The Dolores Board of Trustees is considering whether to adopt the Colorado Wildfire Resiliency Code, a decision that could carry consequences for construction costs, wildfire protection and property insurance.
Dolores is located within a designated wildland-urban interface and is classified as a moderate-risk community under the state code.
Building official Ryan Green told trustees Monday, September 14, that the standards would primarily affect new construction. They could also apply to existing buildings when an owner chooses to replace more than 25% of a roof, exterior wall or deck.
Compliant materials could include Class A roofing and noncombustible siding, such as metal roofing, stucco and fiber-cement board. Deck projects could require fire-retardant treated lumber.
The code further includes standards for defensible space and vegetation around buildings, which is intended to reduce the chance that flames or windblown embers will reach a structure.
Green estimated the requirements that could increase the cost of new construction by approximately 20%. He also cautioned that some compliant materials are not currently readily available from local suppliers.
Town officials said that adopting the code could make Dolores more resistant to wildfire and potentially strengthen its community fire-protection rating. It could also establish consistent local standards as homeowners are receiving more scrutiny from their insurance companies.
However, officials were careful not to present adoption as a guarantee that residents would retain coverage and receive lower premiums. Trustees discussed reports of insurers canceling policies or inspecting properties by drone, but much of the potential insurance effect remains uncertain.
Board members also expressed concern that higher material costs could discourage property owners from maintaining older homes. Under the proposed code, a resident replacing more than one-quarter of certain building features could be required to bring the entire feature into compliance.
Green described the state requirement as an unfunded mandate with limited enforcement mechanisms. Jurisdictions within designated wildfire-risk areas were expected to adopt the standards by the end of July, according to his presentation. The Town requested an extension while the board considers the issue.
Trustees did not vote at the meeting on Monday. It will consider adoption at its September 28 meeting, which will include another opportunity for public comment.
Town approves water-project financing
In other business, trustees approved financing documents for the second phase of the town's water-main replacement project.
Town officials said Dolores has assembled approximately $5.1 million for the project as construction costs have seen widespread increases.
The town initially expected to provide a 25% match on $750,000 in federal funding. As Dolores qualifies as a disadvantaged community, officials said the town will receive the full amount without providing the approximately $187,000 expected for that match.
Trustees went on to approve an easement allowing a section of new water line to cross private property, rather than remaining along the side of the Dolores River Trail.
The town plans to request construction proposals in late October or early November. Work is scheduled to begin in the spring, and officials said residents along the project route will receive direct notice as construction approaches their properties.
Two parcels rezoned for residential use
The board also unanimously approved a zoning change for two parcels near the town's commercial core.
Ordinance 592 changes the parcels from Downtown Mixed Use zoning to Neighborhood Residential-3 zoning. The previous designation allowed a combination of businesses and housing, while the new designation is intended for residential development.
The rezoning does not lead to the automatic approval of any specific housing project. Any future subdivision or development proposal would still be subject to the town's approval process, including requirements related to traffic, drainage, floodplain development, utilities, landscaping and success.
During the public hearing, resident Rachel Bass asked trustees to consider the long-term consequences of removing commercial zoning from land near downtown. Bass said housing would be compatible with the surrounding neighborhood but argued that the change could permanently reduce the amount of land available for future businesses.
Town planning staff described the decision as a tradeoff between preserving the property for possible commercial development and allowing currently vacant land to be used for housing.
