FORT COLLINS, Colorado -- Horse operations will face a new set of land use rules if proposed rules presented by Larimer County staff Tuesday night are approved later this spring.
Highlights:
- Stables in business two years or more would undergo a "public site plan review", which calls for meetings with county staff, a completed application package, notification of and approval by neighbors, and approval by other public agencies. This lesser type of review is the nugget of the "transition program" offered as an incentive to existing stables.
- Private horse property owners who previously were allowed to board up to four horses as a "use by right" would have to register with the county. However, depending on property size, "accessory horse keeping" would allow boarding of up to eight horses, an increase from previous rules.
- All other boarding uses beyond "accessory" and "transition" would be required to undergo a range of review processes, depending on their size. Resource stewardship plans addressing manure management, lights, sounds, and smells would also be required at the higher levels of review.
What to do with existing stables remains a problem. "We’ve got this big elephant that needs to come through the snake … of the existing businesses," said county planning director Linda Hoffman.
In the so-called "transition program" for existing stables, lower county fees would be possible. However, transition fees are still under consideration by county commissioners, who have the final vote on the proposal.
"There are three of them and they haven't told me what their intention is," said Hoffman, who has facilitated the project since its start about a year-and-a-half ago.
Existing stables with complaints or other problems would likely face more formal -- and costly -- review processes. Currently, a special review priced at $2,300 in county fees can easily run up a $10,000 bill because of the need for consultants to help the property owner submit an acceptable application, and county-required impact, building-permit or capital expansion fees.
Stable owners were skeptical about the county's incentive program, and pointed to possible costs of the rules.
"You think your horse costs you a lot of money? Hire a traffic study," said stable owner Robert Dehn, who praised the work done so far, but urged people to attend the April 28 planning commission meeting. "If you don’t fight for it, we will hurt the horse industry in this community."
"It's so very important for the public to turn out and stand up in front of the planning commissioners," said working group member Kathleen Benedict.
"I still think it’s way too complex. It’s impossible to enforce, " said equine professional Lindy Weatherford. "Whether you like it or not, horses are ag (which has more lenient land use rules)."
Dehn urged more lenience for existing businesses and a way of life many have subscribed to for decades. "We have to change the rules. We all know that," he said. "We don’t want to do it to where we hurt ourselves."
Since horse business regulations were last written in 1988, Larimer County, which boasted a Right to Farm Policy and a love for The Code of the West, left horse operations alone unless somebody filed a complaint. After less than 25 complaints over three years, primarily against private horse property owners, the county launched the project to develop rules for horse operations.
County staff have added language to existing codes that gives flexibility to applying the rules to stables, according to Hoffman. For instance, gravel or other all-weather driveway and parking surfaces could be allowed for equestrian operations instead of pavement.
County planning commissioners (appointed volunteers) are scheduled to make an advisory vote on the plan 6 p.m., April 28, Larimer County Courthouse Offices Building, 1st Floor Hearing Room. County commissioners (elected officials) plan a final vote later in May.
Previous coverage.
Give your feedback to: the working group; county staff; planning commissioners; county commissioners.
(Karin Livingston is the author of the young adult horse novel, Winning Bet, available at Amazon, Barnes & Noble online, IndieBound.org stores, and to librarians and retailers through the Ingram Book Group.)
