Elbert County planning commission unanimously recommends approval of Bighorn Ridge rezoning

The Elbert County Planning Commission unanimously recommended approval of a rezoning request for a 79.72-acre parcel known as Bighorn Ridge, staff said during a public hearing.

Kelsey Lanham, of the Elbert County Planning Department, told commissioners the request (case RZ-2023-0316) would change the property at 316 Ponderosa Lane in Elizabeth from agricultural to agricultural residential to allow future subdivision. The applicant, Grace Erickson of Providence Consulting, representing owner Gary Hanson, said the owner intends to create up to seven lots for family use and does not plan to sell those lots.

The staff report said referral agencies including the Division of Water Resources, Elbert County Public Works and Elizabeth Fire District reviewed the application; staff reported no outstanding referral comments and recommended approval with conditions. Staff listed three conditions: removal of public hearing signs within seven days of a Board of County Commissioners decision; the rezoning would not become effective until all fees and conditions are satisfied and the rezone exhibit is recorded; and recordation of all appropriate documentation within 180 days of BOCC approval.

The presentation and packet say the parcel is roughly a quarter-mile east of the Douglas County line and historically vacant, with an existing private driveway. The proposed AR (agriculture residential) zoning would allow minimum 10-acre lots; the applicant told the commission the eventual lots would each meet the minimum and that one well already exists on the site. The Division of Water Resources review and the augmentation plan in the packet show provision for seven wells total (one existing, six new) in connection with the future subdivision, staff said.

A traffic study provided with the application estimated a conservative peak of 66 vehicle trips per day attributable to the development. Staff and the applicant said final access, any required road improvements and whether a development would trigger public-works improvements would be reviewed at the subdivision stage; public-works staff and the applicant’s engineer are coordinating on access options that include an existing Ponderosa Lane entry and a potential alternate route through adjacent property and easements owned or controlled by the applicant.

During public comment, nearby residents raised concerns about traffic safety on Ponderosa Lane, potential tree removal, wildlife impacts, fire mitigation and long-term effects on property taxes and services. Chad Roach, an adjacent property owner, spoke in support of the proposal. Commissioners asked for clarification on the timing of the community meeting, notice affidavits and referral documentation; staff said referral summaries were included in the packet and that full referral forms offering “no objection” are not normally appended but are available on request. Staff also said a regulatory revision to clarify the timing language for sign-posting affidavits is pending recordation and should be finalized within weeks.

After board-only discussion, a commissioner moved that the planning commission recommend approval of case RZ-2023-0316 subject to the staff conditions; the motion passed unanimously. The commission’s recommendation will be forwarded to the Elbert County Board of County Commissioners for a final decision.

The planning commission’s recommendation does not approve subdivision engineering, final access design or well permits; each of those matters will be reviewed in subsequent applications and referrals to state agencies as required.