General Plan Discussion
(Draft minutes)
Boulder Town Planning Commission, Public Hearing
February 23, 2006, 7:00 p.m.

Commissioners present: Elaine Roundy;; Brian Dick; and Connie Reid. Eric Feiler, and Mike Nelson were absent. Also present were secretary, Peg Smith; and Planning Consultant, Curtis Oberhansly. Tom Barlow, FCAOG Planner, was present to help facilitate the discussion.
Members of the public present: Don Montoya, Sergio Femenias, Eric Scott, Cynthia Low, Donna Owen, Scotty Mitchell, Pete and Cookie Schaus, Walt Gove, Joe Parker, Colleen Thompson, Katie Austin, Dianne Oberhansly, and Anselm Spring.
Connie brought the meeting to order at 7:08 p.m. and turned the discussion over to Tom Barlow. Tom asked if anyone had additional comments to Chapters 1 through 6 that were discussed at the Jan 11 meeting. He also asked for a current land-use map of Boulder to help with the Chapter 7 discussion (Land Use). Connie Reid loaned him hers for the discussion and for making additional copies.
General Plan: Chapter 7 (Land Use)
The following points capture the range of discussion:
Sections 7.1 and 7.2
• (7.1) Table 1 (Density and Policy Intent by Land Use Categories) alludes to a corresponding land use map, but the map doesn’t exist in any of the available copies of the Plan.
• Two maps may be necessary: one showing current usage and the other showing intent. According to Tom, Boulder General Plan can include consideration of outlying areas.
• Greenbelt, as defined in the General Plan, refers only to taxing designation. The town can make its own definition of an “open space” area, which may or may not also be defined by the county as greenbelt.
• Sustainable agriculture, small plots, greenhouses, and “cottage industry” uses should be encouraged by appropriate zoning and defined and protected within the General Plan.
• Table 1 currently states “Development on agricultural lands. This statement seems to encourage checkerboard development and goes against our other stated premise of preserving agricultural land. Is this what we want?
• The idea of the General Plan is not to take away land use options people currently enjoy, but to encourage alternative concepts such as density credits in development and to strengthen language that encourages responsible growth.
• Consider adding a definition to the table: redefine agricultural land that includes existing infrastructure for irrigating it versus standard “greenbelt” that doesn’t include irrigation infrastructure, and deal with these areas differently.
 Section 7.3 Key Land Use Issues
• Add words to deal with agricultural easements and water usage.
• Change wording related to “Right to Farm” to reflect smaller-scale and sustainable agricultural basis that community is evolving into.
• Current wording about protecting farmers/ranchers from “Complaints regarding noise, odors, or length of work hours…” should be better specified to relate necessary, but occasional activities. For example, continuous, bright, wide-area lighting should not be “protected” under the auspices of “right to farm” wording.
• Consider adding words that include buffer zones between ag land and residential housing areas.
• Tom will work over 7-3.D to balance current wording with the interests reflected in the previous three bullet points and include wording on nightsky and other key issues such as clustering.
Section7.4 Population---Delete from this section
Section 7.5 Goals and Policies
• Add an amended Conditional Use table in Policy 1.1
• Use word “sustainable” in Policy 1.3
• Encourage “intelligent design” in sub-dividing land and offer options to sellers or developers in sub-dividing.
• Re-introduce “minor” sub-division” ordinance pertaining to 3 lots of 20 acres or more. Waive standard road and infrastructure requirements on these to encourage low density of large tracts of ag land. Accommodate land owners who want to leave parcels of land for their kids.
• Beef up wording in Policy 2.4 (dilapidated buildings) to encourage landowners with incentives to rebuild or renovate to help with housing.
• In Policy 2.5 (recognizing historical sites and buildings) include words to encourage inclusion on a national historic registry to enable access to grants and additional funding sources.
• Add a Policy 2.6: Develop a clustering ordinance.
• Add “clustering” wording to Policy 3.2 (Density or other credits). Encourage use of conservations easements and land trusts to help preserve open space or critical habitat.
• Ensure protection of wildlife in 3.4
• Before changing words in General Plan related to water usage, first learn how water in Boulder gets allocated. Water use on ag land is not the problem; lack of water availability on abandoned ag land is a real problem.
 Chapter 8: Housing
This section needs serious revamping to address Boulder’s issue of seasonal housing requirements and the need for more moderate income housing in general.
• Can employers be encouraged to provide housing to employees?
• Under Goal 4, “Enhancing Visual Character of Residential Areas..” add more specific language to encourage (by education and availability of expertise) more use of native plants for landscaping and for landscaping with fire-protection in mind. (Maybe tie back to density credits or incentives for this type of landscaping.)
The next General Plan hearing, scheduled for March 23, will pick up with Chapter 9, Economic Development.

Elaine moved to adjourn the meeting, with Brian seconding the motion. Mike adjourned the meeting at 9:00p.m.

Margaret Smith Date
Planning Commission Secretary

Approved:_________________________________ Date:______________________________________