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Pagosa West - Major Subdivision - S Pagosa Blvd

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The Town of Pagosa Springs has received an application for “Sketch Major Subdivision” for the Pagosa West Major Subdivision. This proposed subdivision is currently situated on 100 acres of vacant land located at the SE corner of S. Pagosa Blvd and Hwy 160, which includes three properties: 80 S. Pagosa Blvd (Parcel #569920156001), 100 S. Pagosa Blvd (Parcel #569920400163) and 3800 W. Hwy 160 (parcel #569921229001) with proposed commercial and residential uses.

The Planning Commission will conduct a public hearing on Tuesday March 25, 2025, at 5:30 pm to consider the Sketch Major Subdivision application.

Public Hearings and Meetings will be conducted at 551 Hot Springs Blvd and available for remote attendance via the Zoom meeting platform. To access the meeting agendas and staff reports, click the round Minutes and Agendas tab located along the bottom of the photo on the Town’s website home page at pagosasprings.co.gov.

We encourage interested parties to contact the Planning Division prior to the public hearing dates, with any questions via phone at 970-264-4151 x235 or email at ktunnell@pagosasprings.co.gov. Written comments received 7 days prior to the meeting or public hearing will be forwarded to the Design Review Board for their consideration. Public comments will be accepted at the public hearing(s)/meeting(s).

The Town of Pagosa Springs has received an application for “Sketch Major Subdivision” for the Pagosa West Major Subdivision. This proposed subdivision is currently situated on 100 acres of vacant land located at the SE corner of S. Pagosa Blvd and Hwy 160, which includes three properties: 80 S. Pagosa Blvd (Parcel #569920156001), 100 S. Pagosa Blvd (Parcel #569920400163) and 3800 W. Hwy 160 (parcel #569921229001) with proposed commercial and residential uses.

The Planning Commission will conduct a public hearing on Tuesday March 25, 2025, at 5:30 pm to consider the Sketch Major Subdivision application.

Public Hearings and Meetings will be conducted at 551 Hot Springs Blvd and available for remote attendance via the Zoom meeting platform. To access the meeting agendas and staff reports, click the round Minutes and Agendas tab located along the bottom of the photo on the Town’s website home page at pagosasprings.co.gov.

We encourage interested parties to contact the Planning Division prior to the public hearing dates, with any questions via phone at 970-264-4151 x235 or email at ktunnell@pagosasprings.co.gov. Written comments received 7 days prior to the meeting or public hearing will be forwarded to the Design Review Board for their consideration. Public comments will be accepted at the public hearing(s)/meeting(s).

Questions

Do you have any questions for staff about this project? Ask them here!


Thank you for submitting your public comments and questions regarding the SKETCH Pagosa West Subdivision application. Below is some general information, with the following pages containing Development Department staff responses to public questions received.

Major Subdivision developments require a multi-step application process, pursuant to Land Use

Development Code (LUDC) 2.4.3.C.:

  • Sketch Subdivision application is an initial concept plan that contains initial conceptual subdivision layout and is reviewed for general compliance with the code. This conceptual Sketch application is not meant to get into the fine granular details of the development.
  •  Preliminary Subdivision application is an 80% complete plan review which contains substantial engineering, and some of the required reports and studies.
  •  Final Subdivision application contains final engineering for utility service lines and civil engineering specific to a phased plan that informs a Development Improvements Agreement and the financial security to accomplish the phased infrastructure improvements. All outside agency permits and final plans are required at this Final application stage, including; U.S. Army Corp of Engineers wetland permit, Colorado Department of Transportation access permit, utility provider agreements, Colorado Storm Water Management Plan, final drainage study/plan, final civil engineering, etc. 


After the Major Subdivision Application process, the subsequent development applications include:

  •  Major Design Review Application (LUDC 2.4.6.): Site specific commercial development plan review for individual subdivided lots. Exterior building design and site improvement design are reviewed at this stage for compliance with applicable sections of the LUDC. Details for specific lots are reviewed at this stage.
  • Conditional Use Permit (CUP) Application (LUDC 2.4.4.): Process for consideration of uses identified as needing a CUP, pursuant to LUDC Table 4.1-1.
  • Rezoning Application (Amendment to the Official Zoning Map) (LUDC 2.4.2.): Application process for considering rezoning a parcel or parcels to a more appropriate zoning district.
  • Building Permits
  • Other development applications may be needed as identified.


Allowable Development:

  •  All properties within the Town have specific allowable development standards and uses as defined in the LUDC, pending the specific zoning district the property is located within.
  • The current vast majority of the proposed uses in the Sketch (conceptual) Pagosa West Subdivision application appear to comply with allowable uses as indicated in the LUDC.
  • Some proposed uses dictate a Conditional Use Permit or Rezoning consideration. Those are separate development application considerations that typically follow the Subdivision application processes.


Next Meeting:

The next Sketch Pagosa West Subdivision Application consideration by the Planning Commission will be publicly noticed pursuant to LUDC 2.3.6., same as the first Sketch application public hearing.

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  • Share This is depressing and not why I moved to Pagosa eight years ago for a more peaceful, simple mountain life. ;>( on Facebook Share This is depressing and not why I moved to Pagosa eight years ago for a more peaceful, simple mountain life. ;>( on Twitter Share This is depressing and not why I moved to Pagosa eight years ago for a more peaceful, simple mountain life. ;>( on Linkedin Email This is depressing and not why I moved to Pagosa eight years ago for a more peaceful, simple mountain life. ;>( link

    This is depressing and not why I moved to Pagosa eight years ago for a more peaceful, simple mountain life. ;>(

    mcm37s&2021 asked about 1 month ago

    Hello Mcm37s&2021, 

    Thank you for your feedback. All properties within Town limits have the right to develop under the standards of the Land Use Development Code. The Hwy 160 corridor is zoned for commercial and mixed developments.

    -MyPagosa Team

  • Share We support this project and wrote a letter of support for the developer. Hang in there. on Facebook Share We support this project and wrote a letter of support for the developer. Hang in there. on Twitter Share We support this project and wrote a letter of support for the developer. Hang in there. on Linkedin Email We support this project and wrote a letter of support for the developer. Hang in there. link

    We support this project and wrote a letter of support for the developer. Hang in there.

    rhondawebb asked 20 days ago

    Hello Rhondawebb, 

    Thank you for your feedback.

    -MyPagosa Team

  • Share How will this proposed development of an “alternative downtown “ affect the existing downtown? on Facebook Share How will this proposed development of an “alternative downtown “ affect the existing downtown? on Twitter Share How will this proposed development of an “alternative downtown “ affect the existing downtown? on Linkedin Email How will this proposed development of an “alternative downtown “ affect the existing downtown? link

    How will this proposed development of an “alternative downtown “ affect the existing downtown?

    Monte1r asked about 1 month ago

    Hello Mone1r, 

    The 2018 Comprehensive Plan identifies the distinction between the Downtown and Uptown characteristics with each needing the own services and business development, with Uptown envisioned as its own separate activity center. It is up to business owners to understand the dynamics of our community in developing their specific business plans.

    - MyPagosa Team

  • Share I believe that City Code describes a required transition from low to high density - where is that in this plan? It shows 4 or more building lots adjacent to existing lots that are 2 or more acres! And what about the stated County 'Vison' that says "TO SUSTAIN A COMMUNITY RICH IN NATURAL BEAUTY WHERE FAMILIES, INDIVIDUALS AND BUSINESSES CAN THRIVE" - not seeing that here! They would be cutting down an old-growth forest that has some trees that are 150 or 200 or more years old! on Facebook Share I believe that City Code describes a required transition from low to high density - where is that in this plan? It shows 4 or more building lots adjacent to existing lots that are 2 or more acres! And what about the stated County 'Vison' that says "TO SUSTAIN A COMMUNITY RICH IN NATURAL BEAUTY WHERE FAMILIES, INDIVIDUALS AND BUSINESSES CAN THRIVE" - not seeing that here! They would be cutting down an old-growth forest that has some trees that are 150 or 200 or more years old! on Twitter Share I believe that City Code describes a required transition from low to high density - where is that in this plan? It shows 4 or more building lots adjacent to existing lots that are 2 or more acres! And what about the stated County 'Vison' that says "TO SUSTAIN A COMMUNITY RICH IN NATURAL BEAUTY WHERE FAMILIES, INDIVIDUALS AND BUSINESSES CAN THRIVE" - not seeing that here! They would be cutting down an old-growth forest that has some trees that are 150 or 200 or more years old! on Linkedin Email I believe that City Code describes a required transition from low to high density - where is that in this plan? It shows 4 or more building lots adjacent to existing lots that are 2 or more acres! And what about the stated County 'Vison' that says "TO SUSTAIN A COMMUNITY RICH IN NATURAL BEAUTY WHERE FAMILIES, INDIVIDUALS AND BUSINESSES CAN THRIVE" - not seeing that here! They would be cutting down an old-growth forest that has some trees that are 150 or 200 or more years old! link

    I believe that City Code describes a required transition from low to high density - where is that in this plan? It shows 4 or more building lots adjacent to existing lots that are 2 or more acres! And what about the stated County 'Vison' that says "TO SUSTAIN A COMMUNITY RICH IN NATURAL BEAUTY WHERE FAMILIES, INDIVIDUALS AND BUSINESSES CAN THRIVE" - not seeing that here! They would be cutting down an old-growth forest that has some trees that are 150 or 200 or more years old!

    BWZ asked about 1 month ago

    Hello BWZ,

    The low-density residential lots proposed are the same use and allowed density as the neighboring properties. Buffering elements are required for the median density multi family developments. Buffering elements are considered during a subsequent Design Review application process for specific site developments of more intensive uses.

    -MyPagosa Team

  • Share Are there occupants lined up for the commercial buildings? Or will these spaces remain empty until maybe someone wants to come in? on Facebook Share Are there occupants lined up for the commercial buildings? Or will these spaces remain empty until maybe someone wants to come in? on Twitter Share Are there occupants lined up for the commercial buildings? Or will these spaces remain empty until maybe someone wants to come in? on Linkedin Email Are there occupants lined up for the commercial buildings? Or will these spaces remain empty until maybe someone wants to come in? link

    Are there occupants lined up for the commercial buildings? Or will these spaces remain empty until maybe someone wants to come in?

    LWR asked about 1 month ago

    Hello LWR, 

    The sketch subdivision shows ideas of what could be built on individual lots, however, these lots are likely to be developed by future lot owners and not the subdivision developer.

    -MyPagosa Team

  • Share Currently there are over a dozen businesses for sale in Pagosa. The population growth rate in Archuleta County is less than 2%. How is the local population going to be able to support these new businesses during the non-peak season? on Facebook Share Currently there are over a dozen businesses for sale in Pagosa. The population growth rate in Archuleta County is less than 2%. How is the local population going to be able to support these new businesses during the non-peak season? on Twitter Share Currently there are over a dozen businesses for sale in Pagosa. The population growth rate in Archuleta County is less than 2%. How is the local population going to be able to support these new businesses during the non-peak season? on Linkedin Email Currently there are over a dozen businesses for sale in Pagosa. The population growth rate in Archuleta County is less than 2%. How is the local population going to be able to support these new businesses during the non-peak season? link

    Currently there are over a dozen businesses for sale in Pagosa. The population growth rate in Archuleta County is less than 2%. How is the local population going to be able to support these new businesses during the non-peak season?

    Mike Grimm asked about 1 month ago

    Hello Mike,

    Yes, the average growth rate in Pagosa is expected to average an annual 2% growth. This does not account for second homeowners and part time residents, which is approximate 60% of our population, nor does it include visitors/tourist or drive through traffic. Just like all businesses, accounting for the seasonality of our area should be contemplated in business plans.

    -MyPagosa Team

  • Share The current plan clearly would impede views the subdivision to the south. Neighbors have suggested ways to prevent this from happening. What responsibility does the planning commission have to protect the rights of existing property owners? on Facebook Share The current plan clearly would impede views the subdivision to the south. Neighbors have suggested ways to prevent this from happening. What responsibility does the planning commission have to protect the rights of existing property owners? on Twitter Share The current plan clearly would impede views the subdivision to the south. Neighbors have suggested ways to prevent this from happening. What responsibility does the planning commission have to protect the rights of existing property owners? on Linkedin Email The current plan clearly would impede views the subdivision to the south. Neighbors have suggested ways to prevent this from happening. What responsibility does the planning commission have to protect the rights of existing property owners? link

    The current plan clearly would impede views the subdivision to the south. Neighbors have suggested ways to prevent this from happening. What responsibility does the planning commission have to protect the rights of existing property owners?

    Kathy Strohecker asked about 1 month ago

    Hello Kathy, 

    Currently, the majority of the southern boundary is proposed for single family residential homes on lots that exceed the minimum allowable lot size, based on allowable density. This will reduce impacts to the views towards the northern mountain range. The eastern mountain range views will not be impacted. The proposed multifamily at the SW core of the subdivision is an allowable development and overall should have minimum view shed impacts, as the developer currently proposes two story buildings for the two southern buildings.

    -MyPagosa Team

  • Share -It is difficult to tell looking at the map. Will there be a frontage road along 160 to get to these businessess? I see access at a new traffic light at Talisman and Pinon Causeway. Access to the WF housing - S Pagosa only? -When will CDOT evaluate? -I'm looking at LUC 3.3.2. What is the definition of "SOME high-density"? -At the 3/25 meeting or before would it be possible to share a presentation of what the neighborhood concerns are? -If this plan were to be accepted and the developer does not build right away, would they then have to go thru same process again, ie, submit new plans, public meetings, etc? on Facebook Share -It is difficult to tell looking at the map. Will there be a frontage road along 160 to get to these businessess? I see access at a new traffic light at Talisman and Pinon Causeway. Access to the WF housing - S Pagosa only? -When will CDOT evaluate? -I'm looking at LUC 3.3.2. What is the definition of "SOME high-density"? -At the 3/25 meeting or before would it be possible to share a presentation of what the neighborhood concerns are? -If this plan were to be accepted and the developer does not build right away, would they then have to go thru same process again, ie, submit new plans, public meetings, etc? on Twitter Share -It is difficult to tell looking at the map. Will there be a frontage road along 160 to get to these businessess? I see access at a new traffic light at Talisman and Pinon Causeway. Access to the WF housing - S Pagosa only? -When will CDOT evaluate? -I'm looking at LUC 3.3.2. What is the definition of "SOME high-density"? -At the 3/25 meeting or before would it be possible to share a presentation of what the neighborhood concerns are? -If this plan were to be accepted and the developer does not build right away, would they then have to go thru same process again, ie, submit new plans, public meetings, etc? on Linkedin Email -It is difficult to tell looking at the map. Will there be a frontage road along 160 to get to these businessess? I see access at a new traffic light at Talisman and Pinon Causeway. Access to the WF housing - S Pagosa only? -When will CDOT evaluate? -I'm looking at LUC 3.3.2. What is the definition of "SOME high-density"? -At the 3/25 meeting or before would it be possible to share a presentation of what the neighborhood concerns are? -If this plan were to be accepted and the developer does not build right away, would they then have to go thru same process again, ie, submit new plans, public meetings, etc? link

    -It is difficult to tell looking at the map. Will there be a frontage road along 160 to get to these businessess? I see access at a new traffic light at Talisman and Pinon Causeway. Access to the WF housing - S Pagosa only? -When will CDOT evaluate? -I'm looking at LUC 3.3.2. What is the definition of "SOME high-density"? -At the 3/25 meeting or before would it be possible to share a presentation of what the neighborhood concerns are? -If this plan were to be accepted and the developer does not build right away, would they then have to go thru same process again, ie, submit new plans, public meetings, etc?

    janec66* asked about 1 month ago

    Hello Jane, 

    No frontage road, rather the proposed Pagosa West Blvd ( staff recommends new name) provides access to the proposed lots along Hwy and internal to the development. Pagosa West Blvd is consistent with the Access Control Plan adopted by CDOT, Town and County, for providing a connected local road network along the Hwy corridor. The southern leg at Pinion Causeway is included in the ACP, and the Talisman intersection is a Right-in Right-out only intersection, both consistent with the adopted ACP. 

    There is no definitive definition of “some high density”. The current proposal includes densities that are within the allowable 16 units per acre. The proposed single-family lots are less that allowable at a proposed 6 dwelling units per acre.

    Once the Final Subdivision application is approved, the developer has one year to enter into a Development Improvements Agreement (DIA) with the Town (unless an extension is granted by the Town) which defines the developer’s responsibilities and requires financial bonding to ensure approved improvements are completed.

    -MyPagosa Team

  • Share How will views be preserved for homeowners of Pagosa Lakes Ranch Subdivision, especially those on Vista San Juan, in close proximity to several three story buildings? on Facebook Share How will views be preserved for homeowners of Pagosa Lakes Ranch Subdivision, especially those on Vista San Juan, in close proximity to several three story buildings? on Twitter Share How will views be preserved for homeowners of Pagosa Lakes Ranch Subdivision, especially those on Vista San Juan, in close proximity to several three story buildings? on Linkedin Email How will views be preserved for homeowners of Pagosa Lakes Ranch Subdivision, especially those on Vista San Juan, in close proximity to several three story buildings? link

    How will views be preserved for homeowners of Pagosa Lakes Ranch Subdivision, especially those on Vista San Juan, in close proximity to several three story buildings?

    Sharon Carter asked about 1 month ago

    Hello Sharon, 

    Currently, the majority of the southern boundary is proposed for single family residential homes on lots that exceed the minimum allowable lot size, based on allowable density. This will reduce impacts to the views towards the northern mountain range. The eastern mountain range views will not be impacted. The proposed multifamily at the SW core of the subdivision is an allowable development and overall should have minimum view shed impacts, as the developer currently proposes two story buildings for the two southern buildings.

    -MyPagosa Team

  • Share How does this plan meet the Town’s Land Use Code Sections 6.7.3, 6.10.1, and 6.10.4 with regard to it being adjacent to Pagosa Lakes Ranch Subdivision? on Facebook Share How does this plan meet the Town’s Land Use Code Sections 6.7.3, 6.10.1, and 6.10.4 with regard to it being adjacent to Pagosa Lakes Ranch Subdivision? on Twitter Share How does this plan meet the Town’s Land Use Code Sections 6.7.3, 6.10.1, and 6.10.4 with regard to it being adjacent to Pagosa Lakes Ranch Subdivision? on Linkedin Email How does this plan meet the Town’s Land Use Code Sections 6.7.3, 6.10.1, and 6.10.4 with regard to it being adjacent to Pagosa Lakes Ranch Subdivision? link

    How does this plan meet the Town’s Land Use Code Sections 6.7.3, 6.10.1, and 6.10.4 with regard to it being adjacent to Pagosa Lakes Ranch Subdivision?

    Sharon Carter asked about 1 month ago

    Hello Sharon,

    The specific lot development standards in these Code sections are reviewed at the Design Review application phase, subsequent to the Subdivision application phase.

    -MyPagosa Team