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October 16, 2008

Centennial Valley Subdivision Stirs Resistance from Locals

CENTENNIAL – A dense subdivision on the boundary of the Sheep Mountain Game Refuge at the south end of the Centennial Valley has spurred controversy over where and whether dense subdivisions should occur in this peaceful agricultural valley. The property owner plans to carve off 26 lots of two to five acres each and sell them off, and will face a hearing to approve or deny the plan before the Albany County Commissioners on Tuesday, October 21st at 9:30 a.m. in the Albany County Courthouse. Local residents, angered at the potential for carving up the landscape into small lots, are urging the County Commission to deny the subdivision proposal.

This proposed subdivision has acreage that has been identified with the National Wetland Inventory, which is a national study to identify and map wetlands important for wildlife habitat and watershed conservation. Celeste Havener, landowner and soil scientist, stated, “The fact that this proposed development is situated on wetlands identified in the National Wetland Inventory and contain soil that is deemed unsuitable for septic systems is a problem that needs to be addressed.”

The proposed subdivision is especially controversial because it adjoins the Sheep Mountain Game Refuge, national forest lands set aside for the benefit of wintering big game by President Calvin Coolidge in 1923.

“The subdivision would sit on top of important elk migration routes and mule deer crucial winter range,” said Al Johnson, who grew up in the Fox Creek area and continues to ranch and hunt in the area. “If we deprive the big game of their ability to get to the winter ranges that they need to survive by allowing a dense subdivision to be built here, the herds are going to take a major hit.”

The impact of infrastructure in Albany County, in terms of fire protection, road maintenance and emergency vehicle access and schools in these rural settings also needs strong consideration, according to local residents.

Albany County has a comprehensive plan that has been adopted by the County Planning and Zoning Commission and the County Commissioners. This plan guides where small-lot subdivisions should be allowed and which areas should remain agricultural lands and open space. While the new plan would allow small-lot subdivisions within a half mile of settlements like Albany and Woods Landing, which are designated as Priority Growth 3, this proposal is clearly in a Priority Growth 4 area designated for agricultural uses (right?), well outside of the half mile radius. The approval of this subdivision would conflict with the approved land use in the County Comprehensive Plan.

The property in question is current zoned as agricultural land. According to the County Plan, “Conservation and protection of agricultural operations, wildlife habitat, and sensitive lands is a high priority in PGA4. Low density residential uses are encouraged.” The proposal of 26 separate lots of 2 to 9 acres is not allowable in this area. The minimum lot size recommended for this part of the Centennial Valley would be 35 or 40 acres.

“The Albany County Comprehensive Plan was the product of a great deal of careful consideration and public input, and provides a blueprint for land use that ensures that growth happens in a carefully planned way that accommodates the need to maintain open spaces and wildlife habitat needs,” said Wayne Prindle of Biodiversity Conservation Alliance. “Having carefully planned future growth in Albany County, we hope the county commissioners will have the courage to stand up for the new plan and deny proposals like this one that are inconsistent with it.” “

We’ve seen two major subdivisions in this area, including the controversial Wild Horse Ranch, slip by before the Comprehensive Plan was adopted,” commented Barb Johnson, a Fox Creek local. “The County Commissioners need to consider that if they let this subdivision slip by, then it will set a precedent that other landowners can also ignore the Plan and carve up subdivisions wherever they want. This would make the Comprehensive Plan a waste of not only tax dollars spent to develop it, but also a waste of the energy and time spent by the many passionate Albany County residents who participated and thought that they were going to have a say about land-use planning in Albany County.”

Interested parties may also contact (307) 760-2128 for further information on the proposed Fox Manor Estates.