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:
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).
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.
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.
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.
