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Ad Hoc Committee on UGB/A Policy: Progress Report

Ad Hoc Committee on UGB/A Policy: Progress Report. Presentation to the Water and Environmental Planning Committee September 22, 2006. Purpose of the Committee. Review recommendation of the Bank Review Panel Review recommendation of the Semi-Urban Committee

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Ad Hoc Committee on UGB/A Policy: Progress Report

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  1. Ad Hoc Committee on UGB/A Policy: Progress Report Presentation to the Water and Environmental Planning Committee September 22, 2006

  2. Purpose of the Committee • Review recommendation of the Bank Review Panel • Review recommendation of the Semi-Urban Committee • Determine if and by how much the UGB/A should be expanded to accommodate growth between 2030-2035 • Determine additional UGB/A needed to incorporate new DRCOG planning area in Weld County

  3. Bank Review Panel Recommendations

  4. Issue 1: UGB/A tracking

  5. Issue • Should final subdivision plats be used to determine whether land has been committed for development? • Current methodology relies on aerial photography to determine if individual parcels are developed. • The Bank Review Panel believes that final platting is a more consistent and relevant measure.

  6. Impact on the UGB/A • Approximately 10-20% of platted lots are vacant (i.e., have not yet been built on). • Implies that total UGB/A allocation would need to increase if plats were used.

  7. Relationship to density • Final plats can be used with either gross density or average lot size approach (discussed later). • Will distort calculation of regional density. • Goal: increase residential density by 10 percent. • May need to continue to use parcel-based approach to calculate density. • Could also divide platted lots by area platted.

  8. Historical inconsistencies • Platted area in some, but not all, counties may be less than area mapped from aerial photography. • Problem: • Not all parcels created through formal subdivision process. • Some data may be missing. • Some manual adjustments may be necessary. May need to continue to partially rely on aerial photos.

  9. Advantages (of plat-based approach) • Would improve consistency in identifying area committed for development. • Incorporating vacant parcels into the UGB provides additional flexibility (i.e., market factor). • Also provides DRCOG with more flexibility in allocating population and employment.

  10. Disadvantages • Would increase reported amount of existing urbanized land within the region. • Would also increase forecasted amount of future urban development (i.e., UGB/A). • Considerable time and effort to obtain data, revise allocations, modify maps, etc.

  11. UGB/A Committee recommendation • Use final plats to track urbanized area.

  12. Issue 2: Mapping

  13. Bank Panel recommendation • The Bank Review Panel recommended that the current map-based approach be replaced with a ledger-based approach. • Will still be necessary for regional forecasting and other planning purposes to know where development will occur. • The Bank Review Panel recommended that a larger group explore various mapping options.

  14. UGB/A Committee recommendation • The UGB/A Policy Committee does not endorse relying solely on a ledger-based approach. • Recommend continuing to define a formally recognized UGB. • Also recommend working with UGA communities to: • Determine if additional flexibility will make UGB palatable for all, or • Improve the policies for using the UGA approach.

  15. Semi-urban Committee Recommendations

  16. Definitions • Metro Vision currently classifies development based on lot size (1-35 acres = semi-urban). • Semi-Urban Committee recommends new approach based on gross density. • To address perceived inequities • Consistent with local practice

  17. Concept: Clustered Development Conventional large-lot subdivision Clustered subdivision (either rural or PUD)

  18. Concept: Gross Density Lot Size Approach • 16 1-acre lots • disregard open space • 1.0 ac/du (net) density • classified as urban Gross Density Approach • 16 1-acre lots • plus 48 acres open space • 4.0 ac/du (gross) density • classified as semi-urban

  19. Unintended consequences • Introduces new variables (open space) into defining and managing the UGB/A. • Open space, commercial, mixed-use. • Variation in local open space requirements could create inequities in allocation. • Creates disincentive to preserve open space if doing so counts against allocation.

  20. Solves one inequity … Semi-Urban Urban

  21. … but creates another Semi-Urban Urban

  22. UGB/A Committee recommends • Do not institute a gross density approach for defining and managing the UGB/A • Use average lot size approach recommended by staff instead.

  23. Average lot size approach

  24. Classification based on average size of residential parcels. • Classification applied to open space (< 160 ac.) and other non-residential uses within the plat. • Commercial and industrial subdivision with more than 15,000 s.f. of floor space also considered urban. • Unplatted open space, and platted open space > 160 acres, not considered urban.

  25. Concept: Average lot size Current approach Only parcels less than one acre considered urban Average lot size approach Entire subdivision considered urban

  26. Gross density “losses” (to semi-urban) somewhat offset by addition of open space (excluded under current parcel-based approach). • Average lot size approach larger because of additional open space with no offsetting losses.

  27. Variations • Institute average lot size approach but limit the increase in amount of growth area. • Use some threshold other than 160 acres to determine what open space is excluded.

  28. Next Steps

  29. Upcoming issues • Regional semi-urban growth target • Growth outside the region • Density assumptions • Growth allocation • Redistributing surplus UGB/A • UGB/A Bank

  30. Questions and feedback

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