Horse property rights: Grim tone improves

FORT COLLINS, Colorado -- The grim tone improved Thursday, Feb. 19 at the second of two feedback sessions regarding new potential land use regulations for horse business owners as common themes emerged: Unify, simplify and loosen.

By evening’s end, horse businesses owners realized the need to unify. “This is really important. We have to, on this one, band together,” said Jenny McGraw, real estate broker, horse owner and former mayor of Timnath.

McGraw called it “a great one,” acknowledging a comment Tuesday at the first feedback session by Linda Hoffman, facilitator of the land use rules study, who noted the diverse interests of local horse enthusiasts, and quipped, “You all don’t even trust each other.”

McGraw was among approximately a dozen people who also attended an earlier feedback session, bringing Thursday night’s attendance to about 100 people. County commissioner Steve Johnson and county chief planner Russ Legg also attended Thursday night.

At the earlier Tuesday night meeting, few agreed on what, if anything needs improving, and much of the time went toward accusations of alleged unfair treatment by county government. Hoffman emphasized Thursday night that the intent of this study is not to hurt local horse businesses. She added that this process is not a repeat of the livestock restrictions battle three years ago between the county and livestock -- primarily horse -- owners.

“In a nutshell, the county is trying to protect the horse industry for the long term,” said Hoffman. “We want to achieve enduring land use compatibility.”

Some echoed earlier comments questioning the need for changes, given the low number of complaints, less than 25 in three years, and the recession. They also pointed to the county’s published position in support of the right to farm and the Code of the West. The majority of Thursday night attendees agreed that current land use rules are rigid, complex, expensive and ineffective.

“If the county really wants to support its horse industry, it needs to lower review costs,” said one horse business owner. “I personally believe there should be some regulation.”

Anyone boarding more than four horses, holding horse events – including hosting 4-H or handicapped programs -- or giving riding lessons is subject to current county regulations targeting “compatibility” issues with neighbors. One problem with current rules is that they reference horse head counts or target businesses only, neither of which addresses quality of management.

According to Hoffman, many owners do not even know there are regulations they need to follow, and the county has realized it needs to do three things:
 improve the quality of the regulations themselves
 enforce county regulations consistently and fairly
 be more proactive regarding information and outreach.

“If you’re genuine about compliance, make it cheap and easy,” said one business owner.

“It’s too much, and it takes too long,” said Chandler Hoisington of Lone Wolf Farms in Loveland, who told the audience that one of the county “guys” found him when he put his business on the internet and “they pulled me in.” The audience gasped when Hoisington said it has so far taken 18 months and close to $7,000 for his new venture to go through the special review process.

In addition to the $2,300 in county fees, Hoisington has spent thousands bringing his business into compliance, much of which requires using his computer to provide necessary documentation. “I need to clean stalls and I’m inside at my computer all day,” he said. Hoisington also wanted to know what happens to those currently in the special review process. He asked, “Will we get our money back if the rules change?”

“You can choose to slow the process down,” said planner Legg, who acknowledged that the current fees do not include, among other things, a potential traffic study, fire department requirements, consultuants, or “refinements” brought about by “unhappy neighbor” complaints.

Many people also questioned the potential makeup of the “working group” which will control the study. County commissioners will appoint members of this group. Thursday night participants agreed that horse businesses need broad representation, including horse organizations, horse-related merchants, and horse professionals like veterinarians and farriers, who have wide, up-to-date exposure to the industry.

According to the timeline provided by Hoffman, also director of the Larimer County Rural Land Use Center, the next step will be to summarize and compare existing regulations. Meanwhile, her office will continue to expand the study web site, www.larimer.org/horses/.

Hoffman encouraged anyone interested in providing feedback to contact her, and assured the audience that there will be more public meetings. “We will come back to you,” she said.

Sponsored by: Poudre River Stables, KarinLivingston.com