During a special meeting held by the Archuleta County Planning Commission on Thursday, Aug. 13, the commission heard an update on the county’s comprehensive plan from Senior Project Manager Ed Boik with HR Green.
Boik explained the county’s current comprehensive plan is nine years old and that, “A lot has changed since then, and the plan should keep up.”
Boik noted the county is continuing to grow with new homes and businesses, putting more pressure on utilities like water and power use.
Boik also explained that the state is now requiring counties to plan for water supply and where growth and development should take place under Senate Bill 24-174.
Boik went on to review what a comprehensive plan is, and what it is not.
He noted that a comprehensive plan is a “shared vision” for the next 10 to 20 years in the county and helps guide county decisions related to roads, water use and other services.
He explained that the plan gives the Board of County Commissioners (BoCC) “a policy to point to” and puts community priorities in writing to carry forward.
Boik also explained that a comprehensive plan does not rezone anything, nor does it change what property owners can do on their land today.
He also mentioned that it is not a county budget, “but it can help guide decisions related to infrastructure.”
Boik noted that the comprehensive plan also does not approve or deny any specific development project.
“It’s a forward-looking document,” he said.
Boik then explained the multiple different elements that go into making the comprehensive plan, suggesting that the land use and strategic growth element is “probably the most important part” because this is what will say where certain types of development should go.
Boik also mentioned that the “community character and heritage” element is a really important component “because the county’s got a really unique character” that residents want to protect.
He noted that was expressed a lot during a community workshop held on Aug. 12.
“So, that remains something that’s very important for how we move forward and think about planning here,” Boik said.
He also mentioned the transportation and mobility component of the plan go hand in hand.
“What decisions you make on land use is going to determine how the roads respond,” he said, explaining that trails and other alternative transportation methods should also be considered.
Boik then spoke about the infrastructure, utilities and water supply element, noting again that the water supply aspect is being mandated by the state.
Boik also highlighted that a natural environment component will also be included, mentioning the abundance of open space and recreation opportunities in the area.
He then talked about how these plans don’t do a lot of good without having a good implementation side to it, “because you want that plan to actually be used and it be defensible.”
He explained that his firm is working with stakeholders in the community, alongside county staff “to develop strong implementation actions that are defensible by having goals and policies support them.”
Boik spoke more on the state-mandated water supply and strategic growth elements, explaining those elements can have an effect on housing.
He mentioned that these elements are also being formed in part by other ongoing activities like the community’s housing needs assessment.
“So, we’re working to integrate all of that information together into this general plan so it’s consistent and it speaks properly amongst all the other actions that are taking place,” he said.
Boik then went on to explain that the comprehensive plan is used in helping make decisions with rezoning requests, and that the plan can be useful in helping secure grant funding.
He reiterated that the comprehensive plan does not change any zoning, and that it does not necessarily mean the community is going to build more.
He noted that the strategic growth element can also be used to help preserve and retain the community’s character.
Boik also encouraged residents to share feedback, even if their ideas are not in alignment with what’s being incorporated into the plan.
“We want to hear it,” he said, explaining how that will help improve the plan.
A community survey is available to take online at https://bit.ly/4qF5MrT.
That survey will close on Aug. 31.
Boik explained that much of the plan has yet to actually be written as his firm has been gathering all the necessary information in order to do so.
“Public comment is super, super important,” he added, explaining that whatever input is received is going to help develop the vision for the plan.
Boik gave a brief review of the community workshop that was held on Aug. 12, explaining that “a lot of great comments” were received and that attendees were able to participate in some activities to help identify where certain developments should take place.
“We’re making it transparent,” he said.
He explained that folks were asked what they like about the county currently as “that sets the foundation for how we move forward.”
He noted that people expressed appreciation for the rural small town community, along with appreciation of the history and natural environment of the area.
Boik also mentioned that people expressed wanting sustainable and affordable development in the future, specifically noting the desire for more year-round recreation opportunities.
Boik explained that a second public engagement workshop will be held in early 2027 once a draft of the comprehensive plan is completed.
He noted that the water supply and strategic growth elements need to be adopted by the BoCC by the end of the year, but that the other elements in the plan can be adopted later in 2027.
A few public comments were given at the meeting, with one commenter speaking about how the plan can be used for preserving stuff in the community.
“I think if that’s what this plan does, that’s going to be a mistake,” he said, suggesting that the county is either going to “grow or die.”
He also commented on housing affordability in the county, suggesting that low incomes are part of the problem.
“I think this plan has to strategize growth and building the business base here,” he said, also mentioning that big-box stores and national franchise developments can be “scary.”
He mentioned that developing a vision for the future of the county is super important in helping provide a narrative that “people can understand that we have to grow and that there’s a way to do that that’s not scary.”
clayton@pagosasun.com
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