The development application for Stagecoach Mountain Ranch is expected sometime in September, after these code changes are made.
The Routt County Commissioners will consider updates the county’s new Unified Development Code on Tuesday, updates that developers behind Stagecoach Mountain Ranch have been waiting to be finished before submitting an application.
Ed Divita, a senior partner at Discovery Land Company, said they anticipate submitting a development application for the private ski and golf community in September, assuming commissioners approved amendments next week.
There are three main amendments being considered: a net-zero requirement on homes in land preservation subdivisions that exceed 7,500 square feet, compliance with the Northwest Colorado Council of Governments’ 208 regional water quality plan, and reducing safety setbacks required for golf courses to 225 feet.
“We are not talking about a specific application, this is for the regulations, and specifically when we are talking about a golf course, it is for golf courses countywide,” said Routt County Planning Director Kristy Winser. “There will be a time and place to make comments, if and when an application is before you.”
Winser said that they have already received an application for a gondola and workforce housing at Stagecoach Mountain Ranch, but not the development as a whole.
The current golf course safety setback is 500 feet, which came from a recommendation from Colorado Parks and Wildlife, though these setbacks were seen as excessive by several people in public comment, including some with connections to Stagecoach Mountain Ranch.
The safety setback used for other courses in the county like Haymaker Golf Course is just 200 feet, measured from the centerline of golf holes, Winser said. Planning staff determined that 250 feet is the industry standard for safety setbacks.
Several residents spoke in public comment concerned about the impact a golf course near Stagecoach Reservoir would have on water quality in the impaired body of water. There is a separate 300-foot waterbody setback in the golf course regulations, which is not being adjusted. Winser encouraged people worried about water quality impacts of a golf course to review other regulations already in place that address those concerns.
Planning staff recommended a 300-foot safety setback, but planning commissioners agreed to reduce that recommendation to 225 feet, despite mention earlier in the discussion that golf balls fly farther at altitude. Commissioners noted that the county could always require more than the minimum setback.
“Was does get adopted here today is a minimum, so whatever that number is, the board would always have the ability to require more on any application if it were warranted based on findings,” Winser said.
The planning commissioners also recommended requiring large homes over 7,500 square feet in land preservation subdivisions to be net-zero. Some planning commissioners suggested this should be broadened to include all homes in the county and not just those in land preservation subdivisions.
The 208 Plan additions to the code would require planning staff to refer development applications to the Northwest Colorado Council of Governments water team for comment. These regulations function as a water quality master plan for the region and stems from the federal Clean Water Act.
The Routt County Board of Commissioners will consider these code updates on Tuesday, Aug. 27 as the second of three planning items on the agenda. Planning items will be considered starting at 9:35 a.m.
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