Wednesday, April 11, 2007

Cove Springs moves to decision phase

Deliberation by Blaine County P&Z set to begin Thursday


By JASON KAUFFMAN
Express Staff Writer

While the latest installment of the Cove Springs drama was perhaps a little less contentious than previous versions, the discussions surrounding the development application did deliver at least one controversy late last week.

Issues related to the Blaine County Mountain Overlay District and an economic analysis of the proposed Cove Springs subdivision in the Bellevue Triangle were at the top of the list during a meeting held Thursday in Hailey by the county Planning and Zoning Commission.

Previously, P&Z discussions of the proposed 338-unit subdivision have focused on its potential impacts on wildlife habitat, irrigators and other Bellevue Triangle water users, and traffic on Gannett Road. The proposed development is located five miles southeast of Bellevue, and would be capable of supporting more than 1,000 residents. The subdivision's footprint would cover 600 acres of the 4,630-acre Cove Ranch.

During the meeting April 5, Evan Roberts, an attorney representing Cove Springs Development Inc., protested what he characterized as a last-minute addition of new material to the ongoing proceedings by Blaine County regional planner Jeff Adams. Describing Adams' introduction of new material as an "ambush," Roberts asked that it be stricken from the record.

However, based on the advice of Blaine County Deputy Prosecutor Tim Graves, the P&Z chose not to strike Adams' testimony from the record.

Also addressed during the meeting was the applicant's recent appeal of county planner Tom Bergin's assessment of where the Mountain Overlay District boundary crosses the Cove Ranch property. Just last week, the County Commission denied the appeal, which questioned Bergin's methodology in drawing the boundary and claimed that portions of the property are incorrectly placed in the overlay district.

"That appeal was dismissed by the Board of County Commissioners," Graves said.

Because of the commissioners' dismissal, the P&Z can continue discussing issues related to the district, Graves said.

"You should proceed with a review of the mountain overlay," he said.

Addressing the P&Z, Marty Flannes, one of the key Cove Springs partners, asked the commission to question Bergin's assessment and make up their own mind on whether his Mountain Overlay District assessment is correct. Using a computer-generated map presentation to support his case, Flannes showed the P&Z commissioners where the Cove Springs developers differ with Bergin's assessment.

The P&Z should make their own recommendation to the County Commission on where the boundary should be located, he said.

"It takes interpretation," Flannes said. "I'm asking you—the project is asking you—to make your own judgment."

Whether or not the P&Z does in the end differ with Bergin's assessment will become clearer as they begin to deliberate on the overall Cove Springs subdivision application. The P&Z is set to begin the deliberation process at their next public meeting at 6:30 p.m. Thursday, April 12.

The P&Z has set aside every remaining Thursday in April for their Cove Springs deliberations.

In a slight change from previous public meetings on the Cove Springs application, public testimony during Thursday's meeting—the last public hearing at the P&Z level—seemed evenly split between those who support the development and those who don't.

Throughout previous public hearings, comments against the development plan have far outweighed those supporting it.

At the end of the meeting, Flannes made a point that, while seemingly obvious, can't be forgotten. Even if the County Commission should decide to reject the development application for the 4,630-acre Cove Ranch property, they can't in the end deny developers the right to develop the land in some fashion or another.

"No development is not an option for you to consider," Flannes said.




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