Council tables Alta Vita riparian setback variance after extended debate over habitat trade-offs

A Longmont City Council meeting on an application to reduce the riparian setback at the proposed Residences at Alta Vita ended with the council tabling the item for further staff and applicant follow-up.

The developer asked the council to allow buildings and associated infrastructure within the 100-foot riparian setback for Dry Creek Number 1, effectively moving the setback north to the edge of the existing bike path and sidewalk. Parker Macy, representing the applicant, said the 17-acre parcel at 2475 Bentway is intended for a continuing care retirement community and that the requested change was needed to make several townhouse and multifamily elements financially and physically feasible.

The proposal prompted a technical presentation from city staff and consultants. Zach Blazic, senior environmental planner, explained the code and the new sustainability evaluation system (SES) used to weigh ecological impacts and mitigation. He told council the applicant's SES score was 10 (the applicant later said that a corrected self-score would be 9) while staff scored the proposal a 5. Heather Houston of Birch Ecology, who carried out the applicant's riparian assessment, said much of the land north of the bike path is currently mowed alfalfa and nonnative weeds and argued the project could increase native tree and shrub cover and improve water quality using low-impact stormwater features.

Council members pressed the applicant and staff on several technical points: how the SES scores were derived, whether planting north of the bike path would actually improve aquatic habitat or merely introduce new hardscape closer to the creek, floodplain implications, ambient nighttime light effects on birds, and heat-island and stormwater management for the development. Airport manager Lehi Brown and public works staff also joined portions of the technical discussion when matching and timing of grants came up for other agenda items.

Council debate produced two competing outcomes. A motion to approve the variance in exchange for additional green infrastructure failed on a 4'to'3 vote. Council then voted to table the variance to the council meeting scheduled for September 23, asking staff and the applicant to provide additional detail and updated materials (applicant-supplied slides, more refined stormwater/landscape plans and specifics on mitigation were requested).

The council did not adopt any change to the Longmont Municipal Code or approve construction plans; the vote was only to delay final action so members could review additional information and for staff to clarify SES scoring and how proposed mitigation would be reviewed at site-plan stage.

Across the public record and technical testimony, the main points were: - Applicant's argument: north-of-path land is agricultural, lacks native riparian vegetation, and can be improved by adding native trees, shrubs and low-impact stormwater features while enabling much-needed senior housing. Parker Macy noted the applicant's independent living building currently has a wait list of about 76 people. - Staff's caution: the SES assessment identified differences in scoring for aquatic habitat, ecological connectivity, nighttime noise and heat-island effects; staff said some mitigation measures could be evaluated only at the detailed site-plan stage and therefore withheld higher SES points for certain categories. - Planning & Zoning's recommendation: planning and zoning voted to recommend approval with a condition setting a 50-foot setback measured from the northernmost edge of the Dry Creek Number 1 riparian habitat (the applicant asked for the bike-path edge instead).

The council indicated the item will return after applicants provide: - a refined landscape and planting plan tied to measurable mitigation outcomes (trees/shrubs by species, locations, survival expectations), - an updated stormwater conveyance and water-quality plan with calculations, infiltration testing results (where applicable), and how runoff will be routed and treated before reaching Dry Creek, - a clear crosswalk showing which SES categories were disputed and how the applicant proposes to earn additional points or achieve comparable mitigation at the site-plan stage, - clarity on lighting plans and how vertical downcast fixtures and other measures would limit impacts to riparian wildlife and the bike path.

The decision to table preserves council discretion to approve, deny, or approve with conditions once the supplemental materials and staff evaluations are received.

","sections":{"lede":"Longmont City Council on a split vote tabled a developer's request to reduce the 100-foot riparian setback at the Residences at Alta Vita after extended expert testimony on habitat quality, stormwater mitigation and the new sustainability evaluation system.","nut_graf":"The applicant asked to move the setback to the north edge of the existing bike path to allow planned senior housing and townhomes on a 17-acre parcel at 2475 Bentway. Staff and outside ecologists agreed mitigation could improve some local habitat but disagreed on whether the changes justified the requested reduction; council asked for more detailed plans before taking a final vote.","ending":"Council scheduled the matter for further review at the Sept. 23 council meeting and directed staff and the applicant to provide refined landscape and stormwater plans and a more detailed SES justification."},