FORT COLLINS, Colorado -- The winds of change are blowing toward horse facilities in Larimer County, and horse people are listening.
Under new rules proposed by the working group in charge of the nine-month project, horse facilities will face different levels of review based on the size of the facility and its impact on the land.
"The question is, do you like what’s proposed better than what we have?" said Linda Hoffman, study facilitator and director of the county's rural land use center. Several of the approximately 30 people attending the public feedback meeting Tuesday night congratulated the working group on coming up with a much-improved plan compared to existing rules.
A small number of disgruntled neighbors and the horse properties about which they have complained were the spark that set off the horse facilities study. Working group members said they now see the rules up for a vote by planning commissioners this month as protection for horse businesses against development.
Working group members attending the meeting Tuesday night acknowledged that while not perfect, the proposed new rules are better than what exists.
"If the transition period (an incentive program for existing businesses) is soft, and done right, you will get support from the horse industry," said stable owner Robert Dehn, who urged that the working group clearly define as much as possible. "If we have more defined, then people won’t be so scared," said Dehn. According to Dehn's wife, Debbie, one county stable owner has begun asking clients to leave as details of the proposed rules for horse facilities emerge. Debbie Dehn said some details, such as how the scalability formula is interpreted, remain too vague.
Properties boarding more than four horses would be subject to the new rules. Large facilities could face going through special review, at a cost upwards of $2,300, not including consultants fees, which could push costs closer to $10,000. "If you’re running a good-sized business, you’re going to be in special review because of potential impacts to your neighbors," said Hoffman. She added that rules probably would not go into effect until April.
As part of the new rules, the working group developed a "scalable system" in which any business accruing 14 points or less would have "use by right" with no requirement for further review. Higher point totals would result in a business going through different types of review starting at administrative review and going all the way to special review.
Regardless of where a horse facility falls on the scalable system, if it boards more than two horses per acre, it would have to go through at least minor special review, according to Hoffman.
However, even though a business may have use by right, it would still fall under code requirements on page five of the proposed land use amendments. For instance, normal hours of operation would be limited to 6 a.m. to 10 p.m., and any loudspeakers would have to be turned off by 9 p.m.
Under administrative review, parking access and restroom facilities would have to be approved by the appropriate county staff, such as a the county engineer or the health deartment.
Two members of the working group, Lisa Oppenheimer and Sonja Craighead, issued a minority report questioning the enforceability of the proposed rules and urging that any regulations be based instead on a stable's geographic location, with more rural locations requiring less or no review. One working group member has resigned from the project.
County commissioners are set to vote on the proposal in December. A preliminary hearing before Larimer County Planning Commissioners is planned Wednesday, November 18, 6:30 p.m., Hearing Room (First Floor), Larimer County Courthouse Offices Building, 200 W. Oak St., Fort Collins, Colorado.
Previous coverage on this issue: Horse Property Issues (http://hoofprints.typepad.com/hoofprints/horse-property-issues/)
Larimer County's Horse Facilities Study website: http://www.co.larimer.co.us/horses/index.htm
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