Montrose Citizens for Responsible Growth

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Public Comment Planning Commission Work Session 3/9/06

This presentation is being brought to you by “The Folks.” We speak on behalf of private citizens of Montrose County and well over 250 voters in this County. We are not driven by an immediate, or short-term, profit motive. Our only investment is in quality of life for ourselves and our children.

REGARDING THE ISSUE OF PUBLIC NOTIFICATION AND PUBLIC INPUT

We encourage the Planning Commission to establish early notification, at the Sketch Plan Phase, by certified mail to nearby property owners and by sign postings as per Christine Kovacic’s recommendations at the February 23, 2006 Planning Commission Work Session.

While public notification is necessary, it is not sufficient. There is concern that, in spite of serious issues raised by a large number of citizens, developments are approved simply because they “substantially comply” with the regulations. Public input is largely disregarded. Subdivision regulations need to specify that public input was considered and noted by the Land Use Department, Planning Commission, and BOCC. Further, it should be recorded as to how public input was evaluated, and how issues raised were resolved. Such record should be in the file for public review. We suggest that a system be established (through the use of a form customized to this purpose - see sample below) so that:

1. Citizen concerns are summarized.
2. Comments are categorized by topic.
3. A notation is made as to how the concerns brought up were resolved.
4. Citizens who voiced concerns (or support) for a development are identified by name, address, phone, e-mail.

Name, address, phone, e-mail | Citizen Concern | Category | Resolution of Issue | Additional Comments (input categories)

REGARDING THE ISSUE OF CONSISTENCY OF LAND USE DECISIONS WITH THE MASTER PLAN

• We encourage the Planning Commission to not endorse the proposed “Resolution Concerning the Determination of Consistency with the Montrose County Master Plan.” The Master Plan itself states that the “Countywide Land Use Element” referred to in this resolution is “conceptual,” designating “broad areas” and “not specific sites.” It further states that it does “not indicate the density or extent of any potential development.” And, finally, “These maps are not zoning maps.”
• Therefore, Proposed Section 3.30 to the Revised Subdivision Regulations should be eliminated. ” See attached Memo to the BOCC in rebuttal of this resolution to be presented at the March 6, 2006 BOCC meeting.
• Rather, the Master Plan specifically states that the tools and techniques in the Implementation section are intended “to guide future land use decisions” and they are “important to the overall success of planning in Montrose County.”
• The Master Plan “Implementation” section urges the adoption of Cluster Development in land use decision-making. Such a development design has advantages for the developer: The cost of infrastructure is less than a large lot design. Additionally, smaller lots are often times more saleable than large lots. This recommendation, can be accommodated in the Proposed Rural Residential District “R-R” with minimal change to the existing proposal: Section 5 - Development Standards a. Density: Development density shall be a maximum one residence per three (3) acres. Where it has been determined by the County Sanitarian that there is a net one-acre of suitable soils contained within each lot and all of the minimum horizontal setbacks can be met as described in the Board of Health Resolution, lot sizes may be less than three (3) acres to encourage clustering and development of Open Space. With such a provision, the developer can choose from a range of lot sizes, including lots smaller than three (3) acres, given suitable soils.

FUTURE CONSIDERATIONS - The Montrose County Master Plan is The People’s Document The people spoke. They put their “hopes, dreams, and goals” for this community into this document. We ask our County Officials to listen to the people of Montrose County by giving life to the vision of the Master Plan.

FOR EXAMPLE

• Set in place in the regulations Density requirements and Density Bonuses which will result in Clustering and Open Space.
• Develop Performance Zoning standards to limit negative impacts to our community.
• Etc., etc., etc. . . . . . . .
• Read it for yourself. It is a living document. Let’s treat it as such.

Comments? Return to the original post to comment, or email citizens@montrosecitizens.org.