TELLURIDE – With a list of issues yet to be ironed out, the San Miguel County Planning Commission decided to continue Wednesday’s public hearing on two San Miguel Valley Corporation sketch Planned Unit Development Plans that outline proposed subdivisions on its Deep Creek and Mill Creek parcels.
The continuance of the public hearing has been scheduled for Sept. 12 at 9 a.m.
Before members of the Planning Commission are two sketch PUD plans proposing subdivisions on two of three remaining SMVC-owned parcels in the area.
On its 91-acre Deep Creek parcel, which is located on Airport Road and just south of Aldasoro Ranch subdivision, SMVC proposes to divide the parcel into 15 lots, each ranging from two to six acres in size. This will equal one single-family residence per six acres of land and includes approximately 35 acres of common open space, 43 acres of private open space and a 1.8-acre community park.
Approximately 10.6 percent of the Mill Creek parcel will be allocated for development while 89 percent of the land will not be developed.
SMVC’s sketch plan for the 121-acre Mill Creek parcel, which is located on the north side of the Hwy. 145 Spur, proposes to subdivide the land into 20 single-family lots ranging in size from two to six acres. This plan includes approximately 50 acres of common open space, 57 acres of private open space and another 1.8-acre community park.
As stated in its plans, SMVC officials say approximately 13.4 percent of this land will be allocated for development while 86 percent of it will not be developed.
“These are individual home sites that will have a minimal impact,” Peter Jamar, a planning consultant for SMVC, told planning commission members on Wednesday. “We think that this has been a very responsible plan, we think we have been responsive to neighbors and we think we have been responsive to environmental and ecological issues.”
Along with presenting the two sketch PUD plans, SMVC is pursuing the “Alternative Density” that’s assigned to the PUD Reserve Zone District in which both parcels are located, and they are not electing to provide the minimum criteria required to achieve the highest density for the Valley Floor PUD Reserve. Instead SMVC is proposing a new Low Density Rural Cluster Zone District. (The planning commission continued the hearing on the proposed Land Use Code Amendment to zone the two parcels as Low Density Rural Charter Zone District to the Sept. 12 meeting as well.)
Access to the Deep Creek parcel will come directly off Airport Road and will require a County Road and Bridge Access Permit. Water service for lots in Deep Creek, as proposed, will be an extension of the existing Aldasoro Ranch water system.
It is proposed that the Mill Creek parcel will be accessed directly off the Town of Telluride-owned Hwy. 145 Spur at two points – one utilizing the existing Mill Creek Road and one west of Mill Creek Road. The road access will require approval from the Town of Telluride.
As for water access at the Mill Creek parcel, SMVC is proposing a new community water system be build that includes acquiring water rights, drilling a well and installing a treatment facility. SMVC is currently in Water Court trying to obtain the necessary decrees to allow for the use of its water rights for the development.
For both the Mill Creek and Deep Creek parcels, SMVC is proposing Onsite Wastewater Systems to handle wastewater flows from homes. Thomas Kallenbach, an engineer working for SMVC, described the Onsite Waste Water Systems as nothing like a cesspool. The systems apply “heightened standards” and include several steps of water treatment, including UV disinfection, before it reaches the water table.
The San Miguel County Land Use Code requires that one out of every three new residential units be deed restricted. While SMVC representatives say they are willing to comply with that stipulation, the county has asked SMVC to look into the possibility of transferring a three-acre parcel of land in the easterly portion of the Mill Creek parcel to develop employee housing. There may be some issues with this option, however, including geologic hazard concerns as well as having the county develop its own water, sewer and roadways should that agreement be made.
The LUC also requires the dedication of land, cash payment in lieu of land or a combination of both for the purchasing land for school sites. In this case, SMVC is proposing a payment in lieu of land dedication and that would equal just under one-half an acre site for both developments.
Because more information is needed and options are still not completely vetted in the areas of access, school dedication, public housing, and water rights, planning commission members decided on Monday, at the recommendation of Planning Director Mike Rozycki, to continue the public hearing to Sept. 12.
Sketch PUD approval by the planning commission is the first step, in a five-step approval process for a PUD subdivision. After receiving sketch PUD plan approval from the planning commission, a Board of County Commissioners approval is then required. After that preliminary PUD plans and subdivision plans must be approved.
SMVC’s sketch PUD plans and information can be viewed at smvc.info/.
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