Thursday, 03 December 2009 11:04

This summer the Snowmass/Capitol Creek Caucus met on a continuing basis with staff from Community Development to discuss easing some of the agricultural code provisions to facilitate those engaged in agricultural pursuits.  Following are the final recommendations generated by these discussions.

It is the belief of the Snowmass/Capitol Creek Caucus that the existing Land Use Code  (LUC) regarding agriculture is unduly restrictive and not conducive to those who wish to engage in historical agricultural pursuits.  The stated goal of Pitkin County is that the areas outside the main Urban Growth Boundary remain rural in character.  Additionally, the Master Plan of the Caucus is replete with references to preserving the rural character of the Caucus area.  The current language of the Code is counter to these objectives, and often results in individuals ignoring the Code in an effort to protect their animals and agricultural efforts.

BARN SIZE AND HEIGHT

In order to address the underlying issues, the Snowmass/Capitol Creek Caucus analyzed the current Code provisions to better understand the parameters and offer recommendations to make the Code more amenable to rural pursuits.  The ensuing analysis revealed the following.  Current LUC allows that barns up to 58 square feet per acre for parcels ranging from 20 to 159 acres be exempt from Floor Area Ratio (FAR) calculations.  At the lower end of the LUC’s parameters for acreage, the resulting barn allowance is too small to have a practical usage.  A 20 acre parcel, while substantial in area, is only permitted an 1160 square foot barn.  Conceivably, this structure would have to shelter animals, store hay and equipment, and provide room for anything else related to the particular rural activities.   This is not realistic and effectively prohibits smaller parcels from engaging in meaningful agricultural activities.  Further analysis also suggested the existing FAR exemption for larger acreages (more than 70 acres) was adequate to conduct agricultural activities.

Esthetically, it is the Caucus’s position that the height limitation on barns in the current LUC results in dark, squat, visually unappealing structures with inadequate ventilation.  This is particularly evident when compared to historic barn buildings.  In examining this issue the Caucus met with area architects to gain a perspective on the challenges of designing barns within the parameters of the existing LUC.  The consensus gleaned from these conversations was that a slight increase in the allowable height would make a huge impact on the attractiveness of barns on a proportionate basis.  The height increase is important to allow for a functional barn with sufficient storage possibilities, as well as to produce an esthetically pleasing structure.

To determine an appropriate size for smaller parcels, numerous ranchers were questioned along with site visits to various properties.  The ways barns are used dependent upon varying ranching activities, was considered in arriving at the recommended sizes.  A natural breakpoint between the larger and smaller parcels was determined to be 70 acres.

To relax the Code provisions for smaller acreages while preserving the current LUC for larger parcels, the Snowmass/Capitol Creek Caucus recommends increasing the allowable square footage and heights of barns on a graduated basis corresponding to acreage.  The recommendation on minimum barn size for smaller acreage was based on an analysis of the type of space needed to conduct a horse operation with eight 12’ x 12’ spaces, and a center aisle measuring 12’ x 48’ feet.  This would allow for stalls, a tack room, a feed room, and laundry room for cleaning blankets, etc.

The Caucus’s recommendations for barn size are:

For acreages ranging from 20-29 acres:    Height: 25’ at midpoint/30’ at roof ridge
     Area 1,760 square feet

For acreages ranging from 30-70 acres:    Height: 28’ at midpoint/33’ at roof rdge
    Up to 4,060 square feet

For acreages greater than 70 acres but less than 160 acres, the current 58 sq. ft./acre, and the 28’ midpoint/33’ roof ridge would continue to apply

For acreages of 160 or more acres, the current Code exemptions would continue in effect.

The Caucus also recommends that the Code definition of height be reviewed because it appears to be subject to varying interpretations.

HAY STORAGE STRUCTURE

Because of fire concerns and, therefore, insurance implications, the Caucus also recommends that an additional structure be allowed on parcels of 20 acres up to 160 acres for the purpose of hay storage.  We define a “HAY STORAGE STRUCTURE” as a structure used for the storage and protection of hay and other animal feed, which may be incorporated into a barn or be free standing.  After reviewing the dimensions required for mechanical hay stackers and per horse hay tonnage, the Caucus recommends that the footprint dimensions and height of a hay storage structure be as follows:

For acreages ranging from 20-29 acres:
     224 square feet (14ft. wide by 16 ft. deep, for example) with a height limitation of 30 feet
For acreages ranging from 30-70 acres:
     448 square feet (28 ft. wide by 16 ft. deep, for example) with a height limitation of 30 feet
For acreages greater than 70 acres but less than 160 acres:
     672 square feet (42 ft. wide by 16 ft deep, for example) with a height limitation of 30 feet

The Caucus also recommends limiting the hay storage structure to either a structure slatted on three sides or an open-sided structure.

UTILITY BUILDING

The Caucus recognizes the need for a place to store ranching implements in our mountain climate.  It therefore recommends allowing a 990 square foot structure (approximately 60 ft. wide by 16 ft. long, for example) for housing such implements as tractors, flat bed trailers, gators, trucks, etc., with a height limitation of 16’.  A “UTILITY BUILDING” is defined as a structure used for the storage and repair of field equipment, which may be incorporated into a barn or be free standing.  Dimensions for this structure were derived from field measurements taken on average size tractors, trucks, manure spreaders, etc.  Within this structure the Caucus recommends allowing a shop for equipment repair and maintenance.  These recommendations would uniformly apply to all properties of 20 acres or more but less than 160 acres because there is a basic need for a certain amount and type of equipment and other implements no matter the size of a property.  For properties of 160 acres or more, the current Code exemptions would continue in effect.

HORSE SHELTERS

Because horse shelters are used differently than a traditional barn, the Caucus recommends they be designated separately.  Shelters house livestock in a pasture paddock locale where animals can seek comfort from weather or move about freely and graze at will.  Barns are enclosed environments where horses or other animals are housed and confined, or feed is stored.  The Caucus recommends that a horse shelter be considered a three sided structure open on the fourth side with a maximum height of 12 feet, a dirt floor, and a sloping roof.  It would be permitted to be fenced or gated on the open side to confine a foaling mare or injured animal.

It is well understood in Pitkin County that some applicants present as “barns,” structures that clearly could be used for non-agricultural purposes.  The Caucus, therefore, strongly supports establishing a three-person advisory committee consisting of people currently actively engaged in agricultural activities to advise the County on whether the plans presented are consistent with agricultural activities within the context of the LUC.  For example, a barn does not require more than one small bathroom, and we recommend it be limited to a sink, toilet and shower.  Wash stalls and a laundry facility for washing blankets and other items used in the care of horses should be permitted.  We fully support County inspections at any time for compliance, subject to reasonable notice to the property owner.

In summary the Caucus recommends the revision of the Land Use Code related to:

    1.  Barn Size Allowance
    2.  A new provision permitting hay storage structures
    3.  A new provision permitting a utility building for ranch implements and a shop
    4.  A new provision permitting horse shelters.

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