner Marta Loachamin noted such properties create "opportunities for... smaller acreage opportunities for folks who haven't been able to farm yet in Boulder County."

"We represent the smaller acreage opportunities," the Rodriguez family stated. "We want to farm and steward this land-but we also need a viable path to do so while covering the costs of ownership, including the mortgage."

For residents wishing to join the opposition effort, the petition at stop63rdstreetsubdivision.org continues to collect signatures. Comments submitted to the County by April 25, 2025, will be included in the Commissioners' packet that they review before the hearing.

Fresh letters showing that community opposition remains strong and engaged could make all the difference, Ennis explained. "The County Planner has confirmed that Commissioners read every public comment they receive." Letters may be submitted at the County's website and reference the property address of 6184 Niwot Road, Longmont 80503, as well as the docket number SD-23-0003.

Community members are encouraged to attend the May 6 hearing, which begins at 1:30 p.m. The public comment portion is expected to start around 3:00-3:30 p.m., with residents able to participate either in person at the courthouse or virtually. Those wishing to speak or donate their three-minute allotment to another speaker must be present when called upon.

The Boulder County Commissioners will make their final decision at the May 6 hearing.