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Pending Project Descriptions and Upcoming Meetings

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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.

DRY CREEK RESERVOIR ESTATES RURAL LAND PLAN

Rex and Heather Suits, Matt & Viola Gaffney, Don & Theresa Sherwood, James and Joan Tooley, and the Little Thompson Water and Central Weld County Water Districts (the Districts) represent the ownership of approximately 165 +/- acres of land and are requesting a development plan using the Larimer County Rural Land Use Process (RLUP). This project was previously approved for preliminary approval in October 2005 by the Board of County Commissioners. Due to unforeseen circumstances, the project was not completed and they are now resubmitting the project without some of the acreage included in the original plan. The existing configuration of the property was established in 2006 with the approval of the Dry Creek Reservoir Minor Land Division. The lots created by this action allowed transfer of ownership to the Districts for the reservoir. At the time the County Commissioners approved the Minor Land Division, a note was added to the plat to document that further subdivision of the property was contemplated using the Rural Land Use Process. That note states “Lots 14 through 28 (land owned by the Districts) as portrayed on this Plat are not intended for construction of new residential structures, however, said lots may be used by the owners thereof towards land density necessary to accommodate developments created under the Larimer County Rural Land Use Development Process (RLUP)”. Even though it was anticipated that division would have been done around that same time, the option for the division still exists and is being pursued at this time. The property is generally located 3 ˝ miles west of Berthoud between County Roads 6 and 8E. (LOCATION MAP). Under the RLUP, the maximum number of home-sites allowed on this property is eight (8).

Project Description:

This revised proposal is to divide approximately 165 +/- acres into eight (8) single-family residential lots, ranging in size from 2.25 to 12 acres, and one Residual Lot. The Residual Lot will be the land owned by the Districts as part of the Dry Creek Reservoir and will be protected from further development in perpetuity as required under the RLUP.

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 Shale Ridge Road.

Opportunities for public comment:

As this project moved through the process, there were opportunities for neighbors, community members, and concerned citizens to comment on the Dry Creek Reservoir Estates Rural Land Plan. A community meeting was held June 24, 2010, at Berthoud Area Community Building. See the list of community comments (Community Comments) and a copy of the presentation from the Community Meeting (Slide Show from meeting) . A public hearing before the Board of County Commissioners was held December 12, 2011 where the project received preliminary approval.

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.

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