Adams County approves comp plan amendment for Dorado/Bowdoin parcel amid water-supply concerns

The Adams County Board of County Commissioners voted 4-0 to approve a comprehensive plan amendment that changes the future land-use designation for a parcel at 14551 (In) Bowdoin/Emboden Road from "ag large scale" to "residential low," clearing the way for a future rezoning and subdivision application.

The change (PLN2024-000006) will allow higher residential density than the current designation and was forwarded to the board after a Planning Commission public hearing on March 13, which approved the amendment with three findings of fact and one note to the applicant. John Stowell, long range planning manager for the Community and Economic Development Department, told the board the site contains a single-family home and that the surrounding area is mixed agriculture and residential. Stowell summarized the county's criteria for approving comprehensive plan amendments: consistency with the Adams County comprehensive plan goals and maps, and whether the amendment advances the health, safety and welfare of county residents.

During public comment, Tiffany Veil, who identified herself as a resident at 15175 Olmsted Street and vice president of her homeowners association, urged the board to consider water availability and emergency-service access. Veil said area groundwater for the "Upper and Lower Arapaho aquifers" near her home is depleted in a roughly one-square-mile radius and that a nearby well redrilled after failure extended to about 1,200 feet and cost roughly $195,000. In remarks recorded in the transcript she said, "12 wells on 35 acres is ridiculous."

The applicant's representatives, architect Alan Lee and representative Beatrice Gandera, said they had contacted the state water division before filing the application. Gandera told the board that the state water division indicated "as long as we go all the way down drill all the way down to the third or the end and the fourth aquifer, there will be enough water" and said the applicant is willing to retain a water attorney and pursue the necessary studies if the project advances.

County planning staff and legal counsel explained the limits of the comprehensive-plan review. Jen Butler, planning and development manager, said the state water engineer tracks wells and water use and that verification of adequate water supply is required at subdivision review. Sally Daggett of the county attorneys office told the board that state subdivision statute and county development standards require proof of adequate water at the subdivision stage; she described the current comprehensive-plan amendment as a macro-level step that does not itself validate a parcel-level water supply.

Referral and outreach information presented by staff showed 240 mailed notices and seven responses: five opposed (citing traffic, loss of agricultural land and rural character, impacts to emergency services, environmental concerns, and water availability) and two in support (citing housing need). The Planning Commission hearing on March 13 had no public speakers but recommended approval with findings and a note.

Commissioners acknowledged the water concerns and asked staff to continue the countys broader water-planning work. Commissioner Mullica and others noted that water verification and details on well siting, quantity and distribution will be required at the rezone/subdivision stage and that applicants will need to satisfy state and county requirements before any lots can be recorded or developed. Commissioner Adricio moved to approve PLN2024-000006 with three findings of fact and one note to the applicant; the motion was seconded and passed 4-0.

Next steps for the applicant are a rezone application consistent with the new future land-use designation and a subdivision application; those subsequent applications must include the water-supply verification required by state statute and county development standards.