Home

The proposed 900-acre Sunburst Ranch subdivision is "highly inappropriate," according to a consulting firm that recently completed the first phase of an impact analysis on the project.

In their initial examination of the project, consultants Winston and Associates found the town's existing infrastructure inadequate to support a development of the size proposed, and that the developers have not provided sufficient information on how they will mitigate those issues.

The Hayden Planning Commis-sion will discuss Winston and Associates' findings at 7:30 p.m. Thursday night.

In their report, the consultants first ask why the town is entertaining the Sunburst proposal at all, given the lack of information provided by 4S Development.

4S Development has proposed about 2,275 dwelling units for the Sunburst site at build-out. That density represents about 20,000 vehicle trips per day -- which would fill up two two-lane roads, according to a report developed by Winston and Associates.

By comparison, U.S. Highway 40 through downtown Hayden sees about 8,000 vehicles driving through downtown each day, and residents have reported they think it is heavy traffic.

"Given the current lack of diversity of the site plan, nearly all of this traffic will have to leave the site each day and will travel to and from the existing town, the U.S. 40 corridor and beyond," the report reads.

Town Manager Rob Straebel said the traffic report was not surprising.

The consultants also reported several issues with water capacity, treatment, storage and back-up supply.

"It appears the developer has not yet preliminarily investigated these items for the overall development," the report reads.

4S Development has a 3,000-foot-deep well that is producing 87 gallons per minute that they say can be used to service Sunburst. But based on Winston and Assoc-iates' report, the well cannot service more than 130 homes.

A water source with a capacity of 1,524 gallons per minute would be needed to adequately service the development, the report stated.

4S also has set aside land for a future water plant, but Winston and Associates said the town should closely examine the site to determine if it is in the best location.

Drainage also should be more closely examined, the report reads.

In other business:

n The Planning Commission will research developing codes to regulate building heights and building envelopes. Several Plan-ning Commission members requested copies of codes from Routt County, Craig and Steam-boat Springs to look at for comparison. They will discuss the findings Thursday night to create Hayden's own code.

n The Planning Commission will once again review an ordinance requiring developers to submit plans for providing water to their development before their sketch plans can be approved.