Longmont commission forwards Erwin Thomas land‑use package after debating sign postings and traffic concerns

The Longmont Planning & Zoning Commission voted 6‑1 on Aug. 27 to forward a six‑part land‑use package for the Erwin Thomas annexation to City Council, despite a resident’s testimony that posted public‑hearing signs were not visible. The applications include an Envision Longmont comprehensive plan amendment, a concept plan amendment, two rezoning requests, and two gravel‑mining PUD amendments; the commission added a condition allowing phase‑5 density to be increased by up to 25 percent subject to administrative approval and city standards.

A senior planner presented the staff recommendation and described the proposal as a framework—not authorization to build—intended to reconfigure previously approved plans, allow reclaimed mining areas to be developed, and align zoning with the Envision Longmont designations. Rezoning No. 1 would rezone about 17.68 acres to mixed‑use corridor (MUC) and about 22.13 acres to residential mixed neighborhood (RMN). Rezoning No. 2 would rezone roughly 85 acres to residential single family (RSF) and about 15.99 acres to RMN; staff explained the one‑acre difference with the land‑use attachments results from zoning to the centerline of right‑of‑way.

Applicant representatives said the overall plan will be implemented in phases as mining and reclamation are completed. The applicant asked the commission to permit administrative flexibility so staff could approve up to a 25 percent increase in the total density shown for phase 5; the commission added that allowance as a condition, with the proviso that any future increase comply with applicable city standards and that proposals to exceed 25 percent would require a formal concept‑plan amendment.

Traffic and infrastructure questions featured heavily in deliberations. City public works staff and the project’s traffic consultant said the preliminary traffic study shows background congestion on Highway 119 will cause level‑of‑service declines at some intersections in future scenarios; more detailed, project‑specific traffic studies and access permits will be required with future preliminary plat and site‑plan applications. City staff confirmed Longmont and CDOT are co‑permitting authorities for work in the Highway 119 right‑of‑way and that developers normally pay their fair share of required improvements under the annexation and development agreements.

A core controversy at the hearing centered on whether the public‑hearing signs met the Longmont Development Code’s posting requirements. Resident Lawrence Bashir testified he and neighbors on Quail Road did not see posted notices and argued the signs were oriented or installed so they were not visible to passersby. “My complaint is basically about the signage that it wasn't put in a place or it could be seen,” Bashir said.

Applicant agent Barb Brunk and staff pointed to a sign‑posting affidavit and photographs in the packet. Brunk testified she re‑checked the sites after the complaint, repaired vandalized signs, and said the signs are visible from the right‑of‑way. “The signs are posted and clearly visible as required by code,” Brunk said. Assistant City Attorney Jeremy Terrell reminded the commission that when sufficiency of notice is challenged the applicant bears the burden to show compliance with the code’s mailed‑notice and posting standards.

Several commissioners said the code’s requirements—24 by 36‑inch signage that must be “visible” from the public right‑of‑way—do not require legibility at highway speeds and left open the question of whether updating posting standards would better serve accessibility for residents. Commissioner Jordan said the code “meets the letter” but described it as “weak” for large, high‑traffic projects. After discussion the commission voted 6‑1 to find the posted notice and mailed notice met the LDC requirements (Commissioner Saunders dissenting).

Commissioner Earl then moved to adopt staff’s recommended resolution (PC R‑2025‑7B) with the added condition allowing the described 25 percent administrative density increase for phase 5; the motion was seconded and approved 6‑1. The vote forwards the six Erwin Thomas applications to Longmont City Council for final action. The approval is a land‑use decision only; the package requires subsequent preliminary plats, site plans, engineering review, geotechnical and stormwater approvals, and additional traffic studies before any construction would be authorized.

Next steps: the item will be scheduled before Longmont City Council. Staff and the applicant expect additional, project‑level traffic analyses and subdivision approvals to return to the commission in future hearings; neighbors and other agencies that commented (Left Hand Water District, Northern Water, CDOT, Xcel Energy) remain in the administrative record.