[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6636084,"mediaKeyId","2615986-f0970a4cdc2b34bd4e5e57916f081b8c","parentId",2615986,"title","Planning commission recommends denial of Under Canvas glamping PUD and high-impact permit after extensive public opposition","audioSeconds",9033,"startMs",4087000,"endMs",13120000,"viewUrl","/Search/View?dp=1&key=2615986-f0970a4cdc2b34bd4e5e57916f081b8c&start=4087&end=13120","thumbnailUrl","https://assets.pipeline.soar.com/2615986-f0970a4cdc2b34bd4e5e57916f081b8c/thumbnail_4087000.jpg","articleUrl","/articles/6636084/Montezuma-County/Colorado/Planning-commission-recommends-denial-of-Under-Canvas-glamping-PUD-and-high-impact-permit-after-extensive-public-opposition","mediaUrl","https://secure.pipeline.soar.com/6636084-176a5c014e6671b6e12c1cb2d552698a/orig.mp4?Expires=1770738165&Signature=JJWIFmQFm21SA-yUCU6ENPEJPqFG2iLvF1kXVuDdX1o-jgPphHDP0GcrA0aSTc3MH1e1HvUk-w0dFfJiQXbymrDTXoWAsGSbFW9aWZxFJ-89taG2tMkHn4t31cxCN-05Y86tc9URgcWnalA7-EhTbSTB13STYf6D~POBf4DaQostRklSrlSfv5R70-4UINK1ALiXtHBXKZJri-RTklM6XTPH5dLmEJ~h~t~BjeHhUL6msUeK8~yYTxXIldEcTAw8zBznENGacQocxGgJRUdzh4xxWRWodtZ1E3STCcOYnsTgoFR8Y9qxADozBWF0~tRE3UE2sS~50eotbRLBoKQEsg__&Key-Pair-Id=KUT5TJCACFTXG","author","Montezuma County","date","2025-03-14T04:06:36.1Z","article","The Montezuma County Planning and Zoning Commission voted 3-2 to recommend denial of an application from Under Canvas, Inc. (agent for Windy Ridge Ranch LLC) that would have created a Planned Unit Development and a high-impact special-use permit for a 75-unit “glamping” guest camp on approximately 346 acres at 12695 Road 40, Mancos.

Project description and staff findings: planning staff summarized the proposal as a seasonal, recreational guest ranch with approximately 75 tent-based guest units, communal facilities, on-site parking and internal circulation. The site packet included a traffic study, a proposed water plan and a wildfire mitigation plan. Staff reported Montezuma Water Company has a 4-inch mainline along Road 40 and indicated Montezuma Water Company told the county it could provide a 3/4-inch commercial meter and the developer proposed a 10,000-gallon holding tank and pump system to pressurize the internal distribution. Wildfire Adaptive Partnership recommended a wildfire mitigation plan because of dense forest fuels and canyon “chimney” topography on parts of the parcel; Colorado Parks and Wildlife advised strict bear-mitigation measures (bear-resistant trash, guest notification).

Public comment: the meeting drew a lengthy public comment period with dozens of residents and property owners voicing opposition. The principal issues raised repeatedly were:
- Wildfire risk and evacuation: residents and local fire-responders warned the area has steep draws and heavy fuels that could create high-intensity fire behavior; Mancos-area volunteer fire officials and a county wildfire expert (Steve Underwood) described mitigation measures but residents questioned whether mitigation plus volunteer resources would be sufficient.
- Water supply: neighbors and several commenters raised concerns about the applicant’s estimated water demand (applicant’s planning packet estimated roughly 7,500 gallons per day), local wells, and the county’s limited water availability during dry months.
- Traffic and safety on Highway 184: residents and commenters described a history of serious crashes at the Road 40/Highway 184 intersection and questioned whether deceleration lanes and other CDOT improvements would be feasible without significant right-of-way work.
- Local character, wildlife and economic impacts: many commenters said the project was effectively a large commercial resort not consistent with AR-35+ zoning and warned it could harm small local businesses and rural character.

Applicant response and mitigation commitments: Under Canvas representatives (Jamie Schmidt and team) described their model and said camps are typically seasonal, partner with local outfitters, and operate with staff trained in safety and guest education. The applicant’s traffic engineer described required right-turn and left-turn deceleration lanes and sight-distance work for the Highway 184 intersection; the applicant’s wildfire consultant outlined a large-scale fuels-reduction plan intended to create defensible space around units and to provide strategic fuel breaks on the property.

Commissioner discussion and motion: commissioners discussed land-use code provisions, whether a General PUD was an appropriate vehicle for this scale of commercial recreation, and numerous public-safety concerns. Commissioner Lynch moved to recommend denial, citing incompatibility with the Agricultural-Residential zoning and community impacts; the motion passed 3-2 (Commissioners Saunders, Nygaard and Lynch voted to deny; Commissioners Armstrong and Doyle voted to recommend approval).

Next steps: the commission’s recommendation of denial will be forwarded to the Board of County Commissioners. The applicants may revise and resubmit, seek a different zoning approach, or present additional information to address the concerns raised by commissioners and the public.","mediaType","Video","parentTitle","Montezuma County P&Z Meeting March 13, 2025","oneSentenceSummary","After extensive public comment focused on wildfire risk, water supply and Highway 184 safety, the planning commission voted 3-2 to recommend denial of Under Canvas’s application for a 75-unit PUD and high-impact permit on Road 40 near Mancos.","taxTitle","Montezuma County, Colorado","taxId",27581,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6636087,"Commission recommends approval of sign-height amendment at Maverik site after FAA review",203,3082000,3285000,"/Search/View?dp=1&key=2615986-f0970a4cdc2b34bd4e5e57916f081b8c&start=3082&end=3285","https://assets.pipeline.soar.com/2615986-f0970a4cdc2b34bd4e5e57916f081b8c/thumbnail_3082000.jpg","/articles/6636087/Montezuma-County/Colorado/Commission-recommends-approval-of-sign-height-amendment-at-Maverik-site-after-FAA-review","https://secure.pipeline.soar.com/6636087-e435bf9bfa3957b14a1472958a5dbc97/orig.mp4?Expires=1770738164&Signature=BOhuX~f06F8YvmFSHWksusj~954B5k4AaqbZ35y2QbFKa3uCy2zhb4uipU5uaz4WSHQn8BO9abpIGoSRNXYbf49Y3wqWvfIAZvh~Wakqorahd-9LbSg-Q1wK61dseFx9PupjfQP67ToJvFWHwDOgCVMHFsy5aulahl0JFhlfq-pLwZT6Or3s7IAU0ocu2NZm~BV90LFPSksljg~x9VGE00tgsU3i-CuBxCZCDcv1Km5NsUVc0lGvEYTiGzOAkgpXrdbIF24CVQ6hTDZ50vZJ5SzlK6l3l0r2KT~AjU3UZzEQ~N83svtI11pfRwb28mc-eSLEAFmlLsByoH2SRrNj6g__&Key-Pair-Id=KUT5TJCACFTXG","The commission unanimously recommended approval of an amendment to High Impact Permit HIP-09-2020 to increase an on-site sign height from 35 feet to 46 feet at the Maverik/HD Cortez LLC property at 7255 Highway 160/491.

Planning staff said CDOT granted a site access permit for the parcel and that County Water District No. 1 has water available to the property. Applicant representative Clint Carver of Maverick Incorporated told the commission the Federal Aviation Administration reviewed the proposed sign; an earlier request for 60 feet was not approved by the FAA but the FAA approved a 46-foot sign. Carver said the taller sign improves driver sightlines on the highway and allows trucks more notice to exit. He also said a previously permitted smaller sign would not be built if the taller sign is constructed.

Public comment focused on on-site construction impacts, truck traffic and engine braking at the truck entrance; nearby residents asked whether CDOT could address truck speed and engine brakes along the highway. Staff and the applicant said CDOT controls state highway improvements and access permitting and that any required roadway improvements or sight-distance work would be coordinated with CDOT prior to construction.

Motion and vote: the commission moved to recommend approval of the amendment with no additional conditions; vote was unanimous.

Next steps: staff will forward the recommendation to the Board of County Commissioners for final action; the applicant will proceed with CDOT-required improvements and permits.","Commission unanimously recommended approval of a high-impact permit amendment to raise a digital sign from 35 to 46 feet at 7255 Highway 160/491; applicant said the FAA approved a 46-foot height and CDOT has issued an access permit for the site.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6636092,"Commission recommends single-lot development rezoning on Highway 145; applicant to retain remainder as agriculture",309,2646000,2955000,"/Search/View?dp=1&key=2615986-f0970a4cdc2b34bd4e5e57916f081b8c&start=2646&end=2955","https://assets.pipeline.soar.com/2615986-f0970a4cdc2b34bd4e5e57916f081b8c/thumbnail_2646000.jpg","/articles/6636092/Montezuma-County/Colorado/Commission-recommends-single-lot-development-rezoning-on-Highway-145-applicant-to-retain-remainder-as-agriculture","https://secure.pipeline.soar.com/6636092-1ae48187308033a46f095e2b1aad59b0/orig.mp4?Expires=1770738164&Signature=YeopGgBKoPTqK0PTLL63bhSsJzNMsddQkvsnNU0AqPHp5ngQb0qTMykYJZTpL~DwmFqQmHwY0f7qs-bHbjwT8vxfHQDUP6ilYBwO8-dJK~UtewRyOLnO3GJB~imxkgStp7vdGbOHMzzJ6fGVvmkieKMKt5yno9NO5DZVW-p4aGT5XzHzaHwAruBZSr~EGQITwgCfaGJTuavvLlRp8YgBSCVkRrRfs-IWbKNS~V0TD0u5LUHiSQKPcJjifMz2o6BF1Hn0g1qu7rIvEFJJoLzz4PaIBDEq3-FS6FUHayfEhcO5jDbGD8ZBbNs9njXybL7WeqCckAQ1tPo5N3ONKPGRIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission unanimously recommended approval of a rezoning and single-lot development application submitted for property at 15511 Highway 145 that would create a new 6.22-acre lot and leave approximately 62.65 acres in agricultural use.

Planning staff said the parcel already has a residence and utilities and that Montezuma Water Company has a 4-inch mainline on the west side of Highway 145 that provides water to the address. The staff report noted County Road and Bridge did not require a driveway permit because the parcel accesses Highway 145 and falls under CDOT jurisdiction for access on the state highway.

The applicants (Joshua and Gina Boren in the application notice) told commissioners they own surrounding properties and would retain ownership of the remaining acreage; any future sale of portions of the 62-acre remainder would require cross-easements as needed. Staff also noted a waiver from a comprehensive wildfire mitigation plan was recommended by Wildfire Adaptive Partnership due to low wildfire risk on that site.

Motion and vote: the commission moved to recommend approval and the motion passed unanimously. Planning staff will forward the record to the Board of County Commissioners for final action.","Commission unanimously recommended approval of a rezoning to create a 6.22-acre single lot out of a 68.87-acre parcel at 15511 Highway 145; applicant will retain the larger agricultural parcel and existing infrastructure is in place.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6636097,"Commission recommends approval of subdivision amendment in Hemackasee area; water-line extension discussed",586,1959000,2545000,"/Search/View?dp=1&key=2615986-f0970a4cdc2b34bd4e5e57916f081b8c&start=1959&end=2545","https://assets.pipeline.soar.com/2615986-f0970a4cdc2b34bd4e5e57916f081b8c/thumbnail_1959000.jpg","/articles/6636097/Montezuma-County/Colorado/Commission-recommends-approval-of-subdivision-amendment-in-Hemackasee-area-water-line-extension-discussed","https://secure.pipeline.soar.com/6636097-c7966ffa2ea79ee3c9050b5b1de972fe/orig.mp4?Expires=1770738164&Signature=CDrrEV2hGcr43IjM2UeMnjojefmjUkRIWdpHBnyA5TI00o3R7~Ye-qyQU22esdI9i6NfYsi6x7H7Un7An2JqViLgwJmITa~MVvV-qPVf9XeHWUl7if98rZ7tJIOtCWnYwgKZMPrmq8RWKjSKzJu-B4FbyV4V64pbYSYn5gZUILJ4nzAgc-h0WF6lY3uEbJBNEFCuAnOoP3huY9Azuaod0qam-EJz8KO1QXqdvv7HaN4PJoHhdk~s9H2O-sdiQX00D8aehuW2gZj6lrK5k~g7436tIwbF6Z-aSPJIc0pGFQpeh-KuEr8Y6r9kJoPRmjSKhDenuxiPllxzmWNPP9JYug__&Key-Pair-Id=KUT5TJCACFTXG","The Planning and Zoning Commission unanimously recommended the Board of County Commissioners approve an amendment to the Hemackasee subdivision that would change one existing lot into four new lots, increasing the subdivision from two to five lots.

Staff explained the parcel (about 20.32 acres) lies in a mixed agricultural and residential area; Montezuma Water Company has a 4-inch mainline on the southeast corner of Road 30 and Road 29.75. The applicant, Michael Mickelson representing the Waldy Harris Mickelson Family Trust, discussed paying to extend a 4-inch mainline to serve the new parcels. Department staff said new driveway accesses will require county road-and-bridge permits and that the applicant will need to draft covenants for the amended subdivision because none were recorded when the original subdivision was created.

A neighboring property owner, Paul Labate, spoke in public comment about maintenance and condition of Road 29.75 and noted several nearby property owners pay into a private road association; he suggested covenants require new lots to participate in a road maintenance HOA or otherwise address maintenance funding. Commissioners confirmed the county road-and-bridge department reviews road standard and access improvements and that final road improvements and water extension must meet county and Montezuma Water Company requirements.

Motion and vote: a motion to recommend approval (including the expectation that water main extension would be required to serve new lots) passed unanimously. Planning staff noted wildfire mitigation advice and the need for covenants as part of the subdivision amendment record.

Next steps: staff will include required covenants and water-line extension language in the BOCC packet; any required road easements or road improvements will be coordinated with the county road-and-bridge department.","The commission unanimously recommended that the Board of County Commissioners approve a subdivision amendment that splits a 20.32-acre parcel into additional lots; Montezuma Water Company mainline extension and covenants were discussed as conditions.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6636102,"Planning commission backs rezoning for former Mesa Verde pottery site with conditions to protect nearby cemetery",1110,655000,1765000,"/Search/View?dp=1&key=2615986-f0970a4cdc2b34bd4e5e57916f081b8c&start=655&end=1765","https://assets.pipeline.soar.com/2615986-f0970a4cdc2b34bd4e5e57916f081b8c/thumbnail_655000.jpg","/articles/6636102/Montezuma-County/Colorado/Planning-commission-backs-rezoning-for-former-Mesa-Verde-pottery-site-with-conditions-to-protect-nearby-cemetery","https://secure.pipeline.soar.com/6636102-7d6de6785c5cd75c3c3626d28659591b/orig.mp4?Expires=1770738164&Signature=iFeKInUkdJTF-iAw7hL~W0S4ZnsRaFj~aXxcvCJeMIwuIRSIXnakqgU~XBtWylCiBxbAJL2VVmGtqIwwaiyEqM1APQSfeX8TXoSO7GV2VGO07ntdEIR8bzCIKC6lBrhLNnyucUAOx3u13THAEeaPoU--yFc9ejrMA6yA4q8H2juAKYPFLUEWPSyf~R850qHtZLB~S8rb7HIQzC0-erGfOa-ocTf1ysVFZD5OOwcsoGn65OEE2fa~aPqa-tD6OmWY69EYnTb-r1lnFa266JOL0oqMV3fwwPmJ0V8VCcTqtz-1IdtAtNZRqndrjesyqxR6L7ZqX~cN1o66yy-e385Swg__&Key-Pair-Id=KUT5TJCACFTXG","The Montezuma County Planning and Zoning Commission voted 4-1 to recommend the Board of County Commissioners approve a commercial rezoning and high-impact permit for the former Mesa Verde Pottery building at 27601 Highway 160, allowing a visitor center, museum and a vendor village on about 4.05 acres.

The applicant, agent Beth Cascaden representing the Ute Mountain Ute Tribe, told the commission the building has existing utilities and that Montezuma Water Company “states that they already have service there with a 1 inch commercial meter.” Cascaden said the applicant has a sewer permit and has retained a traffic engineering firm to provide an updated access study for CDOT.

The recommendation came after neighbors, including representatives of the Cortez cemetery board, raised concerns about the vendor village’s proximity to Cortez Cemetery, potential noise during funerals and future cemetery expansion. Ed Rice of the Cortez Cemetery Board asked that the applicant “put a privacy fence up along their west edge between their property and our property, just to hopefully divert some of that noise and commotion.”

Commissioners and the applicant negotiated conditions intended to limit impacts on funerals and neighbors: the commission’s motion includes a requirement that the parties agree on an appropriate privacy fence along the shared property line and that outdoor music be acoustic only (the motion specified “acoustical music only; no electric music”). The applicant agreed in the hearing that vendor activity could be shut down during funerals and that any drumming or musical performances would not be held during ceremonies.

Department staff reported CDOT has jurisdiction over the site access and that the original driveway permit dated to 1980; staff noted Montezuma Water Company has a mainline there and the property already has electric service. Commissioners asked staff to clarify an assessor vs. GIS acreage discrepancy (assessor listed 2.3 acres, GIS 4.05 acres); staff said GIS is accurate and the assessor records reflect agricultural taxation on portions outside the building footprint.

Motion and vote: the commission’s motion to recommend approval with the conditions passed 4-1 (Commissioners Saunders, Nygaard, Armstrong and Doyle voted yes; Commissioner Lynch voted no). No formal amendments beyond the fence and acoustical-music conditions were recorded in the public hearing. The commission’s recommendation will now go to the Board of County Commissioners for a final decision.

The commission opened the matter to public comment; cemetery-board members and neighbors spoke about the need to preserve funeral sanctity and suggested a fence and tree row buffers. The applicant said staff training (including first aid and CPR) and building repairs are underway and that the vendor area would not operate full time.

Next steps: the planning commission’s recommendation will be forwarded to the Board of County Commissioners. The applicant said it would provide the traffic study and the existing CDOT access permit for review by county staff.","The commission voted 4-1 to recommend Montezuma County commissioners approve a commercial rezoning and high-impact permit for a visitor center and outdoor vendor village at 27601 Highway 160; conditions include a privacy fence and acoustic-only performances near Cortez Cemetery.","actionData","errors"]

Article not found

Planning commission recommends denial of Under Canvas glamping PUD and high-impact permit after extensive public opposition

Commission recommends approval of sign-height amendment at Maverik site after FAA review

Commission recommends single-lot development rezoning on Highway 145; applicant to retain remainder as agriculture

Commission recommends approval of subdivision amendment in Hemackasee area; water-line extension discussed

Planning commission backs rezoning for former Mesa Verde pottery site with conditions to protect nearby cemetery