Pitkin County commissioners remand Star Mesa land‑use approval; approve airport contract, several conservation and housing items

The Pitkin County Board of County Commissioners on Wednesday, Feb. 26, remanded a contested Star Mesa ("Star Sky") land‑use approval back to the hearing officer and instructed the parties to resolve a narrow legal question about whether 2015 HOA consents lawfully amended the subdivision’s protective covenants. The meeting — which lasted into the evening — also produced votes and actions on a range of matters including a county parking contract, conservation easements, airport housing, liquor licensing, wildfire restrictions, debt policy and agricultural leases.

The commissioners voted 4–1 to remand the Star Mesa hearing‑officer determination approving a relocated activity envelope and site plan for the Lotwanna parcel (commonly called Lottawanna or Lotwana). The dissenting vote came from Commissioner Francie Jacober, who said she would have affirmed the hearing officer’s decision. The remand asks the hearing officer to examine whether the county code section 7‑21‑20(e) (standards for scenic view protection when development is at the edge of an open meadow or pasture) applies and to take any necessary follow‑up evidence. Before the hearing officer reconsiders, the board directed the applicants and opponents to try to resolve — outside of the land‑use hearing — whether the 2015 consents validly amended the Star Mesa declaration of protective covenants.

Why the remand: opponents had argued the proposed building site would place a residence inside the central, irrigated Star Mesa meadow and would therefore conflict with a 1984 settlement (the “Penobscot” agreement) that requires building sites be sited along the mesa rim. The hearing officer concluded the legal status and location of the meadow and related covenants required further factual and legal work; the BOCC found that one piece of the code (the scenic‑view provisions at 7‑21‑20(e)) was not clearly addressed in the hearing officer’s written determination and sent the application back for clarification.

Votes at a glance - Star Mesa (Lotwanna) — remand to hearing officer to address applicability of 7‑21‑20(e); parties instructed to resolve whether 2015 HOA consents lawfully amended the declaration of covenants. Board vote: 4 in favor, 1 opposed (Jacober). (See actions[] entry.) - SP Plus, parking services and license agreement (airport, Buttermilk and Health & Human Services lots) — emergency license/agreement approved; management and software services to be provided by SP Plus, fees and budgetary line items set for return as a budget supplemental. Board: approved (unanimous). (See actions[] entry.) - Boulevard Barrel (new beer & wine + takeout/delivery permit) — public hearing opened and continued to March 12 so the BOCC and county attorney can consider site‑plan questions and executive‑session legal advice. (see actions[] entry) - Redstone Castle (Open Space) — ordinances accepting a conservation easement and accepting a pillar ice‑climbing trail access easement (first readings set to return March 12 for second reading/public hearing). Board: first readings approved (unanimous). (See actions[] entry.) - 135 Juniper Trail (airport employee housing) — purchase of a 3‑bedroom townhouse in Shadow Rock to be operated as airport employee rental housing; ordinance approved (second reading/public hearing previously set). Board: approved (unanimous). (See actions[] entry.) - Debt issuance policy and post‑issuance compliance policy (finance) — resolution adopting policies to guide county debt issuance; adopted (unanimous). (See actions[] entry.) - Sheriff authority to impose/rescind open‑fire and fireworks bans in unincorporated Pitkin County — ordinance (second reading) passed to continue emergency wildfire tools; adopted (unanimous). (See actions[] entry.) - Glacier Open Space agricultural leases — two separate agricultural leases authorized (D1 to Juniper Farm LLC; D2 to Ariel Rittenhouse); both motions carried (unanimous). (See actions[] entry.) - 374 S. Eighth (employee deed‑restriction buyback) — emergency ordinance approving purchase of a resold county employee deed‑restricted townhouse; motion carried (unanimous). (See actions[] entry.) - Farmworker/seasonal housing land‑use text amendment — first reading continued to March 12 for second reading (board agreed to return for a public hearing). (See actions[] entry.)

What commissioners said Board Chair Kelly McNicholas Curry opened the appeals portion of the meeting saying, “This is about as formal as we get for our actions as a board,” and then laid out the hearing‑process rules for the unusually large and complex land‑use appeal. Several commissioners pressed staff and applicants for more detail on budgetary items in the airport parking agreement and for clarification of who had legitimately approved the 2015 HOA consents in the Star Mesa matter.

Why the parking agreement mattered this meeting The county moved quickly to put a parking manager under contract (SP Plus) for airport lots and two county lots (Buttermilk and Health & Human Services). Staff and the applicant explained the contract includes a license‑plate reader system, a reservation function (to hold paid spaces), and revenue/expense allocations. The BOCC approved execution of the emergency license/agreement and asked staff to return with a budget supplemental and with proposed parking rates and options for how to split costs with partners.

Other notes of public interest - A liquor license hearing for Boulevard Barrel in Redstone was continued to March 12. Neighbors raised complaints about outdoor courtyard use and alleged noncompliance with site‑plan conditions; the county sheriff and state Liquor Enforcement Division reported no formal liquor‑license violations on record but the BOCC asked for legal review and directed staff to schedule an executive session with the county attorney. - Open Space and Trails reported two agricultural lease awards for small‑scale producers at Glacier Open Space following an RFP process; leases were authorized.

What’s next The BOCC scheduled follow‑up hearings and second readings on several items, including formal adoption of the county’s findings on the Star Mesa remand and the SP Plus parking contract budgetary supplemental. The remand of Star Mesa is likely to be the highest‑impact follow‑up item; parties were directed to try to resolve the disputed 2015 consents before the hearing officer’s next consideration.

(Reporting: this summary was compiled from the county meeting transcript; formal minutes and the hearing officer’s written determination remain the definitive records for legal review.)