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Upcoming Rural Land Use Process Meetings
The Rural Land Use Process (RLUP) is a process that was adopted by the Board of County Commissioners on December 16, 1996. Colorado is one of the fastest growing states in the nation and it is important to preserve our open spaces, clean air, and healthy environment. The RLUP can help do this by providing a voluntary alternative to 35-acre (14 hectare) use-by-right development or the existing subdivision process. As an incentive for careful planning, landowners may be able to increase the number of residential home sites over what they could have if they divided their land into 35-acre parcels but not as many as allowed under current zoning using the existing subdivision process.
In April 2000, the Board of County Commissioners adopted a new section for the Rural Land Use Process called the Administrative Process. This section was adopted in response to criticism that the process was too slow. The administrative process limits the number of total buildable lots, does not require a neighborhood meeting and limits the number of referral agencies that review the project. Because of these limitations, the time it takes to get to a hearing before the Board of County Commissioners is shortened compared to the normal process.
The RLUP is designed to:
- preserve open space and valuable agricultural lands;
- preserve scenic rural landscapes through sensitive design of roads, structures, and fences;
- preserve important wetland and riparian areas, critical wildlife habitats; and
- reduce environmental impacts by minimizing tree, vegetation, and soil disturbance.
GILBERTS/TALKINGTON/DISTRICTS RURAL LAND PLAN
Mike and Laura Gilbert, Terri Patterson and Little Thompson Water District and Central Weld County Water District (the Districts) represent the ownership of approximately 71 +/- acres of land and is considering limited development of this land using the Larimer County Rural Land Use Process (RLUP). The property is generally located 3 miles west of Berthoud, off of County Road 23E, between County Roads 6 and 8E. (LOCATION MAP). Under the RLUP, the maximum number of home-sites allowed on this property is four (4).
Project Description:
In order to minimize the impact of development on this property, the applicants plan to divide the 71 +/- acres into two (2) new single-family residential lots on about 7.5 acres and three (3) Residual Lots, two (2) with existing single-family residences and ag support buildings. One (1) Residual Lot has been acquired by the Districts as part of the Dry Creek Reservoir project and a portion of that lot will be under water. The residual land (about 51 acres) will be protected in perpetuity from further development.
The Preliminary (conceptual) Plan (PROJECT MAP) shows approximate locations of the lots. A conservation-oriented management plan will promote the long-term health of the privately owned residual land. Water will be provided by Little Thompson Water District and sewer will be provided by on-site septic systems. Access to the new lots will be from north County Road 23E.
Opportunities for public comment:
As this project moves through the process, there are opportunities for neighbors, community members, and concerned citizens to comment on the Gilberts/Talkington/Districts Rural Land Plan. A community meeting was held February 27, 2008 at Berthoud Area Community Building. See the list of community concerns (Community Concerns) . A public hearing before the Board of County Commissioners, requesting preliminary approval, may be scheduled at a later date. Community input is invited and everyone is welcome to attend the meeting.
THE 960 RURAL LAND PLAN
The 960, LLC represents the ownership of approximately 880 +/- acres of land and is considering limited development of this land using the Larimer County Rural Land Use Process (RLUP). The property is generally located near Red Feather Lakes, south of Deadman Road (CR 162) and generally west of Manhattan Road, with the southeast parcel extending to the east of Manhattan Road. (LOCATION MAP). Under the RLUP, the maximum number of home-sites allowed on this property is fifty (50).
Project Description:
In order to minimize the impact of development on this property, the applicants plan to divide the 880 +/- acres into fifty (50) new single-family residential lots (a combination of recreational and primary residences) on about 14 acres (lots ranging from 10,000 - 15,000 sq. ft. in size), several common area lots on about 266 acres and several private open space lots on about 600 acres that will be protected from any further development for a minimum of 40 years. Allowed uses for the common areas and private open space areas will include: irrigated and dry land farming operations for hay crops and pastures for grazing, utility facilities, private roadways/driveways and water wells; firewood collection, fences and corrals, maintenance buildings and a clubhouse; recreational facilities for the homeowners including picnic pavilions, boarding stables, a riding arena and restrooms; hiking, biking and equestrian trails; hunting, shooting, fishing and camping with ponds and dams to support these amenities. Access to the proposed amenities will be limited to the 960 property owners, their guests and the existing Fox Acres Country Club property owners, Club members and their guests, via reciprocal agreement.
The Preliminary (conceptual) Plan (PROJECT MAP) shows approximate locations of the lots. A conservation-oriented management plan will promote the long-term health of the privately owned residual land. Water service will be provided by a potable water facility and sewer will be provided by on-site septic systems and a community sewer system. The applicant plans on phasing the project and doing the community sewer system after a determined amount of lots have been sold. Access to the new lots will be from Red Feather Lakes Road (CR 74E) and Deadman Road (CR 162).
Opportunities for public comment:
As this project moves through the process, there are opportunities for neighbors, community members, and concerned citizens to comment on The 960 Rural Land Plan. A community meeting has been scheduled for Wednesday, August 20, 2008, at 6:30 p.m., Red Feather Lakes POA Building located at 58 Fire House Lane, Red Feather Lakes, Colorado. The applicant and Rural Land Use Center Staff will be present to provide information, hear your concerns and answer questions. A public hearing before the Board of County Commissioners, requesting preliminary approval, may be scheduled at a later date. Community input is invited and everyone is welcome to attend the meeting.
Because of the way RLUP works, changes may occur to these plans before or after the community meetings. We want to hear from neighbors and other community members before final recommendations are presented to the Commissioners, since they make the final decisions regarding all RLUP projects. If you want to find out more about these projects or the Rural Land Use Process, please call 498-7686. Your comments and suggestions are welcomed and appreciated.