Subscription Service
Goal
Achieve enduring land use compatibility that supports both a healthy equine industry and the property rights of all Larimer County citizens.
Overview
Project Background
The various forms of horse business operations in Larimer County are very important to the local economy and to its rural character. At the same time, there are numerous horse boarding facilities in the unincorporated area that are in operation without the required land use approvals and building permits-they are functioning without either being in operation prior to adoption of permitting requirements or are in operation without having secured the required Special Review approval. Some complaints about these horse boarding facilities have been presented, which will likely generate complaints about many more horse boarding facilities operating without the required land use approvals and building permits. The County's Code Compliance section does not have the resources to pursue a high number of complaints in a timely manner. It is likely that some or many of the owners of these facilities are not aware of the County's requirement for Special Review approval or of the standards for such operations. It is also likely that at least some of these horse operations would not be approved by the County if they did apply for Special Review due to neighborhood issues or inability to meet the standards. Property owners adjacent or nearby horse boarding facilities often have very legitimate complaints about compatibility issues.
The County's definitions of various types of horse business operations may be out of date.
A Focus Group session with a cross section of owners of horse operations was held in July 2008 to obtain opinions on this issue. A summary of their input is as follows:
- Enforce regulations consistently across the board
- Don't over regulate
- Educate horse facility owners regarding land stewardship/maintenance
- Minimize government intervention, but address encroachment on others' rights
- Concerns about loss of the County's horse heritage
- Concerns about cost of development review-forces people to break the rules
- Concerns about County policy of letting horse facility businesses continue to operate without the required land use approvals and building permits.
- Look at Chaffee County's Right to Farm Policy, arbitration process, etc.
- Larimer County cited as a national model for horse-friendly community in the future
- Larger property owners act as mentors, educators, for new smaller facility owners
- Develop expedited approval process for horse facilities-less intrusive, simpler
- Streamline regulation process and costs, make more user-friendly
- Offer a grace period and/or reduced costs to come into compliance
Issue Definition
Larimer County's regulations regarding horse business facilities may be outdated. As a result they are difficult to apply and enforce. Based on the preliminary data available, it appears that there may be more than 70 horse business facilities operating in the County without proper permits. The public would benefit from updated and consistently applied regulations because they would reduce the nuisances of dust, odor, noise and traffic, protect air and water quality and improve soil and weed management. Horse facility operators would benefit from updated and consistently applied regulations because they would reduce conflicts with neighboring properties, provide an additional source of management best-practices ideas, level the competitive playing field between operations, and ensure facilities are properly permitted when marketed for sale.
Therefore, the County will study existing horse business facility regulations and involve potentially affected interests in evaluating existing standards and determining if revisions are appropriate. Revised regulations will be presented to the Planning Commission and Board of County Commissioners in public hearings for consideration and adoption prior to the end of calendar year 2009.
Desired Outcomes
Review and revise, as appropriate, County regulations regarding horse business facilities.
- As needed, update definitions to fit contemporary models for horse operations.
- Provide outreach regarding County requirements for interested parties, including horse business owners and potential owners, users and Realtors.
Enforce the County's regulations consistently and fairly.
- Support those horse business operations that meet County regulations.
- Obtain compliance with County regulations in a timely manner.
Be proactive in disseminating information about horse business facility regulations and management requirements.
- Provide information to owners of horse business operations about County requirements and managing horse facilities so as to reduce conflicts with neighbors.
- Provide outreach regarding County requirements for interested parties, including horse business owners and potential owners, users of these facilities, and Realtors.
Process/Schedule
The study process has been extended to accommodate input from County staff, the Planning Commission and the public. Additional Working Group meetings and work sessions with the Planning Commission will be scheduled.
