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BOCC approves Little Ditch 1 & 2 activity envelopes, site plans and 10‑year vested right with conservation easement
Summary
Pitkin County commissioners approved activity envelopes and site plans for two Little Ditch parcels on April 23 and granted a 10‑year vested right, conditioned on a large conservation easement and protections for irrigated pasture and wildlife.
Pitkin County commissioners on April 23 approved activity‑envelope and site‑plan requests for two Little Ditch parcels and granted the applicants a 10‑year vested real‑property right for the site‑specific development plans. The board’s action followed a public hearing that included county staff analysis, River District and open space referrals, and comments from nearby landowners.
The two parcels (Parcel 1 ~35.1 acres; Parcel 2 ~137 acres) had long‑standing approvals dating to the 2000s; historically the sites were authorized for residential floor area tied to transferable development rights (TDRs). County planning staff recommended approval of fresh activity envelopes and the site plans on the condition that the applicants record a conservation easement on approximately 75% of the land (the shaded hillside above the irrigation ditch) and that certain protections be in place for irrigated pasture and wildlife. The applicants also agreed to a five‑year prohibition on residential construction to demonstrate intent to retain agricultural uses and conserve habitat.
Applicant representatives described recent agricultural investments on the properties, including irrigation upgrades. Attorney Jocelyn and applicant representative Alan Richmond said the owners purchased the land to keep it open and to enhance agricultural productivity rather than to pursue immediate residential construction. The owners told the BOCC they had spent roughly $400,000 upgrading irrigation since acquiring the lands and that ponds, roads and other infrastructure associated with earlier approvals are already in place.
Commissioners and referral agencies discussed wildlife and timing for construction; Colorado Parks and Wildlife (CPW) recommended limiting heavy exterior construction during the winter wildlife season. The final conditions adopted by the BOCC require the applicants to: demonstrate they will preserve at least 85% of historically irrigated pasture (per county code) at time of building permit; record the agreed conservation easement covering upland habitat; meet county requirements for septic and utilities at building permit; and submit a construction‑management plan that addresses potential impacts to the Compass School access road, including a pre‑construction condition assessment and a requirement that the applicants restore any construction damage.
The board approved the proposal by motion and voice vote. Commissioners noted the conservation easement will become a permanent restriction on a large area of forested and sage‑covered hillside, providing a buffer between any residential development and US Forest Service lands upslope.
Why it matters: The decision conserves roughly three quarters of the combined property area, preserves agricultural operations and formally authorizes limited residential development entitlements to be exercised under conditions specified by the BOCC.
