HomeMy WebLinkAbout2.0 CorrespondenceDEC. 5.2006 3:08PM 97 8762937
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PHONE NUMBER:
FAX NUMBER:_ 5 s
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NO.824 P.1
231 No. 7th Street / P.O. Box 70 / 811t, CO 81652
Phone: 970-876-2353 / Fax: 970-876.2937
DATE: 1 Z^ S-O(v NUMBER OF PAGES:15 INCLUDING COVER SHEET
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DEC. 5.2006 3:09PM 9762937
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NO.824 P.3
Town of Silt Comprehensive Plan
Existing agricultural areas wlil be protected
Agricultural: from encroachment of suburban sprawl.
Policies In existing agricultural areas will
help agricultural landowners maintain their
land in a productive state.
Within the three-mile planning area:
AGRICULTURAL AREAS on the land use map are designated for productive agricultural
operations and uses directly related to agricultural operations such as ancillary
structures, housing for land owners and extended family, roadside vegetable and or fruit
stands for produce grown on-site, value added processing of locally grown agricultural
products, etc.
CREATION OF LARGE LOT, LOW DENSITY SUBDIVISIONS iN AREAS
DESIGNATED AS AGRICULTURAL WILL BE DISCOURAGED. This development
pattern will erode the critical mass of agricultural uses, increase conflicts with agricultural
operations, transform the character of the rural area into sub -urban sprawl, increase the
cost to the county of providing services and increase the level of services needed which
may result in higher county taxes paid by county residents including those who live in the
Town of Silt. For developments in the county within the three-mile area and outside the
urban growth boundary, the town will recommend two alternatives:
1) An average density of one dwelling per 80 acres, unless the new dwelling is directly
related to the operation of the agricultural use, or 2) an average density of one dwelling
per 15 acres in a Conservation Subdivision or Conservation Planned Unit Development
(PUD).
ENCOURAGE AGRICULTURAL CONSERVATION and use of land conservation
subdivision or conservation PUD. These options help protect the property rights and
financial objectives of the landowners while meeting conservation goals. They provide an
option to owners of agricultural land in rural areas that want or need to subdivide their
!and without dividing it into 35 -acre lots and have added benefits of increased flexibility,
tax savings, and agricultural land conservation.
Conservation Subdivisions or Conservation PUDs incorporate the following key
features: The creation of smaller lots of 1/2 to 2.5 acres on a small portion of the site
for residential use while the major portion of the site is conserved as productive
agricultural land on a separate larger parcel which has been placed in a conservation
easement or under a deed restriction preserving the agricultural use. This is an option
to dividing the entire site into 35 -acre lots. The smaller lots created are typically
grouped together and may be located in a variety of ways such as on marginal
agricultural area, or clustered around th farmstead in a compact pattern, or adjacent
to an existing developed area away fj i key agricultural areas such as irrigated land
and where they would be least disruptive of the agricultural operations They would be
sensitively placed off natural and exposed scenic lands such as ridgelines or hillside
peaks and away from important wildlife habitat, winter range or migration corridors
and major drainage ways.
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NO.824 P.4
Town of Silt Comprehensive Plan
This strategy used with a "reserved homesite" conservation easement could allow the
agricultural land owner a means of gaining a return from the sale of small Tots, which
typically can equal or exceed that of 35 acre tracts, while providing a means of off -setting
capital gains taxes and reducing inheritance taxes.
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Typical 35 Acre Lot Subdivision
of 175 acres. Five — 35 acre lots
with no aaricultural land preserved
The process that a farmer or rancher must go
through to gain approval of a land conservation
subdivision or PUD should be simple, similar to a
subdivision exemption with site plan review and
the condition of a conservation easement.
Adoption of a fast-track conservation subdivision
or PUD process by the town and county would
help create this alternative for ranchers and
farmers.
Other incentives to use a Conservation
Subdivision or Conservation PUD could include:
An increase in average density from one unit per
35 acres to one unit per 20 acres with
conservation easement on the remaining
agricultural land; transferring of development
'fights from one parcel to another; exchange of
development rights for conservation easements;
and appropriate rural (non -urban) development
standards.
The town may consider annexation petitions of
agricultural land or agricultural conservation PUDs in
the areas next to the urban Growth Boundary.
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NO.824 P.5
Town of Silt Comprehensive Plan
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Agricultural Land Conserved
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Conservation PUD on 175
Acres - 7 lots of 1/2 tO 5
acres and 140+ acres of
aaricultural land conserved.
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Agricultural Land Conserved
Conservation PUD Hamlet
Concept 5 home sites on 1 -
acre sites and original
farmstead with 170 acres of
farmland conserved
DEC. 5.2006 3:10PM 9762937
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NO.824 P.6
Town of Silt Comprehensive Plan
The town will not annex low-density subdivisions other than those associated with
conservation PUDs unless they can show that all costs of providing maintenance and
services at the town's standard level of service will be paid for through a special taxing
district or by some other means.
CONTINUED PRODUCTIVE USE OF AGRICULTURAL LAND IS STRONGLY
ENCOURAGED. Agricultural land provides economic value to the community. The
Agricultural industry is a part of the community's custom and culture. Ranching and
farming has long defined the rural character of the Silt area and has defined the
community edges. The town will do what it can to help preserve a healthy agricultural
community in the surrounding area outside the urban growth boundary. Some actions the
town can take are listed below;
PROMOTE THE VISIBILITY OF THE AGRICULTURAL INDUSTRY by: encouraging the
development of local markets and value added industry for agricultural products;
encouraging resorts in the region to purchase from local growers; allowing roadside
vegetable stands; encouraging a downtown farmers market; and encouraging small
agribusiness through support services, low interest loan funds, etc.
ADOPT A "RIGHT TO FARM" ORDINANCE and encourage and support adoption by
the county for the surrounding rural areas. This ordinance would help protect the
agricultural operations from nuisance complaints regarding normal agricultural
operations. Complaints typically originate from residents in adjacent residential
developments that conflict with and impede the productive use of adjacent agricultural the
land.
MAINTAIN A CRITICAL MASS OF AGRICULTURAL LAND. In order for the ranching
and farming community to remain viable, a critical mass of productive agricultural land is
needed. Agricultural areas are most viable where numerous ranchers or farms are
adjacent to each other with little intrusion by residential development. Maintaining a
critical mass of productive agricultural land is also important for supporting uses such as
feed Tots, Co-ops, veterinarians, equipment dealers and repair shops. !f agricultural lands
are eroded by low-density sprawl development, these services will leave and the costs to
remaining agricultural uses will rise. The town has been and could be a center for these
support services and can provide housing for workers, helping to diversify its economy.
HOST EDUCATIONAL WORKSHOPS on the use of conservation easements as a part
of estate planning, and to offset capital gains taxes, etc. and to help develop a dialog with
the surrounding agricultural community regarding preservation of the agricultural industry
and land while meeting the individual property owner's needs.
PROTECT THE LAND FROM ABUSE / NEGLECT. Agricultural land that has been
divided into large lots for residential use should continue to be properly managed, The
county, together with landowners, the Soil Conservation Service and County Extension
Agents can work together to develop local standards for land stewardship for large
residential lots. Educational programs and ordinances could help ensure that lands are
not abused. E.G., lands should not be overgrazed, irrigation systems be well maintained,
etc. Landowners that are not using agricultural lands productively should be encouraged
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NO.824 P.7
Town of Sit Comprehensive Plan
to lease them to adjacent farmers or others who can use them productively.
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Residential
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• neighborhoods within the designated urban
development area.
NO.824 P.8
Town of Silt Comprehensive Plan
Emphasize the creation of quality, livable
General Policies:
PRESERVE AND ENHANCE EXISTING NEIGHBORHOODS. Promote improvement,
maintenance and compatible in -fill within existing residential areas. Development on lots
within existing neighborhoods should reflect the character of the surrounding area in
mass, scale and general layout of the site and structures.
ENSURE ADEQUATE PARKS, OPEN SPACE, TRAILS AND OTHER AMENITIES and
services are and should be available within walking distance of all homes in existing and
new residential areas. Upgrade the existing parks addressing drainage, needed
maintenance and repairs, drinking fountains and other amenities as desired by the
neighborhoods. Require that new development contribute to these amenities. New
homes should conform to planned capital improvements such as detached sidewalks on
Ninth, Seventh, Grand and Main Streets, and dedication of planned trail right-of-ways to
help create a safe pedestrian network of walkways.
DESIGN EACH NEW DEVELOPMENT AS A PART OF THE COMMUNITY rather than
as isolated neighborhoods. Exclusive or gated neighborhoods will not be allowed. All
newly developed areas must relate to the other elements of the community, linking with
existing or planned streets and trails, sharing open space and parks and other amenities.
New amenities should be available to the entire community.
DESIGN STANDARDS WILL ENSURE THE CREATION OF QUALITY LIVING
ENVIRONMENTS. Ail neighborhoods and dwellings will be designed to ensure a quality
living environment, especially those in higher density areas; They will: provide for safety
and convenience for all members of the family; provide opportunities for social interaction
among neighbors to help facilitate the creation of trust and mutual caring using elements
such as front porches, trails and neighborhood parks and use the pedestrian, rather than
the automobile, as the dominant design criteria.
Focus on quality outcomes in the process of reviewing proposed developments. Require
the developer to demonstrate and commit to an acceptable level of quality. Use quality of
living standards that span across various housing types including mobile, manufactured,
builder, single family detached, and multi -family dwellings. Discourage single -wide mobile
homes and manufactured homes except in designated areas.
REQUIRE A DIVERSITY OF HOUSING TYPES AND SIZES. Promote the development
of a whole community, with a mix of single family and multi -family development in the
medium density areas to help ensure a supply of attainable housing for all income levels
and social diversity throughout the community. Monitor the cost of housing in the
community as a whole compared to median income. Although Silt is viewed as a place
where housing is affordable, at some point it may be necessary to set an affordability
target for new development. For example: that 50% of the housing planned will be
attainable by a median income household spending no more than 30% of their household
income.
ENCOURAGE ORDERLY DEVELOPMENT PATTERNS that are efficient to provide with
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NO.824 P.9
Town of Silt Comprehensive Plan
community services such as police protection, street and trail maintenance, water and
sewer, etc_ Encourage development within the town limits, within existing projects or in
areas adjacent to the town.
ENCOURAGE DEVELOPERS TO PROVIDE HOUSING TYPES THAT ARE OWNER
OCCUPIED, usep olicies to discourage short-term rentals and second homes
that remain
vacant most of the year.
Residential Land Use Designations
The interpretation of the residential densities and uses allowed within the areas
designated on the land use map are described below,
AGRICULTURAL: Clustering of homes using concepts previously described under
"Conservation Subdivision and Conservation PUD". The maximum average density is
one dwelling unit per 20 acres with the remaining area to be preserved in agricultural use
or as open land. The maximum residential lot size is 5 Acres, other than the agricultural
use under a conservation easement. This conserves a minimum of 75% of the
agricultural land.
HILLSIDE RESIDENTIAL: Areas that are hilly can accommodate low-density residential
development if that development is carefully planned. A maximum average density of one
dwelling per three acres has been designated in these areas. This density may only be
allowed where it can be shown that the proposed development will address the following
considerations and others particular to the site:
> The dwellings are sited in areas where the slope does not exceed 25%.
> The dwellings are designed specifically for the hillside rather than using major
regrading on the site to fit a home
designed for a fatter site. Foundations are
certified by a civil engineer licensed in
Colorado,
> Slopes steeper than 15% will not be
created through regrading for any
purpose including homes, driveways, etc.
> Roads and homes will be carefully sited to
reduce the disturbance on the hillside. All
scarification created by cut and fill or
general regrading will be mitigated.
> Homes are sited where the rooflines will
not interrupt the natural silhouette of the
hill or of any primary ridgeline as viewed
from arterial and collector roadways.
Building set backs and height limits are established on homes and structures to
preserve the natural silhouette of the ridgeline.
> Carefully addressing storm water runoff to ensure that there is no soil erosion
due to the new construction.
Agricultural
Agricultural / Open6pacB
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/ Recreation
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a
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D Use of PUD is strongly encouraged in these
areas to allow: clustering of dwellings;
preservation of areas in their natural state
and customized development standards
appropriate for hillside development and local site conditions.
RURAL / AGRICULTURAL - This is a transitional area intended to be used between
urban development and agricultural areas on the fringe of the urban growth boundary, It
allows a maximum average density of two dwellings per acre, and the dwellings should
be located in clusters on smaller lots, preserving larger areas of agricultural or open
space as a buffer to agricultural lands. it is similar to the agricultural conservation district
but with higher densities and allowing a broader range of use of the open space including
agricultural or equestrian, community gardens, natural open areas, parks, golf course,
etc. The residential lot sizes may vary from 7,000 square feet to 1/2 acre per home site.
MEDIUM DENSITY RESIDENTIAL - The medium density areas are the primary
residentialgrowth areas in the plan. Developments would be allowed a maximum
average density of 4.5 dwelling units per acre. A variety of site densities accommodating
various housing types within a proposed project will be encouraged in these areas.
Densities within a development may range from three to eight dwelling units per acre
accommodating a mix of single-family detached homes, duplexes, town homes, patio
homes, and low-density garden apartments.
A variety of housing types and densities will be required in new subdivisions on parcels
larger than two acres to ensure a diversity of housing types throughout the community.
However, there shall be no more than one multi -family dwelling for each four single-family
dwellings in any project in the medium density residential area (20%). Multi -family units
shall be designed to fit into the fabric of a single family area in terms of architectural
design, scale, massing, roof lines, etc. and meet quality of life standards such as private
outdoor space, adequate storage, etc.
Mobile homes and manufactured homes are not allowed in medium density areas except
as pre-existing, non -conforming uses.
HIGH DENSITY RESIDENTIAL - The high-density areas are appropriate for average
density ranging from a minimum of eight to a maximum of sixteen dwelling units per acre.
(Town homes, Patio Homes, Condominiums, Garden Apartments). The sites designated
are those that have convenient access to major streets, park facilities, or to the
downtown. Development of these areas will require excellent design to ensure the
creation of quality living environments and real neighborhoods within the multifamily
area. Home ownership in these areas is preferred to rental units, including dwellings of
higher density. A mix of housing types is strongly encouraged and required on parcels
larger than two acres or in developments of twenty or more units,
Mobile homes and manufactured homes may be allowed in high-density areas, but
should have quality site planning to ensure that these units add to the overall community
in a positive aspect.
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NO.824 P.10
Town of Silt Comprehensive Plan
A 175 -acre site with 801/2
acre Tots on 40 acres and 135
acres of agricultural
transition.
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NO.824 P.11
Town of Silt Comprehensive Plan
Estimating the number of dwelling units allowed
The densities stated in the various residential designations are expressed as a maximum
average density with a range of densities for individual sites within an overall project. For
example Medium Density Areas have a maximum average density of four and a half to
eight dwelling units per acre. Lot sizes may determine dwelling units per acre, but the
individual sites within a project can vary from 3,000 to 4,000 square feet to about 15,000
square feet. Up to 20% of the dwellings in a proposed project may be Multi -family at
densities of up to eight units per acre.
The density range shown on the plan is not a right granted by this plan. High
density will only be granted to the highest quality proposals, which meet the design
review criteria of the town. Developers must demonstrate the quality of their proposed
project, as well as the livability for the future residents. Obtaining the highest density in
any of the designated areas or density ranges will require optimal site planning, adequate
open space, compatible design with existing and proposed uses, mitigation of impacts on
community facilities and infrastructure, and the implementation of the vision and concepts
of this comprehensive plan.
DENSITY CALCULATION
Area for residential development multiplied by the maximum density designated by
zoning on the subject parcel shall equal the number of potential dwelling units.
Maximum density x Gross area of parcel - # of Dwelling Units
Gross Residential Area includes;
• Individual residential Tots or multi -family sites;
• Parkland and open space dedicated in excess of the required .007 acres per
dwelling, on-site, or .0176 acres per dwelling off-site, and/or, at the town's option,
a parkland dedication fee "in lieu" of land dedication, based on the cost of
parkland;
• Common areas offering amenities, such as recreation facilities, clubhouses, day
care facilities, community gardens or orchards;
• School sites to be dedicated to the school district;
• Arterial street rights-of-way proposed for dedication to the town;
• Public or private street rights-of-way;
• Storm water detention areas designed as useable park sites (except as noted
below);
• Bicycle and pedestrian easements, open space buffer areas between uses,
agricultural conservation easements and areas proposed for dedication to the
town for public benefit;
• 50% of the following areas: flood plains; ridgeline or conservation area building
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NO.824 P.12
Town of Silt Comprehensive Plan
setbacks dedicated as public open space; slopes in excess of 30%; natural hazard
areas as determined by the town.
Gross Residential Area does not Include:
• Any street rights-of-way previously dedicated to the town;
• All sites used for non-residential purposes, such as commercial retail, office,
service and industrial uses, but not including park or school sites;
• Storm drainage/detention areas in excess of 30% of the total recreation/park site;
• School sites or parkland reserved for future purchase by the school district or
town.
EXAMPLE; To calculate the number of lots or dwelling units that might be allowed, first
calculate the gross residential area, as seen below:
Proposed use: 11 -acre development with single-family dwellings and
townhouses, within a medium density land use designated area
Gross Residential Area Acres
o Arterial Street rights-of-way to be dedicated .29
o Public or private rights-of-way to be dedicated 1.74
o Single-family residential lots 6.10
o Multi -family residential Tots 1.50
o Park sites/Open space to be dedicated (including required on-site)
(add .40 acre Neighborhood park and .35 acre bicycle/ped. trail) .75
o Community Park
Cash in lieu of improved community park (equivalent acres off-site) , 1.33
o Common areas offering amenities
(recreation facilities, clubhouses, day care facilities, community
garden or orchard) 0
o School sites
(Land to be dedicated or equivalent acres of cash in lieu of land
in excess of required land impact fee dedication) 1.10
o Storm water detention areas useable as open space/parkland
(50% of area can be calculated, which may include open space buffer
areas between uses, agricultural conservation easements, or other areas
dedicated for public benefit accepted by the town) .18
o Floodplain (50%) 0
o Ridgeline or conservation building setbacks
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NO.824 P.13
Town of Silt Comprehensive Plan
(preserved as open space) 0
o Slopes in excess of 30%
(preserved as open space) 0
o Natural hazard areas
(preserved as open space) _ 0
TOTAL 12.99
Maximum # of units that might be allowed =12.99 acres x 4.5 maximum dwelling units/acre = 58 units
Site Density = 58 units + 11 on-site acres = 5.31 total units/acre
Multi -family Density = 58 units (20% maximum) =12 units, each on 5445 square foot lot
Single-family Density = 56 units —12 Multi -family units = 46 units, each on 5778 square foot lot
In determining the actual number of units permitted, consideration will also be given to
the following factors:
➢ Overall quality of the site design for proposed commercial, single-family residential
and multi -family residential structures;
> Compatible design and integration with existing and planned land uses;
➢ Provision of adequate on-site open space and recreational amenities, trails, etc.;
➢ Creation of neighborhoods and quality living environments;
➢
Compatibility of proposal with other elements of the community;
➢ Compatibility between land uses on-site and off-site;
➢ Conformance with the town's design review criteria and the concepts of this
general plan;
> Provision of amenities and special features of proposal;
> Adequate mitigation of impacts on the community;
➢
Town's ability to provide adequate services for the proposed development.
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