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Commissioners approve Cross Creek and Northern Slope sketch plans with numerous conditions
Summary
The board approved sketch plans for the Northern Slope (9 lots) and Cross Creek (~35 acres) subdivisions, each with lengthy, condition-heavy recommendations addressing access, water and sewer availability, ditch easements, building envelopes and design standards.
Grand County commissioners approved two major sketch-plan land-use items on June 24: the Northern Slope Subdivision (a 9-lot sketch plan on ~20 acres) and the Cross Creek Subdivision (approximately 35 acres near Tabernash). Both approvals were conditional and followed extensive planning commission review and public comment.
Northern Slope: Planning staff described a redesign that increased lots from a previously proposed seven to nine but improved access by creating a cul-de-sac and avoiding longer, more disruptive roads. The plan uses a private central water system and central sewage to be operated by 3 Lakes Water and Sanitation. Red Top Ditch easement and maintenance agreements must be executed and recorded prior to final plat; planning recommended approval with 14 conditions and the board approved the sketch plan.
Cross Creek: The Cross Creek sketch plan raised multiple interagency issues. Primary concerns included CDOT access onto US 40 (right-in/right-out vs emergency-only access), Tabernash Water & Sanitation plant capacity for the proposed number of units (230 taps requested but plant capacity limited), wetland and Army Corps of Engineers permitting for crossing Thompson Creek, and high-visibility design standards given a prominent hillside location. Planning reluctantly recommended conditional approval with 19 conditions to enable the applicant to pursue agency coordination and to require strict preliminary-plat submittal requirements (documented proof of water, sewer and CDOT access before preliminary plat will be accepted). The applicant stated intent to pursue attainable-housing commitments and to refine short-term rental/parking provisions at preliminary plat; a county traffic engineer said the intersection currently operates within county/CDOT thresholds but CDOT could limit access options.
Both sketch plans were approved with the planning conditions noted in staff memos; commissioners emphasized that many conditions must be satisfied before preliminary plat or final plat review and that planning will check agency approvals before allowing an applicant to proceed.
Next steps: Applicants will pursue required agency approvals and satisfy the conditions attached to the sketch-plan approvals prior to submittal of preliminary plats; planning staff will verify water/sewer availability, CDOT permits and easement recordings where required.
