Large democrat Alley subdivision to again go before Planning Commission
January 4, 2013
The Indian Hollow development project proposed near Kamas has been pending approval since the late 1990s. And once again, it will be going before the Eastern Summit Planning Commission on Jan. 17.
"Good input has been received from the public, and now the Planning Commission is trying to evaluate that input as it relates to the Development Code and come up with a recommendation they can forward to the county manager," Summit County Planning Director Don Sargent said.
The developer, Summit Hollow LLC, is proposing 65 lots, ranging in size from 5,000 square feet to 1.25 acres on 230 acres on the west side of Democrat Alley, west of Kamas.
Nineteen people spoke at a well-attended public hearing on the project on Dec. 5.
"Most of the public that came out were against it. They didn’t feel like it fits the rural agricultural character of Summit County with that number of lots," Summit County Planner Jennifer Strader said.
Because the Dec. 5 public hearing was closed, the Planning Commission will not be taking any more public comments at the Jan. 17 meeting.
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The developer is proposing the Indian Hollow subdivision be accessed from Democrat Alley.
"It’s a county road, but it doesn’t currently meet the county standard. So they are proposing to upgrade the road, widen it and realign a portion of it," Strader said.
If the county approves the project, the road improvements will begin at S.R. 248 and end at the northern boundary of their property.
"They’ve worked really closely with the county engineer on these improvements and what would be required," she added.
Summit County Transportation Engineer Kent Wilkerson agreed that because Democrat Alley does not meet the county’s engineering standards, he has recommended Summit Hollow improve the roadway to a reasonable standard before developing the subdivision.
"The county hasn’t had urgency on improving the road," Wilkerson said. "It’s not a high priority because there isn’t a lot of traffic on the roadway. But if a developer wants to participate and help improve it, road improvements could be accelerated."
Democrat Alley improvements are on the Eastern Summit County’s Transportation Plan, which is pending approval, as a phase two project.
"So it’s about 12 years out for the county to improve it. We have other higher priorities right now," he said.
Since the proposal originally came before the county in the 1990s, it has undergone continuous revision.
The first proposal was for 37 lots. It went through some Planning Commission work sessions, but a final determination was never made. Based on the zoning at the time of their original submittal, and the amount of acreage, they were eligible for 92 lots.
In 2004, the zoning changed, but because the developers already had an active application in to the county, they were grandfathered in under the previous Development Code.
"They moved forward with it, but it never got to the point where it went to the County Council or Planning Commission for a final decision," Strader said. "They would submit their plans and staff would review it and then it went for a couple work sessions before the Planning Commission for comments. So it has continuously been in the process and reviewed. Not necessarily the 65 lots, but different variations of the plan."
Under the current zoning laws, one unit per 40 acres can be built on some of the property, and one unit per 100 acres on other portions.
"So under today’s current zoning, they would not be eligible for the number of lots they are proposing," Strader said.
If the Planning Commission approves the plan on Jan. 17, a positive recommendation will be forwarded to the Summit County Manager Bob Jasper, who will hold a public hearing and then make a final determination.