C4-Concerned Citizens of Custer County

Motto:    Keeping Custer County Special

Position Papers

Home  •  Meeting Notes and Agendas  •  Position Papers  •  Land Use and Water  •  Charter  •  Email

Cluster Development (CD)

C4 has developed a CD position paper. On 27 Aug 07, this position paper was provided to the County Commissioners and Planning Commission. C4 recommends no CDs in zones 1 & 2 and that specific actions be taken such as writing and implementing a Rural Land Use Policy before considering  them in zones 3 & 4. See the position paper for details. On 2 May 07, the BOCC voted to exempt zones I & II from cluster development and minor subdivision consideration.

Water

C4 has developed a draft water position paper which requires considerable work to finalize. However, the draft paper identifies several evaluation criteria that must be considered when reaching a position on a topic that has such a huge impact on everyone and one which is extremely complex. C4 will not be able to adopt a final water position until the Upper Arkansas Conservancy District releases its Water Augmentation Plan which effects Custer County. On 28 May, the UAWCD will brief the results of their plan to the Commissioners and citizens (see Land Use and Water page.

The County has not yet defined a clear need for MSDs. Until a clear need for such provisions is established, C4 is opposed to writing MSD provisions in county regulations. On 2 May 07, the BOCC voted to exempt zones I & II from cluster development and minor subdivision consideration.

C4 generally supports the intent and vision found in the Master Plan. The Master Plan is being updated in 2009, by the Planning Commission. C4 has provided a position paper and will participate in the update process, using principles found in the position paper and by providing specific wording recommendations.

Planned Unit Development (PUD)

C4 has developed a PUD policy position paper . The key point in this paper is the C4 recommendation that the Commissioners immediately decide to amend the County Zoning Resolution to exempt zones 1 & 2 from PUD consideration and issue a moratorium on new PUD applications in zones 1&2 until the ZR can be changed. Currently, the ZR allows up to 10 homes in zones 1 & 2 provided open space is maintained. C4 believes a 100% increase in home density in zones 1 & 2 is counter to the intended land uses there of low density and/or agricultural in nature. The Humboldt Peak LLC is using the current PUD regulations in the Zoning Resolution to justify their PUD request in zone 1. See the separate C4 position paper on this.

Model Land Use Code

The Colorado Office of Smart Growth has developed a Model Land Use Code (MLUC) that is available for counties to use at no cost. The concept is to have one umbrella land use document that covers all elements of land use that are typically found in different documents. This approach simplifies the process and adds consistency to policy and regulations. C4 believes Custer County should carefully investigate the possibility of using this Code in the County. C4 will present an information briefing on the MLUC to the BOCC and Planning Commission.

C4 has recommended to the BOCC that the County adopt and use a widely accepted methodology to develop and implement public policy. The recommended model begins by defining what problem is being addressed and it then places emphasis on thorough research and analysis before adopting any course of action to solve the problem. C4 gave the BOCC a copy of a public policy formulation model and recommended such an approach be used when considering all areas involving land use and policy in general.

C4 believes county officials should make all information available to the public that is not clearly protected by law. Trust and confidence in public officials grows when information freely flows. Colo revised statute 24-72-201 governs open public records. Moreover, C4 has recommended in a 6 Sep 07 letter to the Commissioners that they tape record their meetings to insure that accurate records are maintained of the proceedings and decisions. Fortunately, the Commissioners independently decided to tape record their meetings; actual implementation of the decision is pending.

The Humboldt Peak LLC has applied for a PUD in zone 1 (80 acres) per the County Zoning Resolution which allows up to 10 homes/80 acres providing at least 80% of the parcel is kept in open space. C4 is against such PUDs in zones 1 & 2 (see our PUD position paper above); however, the ZR currently allows such applications and the LLC is following the rules. In fact, the LLC has been cooperative and is responding to citizen input. See the C4 Humboldt LLC PUD position paper which was provided to the BOCC and Planning Commission on 2 Oct 07. This PUD application was approved.

Combine Planning Comm & Board of Zoning Adjustment Meetings and associate members

Previously, the Planning Comm and BZA meet as a single body and the associate members/alternates were shared between the two. In Jan 07, the BOCC decided to split the two meetings and associate members. The C4 board believes this has not worked well for several reasons. The recombine position paper recommends to the BOCC that they recombine the groups as they were prior to this year for the reasons stated in the paper. 

C4-Concerned Citizens of Custer County
P.O. Box 862
Westcliffe, CO  81252

Email