Red Feather Lakes plan ready for county hearing

The Red Feather Lakes Plan Advisory Committee hammered out final changes to the proposed area plan at an extended work session on July 13. At the end of the day, a straw poll indicated all 10 members present would support the proposed plan; three members missed the meeting.

The proposed plan will be presented to the Red Feather Lakes community on July 27 from 7 to 8:30 p.m. at the POA building. It will then be considered for adoption at a joint hearing of the county commissioners and county planning commission on Aug. 10 at 6:30 p.m. in the hearing room of the county courthouse, 200 W. Oak St. in Fort Collins.

PAC has worked with the community and county planners since November 2004 to develop a plan. The community vision includes maintaining the existing historic character and sustaining a safe, healthy and viable community.

Recent discussions have focused on two areas of the community: the village center and Red Feather Lakes Road. Some public comments have been critical of the village expansion area that was identified in the May draft plan. In response, PAC recommended a scaled-back village area that includes mostly undeveloped land adjacent to the existing Main Street and Fire House Lane business area.

The proposed plan clarifies that any change in land use would be a private development decision requiring an application from the individual property owner.

Landowners had voiced concerns about possible use of eminent domain for economic development in the area, but County Commissioner Kathay Rennels was quick to point out that statutory counties lack authority for that type of program. Another concern, that the plan might affect property taxes, is also addressed. Under Colorado law, property tax is based on existing use, not zoning or planned land use.

Besides the concerns of property owners in the village area, some citizens raised questions about the impacts of too much additional development in the village area. Possible congestion and change of character in the area were identified issues. The Plan recognizes the village as the primary business and civic center of the community but notes that some uses may not be appropriate for the area and other areas could be considered for future business uses.

The Red Feather Lakes Road corridor is the area of the community most often discussed as an area for new businesses, but the PAC could not reach agreement on future land use in this area. The proposed plan states that it does not intend to encourage or discourage proposals for change of land use or zoning. Individual proposals for development will be considered on a case-by-case basis according to the broad statements of the community vision.

The plan is available for review online at www.larimer.org/red feather or at the Larimer County Planning Department. County planner Jill Bennett, 498-7689 or jbennett@larimer.org, is the contact for any questions about the plan or the hearing process.