Developer outlines large PUD sketch plan near Cortez; commissioners urge robust outreach

Planning staff and the developer presented a preliminary sketch plan for a residential planned unit development and discussed infrastructure, phasing and community outreach.

Staff described the sketch as clustered development in which lots on the west side would border a golf course and connect to a sanitary sewer system while lots on the east side would use individual septic systems. The developer (Cody) said lots along the golf course would range from about a quarter acre to a half acre and that Cortez Sanitation would serve the west side but requires an upgraded line from the end of Golf Course Lane down to Empire. The developer said larger lots in the upper portion would remain on septic and the development would retain open pasture as open space with walking trails.

The plan calls for phase sequencing; presenters described Phase 1 as the southwest corner (about 57 lots) and Phase 2 directly to the north (about 46 lots). The developer said both Phase 1A and 1B could start simultaneously to provide different lot sizes; water service would be routed through Arrow Pointe and the existing 8‑inch main that Montezuma Water has in the area. Montezuma Water staff (via the developer) said the 8‑inch line cannot support full build‑out immediately but is expected to have sufficient capacity by the end of the year after planned work; the developer said hydrants could be fed from a 6‑inch line tied to that 8‑inch main.

Fire protection district staff reviewed the concept and reported no issues with terrain, access, ingress or egress; commissioners and the developer discussed adding gated fire access and looped access points where phases meet the golf course for emergency response. The developer said the roads within the subdivision would be privately owned and maintained by a homeowners association if the development remains in the county; covenants and an HOA were discussed as the mechanism to maintain private roads and community standards.

Commissioners and staff discussed possible annexation and curb/gutter/sidewalk obligations if parts of the development were annexed into the City of Cortez. The developer said he preferred to keep the project in the county to avoid city curb, gutter and sidewalk requirements; city planning has been engaged and discussed tradeoffs related to curb and gutter, sidewalks and turn lanes with county staff.

One commissioner made a disclosure of a financial interest: the commissioner said they retain a 50 percent ownership interest in AMC Development phases 4 and 5 and stated they had not discussed the current access proposal with the developer; the commissioner recused themselves from further involvement on that basis during the discussion. Commissioners stressed the need for strong public outreach: staff and the developer acknowledged public calls and said they will expand notification efforts because the plan has been in internal discussion for several months and will likely draw community interest.

No formal application decision or vote was taken at the workshop; staff characterized the presentation as a conceptual sketch plan and asked commissioners for feedback on the concept and phasing. The developer asked for input on road design, open space, lot sizes and potential sanitary sewer alignment. Staff noted the project would require future approvals — including utility upgrades, a final PUD submittal and potential agreements with Cortez Sanitation and Montezuma Water — before any building permits could be issued.