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San Miguel SSR group backs 50%/80% deed-restriction tiers and sets unit caps for review
Summary
After hours of debate, San Miguel County's SSR advisory group voted by straw poll to raise tier 1 to 50% deed-restricted and tier 2 to 80%, and agreed on per-project caps (including a 100-unit high-density cap) to send to a July 29 joint work session with the planning commission and BOCC.
The San Miguel County SSR advisory group on July 27 signaled unanimous support in straw polls for a revised incentive structure that ties density bonuses to higher deed-restriction thresholds and for applying project caps before developers access higher densities.
Consultants presented scenarios showing how the incentives would work at different thresholds and the group debated the fiscal and market trade-offs. Presenter (S1) told the group that, after running scenarios, "we landed on keeping the buy right density at 1 DU per 35 acres" while testing bonus tiers to make deed-restricted development more financially attractive.
Members argued over whether to require 100% deed restriction or to use a tiered incentive. One committee member (S4) urged the strict approach: "Get rid of the tiers and just have a 100% deed restricted. You get the bonus." Others cautioned that a hard 100% requirement could shut private developers out and that public-private partnerships would still be needed to meet larger affordability goals.
On caps, the group settled on a working default cap for high-density projects of 100 units before a development would be routed to a full PUD review; medium- and low-density caps were discussed as proportionally smaller. The Chair (S6) framed the group's next step: the spreadsheet of numbers, adjacencies and caps will go into the July 29 joint work session packet for Planning Commission and Board of County Commissioners review.
