During its lengthy Aug.27 regular meeting which ended after 11 p.m., the Chaffee County Planning Commission worked through multiple public hearings and reviews of major subdivisions sketch plans in view of a packed audience. Perhaps the most controversial of the projects, the SMC Ranch Major Subdivision Sketch Plan, was not even addressed as a topic until well after 10 p.m. Planning Commissioners moved to approve the sketch plan with conditions, which would create a 68 lot major subdivision on 117 acres of irrigated ranch land owned by SMC Ranch Inc.
The sketch plan for the SMC Ranch Major Subdivision retains the Scanga Meat Company in its current location, designated as Lot 52 in the sketch plan.
The sketch plan presented a boundary line adjustment, subdividing Lot 1A Scanga Boundary Line Adjustment, and Lot 2 Scanga Meat Company and Tracts A & B Rancho Salida Del Sol. The 117.4 acres, located at 9250 County Road 156, Salida are currently zoned rural. The sketch plan showed a subdivision into 58 lots set on a grid pattern with street right-of-ways. The Scanga Meat Company, would remain on its existing location, designated as lot 52.
The rural-zoned land along CR 156 is adjacent to U.S. 291 and the land is currently in agricultural production. Because the easements for the grid roads within the subdivision were not subtracted from the minimum lot sizes, using lot averaging, the lot size contained in the plan averages 1.2 acres per lot.
An immediate concern was voiced over the sketch plan’s failure to meet the county’s two-acre lot minimum. Given its location, it was pointed out that a view mitigation plan would need to be submitted. The property holds a significant, historic water right, including shares of the Salida Ditch. Staff pointed out that surface water is to remain on the property without requiring a change of use designation. While the water has been used for agricultural production, this means it can be shifted to domestic use, keeping the entire proposed subdivision “green”.
Joe DeLuca, of the Crabtree Group represented SMC Ranch Inc., saying that the intent is for the project to be compliant with zoning, including meeting minimum lot size requirements. The group will prepare a master plan for development in small lot groups, explained DeLuca, keeping as much of the land in agricultural production as long for as possible. “The intent is to keep [the water rights] tied to the land. It will be green … for gardens, tree-d streets, with visual screening,” said DeLuca. “The return flows to the aquifer will far exceed the consumptive evaporation. This retains historic water rights…water is more important on the land than open space.
The grid is applicable here because we are close to the city of Salida. A natural extension could happen in the future … we might include a park. We’d like credit for keeping water on the land.”
DeLuca explained that the property, which the Scanga family began ranching in the 1890s, has irrigation pivots returning 60 acre-feet of groundwater to the system. He confirmed the surface water plan will likely follow that grid, and it will be kept as farmland as long as possible.
Most objections came from residents of the Pinon Hills Major Subdivision. They included concerns related to water, increased traffic and access into their subdivisions and most of all, their well water and well contamination. Some pointed out that Pinon Hills has no cistern, so maybe doing something to provide fire protection for the whole area would make it more palpable.
“Pinon Hills has no HOA [home owners association]– we have concerns about water – we draw from the same aquifer,” said resident Irv Broudy, who said that a neighborhood communications tool allowed him to collect group comments. “We’re concerned about increased traffic and access. As sketched there is no common area of green. We’re not sure everybody loves the grid and we worry about the impact on septic systems – and well contamination issues.”
He added that if there were access to CR 175 for cycling, without having to go on U.S. 291, this might be a positive. He questioned whether it would be pedestrian-friendly, with sidewalks. Most were concerned about the lack of a cistern in the area to protect against fire. Some said that lower-level lots in Pinon Hills, which began development during the 1960’s, were already experiencing nitrogen contamination in their well water and wondered if this would make it worse. Others worried that a slow, phased construction would expose them to “fifty years of on-going construction.”
DeLuca responded that if Pinon Hills was able to obtain a grant to underwrite the cost of a cistern, that the SMC Ranch project could cost-share a cistern, and offered that the Crabtree Group would provide the design for free.
Planning Commission Chair Mike Allen reminded the public that the proposal is a sketch plan, and that many of their questions can’t be answered at this stage because those answers come during preliminary and final plat state. “Our task is to decide if the info is sufficient to meet our requirements for this stage.” He closed public comment at 10:46 p.m.
The county determined that the proposal meets land use code requirements for the sketch plan stage, and they were satisfied the applicant would work to meet average density, and open space requirements. Planning Commissioner Hank Held made the motion to approve. It was seconded by Planning Commissioner Bill Baker and unanimously approved.
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