Planning committee approves rezoning of 4.38 acres for Turnkey Investments; neighbors object

The Adams County Planning and Zoning Committee voted to approve a rezoning request from Turnkey Investments LLC that would change 4.38 acres of a larger parcel from A-1 (35) exclusive agricultural with a farm and preservation overlay to R-2 rural residential. The vote came after public comment from several property owners who said they oppose additional residential development on the parcel and asked for more detail about long-term plans, access and water. Committee member Yellner, Committee member Prevalho, Committee member Dozall, Committee member Taylor and Committee member Thiessen voted yes. The committee’s approval sends the request to the full county board for a hearing on Aug. 19 at 6 p.m. The zoning change would increase flexibility on the 4.38-acre corner parcel. Planning staff said the original application sought R-1 zoning, which would allow lot sizes down to roughly a half-acre; at the town’s request the applicant narrowed the request to R-2, which planning staff described as having a four-acre minimum lot size. Planning staff also said the rezoning applies only to the 4.38 acres and would not change zoning on the remainder of the parent parcel. Planning and Zoning Director Dusty (staff) explained the zoning differences and occupancy rules: under the current A-1 (35) designation a residence on the parcel must be occupied by the owner, a family member, or a person who derives at least 50% of their livelihood from the farm; rezoning to R-2 would remove that occupancy restriction for the rezoned portion while preserving it on the remaining acreage. Sean (applicant representative for Turnkey Investments LLC) told the committee the planned structure is a single-family double-wide home intended for a relative or long-term farm-associated household and said the corner in question is not used for irrigated field crops. “We’re looking to put a single family, double wide there,” Sean said, and added that the applicant does not plan to remove all trees on the corner. Neighbors submitted written objections and spoke during the meeting. Walter Manning Sr. and John Johnston described multigenerational family ties to nearby properties and said they bought land for agricultural use and quiet. Johnston said his family has worked on restoring habitat on adjacent acreage and asked what would prevent additional rezoning requests on neighboring parcels. An attorney for the Johnston family, Phil Lattice, asked whether the home would be built for immediate rental or sale and whether a family member would occupy it upon completion; he said neighbors had a right to know the current intended use. Johnston and others also raised concerns about whether the local gravel roads meet the county standard for public roads, emergency access, the area’s water table and drainage, and the cumulative effect of additional homes. Planning staff answered that any property owner may apply to rezone property at any time and that future requests would be decided by elected officials at that later date. Staff noted the applicant earlier had a full-property survey conducted to clarify boundary questions. The motion to approve passed by roll call. The committee recorded the approval and scheduled the item for the full county board meeting on Aug. 19 at 6:00 p.m. Background: The application had been tabled at the prior month’s meeting because the applicant was absent; the town of Preston reviewed the revised request and did not object after the applicant narrowed the request to R-2 zoning. For follow-up: The county board hearing on Aug. 19 will be the next formal decision point for this rezoning request.