Red Feather Lakes business rezoning considered

Existing business properties in Red Feather Lakes may receive new zoning this fall designed to fit the needs of both the businesses and the community.

The Larimer County Planning Commission will consider the rezoning on Oct. 17, and county commissioners are scheduled to make a final decision on Nov. 19.

Businesses and civic organizations that are participating in rezoning include Alpine Lodge, Pot Belly Restaurant, Ponderosa Realty, Rocky Top Realty, Red Feather Super, Sportsman's Café, High Country Restaurant, Trout Lodge, Hill Top General Store and Motel, Lone Pine Realty, Panhandle Creek Hardware and Lumber, Welcome to the Woods Gift Shop, Red Feather Café and Bar property, Red Feather Dental Care, High Country Hair Care property, Red Feather Trading Post, Red Feather Lakes Liquor, Village Antiques, the Red Feather Lakes Historic Society, the Red Feather Lakes Community Library and the Red Feather Lakes Property Owners' Association.

The proposed change in zoning is part of a yearlong county project to work with Red Feather Lakes business owners to develop appropriate zoning. The Red Feather Lakes Area Plan, adopted in August 2006, raised the issue that zoning did not correspond to existing business uses throughout the community. Since then, county planners have worked with business owners to establish new zoning designed specifically for Red Feather Lakes.

Many existing businesses are legal "nonconforming" uses, according to planner Jill Bennett. This term usually means the business use was established before current zoning rules came into being. Nonconforming uses can continue to operate, but often need additional county review to make changes in their business operation or to expand the use. The time and expense sometimes prevented business owners from pursuing changes they thought would benefit both their businesses and the community.

A new Red Feather Lakes Business zone was recently adopted into the county land-use code. This zoning district considers some uses that are common in Red Feather Lakes but are not allowed in other county nonresidential districts. For example, several area business properties contain more than one business use or structure, and several also have a single-family residence on the property with the business.

The new business zone is also sensitive to some of the community issues discussed during the planning process for the Red Feather Lakes area. Concerns about noise and maintaining the existing peaceful atmosphere of the area led to requirements about outside business activities. New outside-seating areas for bars and restaurants, as well as restaurant drive-in or drive-through facilities will require an additional case-by-case review process that includes public input.

The rezoning that is being considered this fall applies only to existing business properties where the owners have agreed to participate.

"Area residents probably wouldn't notice any immediate change as a result of the new zoning," Bennett said. "Over the long run, though, the zoning will give local businesses much more flexibility to meet the needs of the community."

The Red Feather Lakes Planning Advisory Committee will consider its recommendation to the county at its regular meeting on Oct. 11, 1:30 p.m., at the firehouse meeting room. Additional information is available on the Larimer County web site at www.larimer.org/hot/ or by calling Bennett at 498-7689.