Routt County panel extends Alpine Mountain Ranch temporary sales office permit to October 2032

The Routt County Planning Commission voted 7-0 on Dec. 4, 2025 to amend the Conditional Use Permit for Alpine Mountain Ranch at Steamboat Springs, extending the deadline for removal of a temporary sales and construction office from October 2026 to October 16, 2032.

Nick Heekin, representing the applicant, told the Commission that "about a dozen lots remain to be sold and there are 22- 24 lots that have yet to be built out," and said the ownership group and the homeowners association have been in close communication and support the requested extension. Staff planner Greg Jaeger reviewed the application and noted that condition of approval (COA) #19 requires any extension of a temporary building to be reviewed by the Planning Commission rather than approved administratively.

Jaeger told commissioners that while the CUP and its COAs describe the sales office as "temporary," the structure was erected to full building certification and that a demolition permit will be required when the office is removed. He recommended clarifying language in the CUP concerning what types of events may be held at the owner’s lodge, noting that past minutes indicate events were intended for owners and their guests rather than the general public.

Planning Director Kristy Winser said amending the CUP is an opportunity to clean up vague language in older permits and to improve review and inspection procedures. The Commission discussed the proposed conditions of approval, which include standard requirements to comply with the Routt County Unified Development Code, annual fees, insurance naming Routt County as an additional insured, limits on storage of junk or inoperative vehicles, downcast exterior lighting, revegetation of disturbed areas within one growing season using an appropriate seed mix, and other operational standards.

The motion to approve the amendment—moved by Commissioner Jim DeFrancia and seconded by Commissioner Linda Miller—also lists specific project elements in the approved plan, including a 1,952 sq. ft. owner’s lodge, a 2,889 sq. ft. fitness/pool building, a 2,240 sq. ft. barn ski-touring center, employee dwelling units, an owner/guest duplex, and a 2,000 sq. ft. temporary building limited to sales and construction activities. The CUP was clarified to state that "Private Events can be held at the owner’s lodge facility for AMR owners and their guests" and that "No public events are allowed anywhere on the AMR property ... unless an amendment is requested and approved for this permit." The amended COAs also require that if additional parking is needed it may be approved administratively and that the approved reclamation plan be followed when the temporary office ceases operations.

One unnamed public comment had expressed opposition to any extension, according to staff, but no speaker was recorded in the minutes. The Commission approved the amendment with conditions; the motion carried 7-0, with the Chair voting yes. The extension makes the temporary office allowance valid through Oct. 16, 2032; any extension beyond that date would require another CUP amendment and Planning Commission review.

At the end of the meeting Planning Director Winser also reported upcoming items on the Dec. 18 agenda, including a permit application for Apexx (the successor operator to Thunderstruck) for snowmobile tours, and noted that several large-scale projects and state code changes related to wildfire and electric-vehicle readiness may prompt rapid UDC amendments in the near term.