Current Status: January 2025
For additional information or to leave a message: frcneighborhoods@gmail.com
- September 17, 2024 Public Hearing with Planning Commission
- Commission denied approval to amend language in Comprehensive Plan by 6-1
- November 4, 2024 Public Hearing with Arvada City Council
- Council denied approval to amend language in Comprehensive Plan by 6-1
- November 15, 2024 Arvada Press Release
- January 8, 2025
- No new information on City’s eTrakit website
- Comments
- Send to City Council members in care of Jeremiah Bebo, Planner JBebo@arvada.org
Aerial view of proposed RV storage lot
Proposed RV storage site is large gray-brown land in center of photo
Our MISSION
The mission of Friends of Ralston Creek Neighborhoods is to support environmentally responsible re-development of a closed landfill adjacent to Ralston Creek and Croke Canal.
We wisely work towards that goal with research, by reviewing existing models of landfill reuse, and with neighbor advocacy.
Shawna Ambrose, District 2; sambrose@arvada.org
Legal defense of the Ralston Creek and Trail comes at a cost.
Please contribute whatever you can afford.
Location of Proposed RV storage lot is 14 acre closed landfill directly across from Ralston Creek site
NEWS UPDATES
Unanswered Concerns:
- Plan submitted for proposed RV storage lot does not have provisions for “gray and black” waste disposal. Will some RV owners dump contents on site which could affect ground water and Ralston Creek water?
- No on site service stations for RV owners.
- Is there room for a Fire Truck/Engine to navigate storage lot roads in case of fire?
- What type of lighting will be installed: blue (cool) or yellow/red (warm)?
- Will there be a privacy fence around entire property including area facing Ralston Creek and the GEOS community?
- Most homeowners nationwide are aware of an increase in home insurance. Might the use of an unregulated landfill with a large methane plume be considered a hazard and affect homeowner insurance rates in close by residential areas? Research was presented at June 3rd City Council meeting.
- Most area RV storage lots are located in non-residential areas. Is this proposed storage lot compatible with GEOS, Forest Springs, and West Woods residential communities as well as many trail users who use the Ralston Creek area for recreation?
- How does proposed RV storage plan address concerns mentioned in historical and recent Geotechnical reports? Three Geotechnical Reports
Yellow 40 RV parking areas located close to Ralston Creek and Ralston Trail
Blue Ralston Creek
Green Ralston Creek Trail
Application Process
November 30, 2023 Colorado Department of Public Health & Environment (CDPHE) issues approval for Voluntary Clean Up (VCUP) of site
March 4, 2024 Developer submitted 1st Application for proposed RV storage lot
March 6, 2024 City Planning Manager notifies client that application was accepted with following steps:
Application is place on review track requiring a Public Hearing
Planning Staff–responsible to review/approve (1) the site plan and (2) minor subdivision
Planning Commission & City Council–responsible to review Comprehensive Plan Amendment
April 8, 2024 1st Staff Review Comments requested more information from the Developer
June 24, 2024 Developer submitted 2nd Application update
July 27, 2024 2nd Staff Review Comments July 24, 2024–await 3rd Application update
September 2, 2924 notices mailed to residences within 1500 feet of proposed project
public notice signs posted at landfill site
September 17, 2024 Public Hearing with City Planning Commission
November 4, 2024 Public Hearing with Arvada City Council Members
NOTE: Exchange of Client Plan submittal responses and City Staff reviews continue until requirements established by the City’s Land Development Code are satisfied
What scene do you want to see from Ralston Creek Trail?
Environmentally responsible redevelopment? or This example of Commercial redevelopment?
DOCUMENT LIBRARY 2024
Exhibits
A Ralston Creek at Croke #2 RCT Mitigation/Beautification Work Zone
C Investigation of Exposed Landfill near forest springs landfill 64th and Indiana-post 2013 flood
contents of unregulated landfill seen from Creek slope breached by flooded Ralston D 2014 Ralston Creek Bank repair
E Potential lighting effect for residences in FS_GEOS
F Possible Subsidence Example
G RV Damaged by Fire–next to Storage Facility on Indiana
H Photo of rv site on water1 (1)
I ATS RV Park.5650 W 60th.jmap
J Ridge Valley Storage.5300 Gray Ct. jmap
K DoDo’s RV Storage_6325 W. 56th Ave.jm
L Document Library 2023: https://www.frcneighborhoods.org/document-library/
Client Application Documents
Application
2nd City Staff Review_Comments July 27, 2024
Client Application-2nd Submittal of Plan June 21, 2024
1st City Staff Review Comments-4 (1)April 8, 2024
Client Request Comprehensive Plan Amendment-2024
Clients Application-1st Submittal of Plan
https://arvadapermits.org/eTRAKiT3/viewAttachment.aspx?
Group=PROJECT&ActivityNo=DA2024-0016&key=HVG%3a2403061241411255
Preapplication
Arvada Development Application Checklist (1)
PA2023-0055 Infrastructure Maps
Arvada RV Storage Concept Plan
Arvada RV Storage Project Overview Letter (4)
Colorado Department of Public Health and Environment (CDPHE) Voluntary Cleanup (VCUP)
CDPHERM HAZ VCP – VCUP Approval (2)
CDPHERM HAZ VCP – VCUP Application (2)
The closed landfill does not have to adhere to the design of a modern landfill as illustrated above. Refer to Research: CDPHE Summary
The RV storage lot is a proposed redevelopment of an unregulated landfill closed prior to Federal legislation: 1976 Resource, Conservation, and Recovery Act (RCRA) and 1980 Comprehensive Emergency Response, Compensated & Liability Act (CERCLA). Because the landfill closed prior to RCRA and CERCLA, redevelopment of the landfill does not have to comply with environmental language in current Federal law.
Communication
Attorney Letter March 2024 2024.03.22 – FRCN Opposition Letter (5378562) (1) (1)
Final Public comment Response 11-10-2023 (1) (2)
Attorney Letter April 6, 2022-re-Golden-RV-Storage-Park–4.2022 (1)
Research
Kilmer Streambank Memo – Preliminary (2)
Colorado Department of Public Health and Environment (CDPHE) (1)Summary
Public Planning Commission Meeting Comments on September 17, 2024
Public Planning Commission Meeting Comments on September 17, 2024
Public Planning Commission Meeting Comments on September 17, 2024
Public Planning Commission Meeting Comments on September 17, 2024
Public Planning Commission Meeting Comments on September 17, 2024 (1)
Public Comments on RV Storage at City Council Meeting on 07.15.24
Public Comments_Fire Hazards at City Council Meeting on 07.15.24
Insurance Presentation at City Council Meeting on June 3, 2024
Letter to Colorado Sun Editor– Erik Mathys June 2024
3 RV Lots South of 60th and East of Lamar.jmap
14-112094SR_exposed landfill near Forest Springs landfill 64th and Indiana