Navigating Housing Projects through the Land Use Code: a Survey

La Plata County is experiencing changing conditions and evolving housing needs. In response, the Board of County Commissioners is reviewing how effectively the County’s land use code supports housing development today.

This survey seeks input from individuals who live, work, build, develop, or provide services in unincorporated La Plata County about their experiences with the land use code as it relates to housing. The goal is to identify specific standards, processes, or requirements that may create barriers, complexity, or uncertainty for housing development.

The survey is focused solely on housing and will inform the county’s housing framework, housing action plan, and a broader land use code audit that is underway. As that work progresses, we will be issuing additional surveys to learn about people's experience with navigating through other land use categories.

Participation is voluntary, and responses will be summarized and reviewed in aggregate. Survey responses will not be used to evaluate or influence individual projects or land use permits.

Please note: All answers are subject to release under the Colorado Open Records Act.

Section 1: Your role

Question Title

* 1. Describe your role in the housing sector? (select all that apply)

Property owner

Builder/contractor

Developer

Architect/engineer/planner

Real estate professional

Housing organization or service provider

Employer providing workforce housing

Resident (not otherwise listed)

Comments

Question Title

* 2. Have you been involved in a housing-related land use permit within the last five years?

Yes, as an applicant

Yes, as part of a project team

Yes, as a neighbor

Other (please specify)

Section 2: Project type

Question Title

* 3. What type of application did you submit?

Building permit

Land use permit

Both

Question Title

* 4. What year did you submit your application?

2020

2021

2022

2023

2024

2025

Comments

Question Title

* 5. What type of housing did your application/interest involve?
Select all that apply

Single-family home(s)

Duplex/triplex/fourplex(es)

Townhomes

Multi-family (5+ units)

Additional dwelling units (ADUs)

Manufactured/tiny home park

Other

Question Title

* 6. Which planning district best describes the location of your project?

Other/not listed

Question Title

* 7. If the project was located within three miles of a municipality, which one?

City of Durango

Town of Bayfield

Town of Ignacio

Not sure

My project was more than three miles from a municipality

Prefer not to say

Comments

Question Title

* 8. How many housing projects have you worked on in La Plata County in the last five years?

Question Title

* 9. If you have worked on more than one project, please describe how your experiences with the Community Development Department have differed.

Section 3: Friction Points

Question Title

* 10. Did you experience any challenges or obstacles throughout your project's process?

Yes, I experienced challenges

No, I did not experience challenges

Not applicable. I did not have a housing project

Comments

Question Title

* 11. Select all statements below that describe the challenges you faced in your housing project

People: staff roles, coordination, customer service
Examples include clarity and consistency of guidance and interpretation among staff, turnover, responsiveness.

Process: application steps, review structure, timing
Examples include feasibility and other required studies, timelines, clarity of expectations.

Code: specific standards or regulations
Examples include land use classifications, density or intensity limits, dimensional standards, parking, environmental regulations, landscaping or compatibility standards

Not sure/difficult to isolate specific issue

Other/Comments

Question Title

* 12. Which people-related issues contributed to challenges on your housing project?
Select all that apply

Inconsistent guidance between staff or departments

Unclear point of contact or changing staff assignments

Limited staff capacity or availability

Delays in responses or follow-up

Conflicting interpretations of code requirements

Lack of clarity in defining expectations at outset of project

Limited ability to resolve issues informally

Communication style or clarity

Not applicable

Other (please specify)

Question Title

* 13. At which point in the process did people-related issues most affect your project?
Select all that apply

Pre-application or early concept stage

Initial application submittal

Staff review cycles

Hearing or decision stage

Post-approval/conditions of aproval

Throughout the process

Not applicable

Other (please specify)

Question Title

* 14. Which parts of the review or approval process created challenges for your housing project?
Select all that apply

Requirements for upfront studies or feasibility analysis

Chapter 66 procedures or review pathways

Lack of a clear checklist or submittal expectations

Number of review steps or handoffs

Number of opportunities for conditional or phased approval

Discretionary review thresholds

Review timelines

Extent of process relative to project size

Process complexity or lack of clarity

Not applicable

Other (please specify)

Question Title

* 15. Which code standards or regulations created challenges for your housing project?
Select all that apply

Land use classifications

Density or intensity calculations

District plan compliance

Dimensional standards (setbacks, height, etc.)

Parking requirements

ADU standards

Environmental or hazard standards

Landscaping requirements

Compatibility standards

Infrastructure requirements

Regulation complexity

Unclear requirements

Not applicable

Other (please specify)

Question Title

* 16. Which of the following would you describe as the primary issue with the code standards you selected in Question 15?

Standards were unclear or difficult to interpret

Standards conflicted with one another

Standards did not align with project scale or location

Standards increased cost without clear benefit

Standards limited achievable density or unit count

Standards required variances or discretionary relief

Not sure

Not applicable

Other (please specify)

Question Title

* 17. Which of the following describes how these challenges affected your project?
Select all that apply

Increased project timeline

Increased development costs

Reduced number of units

Required redesign or scope reduction

Increased uncertainty or risk

Led to project delay or abandonment

No material impact

Not sure

Other/comments

Question Title

* 18. Please copy and paste a specific section of the land use code that created a challenge for your housing project
Include code chapter, section and text, if possible

Question Title

* 19. Thinking about the overall process of your housing project, how would you describe your experience?

Very predictable

Somewhat predictable

Neutral

Somewhat unpredictable

Very unpredictable

Comments

Question Title

* 20. Which matters most to you when developing housing in the county?

More flexibility, even if outcomes are less predictable

More predictability, even if standards are more prescriptive

A balance of both

Not sure

Comments

Section 4: Targeted Questions

Question Title

* 21. La Plata County's performance-based land use code prioritizes compatibility with neighboring uses and district plans when evaluating projects.

Which statement below best describes your opinion on how to balance compatibility with increasing housing options?

Compatibility is the most important consideration when reviewing housing-related land use permits

Compatibility could be reduced for projects that meet an identified housing need

Compatibility could be waived for projects that meet an identified housing need

Not sure

Other

Question Title

* 22. Would you support regulations or restrictions on short-term rentals (fewer than 30 days) of residential units?

Yes

Not sure

Comments

Question Title

* 23. How should Accessory Dwelling Units for long-term use (greater than 30 days) be regulated in La Plata County?

More broadly allowed with clear standards

Allowed with additional flexibility in certain areas

Allowed but more tightly regulated

Allowed only on a limited basis

I'm not supportive of ADUs

Not sure

Comments

Question Title

* 24. Should Accessory Dwelling Units be allowed for short-term rental use?

Yes

Not sure

Comments

Section 5: Outcomes & Opportunities

Question Title

* 25. Please rank the following in order of what most constrains housing development in La Plata County?

Question Title

* 26. Are there housing types that you would be more likely to pursue in La Plata County if the land use code was more predictable?

Duplexes, triplexes, fourplexes

Rental housing

Attainable housing (<$400,000)

Mixed-use projects including housing

Housing in different locations than currently feasible

Manufactured or tiny home parks

Code clarity would not influence the projects I would pursue

Not sure

Other (please specify)

Navigating Housing Projects through the Land Use Code: a Survey

Question Title

* 1. Describe your role in the housing sector? (select all that apply)

Question Title

* 2. Have you been involved in a housing-related land use permit within the last five years?

Question Title

* 3. What type of application did you submit?

Question Title

* 4. What year did you submit your application?

Question Title

* 5. What type of housing did your application/interest involve?Select all that apply

Question Title

* 6. Which planning district best describes the location of your project?

Question Title

* 7. If the project was located within three miles of a municipality, which one?

Question Title

* 8. How many housing projects have you worked on in La Plata County in the last five years?

Question Title

* 9. If you have worked on more than one project, please describe how your experiences with the Community Development Department have differed.

Question Title

* 10. Did you experience any challenges or obstacles throughout your project's process?

Question Title

* 11. Select all statements below that describe the challenges you faced in your housing project

Question Title

* 12. Which people-related issues contributed to challenges on your housing project? Select all that apply

Question Title

* 13. At which point in the process did people-related issues most affect your project? Select all that apply

Question Title

* 14. Which parts of the review or approval process created challenges for your housing project? Select all that apply

Question Title

* 15. Which code standards or regulations created challenges for your housing project? Select all that apply

Question Title

* 16. Which of the following would you describe as the primary issue with the code standards you selected in Question 15?

Question Title

* 17. Which of the following describes how these challenges affected your project?Select all that apply

Question Title

* 18. Please copy and paste a specific section of the land use code that created a challenge for your housing projectInclude code chapter, section and text, if possible

Question Title

* 19. Thinking about the overall process of your housing project, how would you describe your experience?

Question Title

* 20. Which matters most to you when developing housing in the county?

Question Title

* 21. La Plata County's performance-based land use code prioritizes compatibility with neighboring uses and district plans when evaluating projects. Which statement below best describes your opinion on how to balance compatibility with increasing housing options?

Question Title

* 22. Would you support regulations or restrictions on short-term rentals (fewer than 30 days) of residential units?

Question Title

* 23. How should Accessory Dwelling Units for long-term use (greater than 30 days) be regulated in La Plata County?

Question Title

* 24. Should Accessory Dwelling Units be allowed for short-term rental use?

Question Title

* 25. Please rank the following in order of what most constrains housing development in La Plata County?

Question Title

* 26. Are there housing types that you would be more likely to pursue in La Plata County if the land use code was more predictable?

Question Title

* 27. Where in La Plata County would you build a project if the code was more predictable or clear?

Question Title

* 28. Please share any additional comments or feedback

Question Title

* 29. Would you be willing to be contacted for a follow-up conversation?

Question Title

* 30. Please enter your contact information if you would like follow up

* 5. What type of housing did your application/interest involve?
Select all that apply

* 12. Which people-related issues contributed to challenges on your housing project?
Select all that apply

* 13. At which point in the process did people-related issues most affect your project?
Select all that apply

* 14. Which parts of the review or approval process created challenges for your housing project?
Select all that apply

* 15. Which code standards or regulations created challenges for your housing project?
Select all that apply

* 17. Which of the following describes how these challenges affected your project?
Select all that apply

* 18. Please copy and paste a specific section of the land use code that created a challenge for your housing project
Include code chapter, section and text, if possible

* 21. La Plata County's performance-based land use code prioritizes compatibility with neighboring uses and district plans when evaluating projects.

Which statement below best describes your opinion on how to balance compatibility with increasing housing options?