One of the things that distinguishes La Plata County is the diversity of its locale.
From high mountains to high desert, dense development to rural neighborhoods, arid regions to those with adequate water, new communities and those with deep historic roots, our county offers something for everyone.
That dynamic set of characteristics is why La Plata County continually draws new residents and visitors, and presents us with an opportunity to cultivate the unique personalities our county holds as our community grows. In order to do that well, though, the county needs a new Land Use & Development Code.
Perhaps the most frequent complaint we commissioners receive is that our current code is, to put it mildly, difficult to navigate and fraught with uncertainty. This circumstance is bad for all involved: those seeking to get projects approved, the county staff, neighbors who may be unaware of what is allowed and what projects are proposed and ultimately, the county’s future.
We are going to fix this problem by revising the code to create a framework for growth that acknowledges the diverse character of the county. This is not a small effort, and many of you may be skeptical about it – for good reason.
Bluntly stated, past attempts to create new land use codes have not gone well. In 2007, after hundreds of hours of resident involvement in crafting a new code, the project was shelved when the previous commissioners recognized – rightly – that the document did not address many essential issues.
Furthermore, the 2007 code did not fully incorporate the unique needs and concerns of our county – a disconnect that was not an acceptable outcome.
Finally, the code was not constructed upon an up-to-date comprehensive plan – a relationship that is essential to the success of a land use code and well-managed growth.
We recognized in 2012 that updating the La Plata County Comprehensive Plan was critical to establishing the goals and policy framework for how the county grows. Under a systematic public process led by the Planning Commission and facilitated by county planning staff, the comprehensive plan update is near completion. It is on track for wrapup in the first quarter of 2017.
As a board, we are absolutely committed to success in crafting a land use code that reflects and responds to the varied needs and values of our community while providing builders, neighbors, developers, staff and the county at large with certainty and predictability in navigating the land use process.
We recognize that there is a long way to go in this effort and have begun the process by selecting a consultant, Kendig Keast Collaborative.
Though we sought local firms to contract for this work, none applied, and we are very pleased that KKC has extensive experience helping communities draft land use codes and planning documents that respond to diverse needs.
To begin, Kendig Keast staffers have met with various stakeholders regarding our land use code – folks representing agriculture, developers, the business community, specific issues, neighborhood and district plan groups, architects, engineers, land use agents – to learn about what our code’s shortcomings are and what the priorities are for revision. During these initial listening sessions (Nov. 9-10), key themes and concerns emerged, including:
Inclusive code development process to ensure all interests are heard.Unpredictability of current code.Procedural streamlining (the amount of time and money it takes to navigate the existing process). Urbanization around designated growth centers in the county.Agricultural preservation.Water availability; distribution.Managing growth.Revising the county’s road improvement standards to coordinate with demand and level of service.Clarity from county leadership on the goals of this project. District planning and implementation. City/county coordination to plan for areas that may be annexed. Conservation of resources and open space.These points are very much in line with what we hear every day from folks who are concerned about the land use code, and exemplify why we need to improve it. Please let us know what’s important to you.
We have an online tool for gathering your input and very much want to know your priorities for an improved code. Find it here: https://www.surveymonkey.com/r/LUC_stakeholder.
Additionally, we are sending regular updates that are also available online; to receive these via email, sign up at http://eepurl.com/cnvEa.
We will keep you updated during this process and urge you to get involved. Feel free to contact me at any time with questions or comments.
Brad Blake is chairman of the La Plata County Board of County Commissioners. Reach him at 382-6219.
