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Staff warns water and augmentation plans limit how far lots can be reduced
Summary
San Miguel County staff reminded the SSR group that lowering lot sizes below about 2 acres typically requires public water/sewer and approved augmentation plans, constraining where clustering and density bonuses are practically achievable.
County staff underscored that water availability and augmentation rules remain a gating constraint for many county parcels, particularly large-lot Mesa properties serviced by domestic-exempt wells. Presenter (S1) explained that "anytime you do a subdivision, you need to apply for augmentation of a well" and that augmentation plans determine how many units a property can support.
Speakers noted that many candidate parcels in the county's East End are small or encumbered and that Forest Service small-tract opportunities might help but are slow and often not free. The Chair (S6) reiterated that the recommendations must consider the practical reality that "there's not enough water to do maximum building on every available parcel," and that water access should inform caps, clustering incentives and which parcels are realistically eligible for higher densities.
