Neighborhood Preservation Policy

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Neighborhood Preservation Policy (NPP)
The Neighborhood Preservation Policy (changes to Policy 4A and 4R Mass in the Development Code) was adopted at second reading by Town Council on October 27th, 2009.  The policy went into effect November 11, 2009.  Please see the Breckenridge Town Code and reference Title 9-1-19, Policy 4 (Absolute) Mass.

What Is It?
The topic of neighborhood preservation and the desire for a home size restriction was originally brought up by the Town Council in September of 2007. The primary concerns of the Town Council related to maintaining the character of Town and preserving the character of older neighborhoods. An example of this concern is subdivisions that have been experiencing teardowns, additions and new construction that is larger than the character of the neighborhood. There is concern that without some size restrictions, home sizes may continue to escalate and could overwhelm the neighborhood character.

Background
Town Staff worked in conjunction with the Planning Commission and Town Council in 2008-2009 to come up with a proposal to present to the public. The first public open houses were held in February, 2009. At those public open houses, the Town heard from many concerned property owners that the proposal as presented was too limiting. The Town Council took citizen input into consideration and wanted to look at the policy from a different direction.

Task Force - A New Direction 
The Town Council then directed Staff to work with a Task Force made up of property owners from various subdivisions to come up with a new recommendation. The Task Force was made up of seven property owners and one Council representative. This group worked with Staff over a few months to review all potential policy options and to prepare a new recommendation to the Town Council and public.  A public open house on the Task Force recommendations was held in July, 2009.

Policy
Does It Apply To My Property?
The proposed policy would apply to those properties in Town which do not have a platted building or disturbance envelope and lie within one of the following subdivisions:

Brooks Hill, Breck South, Christie Heights, Gold Flake, Gold King Placer, Highland Filings 1-4 (only those which do not have platted envelopes), Peaks, Penn Lode, Sunbeam Estates, Sunrise Point, Trafalgar, Tyra, Warriors Mark, Warriors Mark West, Weisshorn, and Yingling and Mickles.

Policy Details
• Floor Area Ratio based on individual subdivision characteristics.
• Applies to above ground square footage only.
• Does not count above ground square footage for garages up to 900 square feet (typical 3 car garage).
• Unlimited below ground square footage.
• Maximum square footage allowance for larger lots.
• 500 square foot allowance for existing homes which are limited under the proposed policy.


A Floor Area Ratio (F.A.R.) was selected by the Task Force to relate a home size to the lot size. In this case, the F.A.R. would dictate the amount of square footage that can be built, depending on the size of the lot.

Floor Area Ratio (F.A.R.) = Lot Size Square Footage 
                                                Home Square Footage

For instance, if a lot is 0.50 acres (21,780 square feet) in the Weisshorn subdivision, the F.A.R. for that particular subdivision is a 1:4 F.A.R. With this proposal, the square footage would apply only to above ground square footage and a 900 square foot garage is exempt. Ultimately, with the proposed policy direction, the property owner would be permitted 5,445 SF above grade home+ 900 SF garage= 6,345 total above ground and unlimited below ground square footage.

Subdivision

Floor Area Ratio (FAR)

Maximum Above Ground Floor Area (SF)

Brooks Hill

1:5.00

7000 SF

Breck South Sub

1:5.00

6000 SF

Christie Heights

1:3.50

6500 SF

Gold Flake

1:4.50

9000 SF

Gold King Placer

1:8.50

7000 SF

Highlands F1

1:8.50

9000 SF

Highlands F2

1:8.50

9000 SF

Highlands F3

1:8.50

9000 SF

Highlands F4

1:8.50

9000 SF

Peaks

1:1.75

6500 SF

Penn Lode

1:3.00

6000 SF

Sunbeam Estates

1:3.00

7000 SF

Sunrise Point

1:2.00

6500 SF

Trafalgar

1:2.00

7500 SF

Tyra

1:2.00

6000 SF

Warrior's Mark

1:2.00

4000 SF

Warrior's Mark West

1:2.00

4500 SF

Weisshorn

1:4.00

8000 SF

Yingling & Mickles

1:1.30

5600 SF

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


 If you have additonal questions, contact the Community Development department at websitecommdev@townofbreckenridge.com.

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