[{"_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",6551006,"mediaKeyId","5361732-73db741dbb0dd68f3ccdf7fa76eabe6c","parentId",5361732,"title","Planning commission deadlocks on Rimrock's glamping PUD after water, traffic and safety concerns","audioSeconds",2644,"startMs",2975000,"endMs",5619000,"viewUrl","/Search/View?dp=1&key=5361732-73db741dbb0dd68f3ccdf7fa76eabe6c&start=2975&end=5619","thumbnailUrl","https://assets.pipeline.soar.com/5361732-73db741dbb0dd68f3ccdf7fa76eabe6c/thumbnail_2975000.jpg","articleUrl","/articles/6551006/Montezuma-County/Colorado/Planning-commission-deadlocks-on-Rimrocks-glamping-PUD-after-water-traffic-and-safety-concerns","mediaUrl","https://secure.pipeline.soar.com/6551006-0b169f6593996e4aaff018d51e45c046/orig.mp4?Expires=1775175970&Signature=Zxz3pMuqXHYjGFHtkh4YalaCkTTmV528-KtX5xtozcqTlMAF2Gy2q58fnB~vhKvcU~Nbpy1Nnuzcm7lwh5ol9~~W~JO46x7TFZVrFe7jlFlHjz9ZizvhFwFTlxhUV7CSZdsj0kC8pP2~KCzuJNLaFoDWr5vFFGeHx5Z6UYwEieZ3oNi2NA4KKmOR1HwFP1w6O5zzUaXzsGJh0UbzLvrzAnRlItn8UPxxv1GyTXhatFmcr82ut2HdlTfnJaN4N0wRuO6ItMOjM4X9GY-SQIeJNFqXdD~C9uKPjjdhKa8FC2byymxNDsMSI5epRI4g5vZUeVU8QbELuFVW-Y5gvXkyiw__&Key-Pair-Id=KUT5TJCACFTXG","author","Montezuma County","date","2025-07-10T20:57:53Z","article","A proposal to establish an 8-to-12 unit glamping operation on approximately 15 acres of Lewis Ranches LLC property east of Road 42 near Mancos failed to win a recommendation from the Montezuma County Planning and Zoning Commission on Wednesday after prolonged discussion, technical staff review and public opposition.

The applicant, listed in materials as Lewis Ranches LLC with agent Rimrock Outfitters Glamping LLC, sought a general planned-unit development (PUD) and a high-impact special-use permit to build and operate an 8–12 unit glamping site with associated guest facilities. Planning staff told the commission the site is not served by a water company and that the applicant proposes hauling and storing water on-site from a regional water dock; staff also reported an existing septic permit and said any new septic would require engineering design and county public-health permitting. The Wildfire Adaptive Partnership recommended a wildfire mitigation plan. Planning staff additionally noted a letter of opposition from Weber Reservoir Company signed by shareholders and neighbors.

Commissioners and staff focused on three central concerns:

- Water availability and proof of supply: The applicant described an intended supply plan of hauled water, estimating roughly 800 to 1,200 gallons per day (about 6,000 gallons per week in the applicant's estimate) depending on occupancy, and said operations would cease if the town restricted access to the Mancos water dock. Planning staff emphasized that the permit submittal did not include formal proof of availability and adequate flow as required by the high-impact permit checklist.

- Traffic and cumulative use of parcel: Commissioners noted that Rimrock Outfitters has used multiple parcels across the ranch over 30 years and that the applicant's traffic summary counted only the proposed glamping activity. Several commissioners said the high-impact review should account for cumulative traffic from existing business activities on the larger parcel; including all activities could push the project above a 15-round-trip-per-day threshold used in the code and would trigger additional mitigation and analysis.

- Public-safety and reservoir liability: Weber Reservoir Company representatives and neighboring property managers urged the commission to address safety around Weber Reservoir, which occasionally inundates land on the ranch. A representative for Weber Reservoir Company warned that the company currently lacks insurance for recreational use and that \"the liability for Weber Reservoir Company... could be personally liable for litigation\" if someone were injured. Neighbors also raised concerns about response times for emergency services on the remote access road.

The hearing included public-comment opposition from Weber Reservoir Company (a submitted petition and letter) and local residents who cited road safety, potential loose dogs and the reservoir as an attractive nuisance. The applicant said structures would be fenced, staff and family would be trained in CPR and first aid, and that the project would include covenants and a business plan to be recorded with the plat. The applicant also said they would stop operations when the town restricted use of the water dock.

Commissioner Saunders moved to recommend approval to the Board of County Commissioners. The motion was seconded, and the roll call vote was: Commissioner Hernandez — nay; Commissioner Saunders — aye; Commissioner Armstrong — aye; Commissioner Lynch — nay. Because the commission did not reach a majority in favor, the motion failed and the commission made no recommendation to the Board of County Commissioners. Planning staff said the applicant may choose to return with additional information and refinements; the matter may be refiled or taken up directly by the Board of County Commissioners under county procedure.

Key items raised that would need addressing before another favorable recommendation include documented proof of water availability at the scale proposed (including source and hauling logistics), a traffic assessment that accounts for cumulative activity on the larger ranch parcels, wildfire mitigation measures, and more explicit measures to prevent public access to Weber Reservoir (the applicant agreed to consider perimeter fencing along property lines and fencing around the guest encampment as mitigation measures).","mediaType","Video","parentTitle","Montezuma County P&Z Meeting July 10, 2025","oneSentenceSummary","A proposed glamping PUD and high-impact special-use permit at Lewis Ranches (Rimrock Outfitters) near Mancos failed to earn a Planning and Zoning Commission recommendation after split votes and public opposition focused on water supply, traffic and reservoir safety.","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},6551011,"Planning commission backs Dolores State Bank's two-lot split; CDOT seeks driveway alignment or relocation",623,2301000,2924000,"/Search/View?dp=1&key=5361732-73db741dbb0dd68f3ccdf7fa76eabe6c&start=2301&end=2924","https://assets.pipeline.soar.com/5361732-73db741dbb0dd68f3ccdf7fa76eabe6c/thumbnail_2301000.jpg","/articles/6551011/Montezuma-County/Colorado/Planning-commission-backs-Dolores-State-Banks-two-lot-split-CDOT-seeks-driveway-alignment-or-relocation","https://secure.pipeline.soar.com/6551011-d254fd141552c5d8730a436de0a30839/orig.mp4?Expires=1775175970&Signature=OP9~B-qTHTSxemaxp0qhh~7PyZR~ocSNT-0kslZMguvE2yPDzmRZaaQloDt9LPHNrCK6jBT7m33i2lerDzH1Cdtutp7CpTlJZIG0yBY3PHh0dUI8TZEvqFNhcdWijj9wXxYSGrq4IbYXL5ZbSQoRyV5XDcSGUB8GGn7d-r4DMOgIyNh7i1vNYwDBa8QW8E~t3xZeMa9ZpXbcX1kUVNbU86OQv5rmcl4OzXFiS6myiB6BNySpVvuBJ-7p-vjcv04bMyHlXrvv19EVmSvhzb1BTAuARGAjWAYKuMkM~37yj3SENo04H2jJgQWhY8inuZXAxGJbKlR0mE7bvqC~4KvyRA__&Key-Pair-Id=KUT5TJCACFTXG","Montezuma County planning commissioners voted unanimously to recommend approval of a two-lot moderate subdivision application submitted by Dolores State Bank that would create a 3.2-acre parcel and a 5.94-acre parcel at 27880 Highway 160 in Cortez, with the larger parcel proposed for sale to Tractor Supply.

Planning staff reported the property is currently zoned commercial and that all infrastructure for the bank site exists. The Colorado Department of Transportation advised either aligning the parcel's access with an existing driveway on the north side of the highway or moving the access to the west; either option would require a CDOT access permit and a level-2 traffic assessment. Staff noted the original Dolores State Bank access was permitted in 2007 and an opposite permit was issued in 2008; the property opposite the site is owned by L and L Mini Storage LLC (not Cliff Rose Nursery, as some materials mis-stated).

Commissioners asked about CDOT's position and learned the agency gave the owner two choices for relocating access; staff said the landowner may choose either option and that an easement will likely be required if both parcels use a single access. There were no public comments. The commission recommended approval without additional conditions and the item will be forwarded to the Board of County Commissioners.","The commission recommended approval of a two-lot moderate subdivision at 27880 Highway 160 that would split property for sale to Tractor Supply; staff noted CDOT would require an access permit and a level-2 traffic assessment and recommended aligning access with the opposite parcel or moving it west.",{"_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},6551015,"Commissioners recommend Pickens subdivision boundary adjustment after landowners reach agreement",510,1633000,2143000,"/Search/View?dp=1&key=5361732-73db741dbb0dd68f3ccdf7fa76eabe6c&start=1633&end=2143","https://assets.pipeline.soar.com/5361732-73db741dbb0dd68f3ccdf7fa76eabe6c/thumbnail_1633000.jpg","/articles/6551015/Montezuma-County/Colorado/Commissioners-recommend-Pickens-subdivision-boundary-adjustment-after-landowners-reach-agreement","https://secure.pipeline.soar.com/6551015-bac77e3f4212b01bf62c0d65082b6942/orig.mp4?Expires=1775175970&Signature=TuCvm7sAFkIacTsXljwxQqXjo3ZW~x-4nP8XyzcbbNiwR5iI5YMoW-nFrnsp6~l7r~h48K6gry42TYpGZPPfPlDBL2mV8W0-Ym0Ql~VCNXnILoH1GNFeIOe5VTPVELk3R07~u~MBafFvvWpMrYHfb6mzLkwDPMhdxgDbeOrW3lJ2obqN7He52WUqjnkT8k9PQSEqViMyCOomvWyhMccAyDM08veoU66iXJpqY3bhD4uUTuVKxCzpQtmeHCpVYSuJTdLI4t~hc1sEewGqCzQaM2HHbRCskOIaHEXjiGnTC~qke~~~kmnNz9kSVAnati09HFbE2Bqdr3DVAgZdIC0yGg__&Key-Pair-Id=KUT5TJCACFTXG","Montezuma County planning commissioners unanimously recommended approval Wednesday of a subdivision amendment to Lot 2 of the Pickens 2-lot moderate subdivision to adjust a boundary line between property owners Suzanne Herman and Neil and Terry Jones.

Planning staff told commissioners the boundary adjustment resolves a setback issue created when a dwelling's roof was extended and reduced the structure's setback from 35 feet to 27 feet. The owners agreed to move the line to re-establish compliance and to straighten an existing fence line. Staff noted a dedicated 60-foot easement that runs along the north property line and identified a 30-foot pipeline easement along the west property line that should be shown on the plat.

Commissioners praised the landowners for a cooperative resolution. No members of the public spoke. The commission recommended approval with standard findings that the proposed use conforms with county code and that utilities and services are available or can be made available; the motion passed unanimously and will be forwarded to the Board of County Commissioners.","The commission unanimously recommended approval of a boundary-line adjustment between properties owned by Suzanne Herman and Neil and Terry Jones to bring a dwelling into setback compliance and straighten a fence line; staff required that a pipeline and existing 60-foot easement be shown on the plat.",{"_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},6551019,"Planning commission unanimously backs 3-lot minor subdivision for Archuletas near Mancos",554,1033000,1587000,"/Search/View?dp=1&key=5361732-73db741dbb0dd68f3ccdf7fa76eabe6c&start=1033&end=1587","https://assets.pipeline.soar.com/5361732-73db741dbb0dd68f3ccdf7fa76eabe6c/thumbnail_1033000.jpg","/articles/6551019/Montezuma-County/Colorado/Planning-commission-unanimously-backs-3-lot-minor-subdivision-for-Archuletas-near-Mancos","https://secure.pipeline.soar.com/6551019-16c61719cdbdcc77b2b1270120271dd6/orig.mp4?Expires=1775175970&Signature=CbTm3L1-jjHnqRVb3yMQpMcySnNBUI2K0RNl6ILlhU7e59TG5Jvb1TqPRPe1AHvuB6KZW56UnMIR28FQDg4oHBrOQ5EMWLpKrVKn7qKqhEt5~00HPS32XjJxNAl-Heb8B6fivrbnRaEOsFNM3uYTalwUqwDZL9i1X1rykJBO51tRh~VUSYpRfmtjImq7-pa7nwg15pPanMaa~gI~bB0iSmVPM7GfpPM4f~NYf2GmJIbT4BbFxiObtUTCpa4UpihUqLOY6piZt4w-k4RFBffJIkC4zWQlM3--HOwtTWPUDuHc61ZKf-GzAWNlt3t0xKJaOK7CPDAVXSOVN382miG8MA__&Key-Pair-Id=KUT5TJCACFTXG","The Montezuma County Planning and Zoning Commission voted unanimously Wednesday to recommend that the Board of County Commissioners approve a proposed three-lot minor subdivision and rezoning application for property owned by Rudy and Jackie Archuleta at 9000 Road 45.6 near Mancos.

Planning staff described the proposal as creating three parcels of approximately 8.3 acres, 13.34 acres and 18.34 acres that would be accessed via a 60-foot easement. The department reported the parcels lie adjacent to lands managed by the U.S. Forest Service and Bureau of Land Management, that no public water company serves the site and that domestic water would be provided using cisterns. The Wildfire Adaptive Partnership recommended a wildfire mitigation plan given surrounding dense fuel and Gambel oak.

Commission discussion focused on a zoning-technicality: one proposed parcel of 8.3 acres does not fall within the AR 10-to-34 zoning band, so staff said the smaller parcel should be rezoned AR 3-to-9. Commissioners also asked about water availability and whether future purchasers would need to buy taps; staff replied the lots will be served by cisterns and that the county's procedure allows subdivisions on cistern-served lots in similar circumstances.

The commission made its recommendation with a condition that new owners be notified of Montezuma County land-use code requirements; the motion passed unanimously. The recommendation now goes to the Board of County Commissioners for final action.","The commission unanimously recommended approval of a three-lot minor subdivision and related rezoning for property owned by Rudy and Jackie Archuleta at Road 45.6 near Mancos; staff noted cistern water supply and recommended wildfire mitigation planning.",{"_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},6551024,"Montezuma County planning commission recommends approval of Phelps subdivision boundary adjustment",725,276000,1001000,"/Search/View?dp=1&key=5361732-73db741dbb0dd68f3ccdf7fa76eabe6c&start=276&end=1001","https://assets.pipeline.soar.com/5361732-73db741dbb0dd68f3ccdf7fa76eabe6c/thumbnail_276000.jpg","/articles/6551024/Montezuma-County/Colorado/Montezuma-County-planning-commission-recommends-approval-of-Phelps-subdivision-boundary-adjustment","https://secure.pipeline.soar.com/6551024-fd9c96aaf632ed673f3f9ca2fabf68f3/orig.mp4?Expires=1775175970&Signature=KRGU4mWahNllIj0IjxW~ig0IughdQ-j1Xo0q29e0PqgCo1YzpiKS8mHoGZ-UU3f5XxvW9m~zroqjoPfDVbsXaP4wwdgkU6zZuOeWQdsDV2IQf8miMhp22YxvMlARPaeX5tS6GPwAMphIGcipIzvWGYFM1N1H0CdpGmIukKwU-IFEtS~y22Bc~o15QTAuBt~zRPzThgvrzq5ZergUKUa72Q6uWEqrNif2tCehp3vY8xLpGKy74sU6uDSAeCRL3dGZpkKsRX1NfrpPar1QKoCmLOx8cJTIvkhYOg~k3ehxJlw0PKUO-P44x77fNi-epCEgiKK09IgOrRETKEqZPSdvgA__&Key-Pair-Id=KUT5TJCACFTXG","The Montezuma County Planning and Zoning Commission on Wednesday recommended that the Board of County Commissioners approve a subdivision amendment and rezoning application from property owner Fred Phelps to adjust the boundary between two Phelps Farm subdivision lots off Road T near Dolores.

The commission's recommendation followed staff findings that the application is a boundary adjustment that would swap acreage between a 6.4-acre and a 3.99-acre parcel, that access exists from Road T, and that utilities and infrastructure are in place. The commission voted with Commissioners Hernandez, Saunders and Armstrong voting “aye” and Commissioner Lynch recording an abstention; the motion carried as a 3–0 recommendation with one abstention.

The applicant told the commission he plans to utilize an existing driveway on Road T and that the long-term plan is to sell the larger portion to a family member. The planning department noted a 30-foot ditch easement (15 feet on either side) along the southeast corner of the property that should be maintained and shown on the plat.

Commissioner Lynch raised a procedural question about whether this boundary change triggered a separate high-impact review provision found in a portion of the county land use code cited in the hearing (identified in the meeting transcript as \"91 0 3.5\" and related exemptions under \"91 0 3.4\"). Lynch argued that a change of acreage exceeding 10 percent might constitute a change of use that should go directly to the Board of County Commissioners. Planning staff, represented at the hearing by Don Haley, said the application is a subdivision amendment and must proceed through the subdivision amendment public hearing process rather than the chapter 2 high-impact procedure. Staff explained that this application had been filed on the standard subdivision-amendment form and is being considered as a two-public-hearing process.

The commission clarified technical and practical issues during the discussion: planners confirmed a minimum parcel size of three acres under the applicable rules for this subdivision category, advised that written easements are required even if a driveway has been used informally for years, and recommended that any new property owner be notified of relevant setbacks and land-use requirements. The applicant said he had not yet surveyed the new parcel configuration to avoid paying survey costs until the process advanced.

With no members of the public speaking for or against at the public-comment period, the commission moved to recommend approval and added an administrative requirement that new owners be informed of Montezuma County land-use code setbacks and requirements.

The recommendation now progresses to the Board of County Commissioners for final action.","The Planning and Zoning Commission voted 3–0 with one abstention to recommend that the Board of County Commissioners approve a subdivision amendment and rezoning requested by property owner Fred Phelps to adjust lot lines on two parcels north of Road T near Dolores.","actionData","errors"]

Article not found

Planning commission deadlocks on Rimrock's glamping PUD after water, traffic and safety concerns

Planning commission backs Dolores State Bank's two-lot split; CDOT seeks driveway alignment or relocation

Commissioners recommend Pickens subdivision boundary adjustment after landowners reach agreement

Planning commission unanimously backs 3-lot minor subdivision for Archuletas near Mancos

Montezuma County planning commission recommends approval of Phelps subdivision boundary adjustment