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Home My WebLink About780437.tiff U,/ OFFICE OF BOARD OF COUNTY COMMISSIONERS PHONE: (303) 356-4000 EXT. 200 P.O. BOX 758 C GREELEY, COLORADO 80631 11119 O COLORADO February 15 , 1978 Walden Toevs , Chairman Board of County Commissioners Boulder County P.O. Box 471 Boulder , CO 80306 Dear Sir : The Weld County Board of County Commissioners would like to take this opportunity to support the efforts of Boulder County in adopting the Boulder County Comprehensive Plan . From the presentation made by Mr . Jason Brouillette to the Board this morning, it appears that the proposed Compre- hensive Plan for Boulder County is compatible with the Weld County Comprehensive Plan . The major goals of the two plans are to guide future urban development within or adjacent to the existing urban areas and to maintain the outlying areas in open space use which in Weld County is predominantly an agricultural use . Therefore , the Board of County Commissioners of Weld County support the proposed Boulder County Comprehen- sive Plan in concept and recommend its adoption . Sincerely, Qpl�u-� & Ed Dunbar , Chairman Board of County Commissioners ED : kmh cc : Richard Ekrem, Chairman Boulder County Planning Commission P. O. Box 471 Boulder , CO 80306 7110437 Reeti a member of the Sheriff' s Department, and a staff member from the Land Use Department. Fifteen topics and objectives have been established, including discussions on the role of the County in fire supression, fire department autonomy and performance standards , response boundary resolution and clarification, road access, emergency medical services , and inter-jurisdictional relationships. The meetings, held once a month, will be concluded in March. At that point, the group will present their findings and recommendations to the Land Use staff for policy formulation. Policies will then go through the public hearing process for approval as an addition to the County Comprehensive Plan. 130 GOALS AND POLICIES p 70 I r77) i`_O > AN ELEMENT OF THE BOULDER COUNTY COMPREHENSIVE PLAN • GOALS AND POLICIES D EMVMV 0 C MV IJHVIJELMVLO1 \ Eo L�I(�10 • Ell V V 0 MI V Ll�lL Z VL JO_'-1 ,P�0OUNICE0 • OCEO 000 OhniMPC nOQLJ_00 O m00000 • aDtilD OOO`_,E • MOULDER CIO , ,CEO OUERCODOOH • OOMOMn 0O` O nE0000 =EF nJOQOO D OU © J D 00OC n ©REEK - U 000 D 0V. W yliA9 fl J. FIRE PROTECTION In both questionnaire results and neighborhood meetings alike, mountain residents and landowners considered fire protection to be the primary service concern for both existing and proposed land use activities. This came as no real surprise. given the recent drought, wind conditions , Pine beetle infestation, overall health of the forest, and the "severe" wildfire hazard designation blanketing most of the settled areas in the mountains . This intense concern made it clear to the Staff and M.P.T. that fire protection had to be addressed in the Comprehensive Plan. How to address it was another problem. There are 20 volunteer fire departments and fire protection districts covering the mountain region, each one having unique geographic, financial, and capability characteristics. Add to this the responsibilities of the U. S. and Colorado State Forest Services, and a complicated picture emerges. The most delicate feature inherent in these departments and districts involves the pride of the individual members with regard to their respective orgainizations and abilities . To attempt to draft policies at a land use level which would encompass and affect all departments/districts uniformly could be more detrimental than beneficial. Staff, the Long Range Planning Commission, and the M.P.T. made an initial effort in this direction but could not arrive at any satisfactory conclusion. As a consequence , Staff conferred with the County Firefighters Association and asked for advice as to the most appropriate way in which to generate fire protection policies. The net result was the formation of a group consisting of several firefighters, the County liason officer, 129 ,,PLANAAS BEEN DEVELOPED BY THE COUNTY LANN�[ 0�} ACKNOWI EDGEMENT& D USE N OPARTp�MME1Iss0Ni LONG j,G�GHRANGEEALA AR YCOMSLS$IQ OF tLAND THE THEGSTAEH E ar 1HG SFOR THc OUNTY SPI.ANND -U E DEPARTTMEN EAS WELL WELLYAS- SOMEN SUPPPLETARY EMENTARY FUNDING FROM S TO THE TATE OF �. LORADO. • a • •-w ROARD OF COUNTY CI11MLSSIONFRS. kALDE D Toevs•— ISTRicT .yOHN it. MURPHY -- UISIRICT 'it . --e PARGARET STRICT III COUNTY LONG RANGE PLANNING POtIMISSiflk ICHA D T. EKREM, CHAIRMAN • GREAT TRQELTZSCH, VICE CHAIRMAN EIL �IGHLIN EONA TOECKER RY ILOR NZ0 ENRY � VAL ill IvFHARETH cxsKINS •LA ICHARD IIICKS `E�tL l� HDUTAG ARDON MI.E ..MME -SANDY ER, FORM((R PLANNING ORD 'AYNE QMMISSION VICE CHAIRMAN ' MEMBERS "Of THE COUNTY- REGULAR PLANNING COMMISSION J ANTI USE DFPARTMENT STAFF EDWARD A. TEPE DIRECTQ JASON BROUILLETTE - ASSISTANT DIRECTOR - ! WILLIAM G TRIMM - PLANNER ALD F. AN SEL PLANNER ETEag L t%I P HOHOMAS C. bRAY GEC OGIST TOR K. F TZSIMMONS- PLLANNE IRAIG $:_ $ORi�t[$ON - PLANNER-COMPUTER s in SIKE JL. S-SPLANNING OMPUTERTECHNICIAN CONNIE .T�SON - SECRETARY a_a * • * S CPH LTY,_AT B. RENCHN-- COUtJTYIATTTQRNEY ANN I . KAISCH --ASSISTANT COUNTY ATTORNEY P/tRKPAUNL CIAXEN NT EL,L. DIRECTOR LINDA LIGHT IIP LATER TINA PROCTOR--' ii33PPERATIONS MANAGER U0N 6ALLOWA D- UIRTMTOR ALEX ARINIELLO !RANS. ?LANNER/ENG. SpE CIAI STUDIFS A. J. MADONNA - DIRECTOR y * • • • a flopsING AUTjHORITY JIM LILES - DIRECTOR SPECIAL THANKS TO THE MOUNTAIN ?LANNZNG TEAM AND KARLE SEYDEL .AND ASSOCIATES FOR THEIR WORK ON THE MOUNTAIN LAND USE OLICIES. �` dialogs, the County may consider entering into cooperative land use planning contracts as permitted under CRS 1973 . 29-20-105. 9. 02 The County shall assess the feasibility of designing a land use permit which should either replace or be an addendum to a building permit. The purpose of such a permit would be to provide both an applicant for a land use activity and other governmental entities with a central checklist con- taining an itemization of all information required prior to making a decision regarding the proposed activity. The land use permit would not in and of itself be a regulatory device. 9. 03 Upon request, the County shall provide direct assistance to and perform referral functions for the Towns of Nederland, Ward, and Jamestown. The purpose of such policy is to en- sure that land use planning within the unincorporated areas surrounding these municipalities be compatible with and respect the character, needs , desires , and service capabil- ities of those towns. 9. 04 To ensure that the needs and concerns of the mountain com- munity at large are given a more direct opportunity to be heard and acted upon, the County shall establish a Mountain Planning Advisory Committee. The membership of such com- mittee should represent the many diverse attitudes found in the mountain community , should meet on a regular basis , and should work directly with planners in reviewing , amend- ing, and making decisions on proposed land use activities. 128 TABLE OF CONTENTS Page INTRODUCTION 1 BOULDER COUNTY PLANNING PROCESS 3 GOALS FOR THE BOULDER COUNTY COMPREHENSIVE PLAN 7 FUTURE LAND USE FORM 11 POPULATION ESTIMATES AND PROJECTIONS 15 BOULDER COUNTY COMPREHENSIVE PLAN POLICIES 17 A. County-Wide Policies 17 Environmental Geology 19 Environmental Resources 29 Open Space 39 Transportation 45 Housing 55 Solid Waste 59 Land Use Surrounding Airports 65 Additional County-Wide Policies 67 B. Plains Policies 71 Agricultural 73 Boulder Valley Subregion 81 Southeast Subregion 93 Lefthand/Niwot/Boulder Creek Subregion 95 Lyons/St. Vrain Subregion 101 C. Mountain Land Use Policies 103 Residential 105 Commercial, Business , and Industrial 107 Transportation 109 Mineral Resources 111 Environmental Impacts 113 Natural Resource Utilization 117 Recreation 119 Wells & Sanitation 123 Intergovernmental Relations - 127 Fire Protection 129 i dialogs, the County may consider entering into cooperative land use planning contracts as permitted under CRS 1973. 29-20-105. • 9. 02 The County shall assess the feasibility of designing a land use permit which should either replace or be an addendum to a building permit. The purpose of such a permit would be to provide both an applicant for a land use activity and other governmental entities with a central checklist con- taining an itemization of all information required prior to making a decision regarding the proposed activity. The land use permit would not in and of itself be a regulatory device. 9. 03 Upon request, the County shall provide direct assistanc to and perform referral functions for the Towns of Nederland, Ward, and Jamestown. The purpose of such policy is to en- sure that land use planning within the unincorporated areas surrounding these municipalities be compatible with and respect the character, needs , desires , and service capabil- ities of those towns. 9. 04 To ensure that the needs and concerns of the mountain com- munity at large are given a more direct opportunity to be heard and acted upon, the County shall establish a Mountain Planning Advisory Committee. The membership of such com- mittee should represent the many diverse attitudes found in the mountain community , should meet on a regular basis , and should work directly with planners in reviewing , amend- ing, and making decisions on proposed land use activities. 128 LIST OF MAP SHEETS Map Sheet Page 1 Mineral Resource Areas 25 2 Geological Hazards and Constraint Areas 27 3 Archaeologically Sensitive 35 4 Wildlife Habitats , Natural Landmarks , Natural Areas 37 5 County Open Space 43 6 Highway Plan 49 7 Transit Plan 51 8 Bikeway Plan 53 9 Significant Agricultural Lands 79 10 The Boulder County Comprehensive Plan 131 w LIST OF FIGURES Figure Page 9 1 Boulder County Comprehensive Planning Process . . . 5 2 Population Estimates and Projections 6 ii I . INTERGOVERNMENTAL RELATIONS POLICIES INTENT: It is the intent of these policies to move toward the attainment of Goals 1. 1, 1. 2, 1. 3, 8 . 1, and 8. 2 as they apply to intergovernmental relations in the mountainous portion of Boulder County. In interpreting these goals, N+it is the intent of these policies to achieve a greater degree of contact and coordination between the vast number of governmental entities involved in land use decision- making. Further, these policies urge the County to design a land use permit, to be issued prior to the approval or denial of any land use activity. These policies also direct the County to work closely with the 3 incorporated mountain towns in land use-related matters . Finally, the County is directed to promote the formation of a mountain planning advisory committee, the purpose being to more 1 effectively coordinate land use decisions with resident needs and desires. 9. 01 The County shall undertake comprehensive dialogs with Federal, State, and local government agencies and depart- ments having land use responsibilities to establish an intra and intergovernmental system for continuing planning activities. The scope of such dialogs shall include but not be limited to the reassessment of existing referral processes , agreements on consultation procedures prior to policy amend- ments, agreements on exchange of information, discussion of possible joint studies on land use issues and integration of regulations wherever possible. Upon conclusion of these 127 INTRODUCTION Statutory Authority Pursuant to 30-28-106 , CRS 1973, as amended, it is the duty of all County Planning Commissions in the State of Colorado to formulate and adopt a comprehensive plan for the physical development of the County' s unincorporated territory. The Comprehensive Plan contained herein has been developed to respond to the widely accepted principle that the myriad of future land use decisions affecting the County' s lands should be made in a coordinated and responsible manner. The instrument utilized to formulate and guide such decisions is the Comprehen- sive Plan. Definition The Boulder County Comprehensive Plan is an official document designed to be utilized by both the public and private sectors of the County as a policy guideline for making orderly and desirable decisions concerning the future use of land in the County. The Plan has been formulated by the Boulder County Planning Commission and Long Range Planning Commission and is corprehensive, general, and long range in nature. Comprehensive, in that it encompasses all geographic areas of the County; general, in that it articulates broad-base policies and proposals and does not include detailed regulations; and long range, since it not only addresses current pressing issues, but also anticipated problems and possibilities of the future. Relationship to Other Planning Documents The relationship between a comprehensive plan and other local planning documents such as zoning resolutions , subdivision regulations, and building codes are often confused. Such con- fusion is understandable, however, since these documents are often adopted prior to a comprehensive plan. A sequence such as this is contrary to good planning practice. The Comprehensive Plan consists of broad-based land use goals , policies , and proposals intended to guide future develop- ment. The zoning, subdivisions, and building code requirements are much more specific documents and respectively deal with exact boundaries of districts and the uses permitted within such districts , the detailed standards of subdivision design, and the maintenance of minimum standards of structural integrity, safety, and soundness . These documents are referred to as "Land Use Regulations" and are intended to implement the goals , policies , and land use proposals of the Comprehensive Plan. 1 (Additional Suggested Ground Water Policies) Boulder County Environmental Geology Groundwater Policies C. Groundwater 3. 01 It shall be County policy to render land use decisions consistent with the preservation or improvement of groundwater quality as well as the conservation of groundwater supplies . 3. 02 It shall be County policy to discourage the con- version of groundwater from agricultural uses to urban uses . 3. 03 Whereas (1) geological conditions in some areas of the County, as described in the Environmental Geo- logy report, are such that dependable or potable groundwater supplies may not be available for in- tensive land uses , and (2) applicants for inten- sive land uses may specify that groundwater shall be partially or solely utilized as a water source , it shall be County policy, as shall be stipulated in the County's land use regulations, to require that said applicants furnish hydrogeological evi- dence to establish that definite provision has been made for a water supply that is sufficient in terms of quantity, dependability, and quality for the intensive use proposed. The County shall not re- quire that such hydrogeological evidence be pre- sented as a prerequisite for the issuance of a building permit for a single family dwelling. 125 Major Plan Components The Boulder County Comprehensive Plan consists of four major components intended to guide current and future land use decisions of the County. The first component, County Goal Statements , is regarded as the corner stone of the Comprehensive Plan since they form the framework for public and private decision-making. In short, the goals indicate the direction for which we are planning. The second major component is the Policies , relatively detailed statements that determine particular courses of action to follow to move toward the attainment of particular goals . Whereas , the goal statements indicate "where we are going" with our comprehensive planning approach, the policy statements deter- mine "how we get there" . The third component of the Plan is the Comprehensive Plan Maps , the graphic illustration of the Plan. The Maps are derived from and interpretative of the direction provided in the Boulder County Goal Statement and Policies. The fourth component of the Plan consists of the background information or Elements , which here served as the foundation or base from which Policies and Maps have been formulated. The Elements include Environmental Geology, Environmental Resources, Open Space, Transportation, Solid Waste, Boulder Valley Subregion, Southeast Subregion, Lefthand/Niwot/Boulder Creek Subregion, Lyons/St. Vrain Subregion, Mountain Subregion, and summarize the detailed inventories and analysis of various land-use determinants and have been used to establish the rationale for Plan development. 2 water supply demonstrated to be sufficient for the facil- ity (ies) proposed. 8. 04 The County shall consider the establishment of a monitoring program in conjunction with private landowners , the State Engineer and the City/County Health Department for the purpose of accumulating information regarding the dependa- bility, quantity, and quality of ground water , and acquiring information on abbreviated systems. 8. 05 The County shall work towards amending codes and/or regu- lations to permit the use of abbreviated individual sewage disposal systems or the separation of gray and black waste water. Amendments shall be made only when there are as- surances that such amendments will result in the construction of environmentally sound waste disposal and gray water/ black water separation systems which maximize the quantity and quality of water returned to the tributary. 8. 06 The County shall determine and implement the best means of conveying to potential homebuyers the nature and main- tenance requirements of abbreviated systems which may be attached to the structure. 124 BOULDER COUNTY PLANNING PROCESS General The Boulder County Comprehensive Planning Process is defined as a continual program of evaluating goals , conducting various land- related studies, and then utilizing such goals and studies to fashion a balanced and practical set of land use policies and proposals for the future use of land in our County. Stated differently, the Planning Process serves as a blueprint for the logical development of the Comprehensive Plan as well as the formulation of effective implementation tools . The process describes , through a logical sequence, the various land use related factors that must be considered to effect the formulation of responsible and meaningful land use policies and proposals. These factors are concerned with the following: the definition of County-wide goals; the inventory and analysis of land use, community facilities and utilities , and environmental resource characteristics; the forecasting of population levels; the comprehension of citizen issues , as well as many land use-related issues; the development of policies to resolve and/or address the relevant issues; and, the transformation of policies into the Plan Maps . The Planning Process is continual. It involves not only the formulation of the Comprehensive Plan document, its implementation through the application and use of various regulatory tools, but also continual monitoring " and periodic updating. The success of the Planning Process in Boulder County relies heavily upon the County' s ability to keep the major components of the Plan current. Thus , the Plan should be updated every three to five years by the Staff and such revisions should adhere to the various sequential stages of the Planning Process. The chart on the following page is an abbreviated exhibit of the Planning Process which has been used to develop the Boulder County Comprehensive Plan. Land Use Decision Making Process The various land use policies and proposals which compose the body of the Plan have resulted from direct adherence to the Comprehensive Planning Process. Members of the public and private sectors who are desirous of retracing a particular policy to determine the evolution of such, Should investigate the data and information contained in the various stages of the Planning Process. For example, beginning vith a particular Policy Statement the reader should first refer to the Intent Statement of the particular policy to determine the stated purpose of such policy, next refer to the relevant element document, then proceed to the Goal Statements , and finally to the enabling legislation of the Colorado Revised Statutes. 3 H. WELLS AND SANITATION POLICIES INTENT: It is the intent of these policies to move toward the attainment of Goals 2. 1, 2. 2, 5. 1, 5. 4, and 5. 6 as they apply to wells and sanitation systems in the mountainous portion of Boulder County. It is further the intent of these policies to encourage those agencies responsible for regulation and administration of wells and sanitation systems to reassess those standards currently in use and further examine the merits of alternative systems so that the unique geologic, topographic , hydrologic, and residential characteristics of the mountains are more effectively considered. In addition, these policies urge greater consideration of systems designed to maximize water conservation and reuse. 8 . 01 The County shall initiate meetings between the State Engineer ' s Office, City/County Health Department, Land Use Department, Public Works Department, and Building Department for the purpose of establishing a consistent, cooperative process by which to review applications for land use activities and to rectify discrepancies or incompatibilities which may exist within current regulations, codes, and policies. 8. 02 The County shall promote the use of water-conserving fixtures and of storage tanks/cisterns for retaining water supplies . 8. 03 The County shall support the use of storage tanks and cis- terns for human purposes (drinking, bathing, washing) only when such tanks/cisterns are auxiliary to or part of a 123 Hence, the Plan' s policy statements have evolved from the Staff' s adherence to the sequential stages of the Boulder County Plan- ning Process. Particular questions by the public and/or private sectors as to the rationale or evolution of a particular policy can be addressed through an investigation of the relevant data and information presented in the various stages of the Planning Process. Comprehensive Plan Amendments The Boulder County Comprehensive Plan is a policy document that is used to guide the myriad of land use decisions affecting both the private and public sectors of the County. For the Plan to function as an effective decis-i.en-making document, it must be flexible enough to weather changes in public attitudes , develop- mental technologies , economic forces , and legislative policy. In accordance with the planning process , the "Continuous Update" stage is intended to consider various amendments and revisions that keep the plan up-to-date. If this stage of the planning process is neglected there is danger that the Plan will ossify and be ignored in the' immediate future. Therefore, the Boulder County Comprehensive Plan envisions three general types of Plan amendments. The first type is an over- all update conducted every three to five years. This "Compre- hensive Update" should provide for a thorough reanalysis of the entire Plan, including a reevaluation of goals , updates of land-related elements , forecasts , and the reaffirmation of land use policies and proposals. The procedure involved in the "Comprehensive Update" should be consistent with the various stages of the planning process . This update is the responsibility of the public sector , in particular , the responsibility of the Boulder County Planning Commission and the Land Use Department Staff. The second type of amendments are those proposed and initiated by the private sector. The land uses illustrated on the Land Use Plan Map are the result of the application of the Plan' s goals and policies. It is reasonable to assume , however, that the private sector may introduce land use proposals that con- flict with the Plan Maps , but which may in fact, be complimentary to the Goals and Policies of the Plan itself. In such instances where the private sector is of the opinion that their proposals conform to the Goals and Policies of the Plan, they may enter- tain an amendment to the Plan. In applying for a particular amendment, the private sector shall as a minimum conform to the following criteria: LAND USE AMENDMENT CRITERIA 1. Applications for amendments shall be considered annually. The Long Range Planning Commission shall review amendment requests during September of each year; 4 7. 05 Regardless of the jurisdictional disposition of the Indian Peaks area, the County shall utilize the management consi- derations set forth in resolution by the Board of County Commissioners of the County of Boulder , dated February 24 , 1977 , as a matter of planning policy when dealing with public and private entities (Addendum B) . 7. 06 The County shall request that agencies involved with recreation-related activities notify the County for con- sultation prior to any administrative changes which may result in alteration of existing recreational policies and/or management programs. 7. 07 The County shall assist the U.S . Forest Service and private landowners in recreation-related matters, including but not limited to establishing more visible identification of public and private lands or roads. 7. 08 The County shall not support retail or commercial recrea- tional support facilities being located outside of munici- palities or established retail areas . Retail and commercial recreational support facilities shall be defined in the Boulder County Land Use Regulations . 121 FIGURE 1 N --- U W Al 0 I N W W U UPI G N U enN 0 0 N > U H.� 7 N N H7 O'2 CL C.ro U 04 0 0 PI 4az"w' tO i O U , 0 omc -2 cc, H N G G N N C N O.ti -.i .p' ..Ni . p . .1 04 n v7 W7 7 C 1 N C_) 0 a! 4 • M 7 E H G O in E N 0. U N O W O 2 V H E 0 NU U0 V Ufk .i ro r) V 0 rd a O N O ltl N 0 E 0 G.N1 co N G IL H..1 M i� G 0 H 0 7 G . G U (0 >1 0.E ^I HO rn w wE w H ON 5 OM x osoi �mo " W / £ g W Da a a a co Co w b U C 0 0. 1 C m ti G • O 'd C7 N 0 5 7 a O n H A .N N NN N+ro' > N7 5M0 N N N .ti 7 a G N G N b +)w N N 11 CO £ H 44 C a P E rn m tai N O k 7 b GL 7 _ .,.I 0 ti .1 G 7 C 0 U.b+0 3 N o 7 N W N N N 0 W U W a� N m " O co.ti N TO Clc P �' G {1 U Y1 r\ O N ..i N G .I W M O G WC ri id..i Rif) 2 N N G ,,p0 OG tAi N 2° o Ca GV WON ONa 0 I 'O E to H O P] 4 22 W O x F CO .7 0 W 4 0 A 0la Oa Hu 0 11a .,Uj Z G gar r O 7 7 O C 'ti ° -P .A ro -H W 0 N V O N 44 r N 0 " ri V 0 N 0 M ro b N la Or O ar 0 44 FP o �,, -H a o C '-� C,v Oar m 5 .a .a W 'b, E H ., G ti A a q •H N Oa O 0 al Co�.N2 • -i7 o11 v v.v wv�".c v �.� a ..i ".i -4.Hi 7 .0 " 0 N ' � \..Li J O 7 0 0 7o V]W V O N R 0. 2 W U1 LO •07 a 'y G a 0 'U '0 44 0 mai H • 0 0 -H H 0 ro H ..-I 0-H Cw N N O W 0 U2 COHI O `� 8roy >� ✓' N 7 9:1 G ro I O !a N W 0 i CE I 00 0 >. N 0W 3 0 ° C 0 G .. 2 b N 'G' HI C - . N I > 0 0 0 ,Nj 0 W W 0 0 W G G E L.: W U 01•H ro 'y W � > N 4 N road+ o C OW N . ✓ a p 0 O O.M g U " ro .N 0 3 N V,W W N N 7 N .,Gj N el ti E "HOG " > 0 N 7 N H 7 o p JD q U Uzi› ACO W a O x s, cn a 5 be to determine use types , frequency of use, destinations of users, and preferences regarding alternative locations for and types of recreational uses. 7. 02 Upon the conclusion of the aforementioned study, the County shall consider designating specific areas and/or roads for specific recreation uses . 7. 03 The County shall reassess recreational land uses as listed under Permitted Uses and Uses Permitted by Special Review in the Forestry zone (Sections Vi and XV, Boulder County Zoning Resolution) , and shall further define such Uses . In further defining recreational land uses , the fundamental principle shall be that such uses are accessory to the land and that proposed recreational uses be measured as to their potential impacts on the existing physical and environmental characteristics of the land and impacts on existing surround- ing land uses . 7. 04 In addition to the principle stated in policy 1. 03 , the. County shall further assess proposed recreational land uses in consideration of the number of similar uses already in existence, the services which the County and other entities would be required to provide, the intent of the proposed use with regard to accommodations and facilities , the proximity to and integration with the proposed use to other public and private lands and facilities , and the concerns and opinions of residents and landowners within the vicinity of the area. 120 2. The amendment request shall be in conformance with the Comprehensive Plan Goal Statements ; 3. The amendment request shall be consistent with the applicable policies of the Comprehensive Plan; 4. The amendment request shall be compatible with the existing and planned surrounding land uses; 5. The amendment request shall not result in detri- mental impacts to the existing or planned trans- portation system; and, 6. The amendment request shall not place burdens upon existing or planned service capabilities . The third type of amendment to the Plan is that initiated by municipal legislative bodies that are concerned with the future expansions of their adopted Community Service Area boundaries. The function of the Community Service Area concept is to channel future urban growth into the designated geographic areas of the County that have the existing or planned facility- utility capability to meet the anticipated service demands generated by developed land uses. Circumstances may arise in the future where a governmental entity having jurisdiction over the Community Service Area finds it necessary to expand the adopted boundaries. The policies of each adopted municipal comprehensive plan makes reference to the Amendment Criteria that must be satisfactorily addressed before the municipality will grant the particular amendment. Included in these policies is the provision that Boulder County has an interest in munici- pal plan amendments which result in the expansion of Community Service Area boundaries into the surrounding lands under County jurisdiction. Therefore, pursuant to 31-23-106 (1) CRS 1973 , as amended, and the adopted policies of municipal comprehensive plans , Boulder County shall review the municipalities ' proposed amendments and communicate its recommendation to the municipal planning commission. The recommendation by Boulder County shall be based on the following general criteria : COMMUNITY SERVICE AREA AMENDMENT CRITERIA 1. Conformance with the goals and policies of the adopted municipal comprehensive plans; 2. Conformance with the Goals and Policies of the Boulder County Comprehensive Plan , including the Transportation Plan; and , 3. The justification by the municipality that the proposed expansion is necessary from the stand- point of the supply of vacant land relative to the anticipated demand for urbanization, the capabilities of the municipal service systems to adequately supply services to the proposed expansion area, and additional reasons of how the municipality will benefit from the proposed expansion. 6 G. RECREATION POLICIES INTENT It is the intent of the following policies to move toward the at- tainment of Goals 1. 1, 2. 1, 2. 2 , 3 . 1, 3. 2, 6. 2 , and 6 . 3 as they apply to recreation in the mountainous portion of Boulder County. In interpreting these goals , it is further the intent of these policies to protect as effectively as possible the environmental and social characteristics of the mountains which are of utmost importance to mountain landowners. These policies also recommend a multi-agency survey on recreational use be undertaken as well as a reassessment of existing permitted recreational land uses. In addition, the County position on the management of the Indian • Peaks area is strengthened as a matter of policy. Finally, these statements request that agencies confer with the County prior to changing policies affecting recreational use and management. 7. 01 Due to the complexity of recreation forms , the diversity of user opinion vs. resident opinion on the suitability or unsuitability of recreational activities, and the erratic distribution of public , municipal , and private land ownerships found in the mountains, the County shall undertake a recreation user study in cooperation with the U. S. Forest Service , National Park Service , Colorado Division of Wildlife, Colorado Bureau of Outdoor Recre- ation, the three incorporated mountain communities , and private land owners. The purpose of such study shall 119 GOALS FOR THE BOULDER COUNTY COMPREHENSIVE PLAN Preamble The statements contained herein represent goals for future land uses within Boulder County. Before us is the challenge of developing a Comprehensive Plan which encompasses 750 square miles of land with a diversity of geologic character- istics : alpine tundra, wooded mountain terrain and sweeping plains. A variety of uses further characterize the County with wildlife habitat, modern-day mountain settlements , urban developments , semi-rural residential developments , industry, farming, and natural and man-made historical features including remnants of mining camps. We must strive toward maintaining a region of beauty and functional fitness that enhances the quality of life for all residents and visitors. Our primary concern must be the fair resolution of conflicting individual interests while providing the maximum opportunities for individual self-development. All our institutions - political, social , economic and educational - must work together to further enhance the dignity of the citizen and permit the maximum oppor- tunities for individual choice. The people within the County vary in their interests , values , desires , and accordingly, in their perception of what is "needed" . Public involvement is , therefore, essential in the development, interpretation and implementation of these goals . These broadly stated goals are the foundation from which land use policies and proposals have been constructed to help pro- vide a means for satisfying some of these specific and widely differing individual interests and for integrating them on a County-wide basis through the vehicle of the Comprehensive Plan. 7 6 . 05 Recognizing certain unique environmental and land use characteristics indigenous to the mountainous portion of the County, the County shall investigate the need for an feasibility of regulating grazing and confine- ment of livestock in the mountains . Any regulation which may be developed should include but not be limited to criteria which address the following on-site and off-site impacts; wildlife habitat and migration corridors , erosion, dust, odor, pollution, vegetative damage, size and duration of the graze. 6. 06 In cooperation with the public and private sectors, the County shall continue to identify and map those sensitive, unique and/or critical ecosystems where conflicts and degradation may occur as a result of grazing. Where conflicts are identified, the County shall work with landowners for the purpose of developing management plans to conserve such ecosystems. 6 . 07 As shall be stipulated in the land use regulations , the County shall continue to regulate the location of sawmills and attendant reclamation plans, taking into consideration on-site and off-site impacts. 6 . 08 As shall be stipulated in the Land Use Regulations , the County shall regulate mine mills and attendant reclamation plans, taking into consideration on-site and off-site impacts. 6. 09 The County shall investigate the feasibility and desirability of establishing review criteria and regulations at a County level for the construction and/or expansion of water storage , diversions , transmission, and distribution systems. In undertaking such an investigation, the County shall consider the enabling powers and guidelines for regulation found in H. B. 1041 (CRS 1973 - 24-65. 1-101 et seq. ) and H.B. 1034 (CRS 1973 - 29-20-101 et seq. ) . 118 BOULDER COUNTY COMPREHENSIVE PLAN GOAL STATEMENTS 1. 0 Design of the Region 1. 1 Future urban development should be located within or adjacent to existing urban areas in order to eliminate sprawl and strip development, to assure the provision of adequate urban services , and to preserve agriculture, forestry and other similar open space uses. 1. 2 Existing communities should grow, if at all , at whatever rate they consider desirable , within the limits of what is acceptable to the citizens of areas potentially af- fected by that growth, and to the citizens of the County, while preserving and improving the quality of life and the aesthetic and functional fitness of land uses within the County. 1. 3 Diverse, compatible, and functional land use patterns should be established and, when necessary, revised to prevent urban and rural decay. 2 . 0 Environmental Management 2 . 1 Unique or distinctive natural and historic features should be preserved and conserved in recognition of the irre- placeable character of such resources , and their importance to the quality of life in Boulder County. Other resources should be utilized in a manner which is consistent with sound environmental protection, while enhancing compati- bility between natural and man-made characteristics . 2. 2 Air, water , and noise pollution; inappropriate development in natural hazard areas ; and overall environmental degrad- ation should be reduced as much as possible or eliminated in order to prevent potential harm to life, health and property. 2. 3 Critical wildlife habitats should be maintained , preserved and conserved in order to avoid the depletion of wildlife. 2. 4 SIGNIFICANT WETLANDS SHOULD BE CONSERVED AS THEY ARE CRITICAL COMPONENTS IN THE OVERALL BALANCE OF THE ECO- LOGICAL SYSTEMS . Capital letters indicate new material added to the "Preliminary Goals for the Boulder County Comprehensive Plan" as adopted by the Boulder County Long Range Planning Commission February 26 , 1975 ; dashes through words indicate deletions. 8 F. NATURAL RESOURCE UTILIZATION POLICIES INTENT STATEMENT It is the intent of these policies to move toward the attainment of Goals 1. 3, 2. 1 - 2. 3, and 5. 1 as they apply to natural resource utilization in the mountainous portion of Boulder County. In interpreting these goals, it is further the intent of these policies to recognize the multiple uses of the mountains of Boulder County including forestry, agriculture, operation of saw mills and mine mills, and water generation and storage. In addition, these policies provide direction for: the writing of land use regulations to achieve resource utilization which is compatible with and not disruptive to existing environmental, social, aesthetic, and land use characteristics unique to the mountain area. Where regulation is beyond the purview of Boulder County , these policies direct the County to seek the cooperation of relevant agencies and to review the standards utilized by those agencies in resource decision-making. POLICY STATEMENTS 6 . 01 In coordination with the U. S. Forest Service and Colorado State Forest Service, the County shall provide information or referrals to individuals regarding environmentally sound timbering and forestry management practices . 6. 02 The County shall examine the prescriptions of E.A.R. ' s involving public timber sales , and shall recommend additions and/or amendments to those prescriptions if warranted. Any such additions and/or amendments shall consider environmental, aesthetic, and land use com- patibilities. In order to provide more adequate public notification regarding timber sales , the County shall encourage the U. S. Forest Service, Colorado State Forest Service, and B.L.M. to post notices adjacent to the sale site, publish notification in newspapers , and/or make direct contact with the subregion (s) involved. 6. 03 The County shall continue to investigate and compile information regarding open grazing practices in the mountains. Where possible , the County shall provide information or referrals to individuals regarding the suitability of and impacts upon lands relative to the grazing of livestock. 6 . 04 Upon being informed by individuals of potential grazing abuses or permit violations , the County shall ask agencies responsible for the monitoring and enforcement of grazing activities to investigate and mitigate if warranted or valid. 117 3. 0 Parks and Open Space 3. 1 Provision should be made for sufficient open space to meet human needs throughout the County in order to protect and enhance the quality of life and enjoyment of the en- vironment. 3 . 2 Development of adequate parks and recreational facilities should be encouraged throughout the County, and should be integrated whenever suitable with other public facilities. 3. 3 The use of appropriate open space should be promoted as urban-shaping method. - 3. 4 A COUNTY-WIDE TRAIL SYSTEM WILL BE ESTABLISHED FOR RECRE- ATIONAL USE TO PROVIDE ACCESS TO APPROPRIATE AREAS. 4. 0 Residential Goals 4. 1 A diversity of housing types and densities should be en- couraged in order to assure decent housing for all persons. 4. 2 Quality residential areas , which function as integral neighborhood units with schools , parks and other similar facilities as centers , should be encouraged. 4. 3 Rehabilitation of existing residential facilities should be promoted where feasible. 5. 0 Community Facilities 5. 1 The provision of adequate water for all the County' s ad- verse land uses and its efficient use should be encouraged. Further conversion of agricultural water within the County to urban uses should be discouraged. 5. 2 A functional balance between community facilities and potential land capacities (population) should be maintained. 5. 3 Development should not place undue burdens on any exist- ing community. 5. 4 Cooperation or consolidation of urban services among municipalities , special districts and companies should be encouraged, when appropriate , to avoid duplication and overlapping costs and to establish a satisfactory level of quality, quantity and dependability of those services. The proliferation of special purpose districts should be discouraged. 5. 5 Adequate facilities and services which provide diverse educational, cultural , and social opportunities should be encouraged. 9 the Boulder County Land Use Regulations . 5. 07 The County shall undertake a study of the various methodologies proposed and in use which effectively measure and assess environmental impacts for the purposes of establishing a functional Environmental Impact Assessment Procedure. Such procedure, when developed, shall be incorporated into the Boulder County Land Use Regulations. A, 115 5. 6 Adequate facilities and services to assure the health, safety and welfare of all citizens should be promoted. 6. 0 Economic Conditions 6. 1 A balanced, diversified economy should be encouraged in order to assure desirable local employment opportunities and to strengthen and stabilize the tax base. 6. 2 Adequate regional, community and neighborhood commercial facilities should be encouraged while avoiding conflicting land uses and the proliferation of new commercial areas. 6. 3 New major commercial facilities should be located within incorporated areas. 6 . 4 Commercial and industrial development should provide an attractive, safe and healthy environment which does not have an adverse impact upon the surrounding areas. 6. 5 Rehabilitation of existing commercial and industrial facilities should be promoted where feasible. 6. 6 A climate for industry which is consistent with community growth desires and the ability of the community to absorb growth should be encouraged. 6 . 7 Industrial zoning within unincorporated areas should be discouraged. 7. 0 Transportation 7. 1 An efficient, coordinated, multi-mode transportation sys- tem, which will provide adequate and safe movement of people and goods , should be promoted while avoiding un- desirable environmental impacts . 7. 2 The aesthetic quality of the County should be given full consideration when locating, designing or upgrading any part of the transportation system, in order to preserve and enhance public enjoyment of such facilities as mountain roads , bridges , scenic overlooks and landscape plantings . 7. 3 THE ELEMENTS OF THE TRANSPORTATION SYSTEM SHOULD REASON- ABLY PROVIDE FOR THE SAFE AND CONVENIENT ACCOMMODATION OF SPECIAL MOBILITY REQUIREMENTS OF THE COUNTY' S ELDERLY AND PHYSICALLY HANDICAPPED POPULATION. 8. 0 PUBLIC INVOLVEMENT 8. 1 THE COUNTY SHOULD ACTIVELY ENCOURAGE AND SOLICIT CITIZEN PARTICIPATION IN THE ADMINISTRATIVE, LEGISLATIVE , AND JUDICIAL FUNCTIONS OF THE POLITICAL DECISION-MAKING PROCESS. 9. 0 GOVERNMENTAL RELATIONS 9. 1 THE COUNTY SHOULD ENCOURAGE AND PROMOTE COORDINATION AND COOPERATION BETWEEN FEDERAL, STATE AND LOCAL GOVERNMENT ENTITIES CHARGED WITH LAND USE DECISION-MAKING AUTHORITY. 10 historic and archaeological sites air, water, and noise pollution visual quality climate mineral resources existing land uses It is acknowledged that, based upon the scale and location of a land use proposal, the County may require additional information and assessment at the expense of the applicant (s) . 5 . 02 In order to minimize the expense of environmental impact assessments to an applicant (s) , as well as to provide the general public with certain information without sacrificing accuracy or quality, the County shall make available base information and interpretation on the following subject areas : geohazards wildfire and fuel reduction climate historic and archaeological sites air, water, and noise pollution wildlife migration corridors existing land uses 5. 03 The County acknowledges that information pertinent to land use decision-making and involving both quantifiable and unquantifiable environmental factors is lacking or incomplete in certain areas. It is , therefore, the policy of the County to search out information and to make said information available and intelligible to the public. 5. 04 The County may rely on referrals to one or more agencies and/or individuals with expertise in each of those subject areas listed in 1. 01 for the purposes of obtaining several recommendations prior to making land use decisions . 5. 05 In those environmental subject areas where the County must currently rely on referrals for the provision of impact assessments , the County shall work with the various agencies responsible for such assessments to modify the referral process . The purpose of modification is to design referrals which will provide specific information and comment regarding impacts so that the County may acquire a greater in-house assessment capability. 5. 06 Applications for building permits shall proceed through an environmental checklist process. The purpose of such a checklist shall be to minimize , where possible, the need to utilize referrals to specialists and agencies outside of County government. All other land use applications shall be evaluated as to their environmental impacts through criteria enumerated in 114 FUTURE LAND USE FORM The Boulder County Comprehensive Plan serves as a guide for the formulation of decisions concerning the future use of land in Boulder County. The proper administration and implementation of the policies contained herein is intended to result in an orderly and balanced distribution of land uses throughout the entire County. The spatial pattern or form of future land uses which results from the effective implementation and administration of the Comprehensive Plan' s policies is paramount to the success of the Plan. Underlying the Plants policies are two significant planning concepts that have evolved from the Goals and citizen participation stages of the Planning Process . These two con- cepts are the Subregional Planning concept and the Community Service Area concept. Both concepts, however, have slightly different applications with relation to the plains and mountains. The Plains The Subregional Planning concept in the plains portion of the County should be interpreted as a fundamental "planning unit" . That is, a relatively large geographic area where (a) an urban center exists and serves as a nucleus for the provision of goods and services for the urban area as well as surrounding rural area; (b) apparent land use issues (both technical and citizen oriented) are generally similar; (c) physiographic features aid in the identification of a cohesive region. Thus , the nature of the Subregional Planning concept is best described as a geographic area where the Planning Process has been equally applied to develop various land use policies and proposals to respond to the area' s particular or unique issues. The subregions on the plains are described as follows : The Boulder Valley Subregion The Southeast Subregion The Lefthand/Niwot/Boulder Creek Subregion The Lyons/St. Vrain Valley Subregion The other major planning concept is that of the Community Service Area. The underlying premise of this concept is that future ur- ban development should occur within urban areas where an adequate range of urban services can be provided to the existing and anti- cipated population. The definition of functional County/municipal relationships in the areas of jurisdiction and land use control evolved early in the development of the Boulder County Comprehensive Plan as a prerequisite to meaningful policy and land use design. The spell- ing out of how the County intended to regard and coordinate land use control with municipalities and other major urban service entities was accomplished throuc.h the adaption of the "Urban Service Area" concept from successful applications in other states , 17 E. ENVIRONMENTAL IMPACTS POLICIES INTENT STATEMENT It is the intent of these policies to move toward the attainment of Goals 2. 1 - 2. 3 as they apply to environmental impact assess- ments in the mountainous portion of Boulder County. In interpreting these goals , it is the aim of the following policies to maintain and enhance the natural mountain environ- ment while at the same time steering human activities away from environmentally sensitive sites and natural and man-made hazard areas. To promote theseends the following policies shall refer to: a) those environmental topics which should be of concern in land use decision-making;- b) the current capabilities of the County to utilize certain existing environmental information; c) those topical areas wherein information is lacking or inadequate for land use purposes ; and d) the need for acquisition of relevant environmental data. Furthermore, these policies address the need to inventory and select a methodology for environmental impact assessment as well as the importance of inter-agency cooperation with those other units of government responsible for land use decisions in the mountains. Finally, the County acknowledges that, based upon assessment of environmental impacts , land use proposals may be denied. POLICY STATEMENTS 5. 01 It shall be the policy of the County to thoroughly assess the environmental impacts of any land use proposal prior to the approval or denial of a subdivision, rezoning, Special Use, or building permit when not otherwise reviewed through one of the prior processes. In making such determination, the County shall work with the applicant (s) and agencies with particular expertise in assessing the immediate and potential impacts on and by the proposal from among the following : geohazards 6 wildfire and fuel reduction wildlife and wildlife habitats sensitive and unique ecosystems groundwater surface water 6 "geohazards" includes soils, landslides , slope , rockfalls , flashflood corridors, floodplains , subsidence, avalanches , and alluvial fans. 113 language and intent found in the Colorado Statutes , and from County experience acquired in efforts to implement the Boulder Valley Comprehensive Plan, adopted in December ' 70 as "Phase I of the Boulder County Comprehensive Plan" . The County CSA concept is based upon a recognition of municipal form, rights , and potential in the areas of annexation, land use planning and regulation, code administration, provision of urban services and facilities , taxation, eminent domain, etc. Realiz- ing that the great majority of local , regional, and national land use conversion over the last three decades has been to urban and municipal use, and anticipating the continuation of pressures for urbanization at the local level during the planning period; the CSA concept allows for planned and orderly growth, preserves local control over local planning decisions to the maximum extent possible in a region of twelve jurisdictions , provides a mechanism for the control of municipal boundary adjustments , limits urban development in unincorporated areas thus reducing pressures on the County and taxpayers to furnish services to those area, avoids unnecessary proliferation of new municipalities and special districts , discourages urban sprawl and leapfrog developments , and provides for a fair and equitable distribution of the costs of services and facilities among those who benefit therefrom. The CSA is consistent with stated County goals and objectives in that it encourages the preservation of the environment and natural areas, the conservation of energy and the reduction of unnecessary travel , the conservation of other natural resources , reduces urbanization pressure on our better agricultural lands , discourages development in hazardous areas , and basically puts forth a comprehensive planning approach which identifies a common element among the diverse areas and communities of Boulder County. In the development of the Boulder County Comprehensive Plan, representing the first County master plan statement for many areas , the County has placed a great deal of reliance upon the previous land use surveys , maps , policies , and plans of the municipalities , and to that extent has accepted in most cases adopted municipal comprehensive plans as logical starting points in the CSA delineation for that community. From that point, how- ever, the County applied the following criteria in the review and amendment of municipal plans into CSA plans : 1) The overall size and geographical extent of a CSA must bear a reasonable and quantifiable relationship to the projected availability of public water, public sanitation, police, fire and other necessary urban services ; realistic projections of growth for that community; anticipated land uses; and the planning period. 2) The land use plan for the CSA must, to the greatest extent possible, avoid projections of urban development in hazard- ous areas or valuable and unique natural areas , and work towards the preservation of natural resources. 12 D. MINERAL RESOURCES POLICIES INTENT STATEMENT It is the intent of the following policies to move toward the attainment of Goals 2. 2 , 2. 3, 6. 1 , and 6 . 4 as they apply to mining in the mountainous portion of Boulder County. In interpreting these goals , it is the intent of these policies to deal with the real possibility of renewed mineral extraction, the fact that mineral law and regulation are under the jurisdiction of multiple State and Federal agencies, and that land use con- flicts may arise with a resurgence of mining activity . POLICY STATEMENTS 4 . 01 If renewal of mineral extraction activity in substantial quantities is indicated, the County will consider the designation of Mineral Resource Areas as permitted by CRS, 1973, 24-65. 1 - 202 et seq. (H. B. 1041) . The purpose of such a designation would be to mitigate any land use incompatibilities consequent to renewed mining activities, and would not be used as a device to control other growth for lack of relevant land use regulations . 4. 02 The County shall encourage and promote common ownership of both mineral and surface rights on patented mining claims. 1. 03 The County shall forewarn any applicant for a non-mining related building permit (s) in the mountains on a patented claim that mineral extraction activities may occur in proximity to the site (s) for which the permit (s) are requested. 4. 04 The County shall exercise certain regulation over mineral extraction activities as stipulated in the Mineral Resource Areas section of the Environmental Geology Policies. 4. 05 The County shall request that agencies in a position of knowledge regarding mining activities notify the County at any time they believe there is a possibility of renewed mining activity or that such activity is to commence. 111 3) The CSA must recognize and respect other designated ser- vice areas and provide for or allow adequate physical separation or buffering therefrom, to the effect of re- taining separate community identities which may exist because of geographic or historic considerations. 4) That the transportation plan for the CSA be consistent with the Boulder County Transportation Plan. 5) That all non-urban land use projections within the CSA be realizable and able to be implemented. 6) That CSA delineation be of adequate specificity so as to allow for appropriate land use regulation by the County and municipality. The concept of Community Service Area, therefore combines with those concepts of subregional delineation, preservation, and non- urban land classification to provide the basic structure to the design of the region; reflecting the fact that the County is not in the position to provide an adequate range of urban services to future development and that lands outside of defined Community Service Areas should be classified as "non-urban" . The Mountains From a jurisdictional and Community Service Area standpoint, the mountainous portion of the County cannot be dealt with in the same fashion as the plains for the purpose of land use planning. Of the approximately 450 square miles of the County rising from the plains westward to the Continental Divide, the U.S. Forest Service has jurisdiction over 60% , the National Park Service over 8% , and incorporated areas only . 05%. Due to historic circum- stance, approximately one-half of the lands remaining outside Federal and incorporated jurisdictions lie within the National Forest in a wild, disorganized geographic and geometric pattern. In addition, the maze of road discontinuity of geography, fluc- tuations in resident/non-resident population levels over the course of any given year, lack of centralized County services ex- cept in solid waste, police, and road maintenance, and current inability of the 3 incorporated areas to provide extension or expansion of centralized services , effectively precludes Community Service Area planning. And with the qualified exception of those 3 towns , the very concept of Community Service Areas is antitheti- cal to the dominant values of mountain property owners and residents. Recognizing that the mountains have and will continue to play a direct role in the shaping of the County' s future, the mountain planning effort is designed to fit into the County-wide Compre- hensive Plan while at the same time addressing those social, environmental, service, and land use characteristics unique to that region. Major components of this planning effort include : 1) the organization of a Mountain Planning Team to assist the County; 13 3. 05 The County shall not make any land use decisions without first considering the impact on existing volumes, road conditions , capacity levels, and the potential for necessitating capacity improvements . Such consideration shall he the responsibility of the Public Works and Land Use Departments . Based upon the impact assessments, the County may require the land use ap- plicant (s) to submit a circulation plan which shall include among other things , a graphic and verbal description of the roads contemplated, aesthetic considerations , volumes anticipated, design and construction standards , trip generation analyses , and mitigation of impacts on surrounding roads and lands. 3. 06 New roads built specifically for limited prescribed uses (forest management, emergency access, utility access , mining) shall be designed with those uses in mind, but shall nonetheless take into account drainage, erosion, and other environmental impacts . No such road shall be approved for any other purpose unless the amended use is specifically designated and the road is upgraded to applicable roadway design standards. 3. 07 Any new construction or development requiring the up-grading of existing roads and/or the construction of new roads shall conform to either the County or U. S. Forest Service roadway design standards, whichever agency is responsible. 3. 08 The County shall work with the U. S. Forest Service to establish consistent roadway design review procedures. 3. 09 The County shall work with the U.S. Forest Service and land- owners to regulate off-road vehicle impacts. 3. 10 The County shall pursue the exploration and acquisition of scenic and conservation easements along roads in cooperation with landowners , the U. S. Forest Service, the State Highway Department, and other appropriate government entities. 3. 11 The County shall encourage the State to establish designated turn-out areas along principal arterials for such purposes as hitch-hiking stations and requiring slow moving vehicles to pull over to let traffic pass. 3. 12 The County shall actively support and encourage public trans- -portation systems to serve the mountain area. 3. 13 The County shall not accept maintenance obligations on any road which would result in the overburdening of the County ' s maintenance capability. Furthermore, the County shall not maintain any roads not accepted by resolution of the Board of County Commissioners. 110 2) the utilization of an issue-oriented questionnaire sent to every mountain property owner and resident; 3) the adherence to County planning goals and the submission of new goals where issues were not anticipated; 4) the initial planning focus being mountain-wide with sub- regional refinement into the future as necessary and desirable; 5) the strengthening of Federal, State , and County cooperation in planning-related issues; 6) the protection of those social , land use, and environmental characteristics of dominant value to mountain property owners and residents; 7) the acknowledgement of those pressures such as recreational activities which must be anticipated and dealt with as effectively as possible; 8) the protection and management of those natural and environ- mental resources belonging to all citizens; and 9) the continuation of planning 'with the 3 mountain munici- palities at a pace and degree of detail consistent with their abilities and desires. i 14 C. TRANSPORTATION POLICIES INTENT STATEMENT It is the intent of the following policies to move toward the attainment of Goals 2. 2, 5. 2 , 5. 6 , and 7. 2 as they apply to transportation facilities and systems in the mountainous portion of Boulder County. In interpreting these goals, it is the intent of these policies to acknowledge that road systems in the mountains are of con- siderable concern to residents and landowners alike. Therefore, these policies address the need to provide for greater citizen participation in decisions regarding the construction of new roads and upgrading of existing roads. Furthermore, the County is directed to work closely with the U. S. Forest Service and State Highway Department in establishing more consistent review procedures for road-related issues such as maintenance, design standards , off-road vehicle impacts , and sign locations. Finally , the County is directed to undertake a multi-agency study of the existing road system and maintenance plan for the purposes of rectifying current problems in public/private road classifications , road closures , and road maintenance levels . POLICY STATEMENTS 3. 01 Adequate justification must be presented to the County for the construction of new public roads or major improvements to existing roads . 3. 02 The examination of existing roads as to their public status , the establishment of road maintenance responsibilities and jurisdiction, and the determination of original purpose and current use of roads shall be undertaken. Based upon the resultant findings , road classifications and designations shall be amended where warranted. 3. 03 The County shall provide mechanisms including on-site and public notices to inform and solicit response from residents in a subregion (s) prior to any improvements within a public road or right-of-way passing through the subregion (s) . Decisions on the proposed improvement (s) must consider the desires of the residents and users . This policy does not apply to the placement of traffic control signs or current standard maintenance procedures. 3. 04 The County shall coordinate with other governmental entities and landowners in the design and placement of signs for public information. 109 r-I ro 0 ) : � ' a ,. • : ..e'er r., » I • 04 HI Ul N ro N ro h c„,..::::.:. x su C r-- 0 .- z H roroa 00000000 000 Oo O -I . C ri a 00000000 00 0 00 0 b, • al a a O O N .. _ .O LC )V V NOD C O r- en O > • Ul r-I el l0 N ri r-i N ri r H C 4i O C H N Hi -'� H N C al HI . C, . 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The Regulations shall take as primary consideration the contemplated intent of the use (s) as it complements and satisfies the expressed needs and desires of residents within the Subregion (s) in which the use (s) are proposed. 2. 07 The County shall utilize on-site and public notices to inform the residents of a subregion that an application for a new business, and/or industrial use has been submitted to the Land Use Department and is proposed to be located within their subregional area. • 108 BOULDER COUNTY COMPREHENSIVE PLAN POLICIES A. ) County-Wide Policies * Environmental Geology * Environmental Resources * Open Space * Transportation * Housing * Solid Waste * Land Use Surrounding Airports * Additional County-Wide Policies 17 B. COMMERCIAL, BUSINESS, INDUSTRIAL POLICIES INTENT STATEMENT at is the intent of the following policies to move toward the attainment of Goals 1. 1, 1. 3, and 6. 1 - 6. 6 as they apply to commercial, business , and industrial activities in the mountainous portion of Boulder County. In interpreting these goals, it is the aim of these policies to acknowledge that a uniform, mountain-wide endorsement for commercial, business and industrial zoning cannot be justified for reasons previously stated. It is , however, a further intent to acknowledge that commercial , business, and industrial- type uses are desired in certain subregions by mountain property owners. In addition, Home Occupations offer •a viable employment opportunity to residents and should be fostered. Finally, these policies address the need to respect the scale of com- mercial, business , and/or industrial requests when devising review processes in the Boulder County Land Use Regulations. POLICY STATEMENTS 2. 01 The County should not support further C, B, and I zoning in the unincorporated areas of the Forestry Zone, except as otherwise provided for in the following policies. 2. 02 Future commercial, business , and/or industrial uses should only be located within those communities and municipalities seeking such uses. 2. 03 Any individual desirous of establishing a business- related activity in the Forestry Zone shll be required to apply for a rezoning to Performance Business. The nature and requirements of Performance Business zoning shall be detailed in the Boulder County Land Use Regulations before any such rezoning is granted. 2. 04 Any individual desirous of establishing an industrial- related activity in the Forestry Zone, exlusive of resource processing5and Home Occupations, shall be required to apply for a rezoning to Performance Industrial. The nature and requirements of Performance Industrial zoning shall be detailed in the Boulder County Land Use Regulations before any such rezoning is granted. 2. 05 The County shall reassess the Home Occupations category, Section XVI, of the Boulder County Zoning Resolution, 5 Definitions and regulation relevant to "resource processing" will be spelled out in Natural Resources Policies . 107 ENVIRONMENTAL GEOLOGY POLICIES INTENT STATEMENT In view of the geologic diversity of Boulder County as described in the Environmental Geology Element and the multiplicity of existing and foreseeable land uses , it is intended that the land use policies presented herewith shall provide clear direction in the formulation and implementation of the County Comprehensive Land Use Plan so far as geological factors are concerned. To these ends , it is necessary that reference be made to certain geographic areas. Accordingly, reference will be made , as appropriate, within the text of the definitions and policies to areas on certain maps. Map Sheet No. 1 Mineral Resource Areas Map, and Map Sheet No. 2 Geologic Hazards and Constraint Areas Map. Furthermore, it is the intent of the policies to move toward the attainment of the adopted goals for the Boulder County Comprehensive Plan as directed in Goal Statements 2 . 1 and 2 . 2. DEFINITIONS A. General Statements In the interest of clarity in interpreting the land use policies , it is necessary to define certain terms. For these purposes, the terms , titles , and phrases , as under- lined, shall be defined as follows. B. Land Uses Intensive uses shall mean those land uses which include : 1) any structures used for supporting or sheltering any human use or occupancy; and/or, 2) facilities or improvements which tend to attract congregations of people. C. Geologic Hazards and Constraints 1) Geologic hazard shall mean a geologic condition or geologic process which poses a significant threat to life, limb, or property. 2) Geologic constraint shall mean a geologic condition which does not pose a significant threat to life or limb, but which can cause intolerable damage to structures. 3) Major Hazard Area shall mean that area, or those areas , as shown on Map Sheet No. 2 where geologic conditions are such that extensive geotechnical 19 values expressed by residents and non-resident land onwers alike. 1. 04 In those instances where individual (s) are desirous of creating 2 or. more 35 acre parcels , said individual (s) shall be encouraged to initiate discussions with the County Land Use Department for the purpose of acquiring a transfer of density to create parcels of less than 35 acres in size , but not to exceed the gross density of 1 unit per 35 acres . The purpose of said policy is to minimize service and management costs , provide flexibility for marketing and personal desires , and provide flexibility in location relative to environmental concerns and existing services such as roads. 1. 05 Those individuals desiring to develop at a density of greater than one dwelling unit per 35 acres in size shall apply for a rezoning to a residential category. The density applied for shall not exceed a gross density of 1 unit per 5 acres. The requirements which must be met by an applicant prior to a rezoning shall be spelled out in the Boulder County Land Use Regulations , and shall include but not be limited to: justification of need, establishing that the existing zoning is in error, change in character of the area, adequate pro- vision of services , and off-site impacts . 1. 06 Governmental agencies shall be encouraged to provide information to the general public regarding acceptable alternative concepts and methods for residential con- struction. 1. 07 Regulations and codes shall be interpreted in such a fashion as to allow for a diversity in housing con- struction to reflect the various desires of individuals and to insure the ability of the owner-builder to utilize his or her awn labor, design, skills, and any other resources facilitating owner-built housing. 1. 08 The County shall promote, where feasible, the restoration/ rehabilitation of residential structures. 1. 09 The County shall continue to aggressively pursue a parcel mapping and inventory program in order to clarify the ownership, size, and location of existing vacant parcels of land. 1. 10 Existing communities desiring to identify their historic character shall be provided a process through which the preservation of that character can be main- tained. 106 problems exist and there is high risk related to intensive land uses. 4) Moderate Hazard Area shall mean that area, or those areas , as shown on Map Sheet No. 2 where geologic conditions are such that significant geotechnical problems exist and there is provisional risk related to intensive land uses . 5) Moderate Constraint Area shall mean that area, or those areas, as shown on Map Sheet No. 2 , where geologic conditions are such that moderate geotechnical problems exist and there is provisional risk related to intensive land uses. 6) Minor Constraint Area shall mean that area, or those areas , as shown on Map Sheet No. 2 where geologic conditions are such that few geotechnical problems exist and there is no risk or nominal risk related to intensive land uses. D. Mineral Resources 1) Aggregate Resource Area shall mean that area, or those areas, as shown on Map Sheet No. 1, which are considered to be underlain by "commercial mineral deposits" as defined by 34-1-102 (1) CRS 1973 and which are intended under the provisions of Colorado House Bill 1529 of 1973 , to serve as resource preservation areas as part of Boulder County' s Master Plan for Extraction. Aggregate Resource Areas are further defined by way of state- ments which are part of Policy 2 . 03 below. 2) Coal Resource Area shall mean that area, or those areas , as shown on Map Sheet No. 1, which are underlain by the Laramie Formation excluding those areas which have been previously mined. 3) Lode Mineral Area shall mean that area, or those areas , as shown on Map Sheet No. 1 where mineral ores occur in veins or zones of enrichment in the basement complex rocks . POLICY STATEMENTS A. Geologic Hazards and Constraints 1. 01 It shall be County policy to strongly discourage intensive uses in Major Hazard Areas . 1. 02 It shall be County policy to discourage intensive uses in Moderate Hazard Areas . 1. 03 Where in the public interest it may be desirable to permit intensive uses , it shall be County 20 A. RESIDENTIAL POLICIES INTENT STATEMENT It is the intent of these policies to move toward the attainment of Goals 1. 1, 1. 3, 2. 2, 4 . 1, and 4. 3 as they apply to residential construction and development in the mountainous portion of Boulder County. In interpreting these goals, it is further the intent of these policies to address concerns with the visual and cultural character of the mountain area as well as concerns with existing building codes and regulations which do not adequately reflect certain unique social, environmental, and service attributes which are distinct from those found on the Plains. It is also the purpose of these policies to insure that mountain landowners will continue to have diverse choices open to them concerning development on their land; namely, building their own homes, having contractors do so, or remodeling cabins and homes. It is further the intent of the following policies to define a new minimum lot size for the Forestry zone in order to enhance the low density land use characteristics prevalent in the mountains. Finally, these policies address the desirability of permitting a transfer of density process in order to minimize service and management costs, provide flexibility for marketing and personal desires, and provide flexibility in location relative to environmental concerns and existing services such as roads. POLICY STATEMENTS 1. 01 The predominant zoning category hereinafter applied to the mountains of Boulder County shall be known as the Forestry (F) Zoning District. 1. 02 Because of the substantial number of existing vacant parcels and lots in the mountains , coupled with transportation, environmental, and services constraints , the County shall discourage new residential subdivision development. 1. 03 The Boulder County Land Use Regulations shall be developed to establish a maximum land use density in the Forestry (F) zone that shall not exceed one (1) dwelling unit per thirty-five (35) acres in order to accomplish the following: to enhance the low density land use character- istics prevalent in the mountains , to minimize the creation of additional lots and parcels when there is a substantial existing surplus , to minimize those service and management impacts associated with higher density development, to protect the quality of the physical and visual environment,05nd to address those dominant policy to direct such uses toward Geologic Constraint Areas rather than toward Geologic Hazard Areas. 1. 04 It shall be County policy to fully cooperate with the municipalities of the County with respect to the evaluation and mitigation of geologic hazards and constraints located within the unincorporated areas of the mutually-adopted City and County Comprehensive Plans . 1. 05 As shall be stipulated in the County land use regulations , it shall be County policy to require the evaluation of all geologic hazards and con- straints where such hazards or constraints may exist in unincorporated areas of the County as related to new intensive uses. Such evaluations shall be conducted by a professional practitioner having expertise in the subject matter. It shall further be County policy to require that such evaluations incorporate analytical methods representing current, generally accepted, pro- fessional principles and practice. B. Mineral Resources 2. 01 It shall be County policy to consider the follow- ing deposits , as mapped by Schwochow et. al. , (Special Publication 5B, Colorado Geological Survey, 1974) to be "commercial mineral deposits" as de- fined by 34-1-102 (1) CRS 1973: a) " . . . fine-grained igneous rock. . . " in (1) Township 2 North, Range 71 West; and, (2) Township 3 North, Range 71 West . b) "Fl" deposits in Ranges 69 and 70 West. 2. 02 It shall be Count! policy that its Aggregate Resource Areas shall be delineated utilizing certain portions of areas which are underlain by "commercial mineral deposits" as those deposits are defined in Policy 2 . 01. 2. 03 Pursuant to Policy 2 . 02 and the eov be County provisions 34-1-304 (1) (a-g) CRS 1973, it shall policy to eliminate for inclusion in its Aggregate Resource Areas , the following lands : a) those areas defined and mapped in the Environmental Resources Element as : (1) "Critical Wildlife Habitat" . 21 BOULDER COUNTY COMPREHENSIVE PLAN POLICIES C. ) Mountain Policies * Residential * Commercial, Business , and Industrial * Transportation * Mineral Resources * Environmental Impacts * Natural Resource Utilization * Recreation * Water & Sanitation * Intergovernmental Relations * Fire Protection 103 (2) "Agricultural Lands of Statewide Importance" . (3) "Designated Natural Areas" . b) those areas defined and mapped in the Environmental Geology Element where: (1) existing development effectively precludes extraction: and, (2) extraction has been completed. c) those unincorporated areas in the County lying within adopted Community Service Areas where existing or previous capital improvement commitments effectively preclude mineral resource designation. d) those areas remaining after the exclusions contained in Items a-c, above , where the contiguous surface area underlain by a com- mercial mineral deposit is 20 acres or less . e) those parcels remaining after the exclusions contained in Items a-d above, where the surface area underlain by a commercial mineral deposit is 20 acres or less . 2. 04 It shall be County policy to strongly discourage intensive uses in Aggregate Resource Areas. 2. 05 As shall be stipulated in the County ' s land use regulations , it shall be County policy to regulate, the open mining of any mineral or earthen material including, but not limited to, limestone , coal , peat, quarry aggregate , sand and gravel , sandstone, building stone , topsoil , common borrow, clay, shale , gold, lead, silver, zinc, copper, uranium, tungsten, and fluorspar as well as all accessory activities related thereto. 2. 06 As shall be stipulated in the County' s land use regulations , it shall be County policy to regulate the exploration for, development of, and production of petroleum, natural gas, and geothermal resources as well as all accessory activities related thereto. 2. 07 As shall be stipulated in the County' s land use regulations , it shall be County policy to regulate the subsurface mining, gasification, liquifaction, and methane desorption of coal as well as all accessory activities related thereto. 2. 08 As shall be stipulated in the County' s land use regulations , it shall be County policy to regulate the mining of any mineral by means of in situ leaching as well as all accessory activities 22 Residential development that occurs within agricultural areas shall only take place within existing platted subdivisions, on existing metes and bounds parcels , or on agricultural land pursuant to the provision of the Agricultural Land Use policies. 1. 03 Many land use and zoning decisions have been made in the past 12 years without the use of a comprehensive plan to guide in the formulation of such decisions . With the development of the goals and policies of the Boulder County Comprehensive Plan it is clear that many past decisions now conflict with the underlying plan objective of channelling urban growth into service areas while preserving the surrounding agri- cultural land. To rectify these obvious conflicts between existing zoning and future land use, it is the policy of this subregion to modify the existing zoning pattern in areas surrounding designated Community Service Areas to reflect the present and future use of the County ' s agricultural lands. 1. 04 The community of Hygiene has been traditionally characterized as an unincorporated settlement composed of residents engaged in agricultural activities and business establishments providing the necessary services to the local residents. Although Hygiene has witnessed several minor land use changes in recent years , the area can still be acknowledged as a low density agriculturally- oriented unincorporated community and not a Community Service Area. Based upon resident desires , existing land use patterns and attendant non-urban utility levels , it is herein the policy, of Boulder County to designate the character of Hygiene as an unincorporated agriculturally-oriented community. Land use decisions that occur within Hygiene ar the umediate area shall be harmonious with and compliment the community ' s character. In addition, asla mans of preserving community identity, Boulder County shall attempt to ensure that Hygiene will remain physically separated from the City of Longmont. 1. 05 Given that the Subregion is directly dependent upon the utilization of the St. Vrain Creek for agrarian purposes and further that the Boulder County Comprehensive Plan goal statements clearly discourage the conversion of agricultural water for urban purposes , it is herein the policy of the County to preserve through whatever means available, the continued agricultural use of the St. Vrain Creek. 1. 06 To accomplish a cooperative and coordinated land use plan- ning effort among the Subregion' s municipalities , it is herein the policy of Boulder County to enter into inter- governmental contracts with the aforementioned municipalities for the purpose of implementing the land use proposals and policies of the jointly adopted municipal comprehensive plans . 102 related thereto. 2. 09 Whereas subsurface mining in the Lode Mineral Areas in the recent past has been, and in the foreseeable future will probably remain, of limited scope and impact, it shall presently be County policy to consider subsurface mining in the Montane and Alpine Subprovinces (as defined in the Environmental Geology Element) and its accessory activities , to be a permitted land use subject to the procurement of an appro- priate administrative permit in compliance with attendant criteria. However, whereas the lode mineral deposits of Boulder County are of such magnitude and diversity that it is con- ceivable that subsurface mining of major scope and impact may be initiated, it shall be County policy to continuously monitor and evaluate the scope of subsurface mining in said Subprovinces and, on recommendation from the County Planning Staff or by petition from the citizens of the County, the County Planning Commission may recommend to the Board of County Commissioners that such subsurface mining be regulated and that the County land use regulations be so amended. 2. 10 In cooperation with the Colorado Mined Land Reclamation Board and its staff, it shall be County policy to require that all "affected land" as defined by Colorado Statute, be re- claimed whether the subject mining activity shall have been open mining or subsurface mining. C. Groundwater 3. 01 It shall be County policy to render land use decisions consistent with the preservation or improvement of groundwater quality as well as the conservation of groundwater supplies. 3. 02 It shall be County policy to discourage the con- version of groundwater from agricultural uses to urban uses. 3. 03 Whereas (1) geological conditions in some areas of the County, as described in the Environmental Geology Element, are such that dependable or potable groundwater supplies may not be available for intensive land uses , and (2) applicants for intensive land uses may specify that groundwater shall be partially or solely utilized as a water source , it shall be County policy, as shall be stipulated in the County' s land use regulations, to require that said applicants furnish hydrogeological evidence to establish that definite provision has been made for a water supply that is sufficient in terms of quantity, dependability, and quality for the intensive use proposed. The County shall not require that such hydrogeological evidence 23 LYONS/ST. VRAIN VALLEY SUBREGIONAL POLICIES SUBREGIONAL CHARACTER AND FORM INTENT STATEMENT The St. Vrain Valley is the most highly irrigated portion of Boulder County and consequently contains our most productive agricultural lands . It is within the purpose of the following policies to acknow- ledge the land use character of this' Subregion as being agricultural in nature. The two municipalities of Lyons and Longmont are the only political subdivisions within the Subregion that have general police powers as well as the ability to coordinate the provision of necessary services demanded by the urban populous . Thus , the service areas of these two communities are designated as the only geographic areas of the ub- region where future urban growth will be accommodated. The environs of St. Vrain Creek contain significant resources for the continued livelihood of the Valley, County and region. Existing within the creek' s surroundings are wildlife habitats , significant agricultural lands, recreational opportunities and commercial mineral deposits. Perhaps most important, the creek is the source of water which is extensively used for agricultural, manufacturing and domestic purposes. With these varying interests continually competing for resource utilization and preservation, it becomes evident that comprehensive land use management policies be developed. Such policies as mineral resource utiliztion; wildlife habitat preservation, and agricultural land use have been formulated to guide future decisions affecting the St. Vrain Creek environs as well as other riparian areas of the County. However, in light of the above "base" policies , the subsequent Subregion policy state- ments dealing with the St. Vrain Creek have as their underlying intent the preservation of water resources for the continuance of the agricultural livelihood of the Valley. POLICY STATEMENTS 1. 01 New concentrations of urban development shall only occur within the designated Community Service Areas of the Subregion; specifically the Prime Urbanized Area of Longmont and Future Service Area of the Town of Lyons . 1. 02 It is the policy of Boulder County to designate the character and form of land uses within the subregion as being agricultural in nature and to project continual agricultural usage through- out the planning period. Future land use decisions that occur outside of designated Community Service Areas shall be consis- tent and harmonious with the agricultural character of the land. 101 be presented as a prerequisite for the issuance of a building permit for a single family dwelling. 24 Furthermore, any intention by the City of Boulder to consider lands outside of the officially adopted Boulder Valley Planning Area and into the land areas of the designated Lefthand/Niwwt/ Boulder Creek Subregion for the purpose of providing services , annexation or any other land use proposal different than those uses designated on the Subregional land use plan, shall be considered as sufficient reason to conduct a public hearing for the purpose of considering an amendment to the Boulder Valley Comprehensive Plan. 2. 10 In consideration of future developments proposed within the Niwot Development Area, the Boulder County Land Use St aff shall make recommendations of approval, approval with conditions , or denial of such developments based on their conformance with the Niwot Development Objectives as well as the various standards and criteria of the -Boulder County Land Use Regula- tions . 100 ENVIRONMENTAL RESOURCE POLICIES INTENT STATEMENTS Natural areas , historic sites , archaeologically sensitive areas and natural landmarks are irreplaceable resources and warrant pre- servation from destruction or harmful alteration. To move toward the accomplishment of this Environmental Management goal statement, the following policies are set forth. The loss of wildlife habitats leads to the inevitable disappearance of wildlife itself. This resultant loss of diversity in our en- vironment weakens the system as a whole, since diversity is an indication of the health of our environment. Thus , the intent of this policy is to achieve the stated Environmental Management goal of avoiding wildlife depletion through the maintenance, preservation and conservation of critical wildlife habitats and to recognize the importance of an ecosystem approach to balancing natural systems and human use. Wetlands are a critical environmental resource that function as wildlife habitat, aquifer recharge areas , linkages in the overall County wildlife system, and aid in smog control. Theintent of this policy is to achieve the Environmental Management goal of significant wetland conservation while recognizing the con- stantly changing nature of wetland communities . It is the intent of policies 4 . 01, 4. 02 and 4. 03 to minimize or prevent emissions potentially harmful to life or health to achieve a maximum practical degree of air purity. To achieve the Environ- mental Management goal of reducing or eliminating air pollution and to insure that Boulder County attains and maintains EPA and State air quality standards , the following policy is set forth. The intent of policy 5. 01 is to reduce or eliminate the adverse impact of noise to prevent potential harm to the health and wel- fare of the citizens of Boulder County, consistent with the stated Environmental Management goal. POLICY STATEMENTS A. Natural Areas , Historic Sites , Arch-Sensitive Areas , and Natural Landmarks 1. 01 Historic sites , archaeologically sensitive areas and natural landmarks as identified in the Environmental Resources Element and natural areas designated by the Boulder County Board of County Commissioners or pursuant to 36-10-101 and 24-1-124 , CRS 1973, as amended, shall be protected from destruction or harmful alteration. 1. 02 The Boulder County Land Use Plan and attendant regulations shall insure that: 29 Area presently consists of land residential and agricultural purposes. 2. 05 The Niwot Development zone areas Fuu zoned for e ruralthe rural shall land a s proposed within ue and conform toresidential bulk gl be of a residential catew hasuce regulations associated with suchas described in the Boulder County Land Use Reg developments proposed at the boundariestofsthe Furthermore, compatibility sNur- rounding Development au Area shalands ensure o cam the Niwot Development Area. rounding agricultural lands and contribute toward the contain- ment and definition of space corridor designated north of Colorado 52 The open to buffer and thus contain the 2. 06 is designed This corridor southern Minhr port) of the Niwot community• xtdspi 1 2 mile north of Mineralo Road extends intended for ormagric and not is agricultural purposes recreational purposes . County policy to develop a network of pedestrian that are protected from vehicular en- croachment 2. 07 It shall be the resident' s needs to safely and and bicycle pathways areas efmove between activity needs and living and that serve within ficienhly ment Area. the Niwot Develop Future developments that are proposed within the Niwot Develop- ed to select the option of clustering 2 08 parcel meet earea are encouraged on a portion of the land wlr , infrastructure cost (sewer , residential dwelling the eventually borne by of line eextd to and road improvements) "sell-rural" teconsumer , ensure compatibility with the as other character ,h consumer , toa comp space areas as well and to maximize open meet concept• in t the unit develop option shall attributes ev associated with in their t parcel (s) ha Future developments that select the clustering P es while transfer the total alloted density envelopes tofwct, 2 . 03. to the density prescribed in Policy to within the confines of individual building conforming Engineering Department shall determinev the The Boulder County Eng necesproposed developments by evalu- ating cons improvements of saidfdevepopments with the Boulder sting the consistency County Road Standards . to enter into a contract with the County policy 29_20i 5 CRS , as amended, 2. 09 City t shall be , 0 northern CRS , 1973,corporate m ofthe Boulder purpose as enabled nim tengbthe City limits for th of as described on the revised ud to V Valley ob rehes (General description; Boulder Valley Comprehensive Plan. , s green belt west of s of the City and s Colorado the northern bMonarrcheRoad west of Colorado o aced east Mineral f ad North 110 , Road, Road, 71st Street and Lookout Colorado 119. ) 99 1. 02. 1 Natural areas shall be preserved through the plan- ning of compatible surrounding land uses . Land use proposals which may have potential adverse impacts to natural areas shall be dealt with on a case-by-case basis. Based on the scale and location of the proposal and the scope of the adverse impacts , an evaluation of such impacts may be required of the applicant. The Boulder County Land Use Regulations shall detail the contents of such a report. 1. 02. 2 Historic sites shall be protected through the planning of compatible surrounding land uses and the passage of a County-wide resolution aimed at the preservation of such sites . 1. 02 . 3 Land use proposals received for areas identified as being archaeologically sensitive may be required to conduct an investigation of the area' s archae- ological significance. The scale and location of the proposal will determine if such an inves- tigation will be required. The applicant shall be responsible for all such evaluations , the contents of which shall be detailed in the Boulder County Land Use Regulations. 1. 02. 4 Land use proposals which could have a potential adverse impact to natural landmakrs shall be dealt with on a case-by-case basis. Based on the scale 4 of the proposal and the scope of the adverse impacts, an evaluation of the proposal ' s potential degradation of the landmark and/or the vista of which the landmark is a part may be required of the applicant. 1. 03 The Parks and Open Space Department shall conduct an analysis of designated natural areas for the purpose of determining land ownership and a feasible program for maintenance and enhancement of these areas. The purpose of such an analysis shall be the formulation of management programs, in direct cooperation with land owners. In instances of potential detrimental land use encroachments, the use of buffer zones to further insulate designated natural areas shall be encouraged. 1. 04 Boulder County shall work with municipalities who, by virtue of ownership or lease , control unincorporated land where areas/sites detailed in 1. 01 are located for the purpose of achieving the provisions of policy 1. 01 above. 1. 05 Boulder County, utilizing County staff, volunteers , and professionals , shall continue researching County natural areas, historic sites , archaeologically sensitive areas 30 6) Development that occurs adjacent to major transportation arteries shall be designed to minimize vehicular noise im- pacts and maximize resident safety as well as other positive attributes of residential living environments . 7) Future developments shall be designed to afford effective internal open space for passive and active recreational purposes. To move toward the realization of the previously stated "semi-rural" character, developmental objectives , and the Boulder County Goals, the following Niwot Development Area policy statements are established : NIWOT DEVELOPMENT AREA POLICY STATEMENTS 2 . 01 It shall be County policy to designate the Niwot community as a "Community Service Area" which shall be denoted as the Niwot Development Area. 2. 02 It shall be County policy to recognize the desired character of the Niwot Development Area as being "semi-rural" and to ensure that future developments compliment the "semi-rural" character. 2. 03 It shall be County policy, to maintain the "semi-rural" charac- ter, that> the maximum overall gross density of the Niwot Development Area shall be 1. 0 residential unit/acre; that open space in and around future developments shall be maximized. In addition, new developments planned adjacent to existing developments and within the same zoning district shall reflect the general density and design characteristics of the existing developments. 2. 04 In an effort to prevent development sprawl and to preserve agricultural lands within the Subregion, it is the policy of Boulder County to contain the Niwot Development Area to those boundaries delineated on the Niwot Development Area Land Use Plan. Such boundaries are intended to be the "ultimate" limits of the Niwot community. The rationale underlying the Niwot Development Area boundaries is based upon limiting in- tensive development on designated prime agricultural croplands; defining the gravity flow limitations of the sanitation treat- ment plant by topographic contours; creating aesthetic setback distances to physically shape the ultimate Niwot community; providing safe and effective distances to separate future residences from major arterials ; and , moving toward the realization of the citizens ' geographic "sense of community identity" . Furthermore, existing agricultural land uses surrounding the Niwot Development Area will be acknowledged as those land uses which should be continued into the future. 98 and natural landmarks . The purpose of such research will be to update the Environmental Resources Element, adding areas/sites/to those currently designated. Designated areas/sites are exhibited on Map Sheets #3 and #4. 1. 06 Designated natural areas that have also been identified as critical wildlife habitats , shall be dealt with pursuant to both the Natural Areas, Historic Sites , Archaeologically Sensitive Areas and Natural Landmarks policy and Wildlife Habitat policies. B. Wildlife Habitats 2 . 01 Critical wildlife habitats , as identified in the Environ- mental Resources Element, shall be exhibited on Map Sheet #4 . 2 . 01. 1 The Parks and Open Space Department shall con- duct an analysis of identified critical wildlife habitats for the purpose of determining the status of the habitat, land ownership and a feasible program for preservation and/or acquisi- tion. If acquisition is deemed necessary, it shall conform to those methods stated in the Open Space policies . 2. 02 Upon completion of the Colorado Division of Wildlife identi- fication and mapping program of Boulder County ' s significant (critical) wildlife habitats pursuant to 24-65 . 1-101 , CRS 1973, as amended, the County shall investigate the designation of identified significant (critical) wildlife habitats as a matter of state interest. Designation should include the adoption of the significant habitat maps and 1041 Model Wild life Habitat Regulations by the Board of County Commissioners . 2. 03 The Boulder County Coirprehensive Plan and attendant regulations shall be formulated to insure that proposed land uses , including structures, shall be compatible with the ecosystem of criti- cal wildlife habitats and not pose immediate and potential detrimental impacts to such habitats . 2. 03 . 1 Land use proposals shall be evaluated taking into account their proximity to critical wildlife habi- tats . Dependent on the scale of the project and the scope of the project ' s potential adverse impacts , the applicant may be required to complete a report addressing the proposal ' s impacts on the wild- life habitat. The Boulder County Land Use Regu- lations shall determine the contents of such a report which shall include recommendations for mitigation of said adverse impacts . 31 c) an ultimate geographic size that acts to physically contain the community, enhance community identity , and prevent de- velopment "sprawl" into the surrounding agricultural lands and/or other existing or potential "Community Service Areas" ; d) the existence of external open space (agricultural land) that is contiguous to the ultimate developmental peripheries of the community; e) the regulatory provisions to permit the possession and main- tenance of animal units (horses) for recreational purposes; f) the relaxation of existing required road improvements such as the provisions of curb, gutter, sidewalks , and street lighting which appear to be more closely akin to urban-type improvements ; and, g) the geographic location of the Niwot community relative to the surrounding land use which are predominantly agricultural in character. Because of the residents ' concern for the quality and physical form of future developments in the Niwot area, the positive relationship between the man-made environment and the surrounding agricultural lands is an important determinent in preserving the desired character and enhancing the quality of life. Just as the above statements describe the com- ponents of the desired "semi-rural" character that should be recognized by the private sector when proposing future developments , additional statements are included below to establish the general objectives which are intended to guide the physical form of future developments . NIWOT DEVELOPMENT OBJECTIVES 1) Future growth in the Niwot area shall only occur within the adopted Niwot Development Area. 2) Growth shall be phased and gradual. "Leap-frog" development shall be discouraged. 3) The character of residential development shall be of a low- density nature and be compatible with surrounding land uses in terms of use and design. 4) Future developments shall be immediately serviceable with sewer, water, and fire protection. In addition, adequate educational facilities shall be available. 5) Development that occurs on the periphery of the Niwot Develop- ment Area shall be designed in such a fashion as to physically define the boundaries of the Niwot Development Area. 97 2. 04 Boulder County, under the auspices of the Parks and Open Space Department shall establish a critical wildlife habitat management program, in direct cooperation with land owners. This program shall deal with, but not be limited to, the following situations : 2 . 04 . 1 The use of buffer zones to further insulate critical wildlife habitats from detrimental human uses in instances of potential land use encroachments ; 2. 04 . 2 The retention of existing non-detrimental land uses and vegetative cover occurring within or adjacent to critical wildlife habitats ; and 2. 04 . 3 Mitigation where detrimental land uses currently exist adjacent to critical wildlife habitats. 2 . 05 Boulder County shall continue research on the County' s wildlife habitats utilizing the Parks and Open Space Department staff, volunteers and professionals . Con- tinual re-evaluation and updating of the Environmental Resources Element list of critical wildlife habitats will form the basis for such research. C. Wetlands 3. 01 Boulder County shall research the County' s wetlands utilizing the Parks and Open Space Department staff , volunteers and professionals to determine which of these inventoried wetlands are significant wetlands . Research shall be continually updated due to the transitory nature of wetlands. 3. 02 Land owners of existing significant wetlands will he en- couraged to seek Soil Conservation Services or Parks and Open Space Department assistance for the purpose of formulating management plans . 3 . 03 Land use proposals which could have potential adverse impacts on significant wetlands shall be dealt with on a case-by-case basis . Dependent on the scale of the project and the degree to which the proposal will alter the natural successional patterns of the wetland, the' applicant may be required to complete a report addressing the proposal ' s impacts on the wetland. The Boulder County Land Use Regulations shall determine the contents of such a report which shall include recommendations for mitigation of said adverse impacts through the development of a wetlands management plan. 3. 04 Boulder County shall cooperate with Soil Conservation Service policy of providing no financial or technical assistance for the conversion of significant wetlands to other uses . 32 1. 03 New business , commercial, and industrial uses shall be situated within "Community Service Areas" in order to be within a close proximity of the shopping public , respective labor forces as well as to move toward the goals of reducing energy consumption, and attendant commuter time. This policy is not intended to relate to "minor" expansion of existing industrial or business uses. 1. 04 The Foothills portion of the Subregion, situated west of US 36 is agricultural (grazing) in character. Future land uses in this area shall be consistent with the provisions of policy 1. 02 above and furthermore, shall be planned in such a manner as to compliment the character as well as promote the existing scenic vista of the Foothills . NIWOT DEVELOPMENT AREA INTENT STATEMENT The community of Niwot is the only area within the Subregion where sig- nificant public and private commitments have occurred in the form of centralized sewer, water, a range of residential densities, and housing types , fire protection, public educational facilities , and minor com- mercial developments. As a result of these commitments , land uses of a non-agricultural character have taken place within this area. Con- sequently, Niwot is planned to be the only designated service area within the Subregion and the geographic area wherein the majority of future growth will be accommodated. It is , therefore, the intent of the following policies (2. 01 - 2. 10) to acknowledge Niwot as a "Com- munity Service Area" . Furthermore , the physical and cultural nature of the Niwot community, as perceived by its residents , consists of a "semi-rural" quality characterized as low density residential uses surrounded by agricultural uses. With the designation of Niwot as a "Community Service Area" , which implies orderly physical expansion consistent with the ability of various service entities to provide a continual level of service, the quality and physical form of proposed developments are of utmost concern to the residents. Future developments shall compliment and enhance this semi-rural character. In an effort to assure that proposed developments are compatible with and complimentary to the "semi-rural" character of the Niwot community , the following statements are included to identify the various components which make-up the desired "semi-rural" character. COMPONENTS OF NIWOT 'S "SEMI-RURAL" CHARACTER a) residential densities that do not exceed 1. 0 units/gross acre; b) the existence of internal open space that serves to physi- cally separate non-agricultural land uses; 96 3. 05 Where significant wetlands exist within Community Service Areas, Boulder County shall provide assistance to municipalities for the establishment of wetland management plans to avoid the degradation of such wetlands . 3. 06 Significant wetlands which in addition have been identified as critical wildlife habitats shall be dealt with pursuant to both the Wetlands and Wildlife Habitat policies. D. Air Quality 4. 01 It shall be County policy to evaluate planned activities within Boulder County • relative to their cumulative impacts and compliance with air quality standards . 4. 02 Land use proposals shall be evaluated as to their potential air quality degradation utilizing criteria, as established by the City/County Health Department, set forth in the Boulder County Land Use Regulations . 4. 03 Boulder County shall investigate the possibility of enacting local air pollution laws, pursuant to State law, for the purpose of attaining and maintaining air quality standards . E. Noise 5. 01 Land use proposals including transportation shall be evaluated as to their potential noise impacts utilizing criteria, established by the City/County Health Department, set forth in the Boulder County Land Use Regulations. Criteria shall include the mitigation of the adverse impacts of noise on existing and proposed land uses . 33 LEFTHAND/NIWOT/BOULDER CREEK SUBREGIONAL POLICIES INTENT STATEMENT The following policies are formulated with the major premise that the present and anticipated character of the Lefthand/Niwot/Boulder Creek Subregion is "agricultural" in nature. Thus , the subsequent policies have been developed to acknowledge and support the character of the area through designating various land use types and densities that work toward complementing the overriding nature, rather than detracting from it. The Foothills portion of the Subregion is also agriculture in nature. In addition, this area contains numerous geologic hazards and con- straints that can cause major detrimental impacts to structures if they are not properly designed to mitigate such hazards. New structures proposed within this area shall be governed by the provisions of the Environmental Geology Policies. The only major geographic area within the Subregion that has been planned to accommodate future development is the Niwot Development Area. The Niwot Development Area shall hereinafter be considered as a "Community Service Area" and thus , shall conform to the Policy provisions thereof. POLICY STATEMENTS 1. 01 Based upon past and present land use, lack of oomnunity services, physiography conditions and citizen desires, it is County policy to recognize and designate the existing land use character of the Lefthand/Niwot/Boulder Creek Subregion (with the exception of the Niwot Development Area) as being agricultural in nature and to ensure that the accompanying Land Use Plan Map and attendant Boulder County Land Use Regulations will acknowledge such character in the designation and implementation of future land use types . 1. 02 In recognition and support of the designated agricultural character of the Subregion, the Boulder County Land Use Regu- lations shall be developed in such a manner as to discourage the further subdivision of lands, situated outside of designated "Community Service Areas" for the purpose of creating new building sites for residential, commercial , or industrial land uses (except as otherwise permitted within these policy statements or by state statutes) . Furthermore, new residential structures shall only be permitted on vacant lots within recorded rural residential subdivisions where past public and private commitments have been made for the creation of such structures and their attendant service needs . 95 admit niala llgW ©pin 3Ai11SN3S A H W • W CC CoIIM N > Z IU LY T go CC )0 alw 1 IC 8' a 2 d O W e 12 4F W 2 a O I CC ..... . CC 2 W iiII FI ' @ JL- A. ' 1 �'rw .` . i I T 1 la -sa i �l It) � ��I. lad : ••Jfl F ' �. )li I • ' a I t I —7II _ ! 4r SFr "'!`h is ., e p �.,. . IR W a . i 1� '4;1 M II I'l q .I 4 /1 w Il.. 1 Lms 1 , F 1 ♦ l( ' - I SII ■ I I_ k _. - I; .F— r ,� Ill fi • ��.-,r ( n !G I I�.w t / . f t r ' 1 i �' Ire a"; I " I� H /r ' ' . 1 Y � g- I I �� "'� s lQ I - - - .;,--,:kti9: - —`1- t'1'11 �,ria��r� . r II i:<W". 1_. 14. .. - 1 it,. RIY d�'.�i t YOM • Ci r Y 1 t x ltic y a rC 1:— 14:7 -4 J '1p—\ _ ''i a IIP A ii .i 'l ' Ill li _c • t I4 I i ,) I _ i_ 11 . -� ' _ _ _ 122 r ICI" ' '� r �.n {{' _.. • >' F I I V Fdl Y P tt1; i1 1- — T t �� )1"q Ell': . fir? 1 ! 1 n - 1 - Ig i ‘-t I YYY -F 2�__k j 1 F� -sly' . i '�,� © I��I, d l.I) r. c,'. : . .. L , f , I , _\_,L,__ t r f- - 4� - L - , a 1 .d . Z. 1• I,. x 1 dI �I Y i. 'b ; I .j .‘-.4 —! ;� C-IA I Pr 'iV .16- I 1 I ,` r • r l t �I I__ JoI policy as well as others, the following Community Service Areas are recognized as the only Subregional locations where new concentrations of residential, commercial, and industrial land uses will be accommodated; The Broomfield Service Area The Erie Service Area The Lafayette Development Area The Louisville Prime Service Area The Superior Primary Development Area 1. 02 The existing agricultural land uses that generally surrounds the Subregion' s Community Service Areas shall be acknowledged as the dominant land use which should be continued throughout the planning period. 1. 03 To accomplish a cooperative and coordinated land use planning effort among the Subregion' s municipalities , it is herein the policy of Boulder County to enter into intergovernmental con- tracts with the municipalities for the purpose of implementing the land use proposals and policies of the jointly adopted municipal comprehensive plans . 1. 04 In recognition that the developmental policies , proposed land uses, and existing zoning distribution patterns on lands of Adams, Jefferson and Weld Counties may result in incompatible or detrimental land use impacts on Boulder County, it is herein the policy of Boulder County to establish an effective inter- governmental understanding and agreement between said counties for the purpose of attempting to mitigate or minimize any potential land use or related impacts upon the incorporated or unincorporated areas of Boulder County. 1. 05 It is the policy of Boulder County to recognize the existing pattern of land uses. at the southeastern corner of U. S. 287 and Dillon Roads as manufacturing in nature, and to further designate said area for general industrial zoning. The zoning and associated uses of this category shall be limited to the east side of U. S. 287 to avoid detrimental impacts associated with the existing transportation network. 94 • fallan LHFIVIbU7(1ZU Rg01 ONTO tValiV 1Y II11VN'SMUVWQNVl 1VdfliVN 'SLVJJ VH 3dI1O1IM N CO W CC L3 Q 0 9 o a O W J H W V a o a 0 9 k M CCQ mil wQ = 2 o a o $ W I m I e a f. H 0 : 0• o o` o° Z Q W Ca J ,w0 C i Z 0 a F ;. 0 CC a J N Z O I • 0 m . . i f a a V m z 2 I i 3 > $ 5 _ . , . a W 2 A, . III O ,. r a ooaeti � �� tA,. +,.r,;$ tI / a 1 :e 4. C I n, 4 'n _ to 6 I "SIN /.; ;.. ? 1 A, 7id�� 1 I` e{ ,.Ibf I "b fs, L " i� Ill r i �y a=li � r /�r . WW g j i a f /J J� _�+ .� ; o -- '- ' t ti „, ,, ,,, , 1 t 1i v ki li I ` , o' , F , k 1111}�'r,, f{, SU :U JI w 4 I- � I i 7 t J,,, 1 _ �-, is - ' I f , _ I V 1, f L� II It i W 1 , 1 , " I; 0 I* . l _ a ltk;1_ ill 4 r ' in N i SOUTHEAST SUBREGIONAL POLICIES INTENT STATEMENT The function of the subsequent policies is to acknowledge the physical form of land uses in the Southeast Subregion as being characterized by dispersed municipalities surrounded by agricultural lands. A major objective of these policy statements is to acknowledge that future urban developments be channelled into the service areas of the municipalities rather than occupying the surrounding agricultural lands. It is imperative that land use decisions which affect the Southeast Subregion be made responsibly over the planning period to attain particular public and private objectives concerning the physical form of future growth. Such objectives for the Subregion have been derived from numerous neighborhood meetings in the unincorporated areas as well as from consistent statements that exist within the context of the Subregion' s comprehensive plans. The purpose of the following objectives is intended to assist in the interpretation and implementation of the Southeast Subregional policies. SUBREGIONAL LAND USE OBJECTIVES 1. The five municipalities of the Subregion shall be designated as Community Service Areas , and consequently will be the only geographic locations where urban growth will be accommodated. 2 . Land areas that surround the Subregion' s Community Service Areas are agricultural in nature and should continue as agricultural lands throughout the planning period. 3. As an effort to preserve community identity, all practical efforts should be made to prevent the Subregion' s Community Service Areas from physically growing together. POLICY STATEMENTS 1. 01 New concentrations of urban development shall be channelled into the geographic area contained within designated Community Service Areas as delineated on the Boulder County Comprehensive Plan - Map Sheet #10. For the purposes of administering this 93 OPEN SPACE POLICIES INTENT STATEMENT The open space policies of the Comprehensive Plan have been formu- lated to address the three major functions which open space in Boulder County serves : to fulfill positive human needs--both physical and psychological--in recreational amenities ; to enhance and protect the resource base ; and to preserve community identity through utilizing open space as an urban shaping tool. These functions have been expressed in the open space goals and further articulated within the open space definition. DEFINITION Within the context of the Boulder County Comprehensive Plan, open space is defined as : those lands referred to in the Boulder County Comprehen- sive Plan, as being intentionally left free from future development, and in which it has been determined that it is, or may in the future be, within the public interest to acquire an interest in such lands in order to assure their protection. Such an interest may take the form of fee simple purchase , lease , purchase of development rights , or conservation easements , dedica- tion, donation, municipal cooperation or by some other means . Open Space may serve one or more of the following functions : * Urban shaping and buffer zones between areas of residen- tial, commercial and. industrial development and between separate municipalities . * Preservation of: Critical ecosystems Natural Areas Scenic Vistas Fish and wildlife habitats Natural resources and landmarks Outdoor recreation areas Scenic areas Cultural , historic and archeological areas Linkages and trails Access to lakes streams or other useable open space lands Scenic highway corridors * Areas of environmental preservation (designated as areas of concern, generally in multiple ownership, where several different preservation methods [including other governmental bodies participation or private ownership] may need to be utilized. These lands will not be considered for control by the County open space program provided sufficient evi- dence exists that these lands are to be preserved in a natural state) . 39 INDIVIDUAL OPPORTUNITIES INTENT STATEMENT Planning of the Boulder Valley shall be directed toward achieving and maintaining a socially, culturally, economically and environmentally balanced community which offers a wide rangs of opportunities and choices for individual residents, and recognizes a variety of unique personal needs , services , activities, and interests. POLICY STATEMENTS 6 . 01 The unique and powerful community identity and sense of place which characterizes the citizens of the Boulder Valley and its setting shall be recognized and respected by policy decision makers . 6 . 02 The City and County shall recognize the rights of citizens to play a role in governmental decisions which affect their lives and property , through continual efforts to maintain and improve open and public communication and conduct of business . In addition , the City and County shall continue to support adequate programs and provide opportunities for citizen part- icipation and neighborhood involvement . 6 . 03 The City and County shall seek the effective provision through public and private organizational involvement , of maintenance , remedial and developmental programs and services to its citizens ; such as special education, child care , nutrition , physical and mental health services , crime prevention , recreation , multi- modal transportation , and manpower training . 6 . 04 The City and County shall take all reasonable steps to ensure that new development , public as well as private , be designed in a manner which is sensitive to meeting the social , physical , and emotional needs of the community. Broadly defined , this shall include factors such as accessibility to the elderly, handicapped , and other less mobile individuals ; provision of coordinated facilities for pedestrians , bicyclists , and bus-riders ; provision of functional landscaping and open space; and the appropriate scale and massing of buildings . 6 . 05 The City and County, through their land use regulations and incentive programs , shall encourage the private sector to provide a mixture of housing types with varied price ranges and. densities , which attempt to meet the needs of all elements of the Boulder Valley population. Where such efforts are inadequate to meet the needs of low and moderate income families , the City and County shall utilize appropriate Federal , State and other programs and rescurces to supplement private activities . 6 . 06 The City and County shall encourage low and moderate income housing , whether publicly or privately financed , to be designed, in such a manner as to le compatible with and dispersed through- out the individual prof ct as well as the larger community . 6 . 07 Expansion of the Boulder Valley housing supply should reflect, to the extent possible , job availability in the private and public sectors , and should relate to the income levels of those employment opportunities . 92 * Conservation of natural resources , including but not limited to forest lands, range lands , agricultural land, aquifer recharge areas , and surface water. POLICY STATEMENTS GOAL 2. 1 Unique or distinctive natural and historic features should be preserved and conserved in recognition of the irreplaceable character of such resources and their importance to the quality of life in Boulder County. Other resources should be utilized in a manner which is consistent with sound environmental pro- tection, while enhancing compatibility between natural and man-made characteristics. 1. 01 The County shall identify and work to assure the pres- ervation of critical wildlife habitats , natural areas , historic and archaeological sites . 1. 02 Existing critical or unique stands of vegetation such as short grass prairies , shall be preserved and conserved. 1. 03 Boulder County, through its forest management section, shall continue to provide expertise and education to control forest infestations , promote wildfire reduction, and proper forest management practices , to any landowner willing to participate. 1. 04 Boulder County will continue to provide , when available, for wildfire hazard reduction and the control of forest infestation, manpower and equipment to landowners desiring the service and willing to share in the cost. 1. 05 The County shall provide management plans and the means for the implementation of said plans for all open space areas that have been acquired by or dedicated to the County. 1. 06 The County, through its Parks and Open Space Department, shall continue to educate the public of Boulder County on the appropriate uses of County open space areas. GOAL 3. 1 Provision should be made for sufficient open space to meet human needs throughout the County in order to protect and enhance the quality of life and enjoyment of the environment. 1.07 The County shall insure, where appropriate and compatible with maintenance or improvements , that areas adjacent to water bodies, aquifer recharge zones, irrigation ditches and natural water course areas shall remain free from development (except designated aggregate resource areas) and continue to appear as visual buffers by means of dedication during the development process or if necessary, by acquisition. 40 ECONOMIC CONSIDERATIONS INTENT STATEMENT The City and County shall encourage a viable and balanced economic structure and employment base within the parameters of established land use, environmental and growth policies ; with emphasis on providing employment opportunities for Boulder Valley residents and a tax base which provides sufficient governmental revenue to meet community goals. POLICY STATEMENTS 5 . 01 in order to maximize the return on previous capital improvements , new development and redevelopment shall locate in areas where ade- quate public services and facilities presently exist or are planned to be provided under the City ' s Capital Improvements Program. 5 . 02 since the public costs of annexing and developing several areas concurrently could prove excessive , the City shall limit said costs 10 those which can reasonably be accommodated within the Capital Improvements Program, and are compatible with anticipated revenues . 5 . ( 3 fhe City and County will take steps to have furnished or obtain cost-benefit studies for all proposed subdivisions of more than 40 acres in size as an essential reference for decision making . Decisions will be made , and to the extent possible , will require new development to bear the expense of facilities and services reasonably required to serve such projects . A 5. 04 The City and County shall support maintenance and expansion of a reasonably diversified employment base within the Boulder Valley , reflecting manpower and labor force capabilities and recognizing amenities for emphasizing scientific , technical and related indus- tries . In addition, where consistent with the various policies of the Comprehensive Plan, the internal growth of industries cur- rently located within the Valley shall be preferred over the estab - lishment of new industries . 5 . 05 All reasonable legal steps will be taken toward the end of keeping new employment opportunities within the Boulder Valley consistent with the employment needs , stated growth policy , and other objec- tives of the City and County. 5 . 06 The City and County shall encourage local employers , to the maxi- mum extent feasible , to provide employment opportunities for the local unemployed and underemployed work force , and to implement affirmative action programs in cooperation with various agencies providing employment assistance programs . 5 . 07 The City and County shall encourage new industries to locate within industrial park: in order to provide for efficient utilization of land, improved site design , accessibility by public transportation and other essential services , and economies of scale . 5 . 08 Industrial zoning under the Comprehensive Plan shall provide the opportunity for the location of industries of various types and uses , including those uses considered essential to the Boulder Valley population from a service standpoint . 91 1. 08 The County shall continue to acquire parcels of land in Boulder County to provide access to public property from public property and attempt to avoid public trespassing on private property for recreational activities . 1. 09 Visual buffers along major highways or road systems in Boulder County shall be preserved. Acquisition shall be considered along those deemed most threatened by develop- ment. 1. 10 Areas that are considered as valuable scenic vistas such as the foothills portion of Boulder County, shall be pre- served as much as possible in their natural state. GOAL 3. 2 Development of adequate parks and recreation facilities should be encouraged throughout the County and should be integrated whenever suitable with other public facilities . 1. 11 Boulder County Land Use Regulations shall be drafted so as to provide for parks and open space areas and necessary public access between areas adjacent to residential , com- mercial and industrial development. 1. 12 Boulder County will provide a minimal level of maintenance and development on land that the County acquires in fee title. Development will occur only if the Parks and Open Space Department and the Parks and Open Space Advisory Committee review the area and adopt an appropriate plan. (Refer to page 102 , Supplemental Policies Regarding Open Space. ) GOAL 3. 3 The use of open space should be promoted as an urban shaping method. 1. 13 It is the policy of Boulder County to utilize open space to physically buffer Community Service Areas , for the purpose of ensuring community identity, preventing urban sprawl as well as other open space functions as stated in the intent statement. GOAL 3 . 4 A County-wide trail system will be established for recreational use to provide access to appropriate areas. 1. 14 Trail rights-of-way shall be acquired through purchase, lease, donation or dedication from any public or private entity, to provide trail systems for both motorized and non-motorized recreational use. Wherever feasible, existing roads and rights-of-way will be used. 41 4 . 10 Sand, gravel , oil , gas , coal , and similar finite resource areas shall be delineated and considered for special public protec - tion , consistent with State and Federal laws . 4 . 11 Aquifer and groundwater recharge areas shall be identified and protected to the greatest extent possible in order to preserve these resources in the Boulder Valley . 4 . 12 The City and County support the City/County Heiltn Department policy of discouraging the installation of sewage disposal systems where municipal collection systems are available , or where a potential pollution or health hazard would be created. 4 . 13 Measures to conserve water shall be utilized through recycling techniques , improved plumbing methods , efficient site design , and public education programs . 4 . 14 Efforts shall be made to save existing trees in the development of new areas and in the redevelopment and rehabilitation of older structures and neighborhoods . Preservation of mature trees is also to be an important consideration in the planning and design of public improvements . 90 ENVIRONMENTAL FEATURES INTENT STATEMENT The fragile environment which characterizes the Boulder Valley is a critical asset that must be preserved and protected. It is the framework within which growth and development may be permitted to take place. POLICY STATEMENTS 4.01 The environmental impact of public and private projects shall , where legally necessary, be determined and the statement made available for public inspec- tion and considered by governmental agencies before any discretionary decisions are made. 4.02 The Boulder Valley is to be planned in a manner which recognizes air quality as a critical concern. In light of this, logical land use relationships, expanded use of public transportation, use of pollutant control devices , stabilization of soils through use of vegetation, appropriate monitoring of urban development and mining operations, and such other means as may be feasible, shall be implemented. 4.03 The City and County shall seek to protect and improve the quality of the Boulder Valley waterways through identification and control of indirect, as well as direct, sources of pollution. Particular concern shall be given to improved land use configurations , standards to control degradation of streams and lakes caused by storm runoff in urban and rural areas , and control and monitoring of direct sources of discharge, including those of gravel extraction and wastewater treatment facilities . 4.04 Noise abatement shall be a continuing environmental concern which shall be implemented through improved land use relationships, as well as by ordinance, with particular attention being given to the impact of transportation and industrial facilities , and proper acoustical design. 4.05 Energy conservation shall be encouraged through means such as improved insulation of existing and new structures , clustering of buildings, and the use of alternative energy sources such as sun and wind, with concommitant consideation of air rights. 4.06 Ha ardons areas which present danger to life and property from flood, forest fire, steep slopes , unstable soil , subsidence, or similar conditions, shall be delineated, and development in such areas carefully controlled or pro- hibited. 4.07 Ni' lside and ridge-line development shall be carried out in a manner which, to the extent possible, avoids both negative environmental consequences to the immediate and surrounding area, as well as the degrading of public views and vistas. 4. 08 The functional and aesthetic qualities of drainage courses and waterways shall he preserved and enh-. ced in a manner compatible with a basically non-structural approach to flood control . 4.09 Critical habitat areas for wildlife and flora shall be maintained, preserved, and conserved. 89 1 . Compatibility with commonly recognized service standards ; 2 . Dependability and adequacy of funding over the short and long term; 3 . Ability to coordinate and cooperate with all other neces- sary services ; 4. Politically accountable leadership ; 5 . Full-time , trained and salaried administrative and manage- ment staff; and 6 . Ability to maximize efficiency of°' service (ability to provide economies of scale) . 3 . 03. Multi-purpose use of public lands , facilities , and personnel services shall be emphasized. however , in consideration of poten- tial use of parks and open space lands , only activities consis- tent with the original intent of purchase shall be considered. 3 . 64. The establishment of new .ncorporated communities within the Boulder Valley shall be opposed. 3 . 05 All transportation systems and circulation throughout the Boulder Valley shall be safe , efficient , and reasonably compatible with abutting land uses and environment_ 3 . 06 Park facilities and services , of the City of other service en- tities, shall provide an adequate range of recreational opportu- nities . Such facilities and services shall be designed in a man- ner which responds to the needs of the intended users . 3 . 07 1 . It is the desire of the City not to extend nor serve water and sewer utilities to new urban development outside of the City limits . 2 . The policy of the City shall be to follow this desire unless the issuance of such utilities is required by law. 3 . The City and County recognize that certain properties within the Moulder Valley have filed complete application for subdivision approval with 3oulder County prior to June 13 , 1977 , and have previously been ora'Ired water and sewer by the City , The develop- ment of these particular properties may he permitted to occur ithout full compliance with the desires expressed in Policies 1 and 2 provided that such development is otherwise in accordance with the Boulder Valley Comprehensive Plan and existing Boulder County land use regulations . 88 FACILITIES AND SERVICES INTENT STATEMENT In the foregoing policies, the City and County find that new urban development should not occur within the Boulder Valley until an adequate range of urban services is available to serve the development. It has been determined that the deferment of or variance from the requirement (s) of adequate urban services for urban development is not in the best interests of public health, safety, and welfare and should not be continued. POLICY STATEMENTS 3 . 01 The City and County intend that new urban development not occur until an adequate range of facilities and services is available to serve the development. The County experience indicates that provision of services by a municipality is preferable to pro- vision of services by speci.,l districts and private groups , in that municipalities have po _itical.ly accountable leadership , general police power and the ability to coordinate provision of all necessary urban service;; . Therefore , there is a rebuttable presumption that adequate urban services can only he provided by the City of Boulder . However , it is not the intent of the City or County to preclude the proposal of alternate service systems so long as these services meet the criteria for services set forth in the Comprehensive Plan and the standards for adequacy devel- oped by the City of Boulder and County of Boulder . . 02 Adequate facilities and services for residential development shall minimally consist of public water , public sewer , urban fire and police protection , urban transportation , parks , and schools ; for in- dustrial and commercial development shall minimally consist of public water, public sewer , urban Fire and police protection , and urban transportation . The determination of when new urban devel- opment will be allowed shall be based on the availability of the foregoing services , as wore particularly defined herein and in Service Standards Appendix to the Comprehensive Plan Policies . Determina- tions of facilities and services adequacy shall include each of the following factors : 87 2 . 15 Each of the subcouununities shall be served as needed with shopping facilities and provided with additional programs which cater to the particular needs of that subcommunity , such as child care and library facilities . 2 . 16 Buildings , districts , and sites of historic , architectural , or archaeological significance shall be identified and protected . Preservation and/or rehabilitation of such buildings , districts , and sites by the private sector shall be encouraged by the City and County through the creation of incentive programs and public improvements . 2 . 17 New residential , commercial , and industrial development and re- development shall be encouraged to follow sound and innovative land use planning; to provide a harmonious relationship between nature and people ; and, through judicious use of landscaping , materials and scale , to respect the character of the surround- ing area. 2 . 18 Incentives shall be provided to encourage development of all types of housing , lessen monotony in site design , provide for more functional open space , achieve greater variety in housing choice , and accommodate more attractive and economical landscaping . 86 2 . 06 The City and County will each analyze and evaluate existing land use regulations and make changes , if any , required to bring said regulations into compliance with the Comprehensive Plan and at the same time to give appropriate regard to the rights of af- fected property owners . 2 . 07 Where the provider(s) of the facilities and services is (are) other than the City, the County and City will take all reasonable and legal steps to the end of facilitating assimilation by the City upon annexation. 2 . 08 The City and County commit to aid the assessor and property owners by furnishing Comprehensive Plan projections of service and timing of development to the assessor for ad valorem tax purposes . 2 . 09 The City and County will preserve lands with uniq ue natural fea- tures and characteristics as permanent open space by purchase of development rights , fee simple gifts and/or purchases , and other measures as appropriate and financially feasible . 2 . 10 The City and County will , by implementing the Boulder Valley Comprehensive Plan , ensure that development will take place in an orderly fashion which will take advantage of existing urban services and shall avoid , insofar as possible , patterns of leapfrog, noncontiguous , scattered development within the Valley. 2 . 11 Major entryways into the Boulder Valley shall be identified , pro- tected and enhanced in order to emphasize and preserve the natural setting and appearance of the community. 2 . 12 Agricultural areas shall be identified and evaluated to insure , to the greatest extent possible , their long-term existence and protection from development . 2 . 13 The central area shall continue as the regional service center of the Valley for office , retail , financial , governmental , cul- tural , and University activities . As such, it shall remain the primary activity center and focal point of the Boulder. Valley . 2 . 14 Within the Boulder Valley, identifiable subcommunities , contain- ing open space and support facilities which contibute to their livability and enjoyment , shall he planned so that , in time , they can develop into areas of recognizable physical and social identity. 85 2 . 02 . It is intended that throughout the Boulder Valley new urban development , including all development within the City and those developments regulated in the unincorporated areas of the Valley by Boulder County pursuant to C.R. S. 33.48-104 , C.R. S. , 1973, as amended, not occur until and unless adequate urban facilities and services are available to serve the development as set out in Policy Section III and in . the Service Standards Appendix to the Comprehensive Plan Policies . 2 . 03 The City provides adequate facilities and services . These will continue to be supplied to Area I and the City will be made available to Area II within the planning period pursuant to the City' s annexation policies and Capital Improvements Program. 2 . 04 The policies in regard to annexation to be pursued by the City are : a . Annexation will be required before adequate facilities and services are furnished; b. Annexation of existing substantially developed areas will be offered in a manner and on terms and conditions which respect existing life styles and densities , and the City will expect these areas to be brought to City standards only where necessary to protect the health and safety of the residents of the subject area or of the City. c . For undeveloped areas the City will impose terms and con- ditions to protect the public interest and attempt to not impose terms such that annexation is unrealistic or imprac- ticable . d. There will be no annexations of areas outside the Boulder Valley Comprehensive Plan boundaries . e . Area II is anticipated to become part of the City within the planning period . 2 . 05 Progress by the City on both annexations and capital improvements will be reviewed annually by the County and City , as any substan- tial failure in performance will be deemed cause for substantial amendment or abrogation of the Plan, The Plan shall also be reviewed at least every five years for possible amendments to reflect changes in circumstances and community desires . 84 COMMUNITY DESIGN INTENT STATEMENT An urban area is land intended to accommodate concentrations of people who conduct their many and varied living activities on that land. These people need and depend upon receiving various facil- ities and services . Governments , usually ities , provide these services . In Boulder County , and not unlike most other areas throughout the country, land use regulations have traditionally permitted urban uses and development in areas where adequate urban facilities and services are not yet provided , coordinated , nor planned. It is uniformly and universally agreed that the resulting patterns of leapfrog remote urban development are, inefficient , wasteful , and seriously contrary to the public interest , health , safety, and welfare . One of the most important objectives of the Boulder Val- ley Comprehensive Plan is the reduction , if not elimination , of this urban sprawl . The basic outline and approach of the Plan can be concisely stated. The areas immediately surrounding the City can most efficiently and effectively be provided facil ties and services by the City. These areas are the most logical .areas for urban development . The City intends to provide, on a phased basis over the planning period , the facilities and services to accommodate this urban development . This context should be kept in mind when consider- ing the policies and other statements that follow. POLICY STATEMENTS 2 . 01 For purposes of Boulder Valley Comprehensive Plan structure , the Boulder Valley is divided into three major areas . Area I is that are.t within the City of Boulder which has adequate facilities and services and is expected to continue to accommodate urban development. Area II is the area now under County jurisdiction planned to accommodate urban development , and new urban develop- ment is to occur coincident with the availability of adequate facilities and services . This area is projected to be provided required facilities and services by the City by being annexed to the City during the planning period ; Area IIA being the area of immediate focus , the first three years , and Area IIB being accom- modated within the balance of the planning period. Area III is the remaining area in the Valley , generally under County juris- diction and which is not now planned to accommodate urban devel- opment for the following reasons : it is not projected that the City will there provide adequate facilities and services within the planning period; no other facilities and services agency comparable to the City is expected in the area ; and it is primarily a rural and agricultural area and its character should be pre- served and protected. 83 shall be aggressively pursued so as to avoid conflicts and to provide a means by which each interest may more fully benefit from the presence of others . 1 . 06 Development referrals and responses of th, City and County shall be coordinated through the respective piaiing departments ac- cording to a system which shall he developed by both planning departments and approved by the legislative bo :ies . The responses of each department shall specifically identify those requirements which a proposed development meets , or fails to meet , under the Comprehensive Plan . 1 . 07 The installation and extension of all utilities shall he consis- tent with the provisions of the Boulder Valley Comprehensive Plan and with the responsibilities of' the respective utility providers . I . OS It is recognized that the acquisition of open space lands in the Boulder Valley is based upon Boulder' s overall open space plan in which prioritization of need and available revenues are consid- ered . From time to time , however , requests for development are made for parcels of land privately held which are designated as open space on the Boulder Valley Comprehensive Plan . In such cases it is the obligation of the City to make decisions with regard to the contemplated acquisition of such lands in a timely and responsible fashion. In the event that a negotiated agree- ment cannot be reached and the City does not wish to initiate condemnation action, then the property owner may proceed to re- quest development consistent with other applicable policies of the Comprehensive Plan. 1 . 09 With regard to public facilities owned and operated in the other ' s jurisdiction, the City and County shall respect and abide by existing land use regulations insofar as reasonably practicable . 1 . 10 The City and County shall be sensitive and responsive to the im- pacts of open space management and utility installation on abut- ting property. 1 . 11 For the purpose of policy constriction : Where the "County" is referred to within the policy text , said policy may be amended by the County, after referral to the City. Where the "City" is referred to within the policy text , said policy may be amended by the City , after referral to the County . All other policies shall be construed to be joint City and County statements of policy, and are to be amended by joint action . Where a particular "Area" is not specified in the policy text , it is implicit that the policy shall apply to all Areas . 82 BOULDER VALLEY SUBREGIONAL POLICIES 4 APPLICATION POLICY STATEMENTS and impleme.itation of the Boulder 1 . 01 Comprehensive Plan shall be based c , .specific and nor. - The structure , administration , coVa fey Comp adopted by Boulder County and te City yloftBou policies rr jointly n P Charter and Colorado Revised through 30-28-109 , and 31-23-1b through 3-1 E- of Boulder pursuant to the City consisting of Statutes 301973 , as6 g shall in 110 C110 C R. S 1973 , amended . The Cbmprehe1�1jteti�statements ,together with explanatory h hey series iv of the possible from the policies jointly deradopted to Boulder maximum extent add the City of Boulder pursuant to City Charter , County 7' 1 adopted by g and C .R. S , 1973 , as amended. Colorado Revised Statutes 30-28-106 throu h 30-28-L , �3-1.06 through 31-28-110 , _ generally encompass the mountain backdrop on the west , Mar- shall t1 . 02 The Boulder Valley Comprehensive Plan shall t; ` Gun hll Mesas to the eed south,by Davidson Mesa on the .southeast , Gun- barrel b Hill Mesa notand the ridge vorrea Bo on the northeast , and as specifically Reser- voir and Boulder Reservoir on the north, delineated on the Comprehensive Plan approximately fifteen years . 1 . 03 The length of the planning period is app a combination of facts and policy consid- erations : been ar- rived This term has been determined to be reasonable and haspro- jections , rvtd at aftanr weighing service area it of the City to fund capital improvements , land use and land use projections ,and the of owthe capacity Y desires o antici- pated growth rate experienced in the 1970 s ' It the community in regard to accommodating growth . e Boulder I Val that during this fifteen-year p ley 000 to between 126 , 000-140 , 00 0 . population will increase from 95 , Plan 1 . 04 Projections sufficiently Comprehensiveyaldetailedd use ntollbe Boulder initiveValley anddirectional , are sufficiently although not limiting . the University , the 1 . 05 .Joint planning and close cooperation nta ong ggthe Ives ity , the , City , Count Health School nt Districts , the bodies (e . g. , the City/County and other policy-making Department, utility and fire service entities) Valley , influencing the physical development of the 4The following policies are contained in the revised Boulder Valley Comprehensive Plan of 1977 . 81 D W 2 CE Inia co F W fw CC v tlI Im O. Q W v W 1 LL cc a CC = W N 4 � .� o°_cW a to N m ix 2 o O W °z °z CC J J El Q 0 moe °. J :A,,,.. ,,,,.:',:','„,-.,..-. -,...,,,-„,,,:,.-: ,i ,i :-..7,,,r.-:,,A,,, ,',....24,4„,3;pe*,,,A,1:5,A,,,,,,,"..,e..„,,s.,..±.-,,,,..AL. 4 ,, a k `l i..-..,-„-- \ ,� 7`,Ampty7 (j..41D'' '.4;t-,f';':''.121jr'?,, ii. ,i'L-''-': .. '''..:.;..,„,ig.K.tit': ,..-::,,,,,-F-(6!';',',;:ftro4/1(-ii:;"-:-''',:',, .%- iij.:::•A 2 f f?�Z �� ,. ` 1..,„ .--1,- ---';‘"9---•, . , r eat ., z r'M 1 - a +w ...a r _. Ill l!" W I/ , ,,,., . ,.. , . ..,„,. ,.,. , . , .. ,.; .1. . ::' ..„...,,,,,...4,-- i a L,. pp qall I a fn T1I q e A �� cii to support and It is the policy of Boulder County which focuses upon1 07 legislation i porsh State d development tax programs the to preserve agricultural resources. designed to preserve of Boulder County to encourage and policy ation in State, Federal , 1.08 It is the P articip local programs Coay P This shall cation npreservation niof aagriculturalhland. This shall and includeiesig t ng ro osed Federal leg islation ation of r p research and implement oestablish pilot investigation projects to methods o r agricultural land. for preserving 1. 08. 1 Implementation programs directed toward the preservation of agricultural land should gpriority to those lands identified tifie as dlinds the ive p of local Environmental Resources of Statewide importance and lands importance. Open Space 1. 09 With assistance provided by the Parks and Op the policy of Boulder County to Departmnt, it is grass prairie identify cost s and t native short f endangered stems and encourage the development are endang ecosystems on such ecosystems where they meat plans by over-grazing. of Boulder County to monitor the It is i the policy policies and attendant ap1.10 of the above p as to their Boulder plrtCon Land Use Regulations , and in l County reserving agricultural 1 while maintaining a reasonable use effectiveness in p Boulder County to the individual land owner. 1 77 greater density. To accomplish this result, Boulder County shall enter into appropriate conservation easements with the landowner, pursuant to CRS 38-30. 5-101 through CRpted al 1 the 1973, as amended, or use other legally methods of developmental control , purpose of preventing additional parcel division on lands intended for agricultural uses. Where conservation easements are utilized, a minimum of 30 acres of agricultural land shall be preserved per each newly created residential parcel. 1. 04. 2 Individuals proposing land divisions under the density transfer provision shall be entitled to utilize a minor subdivision process. This process shall minimize the time and technical requirements of a con- ventional subdivision process. 1. 04. 3 Land use proposals which result in the creation of new parcels, shall conform to the following land use guidelines: a) conformance with the goals , policies , and land use regulations of the Boulder County Comprehensive Plan; b) the preservation and utilization of ag- ricultural lands ; c) the provision of adequate access, water availability and sewage disposal by the applicant, and the existence of adequate educational facilities and police and fire protection; and d) minimization of potential negative impacts on the surrounding agricultural land and attendant agricultural uses . 1. 05 New residential dwellings that are proposed within designated agricultural a areas subdivisions ,situated edally within previously approved created created unsubdivided parcels , or in newly minor subdivisions as permitted in Policy 1.04 above. 1. 06 It is the policy of Boulder County to adhere to the statutory provisions of 31-1-103, CRS 1973, as amended, relative to the assessment of agricultural land sur- rounding urban areas on the basis of agricultural productive use, rather than on the basis of potential value for urban development uses. 76 2) to keep the County' s options open for the considera- tion of future public and private land use decisions within areas designated for agricultural uses; 3) to provide an incentive to the farmer to keep the major part of his land in agricultural production by allowing the conveyance of small land parcels to other interests. The fulfillment of this intent statement will result in increasing the supply of land available for non-urban housing demands while supplementing the farmers agri-based income, and; 4) to provide for a variety of lifestyles in Boulder County by- allowing the creation of a limited number of smaller parcels for residential purposes in agricultural areas. POLICY STATEMENTS 1. 01 It is the policy of Boulder County to encourage the preservation and utilization of those lands identified in the Environmental Resources Element as "lands of statewide importance, lands of local importance and other agricultural lands" for agricultural and other open or non-urban uses. The Boulder County Comprehensive Plan Land Use Map shall include such lands within the agricultural land use category. 1. 02 The Boulder County Land Use Regulations shall be for- mulated to permit numerous compatible agricultural- related uses within the Agricultural zone. In addition, certain agricultural uses, which by their nature are considered to have possible detrimental impacts on surrounding land uses , shall be subject to Use by Special Review criteria. 1. 03 The gross density associated with the agriculture zone shall not exceed one dwelling unit/thirty-five acres. 1. 04 The Boulder County Land Use Regulations shall encourage those individuals proposing land divisions in areas designated for agricultural uses to utilize the mechanism of density transfer to create individual parcels ranging in size of one to five acres for each 35 acre area. The density transfer shall only be utilized where the creation of such building parcels does not result in exceeding the gross density of one unit per thirty- five acres. 1. 04. 1 Acreages which remain as the result of the density transfer are intended for the con- tinuation of agricultural pursuits and shall thus become ineligible for further parcel divisions until and unless changes in the applicable land use regulations permit a 75 1) Senate Bill 35 has resulted in the creation of 35 acre or larger tracts of which many have been con- veyed to nonagricultural interests. The cumulative effect of such transfers has been the removal of large productive parcels from continued agricultural production. 2) In general, a need exists among the County' s agricul- tural community to supplement their agri-based income through the conveyance of small land parcels to other interests. No process exists to meet this need. 3) A minor or shortened subdivision process with a faster time-line and less burdensome submission requirements is needed to allow the creation of smaller parcels for residential purposes in agri- cultural areas. 4) When applied to a division of land into tracts of 35 acres or more, the provisions of S.B. 35 do not allow for governmental inputs of practical subdivision design standards . Such exclusion often results in the loss of productive agricultural land, inadequate service levels and environmental degradation. INTENT STATEMENT The preservation of the County' s agricultural lands for the continuation of agriculture and its related uses is the under- lying intent of the subsequent policies . Through the Environ- mental Resources Element of the Boulder County Comprehensive Plan, the Planning Staff has identified the lands in the plains portion of the County as to their agricultural-productive sig- nificance. Such lands have been identified, in the order of their significance as : "lands of statewide importance, lands of local importance, and other agricultural lands . " The majority of these lands are situated outside of Community Service Areas. It is the intent of the subsequent policies to discourage the conversion of these agricultural lands to urban uses and encourage the continuation of agricultural and other open or non-urban uses, due to the past and present use of these lands as agricultural , the lack of urban services , the County ' s position that an adequate range of urban services and related urban development can best be provided through a municipal government structure and the County' s unwillingness to compete with municipal governments for the provision of such services. In addition to the above primary intent statements, supplementary. intent statements are set forth as follows : 1) to move toward the attainment of Goals 1. 1 and 5. 1 of the Boulder County Comprehensive Plan Goal Statements;. 74 AGRICULTURAL LAND USE POLICIES STATEMENT OF ISSUES A. Boulder County' s agricultural land represents an important natural asset for present and future generations. The preservation and utilization of lands that are suited for the production of food and fiber crops is an objective which contributes to the physical, social, and economic well-being of the citizens of Boulder County. Furthermore, agricultural land contributes to the general welfare of Boulder County in that it includes a number of significant environmental ecosystems and areas of historic, archae- ological and landmark value, in that it preserves and enhances open scenic vistas, and in that it provides visual buffers along highways and between communities. Thus, the retention of the County' s agricultural land is a valid and proper public goal. B. Agricultural land is a nonrenewable resource. Once public and private decisions are made that result in the conversion of agricultural land to nonagricultural uses , the resource itself is almost always irretrievably lost. In fact, Boulder County between 1959-1974 ranked first in the State of Colorado in the conversion of agricultural lands to nonagricultural uses. Furthermore, the continued productiv- ity of the County' s agricultural land is directly dependent on the retention of water with the land resource. Only in circumstances where agricultural land is situated within Community Service Areas and programmed for future conver- sion to urban uses, should agricultural water be converted to nonagricultural uses. The goals, policies , and land use regulations of the Boulder County Comprehensive Plan are intended to preserve these resources for future generations. C. In the past the increasing speculation of agricultural land lying in the path of uncontrolled and unplanned urban expansion has resulted in inflated market values for such lands. Many lands of significant agricultural value have thus become subject to premature or inappropriate conversion where farmers and ranchers, who are faced with declining farm income, rising costs for labor and equip- ment, and the inability to off-set such costs by the sale of small portions of land, are offered relatively high short term profits by land developers. With the imple- mentation and adoption of the Boulder County Comprehensive Plan, including individual Community Service Area Plans , the encroachment of urban areas into surrounding agricul- tural land is intended to occur only within the Community Service Areas. D. Senate Bill 35 has generally not been well-received by the County' s agricultural interests. Reasons voiced by the agricultural community include the following: 73 BOULDER COUNTY COMPREHENSIVE PLAN POLICIES B. ) Plains Policies * Agricultural * Boulder Valley Subregion * Southeast Subregion * Lefthand/Niwot/Boulder Creek Subregion * Lyons/St. Vrain Valley Subregion 71 applicant (s) and agencies with particular expertise in assessing the immediate and potential impacts on and by the proposal from among the following: geohazards3 wildfire and fuel reduction wildlife and wildlife habitats sensitive and unique ecosystems groundwater surface water historic and archaeological sites air, water, and noise pollution visual quality climate mineral resources existing land uses It is acknowledged that, based upon the scale and location of a land use proposal, the County may require additional information and assessment at the expense of the applicant (s) . 1. 13 In order to minimize the expense of environmental impact assessments to an applicant (s) , as well as to provide the general public with certain information without sacrificing accuracy or quality , the County shall make available base information and interpretation on the following subject areas: geohazards wildlife and fuel reduction climate historic and archaeological sites air, water, and noise pollution wildlife migration corridors existing land uses 1. 14 The County acknowledges that information pertinent to land use decision-making and involving both quantifiable and unquantifiable environmental factors is lacking or incomplete in certain areas. It is , therefore, the policy of the County to search out information and to make said information available and intelligible to the public. 3 "geohazards" includes soils , landslides , slope , rockfalls , flashflood corridors , floodplains , subsidence, avalanches , and allevial fans. 69 1. 05 The County shall provide mechanisms including on-site and public notices to inform and solicit response from residents in a subregion (s) prior to any improvements within a public road or right-of-way passing through the subregion (s) . Decisions on the proposed improve- ment (s) must consider the desires of the residents and users. This policy does not apply to the placement of traffic control signs or current standard maintenance procedures. 1. 06 Adequate justification must be presented to the County or by the County for the construction of new public roads or major improvement to existing roads . 1. 07 Recognizing that the preservation of existing environ- mental and land use characteristics are of primary concern in the planning process, the County shall investigate the need for and feasibility of regulating grazing and confinement of livestock. Any regulations which may be developed should include but not be limited to criteria which address the following on-site and off-site impacts; wildlife habitat and migration corridors , erosion, dust, odor, pollution, vegetative damage, size and duration of the graze. 1. 08 The County shall investigate the feasibility and desirability of establishing review regulations at a County level for the construction and/or expansion of water storage, diversions , transmission, and distribution systems. In undertaking such an investigation, the County shall consider the enabling powers and guidelines for regulation found in H. B. 1041 (CRS 1973 - 24-65. 1-101 et seq. ) and H. B. 1034 (CRS 1973 - 29-20-101 et seq. ) . 1. 09 The County shall reassess the Home Occupation category, Section XVI, of the Boulder County Zoning Resolution, and shall make amendments where relevant and manageable to more adequately serve the needs and desires of the citizens of Boulder County. 1. 10 To accomplish a cooperative and coordinated land use planning effort among the Subregion' s municipalities , it is herein the policy of Boulder County to enter into intergovernmental contracts with the municipalities for the purpose of implement- ing the land use proposals and policies of the jointly adopted municipal comprehensive plans. 1. 11 It is the policy of Boulder County to support and endorse State and Federal legislation which focuses upon the development of equitable tax programs designed to preserve agricultural, forest and other natural resources. 1. 12 It shall be the policy of the County to thoroughly assess the environmental impacts of any land use proposal prior to the approval or denial of a subdivision, rezoning, Special Use, or building permit when not otherwise reviewed through one of the prior processes. In making such determination, the County shall work with the 68 ADDITIONAL COUNTY-WIDE POLICIES INTENT STATEMENT During the County planning process several specific policy statements were formulated to address particular issues indegenous either to the mountains or the plains. However, upon consideration of these policies by the Long Range Planning Commission it was decided that these policies should also be applicable to the entire County. Therefore, the following policies are to be interpreted as being County-wide in nature. POLICY STATEMENTS 1. 01 Many land uses and zoning decisions have been made in the past 12 years without the use of a comprehensive plan to guide in the formulation of such decisions. With the development of the goals and policies of the Boulder County Comprehensive Plan it is clear that many past decisions now conflict with the underlying plan objective of channelling urban growth into Community Service Areas while preserving surrounding agricultural and forest lands. To rectify these obvious conflicts between existing zoning and future land use , it is the policy of Boulder County to modify the existing zoning pattern in areas surrounding Community Service Areas as well as other areas of the County to move toward the implementation of the future land use proposals as designated in the Land Use Plan Map . 1. 02 In recognition that the developmental policies , proposed land uses , and existing zoning distribution patterns of surrounding counties may result in incompatible or detri- mental land use impacts on Boulder County , it is herein the policy of Boulder County to establish an effective inter-governmental understanding and agreement with the surrounding counties for the purpose of attempting to mitigate or minimize any potential detrimental land uses or related impacts upon the incorporated or unincorporated areas of Boulder County. 1. 03 Applications for individual residential building permits shall proceed through an environmental checklist process . The purpose of such a checklist shall be to minimize , where possible, the need to utilize referrals to specialists and agencies outside of County government. All other land use applications shall be evaluated as to their environmental impacts through criteria enumerated in the Boulder County Land Use Regulations. 1. 04 The County shall undertake a study of the various methodologies proposed and in use which effectively measure and assess environmental impacts for the purposes of establishing a functional Environmental Impact Assessment Procedure. Such procedure, when developed, shall be incorporated into the Boulder County Land Use Regulations. 67 LAND USE SURROUNDING AIRPORTS POLICIES INTENT Proper land use planning of the County ' s airports and immediate surroundings require an in-depth understanding of airport operations and how such operations affect and are affected by surrounding land uses. The direct and indirect impacts associated with airport operations can best be quantified by those practitioners particularly well-versed in the formulation of airport master plans , as opposed to local government staffs, that in general, are not familiar with the technical aspects of airport operations . Thus it is the intent of the following policy that the protection of the health, safety and general welfare of those living in areas surrounding airports and the efficient operation of the airports of Boulder County can best be accomplished by the development of Federal Aviation Adminis- tration approved airport master plans. POLICY STATEMENTS 1. 01 It is herein County policy to strongly encourage local authorities that have jurisdiction and/or control with respect to the operation and management of those airports directly affecting Boulder County to undertake the develop- ment of airport master plans. As a minimum, such master plans shall address : a) the potential expansion of airports and attendant operations within the Boulder County Comprehensive Plan planning period (15 years) ; b) the intensity of current and foreseeable developmental pressures of areas surrounding airports ; c) the protection of the health, safety and general welfare of the public in areas surrounding airports ; d) the protection of the public and private investments of the airports ; and e) the development of land use regulations that establish compatible land uses in areas surrounding airports. 1. 02 It is the County policy that airport master plans be in accordance with the goals, policies and land use regulations of the Boulder County Comprehensive Plan as well as other municipal comprehensive plans that may be affected by the operation of an airport. 65 with appropriate local governments and will be done when economic and environmental conditions warrant. 1. 03 County government should continuously strive to encourage local jurisdictions to consider non-capital-intensive source separation recycling programs . Ultimately such programs will probably have to be institutionalized and structured to fit the overall waste handling program, but it may be possible for these to begin as voluntary demonstration activities that originate and flourish as the result of City and County encouragement and inducement. 1. 04 The County should initiate whatever effort is needed to insure that a satisfactory working relationship between the County and its cities is formalized so that each participant knows how responsibilities for the various solid waste functions are allocated. The County should be the principal planning agency for the overall program, assuming the leadership and direction role in developing the plans and the programs with support and cooperation from the cities . The County should be responsible for insuring that a minimum level program of disposal-oriented facilities is developed. Beyond that, as programs move into advanced phases of sophistication, the momentum for these decisions should be made at local (city) levels . Implementation should be a local government (city) responsibility, but if the local government wants or needs County participation, the County should be prepared to function as an implementor. 1. 05 Action should be taken to establish the following relationship between the public and private sector. The County in conjunction with the cities that it represents , should continue to be the planning agency and the overall management and control agency for the solid waste program of the County. Facility operations , under County control, should be done by the private sector working under appropriate agreements . These contracts should be administered and managed by the Solid Waste Department of the County. As a competitive check against contractural facility operations by the private sector, operation by the County should always remain an alternative. The County should also strive to insure that a strong and healthy private sector is always available to provide needed solid waste collection , transportation and disposal services . 63 possible or elminiated in order to prevent potential harm to life, health and property. (Goal 2. 2) C. Critical wildlife habitats should be maintained, preserved and conserved in order to avoid the depletion of wildlife. (Goal 2. 3) 9. Citizen Involvement Objective Seek aggressively to obtain a high degree of citizen involvement and understanding throughout the entire planning process . 10. Hazardous and Special Wastes A. Perform a County-wide hazardous and special wastes inventory to identify the dimensions of the problem. B. Develop a program to assure that hazardous and special wastes generated within the County are effectively recycled, neutralized or disposed of at authorized facilities . C. Seek beneficial use applications for hazardous and special wastes where economic, health and sanitation considerations permit. D. Evaluate current "state of the art" of local, state and national regulation of hazardous and special wastes and develop County regulatory standards for dealing with the problem. The following solid waste policies are intended to chart an action oriented program to guide future solid waste management efforts. POLICY STATEMENTS 1 . 01 The first phase of the County' s implementation program should continue to utilize existing disposal facilities -- a landfill located in the Longmont area and another landfill located in the Marshall area. These disposal facilities appear to be adequate for the near term requirements for disposal of solid wastes generated within the County and collected by public and private collection services. The existing "Green Box" program for collection in the mountain areas must be continued either in its present form or as modified to fit changing conditions. 1. 02 The second phase of the implementation program should be a conversion from phase one disposal-oriented facilities to beneficial-use facilities. It is believed that conversion from disposal orientation to either grinding, baling or recycling at appropriate facilities can be implemented and financed jointly 62 B. Develop a program management structure and organizational framework to administer the program. C. Develop an institutional (local government) structure that can carry on, over a long period of time, the County' s solid waste management program. 5. Financial and System Pricing Objectives A. Develop a program financing strategy to implement planned program activities. B. Develop a system pricing program based upon utilization of the user fee concept where appropriate. C. Evaluate and optimize opportunities for external funding and incorporate into financing plan if appropriate. 6. Facility Operational Objectives A. Develop a facility operations program that evaluates both public and private operation for primary base facilities and utilizes to the greatest extent possible private contractors for collection and hauling activities. B. Develop a program to enhance the best features of a government-private mix to implement the County' s solid waste management plan. 7. Resource Recovery and Recycle Objectives A. Incorporate, to the greatest extent practical, resource recovery features into the County' s solid waste manage- , ment plan. B. Develop a program and a policy statement to guide the County ' s involvement in regional resource recovery programs . C. Develop a program and a policy statement to guide the County' s activities in recycle and source separation programs. 8. Environmental Objectives A. Unique or distinctive natural and historic features should be preserved and conserved in recognition of the irreplaceable character of such resources, and their importance to the quality of life in Boulder County. Other resources should be utilized in a manner which is consistent with sound environmental protection, while enhancing compatibility between natural and man-made characteristics. (Goal 2 . 1) B. Air, water and noise pollution; inappropriate siting of facilities in natural hazard areas ; and overall environmental degradation should be reduced as much as 61 state, regional and local) E. A management system, facilities plan and other elements of the solid waste management plan, which considers the environmental , economic, social , technological, political, and conservation alternatives combined. 2. Health and Sanitation Objectives A. To develop a County-wide solid waste management plan that will comply with all applicable health and sani- tation laws and regulations , and influence new reg- ulations and criteria where appropriate. B. To develop a County-wide solid waste management plan that provides appropriate health and sanitation con- ditions for the user, the operator of the system (s) , and citizens in the areas. C. Provide adequate facilities and services to assure the health, safety and welfare of all citizens of Boulder County. 3. Facility Objectives A. To develop a County-wide facilities plan which evaluates facility options in addition to sanitary landfills , to process the estimated solid waste load throughout the planning period. B. To develop a County-wide facilities plan that is integrated into the other facility planning activities of the cities and County (i. e. , Transportation, Parks and Open Space, etc. ) . C. Incorporate "after-use" planning into all facility plans . D. Seek input from and coordinate with local government agencies when facilities that are a part of the County facility program are considered for location within a County recognized local government planning area. E. Establish criteria and evaluate land use impacts of all proposed facility locations. F. Develop a process to incorporate concerns of institutional (local government agencies) waste generators into the decision making process for location and design of facilities to which their wastes are assigned. G. Review by private waste industry prior to final plan approval. 4. Management and Institutional Objectives A. Develop a program to identify program responsibilities , and develop authority to carry out those responsibilities. 60 SOLID WASTE POLICIES INTENT STATEMENT The development and adoption of objectives to guide the Boulder County Solid Waste Management Plan was a significant undertaking. Program objectives were established so that the planning could proceed in a direction identified by the goals . Special effort was spent in establishing the proper relationship between the Solid Waste Element and the overall Boulder County Comprehensive Plan. It was clearly established that the Solid Waste Element should be simply one of the many urban services provided and planned for in the overall comprehensive planning process , and that the solid waste program should be subordinate to and guided by the overall planning efforts of the County. Solid waste management objectives were, therefore, developed with this perspective in mind. Solid waste management objectives are divided into several cate- gories to clearly address all of the concerns associated with the Solid Waste Element. These were adopted after extensive public involvement, both in official public sessions and informal gather- ings of groups throughout the County. The objectives establish a high set of standards for which the program should strive. If these objectives are achieved, Boulder County will have one of the better solid waste management programs in the entire country. SOLID WASTE MANAGEMENT OBJECTIVES 1. General Planning "Objectives" A. To develop a County-wide solid waste management plan that is an integral part of the County Comprehensive Plan , and recognizes it subordinancy thereto. B. To develop a County-wide solid waste management plan that incorporates the concept of maximum flexibility and that has a time horizon from 20 to 50 years. C. To develop a County-wide solid waste management plan based upon an estimate of solid waste loadings for the future, derived from population and land use projections developed by the Boulder County Comprehensive Planning Process which includes the comprehensive plans of the eleven cities and towns in Boulder County. D. To develop the Boulder County Solid Waste Management Plan in full recognition of other solid waste management activities going on around us. (Federal, 59 1. 07 To support and encourage the use of energy conservation and innovative home building techniques in order to reduce construction and/or operating costs without sacrificing safety or desirability of the housing. When appropriate, the revision or adoption of building and housing codes will be encouraged to meet this objective. For County Housing Authority projects , a preference will be given to developers and contractors that utilize such techniques. 1. 08 To cooperate with any public or private groups and individuals whose objectives are parallel or complementary to any of the objectives stated herein. 1. 09 To promote the use of zoning, planned unit development regulations , subdivision regulations , and building codes to provide quality residential developments of innovative design that offer a good social and economic mix of families through a broad range of prices and rents . 1. 10 To continue to monitor the supply and demand of housing on an annual basis. 1. 11 To encourage the adoption, for informational purposes , of a permit system for moving and demolition of residential structures in the unincorporated County and local munic- ipalities. 57 To achieve this purpose & intent, the policies of the Boulder County Housing Authority are set forth below: POLICY STATEMENTS2 1. 01 To determine annually the housing needs for low and moderate income families in Boulder County. 1. 02 To use and encourage the utilization of Federal, State, and local housing programs to meet the housing needs of low and moderate income families . These programs should include the construction of new units , utilization of existing units , and the renovation of sub-standard units . 1. 03 To maintain standard housing at that level and to improve housing in substandard condition to standard condition if it appears economically feasible. If housing units are dilapidated and unsuitable for rehabilitation, the units should be removed from the housing stock. 1. 04 To direct special attention to providing for dispersal of housing for low and moderate income families through- out the residential areas of the County Land Use Plan and the availability of water and sewer service, fire protection, public transportation, employment, shopping, schools , social services , and recreational activities. 1. 05 To encourage the enactment of State enabling legislation alllowing counties to adopt housing codes. 1. 06 To encourage and support legislation and policies that enhance equal housing opportunities , including but not limited to: 1. 06. 1 The elimination of discrimination against any person because of sex, race, color, religion, marital status, or national origin with regard to the sale, financing or rental of housing. 1. 06 . 2 The elmination of exclusionary or discriminatory practices in zoning, development and construction. 1. 06. 3 The development of programs to provide tax relief to low income and elderly families . 1. 06 . 4 The provision of adequate public transportation service for low and moderate income families . 2The following statements appear in the Boulder County Housing Element as objectives . 56 1 BOULDER COUNTY HOUSING POLICIES INTENT STATEMENT The following residential goals of the Boulder County Comprehensive Plan were adopted by the Boulder County Long Range Planning Commission (February 26 , 1975) . Residential Goals 4. 1 "A diversity of housing types and densities should be encouraged in order to assure decent housing for all persons. 4. 2 "Quality residential areas , which function as integral neighborhood units with schools , parks, and other similar facilities as centers , should be encouraged. 4 . 3 "Rehabilitation of existing residential facilities should be promoted where feasable. " In addition, Design of the Region Goal 1. 1 states : "Future urban development should be located within or adjacent to existing urban areas in order to eliminate sprawl and strip development, to assure the provision of adequate urban services and to preserve agriculture, forestry and other similar open space uses. " The primary purpose of the Boulder County Housing Authority is to encourage and support housing of good quality and adequate size for all families in the communities and rural areas where they presently live or work. If the private sector of the economy, alone, is unable to provide such housing at a reasonable cost to low and moderate income families, then it is the duty of the Boulder County Housing Authority to secure the necessary housing through available Federal , State , and/or locally sponsored housing assistance programs. Furthermore , it is the intent of the following policies to move toward the attainment of the residential goal statements of the Comprehensive Plan. 55 p.m aiErmuwaia Ngn gHn miiiimmilwimmomm NVId AVM3NI8 EMMIIIN 2 O W J ~ c° a a rz i- W Q O in 3allo1 ...F N LLI ar Q 2 CO CC CO3 U3 I W a a W w m m r .cal ,♦ ri ! :! iIr OHL �_, gib®� E��it .�C�, .;gimiii a UIILN! 9 1i m ate ,Iller �, a I, -:rirIJ !'iti E `J Mal iliaililkit,;arm ,,' ' , - - 4.494 i it ,giallirIIIIIN$wi. s �' r !£° 4 A a il tittalli_i_.___ffit,-, ,, • ,•..„.„ -.....a.„„,,, il. , -*, , \ ,, ,g , .,_ 2. x � Wo pCC .iikt { ;j . 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Y N 1 _ ...u, III`� �� !- I t4 ��. f t stir• — — { r • LI i ` / I . ..• r J..y 4�T FJ � fix. � � � Iii � � q ,, IAI �/I' 0> x _ a fJ 5,'' I 411'4 a \y s - �M1Y 1 I I d J bM]MbLIGd 70 ]SSW Oaf livid AVAVIOIN MMIIIIN i ° $ b b' bb% S J } W di ! 8 )1 :11 it 1 Cli CC W N 0 1 o o a a ,. § 1 W n z i,, e • u •• • r • li 6 3 d aN :B is e r, N ppppg = d 0 I S S o gi 44O o e . ' ' ' " ill ' ;a gi - I 1 i ii I I k g 4114 1111 3 1 t ! i . • . t I-1 1 ,'"'"( L {w •��• f E i, _ r-- - : ., . , ,, ,_ . , , , , , 2 O. o W© I I© Qfg 1l v I- 4 2 3 W j p i -- ��\ 0 ,.._,,_ I 1, O O zU GOAL 7. 3 The elements of the transportation system should reasonably pro- vide for the safe and convenient accommodation of special mobility requirements of the County' s elderly and physically handicapped population. 3 . 01 "Any roads , streets , or highways constructed after July 1 , 1975 , by the State or any of its political subdivisions shall provide adequate and reasonable access for the safe and convenient movement of physically handicapped persons , including those in wheelchairs , across all newly con- structed or replaced curbs at all pedestrian crosswalks. " Section 43-2-107 , CRS 1973 , revised in 1976. 3. 02 Special efforts shall be made to develop viable transporta- tion services for elderly and physically handicapped per- sons . The many uncoordinated programs that now provide transportation services to the elderly and handicapped should be integrated into a more efficient and coordinated system so that a higher level of service can be provided. 47 1. 07 Mechanisms , including on-site signs , public notices , and public meetings shall be employed to inform and solicit response from residents and users before road improve- ments are implemented. 1. 08 The transit system shall be so designed as to encourage travel diversion to the public transit system by provid- ing higher convenience access points and by integration of transit services with other modes by incorporating such facilities as busways , bicycle facilities , fringe parking and terminal facilities. 1. 09 Bikeways and pedestrian walkways shall be an integral part of the transportation system. Bikeways and sidewalks shall be provided in new developments where warranted. Trails shall be provided to link residential areas , shopping centers , recreational areas , and educational facilities. 1. 10 The control of access shall be implemented by discouraging driveway cuts on all classifications higher than local access, developing access control plans for classifica- tions higher than minor arterial, and requiring new develop- ments to minimize the number of access points to the high- way system. 1. 11 All new developments shall dedicate their share of right- of-way for any highway facility shown on the transportation plan on which they abut, consistent with the right-of-way widths specified on the transportation plan. All new structures shall observe the setbacks specified on the transportation plan so that corridors are preserved for future transportation facilities. GOAL 7. 2 The aesthetic quality of the County should be given full consi- deration when locating, designing or upgrading any part of the transportation system, in order to preserve and enhance public enjoyment of such facilities as mountain roads , bridges , scenic overlooks and landscape plantings. 2. 01 In mountainous and other scenic areas, road, bridge and other transportation improvements shall be designed to visually fit into the natural '6nvironment. 2. 02 Overlooks and turnouts shall be provided on recreational routes and in unique scenic areas. 2. 03 A visual buffer strip shall be preserved along designated federal, state or local scenic highways. 46 TRANSPORTATION POLICIES INTENT STATEMENT The transportation goals of the Comprehensive Plan address the provisions for an efficient multi-modal system, the preservation of environmental characteristics through the design for and im- provements to the transportation system, and the special accom- modation needs of the County ' s elderly and physically handicapped population. The following policies are intended to reaffirm Goals 7. 1 - 7. 3 by providing direction for the various County departments charged with the design and improvements to the transportation network. POLICY STATEMENTS GOAL 7 . 1 An efficient, coordinated, multi-mode transportation system, which will provide adequate and safe movement of people and goods , should be promoted while avoiding undesirable environmental impacts. 1. 01 Energy efficiency shall be increased by encouraging the use of public transit, encouraging higher vehicle occu- pancy rates , maintenance of optimal levels of service, and encouraging the use of other energy effective means of transport. 1. 02 Safety shall be improved by the selected improvement of highway segments and by a concerted effort to separate uncomplementary modes and purposes of transport. 1. 03 Accessibility shall be improved through additional transit routes, improved frequency of service, and the construc- tion or improvement of key links in the roadway system. 1. 04 Social , economic , land use and environmental concerns shall receive special consideration in the formulation of the transportation plan and during the design and im- plementation of transportation projects . 1. 05 Every effort shall be made to preserve mature trees , land- scape plantings and other elements of the natural environ- ment during the design and construction of road improve- ment projects. Where disruption of the natural environment is unavoidable , special techniques , including rounded slopes , erosion control, reseeding and revegetation shall be employed to return roadsides to their natural state. 1. 06 The transportation plan shall be implemented through a five-year capital improvement program which shall be up- dated annually. Improvements shall be programmed in anticipation of volume-to-capacity and potential safety problems rather than in reaction to them. 45 il L) Q a W N :{ 0. a a 2 3 W a o ' i ss O 5 i- 2 & 0 0 :1 OOO91 t" j 000e '•i M , •OOO4- , _,.. , ,,,,, :, _1 N, _ __, (6 :, , . 4 fv . y , , • -r ' h •;::,... .';:,* '� �� ,--f � ice' `„,f 1 o: '.Q U '' * E �� F ......: ��.� ''�' � r s.,uSl�4 ri.. it 5 �• .� _. t,', ,t.s- ) a. t{ % � n g r r ro ...:�.. ..,i w.m . f w m / -' �< >� 1 ".,,,,/%%% k u ) N i- , 1 -'),,,,, i , ,--5' .f.,.-.• - ..'' ',‘ te,,i,q..,„),,,,,. ,--___;, '1-!- ,- '-',.,',..4),11„11, - ri O 4 ' w L Il'..\'': frA 1. ' ')1, pp� ‘14- r ` ' ,. ti a ''', A.,-'. - ''''-'-' ' (LW : 0 ' 1� � � 1 t �� k5. i i , ,),at., ya, a N "pr'tr sr "� ,a-a r _ _ �F r U T <... - F ' W �� 0 1 ' 1f J. r A cy- t � .. 7 1 `I I 0 i 4 I1• 61 al i `4W ? "e 1. OO OV � J 1. 15 Special consideration shall be given to pedestrian, bi- cycle, and equestrian use of road rights-of-way during the design and construction of road improvements. Coordination is necessary between the Parks and Open Space Department and the Public Works Department to assure consistency with Boulder County' s transportation plan. GOAL 8. 1 The County should actively encourage and solicit citizen partici- pation in the administrative, legislative, and judicial functions of the political decision-making process. 1. 16 The County shall continue to submit notices and articles for publication in County newspapers and to send announce- ments to County radio stations requesting public input on various matters of concern. Public hearings or meetings before the Parks and Open Space Advisory Committee and the Planning Commission will be held when appropriate. 42 Hello