Land Use Development Code (LUDC) Update

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LUDC Update Project "Pagosa Springs Plans Forward"

The Land Use Development Code (LUDC) is a planning tool used to implement the goals of the Town’s adopted 2018 Comprehensive Plan by regulating current and future development within the Town. The purpose of the LUDC Update project is to:

  • Clarify existing standards to better set expectations for elected and appointed decision makers, applicants, property owners, staff, and the public.
  • Update regulations to best practices for things like drainage, floodplain management, and constitutional sign code.
  • Align standards to implement the community vision as outlined in the Pagosa Springs Forward Comprehensive Plan.

Project status:

The LUDC update was initiated in 2021. The project was supported by a steering committee of appointed public representatives and subject matter experts along with a professional consulting team. Initial public input from survey responses and open-house attendance provided direction to the steering committee, consultant and staff to begin revising the LUDC draft. Draft regulations were published for public comment. The project, however, was put on hold due to staff capacity.

In February 2023, re-started the project by receiving the redlined draft with all steering committee comments. Since then, town staff has been working diligently to synthesize the comments, accept changes, and make further revisions to meet the project goals.

Staff received additional direction from a joint work session in May with Town Council and Planning Commission on: residential standards, requirements for the sustainability menu, the proposed East End Overlay, the proposed Put Hill Overlay, and revisions to the sign code.

Your feedback is essential to ensure the code revisions align with the community's needs and vision. A summary of survey responses can be found here: LUDC Topic Survey Summary

The next iteration of the draft code is ready for public comment. The draft chapters are considered the 90% draft which include staff's recommended substantial changes and additions. Staff will receive additional direction on the drafts at the July 25 Planning Commission work-session meeting and July 27 Town Council work-session meeting. With adequate public response and Town Council support, staff anticipates bringing the code to a public hearing for Planning Commission's recommendation on September 12, 2023. The Town Council first reading for adoption is expected October 3, 2023 and the second reading on October 19 or November 7 depending on feedback from the first reading.

Note: The Flood Damage Prevention Section 6.2 is the model flood plane ordinance for Colorado and needs to be adopted prior to the rest of the LUDC.

The draft sign code (Section 6.13) is ready for public review. You can also review the redlined changes and change log specific to the sign code.

Staff is continuing to work on recommendations Article 5 for Historic Preservation and will publish this section at a later date.

Review the Change Log for the 90% draft. Additional changes from public comment and Town Council direction will be logged in a separate document.

Please note, some people had issues accessing the documents from the LUDC Topic Survey. If you experience a bad link or trouble loading the PDF, please email konsager@pagosasprings.co.gov and we will send the PDF's to you.

LUDC Update Project "Pagosa Springs Plans Forward"

The Land Use Development Code (LUDC) is a planning tool used to implement the goals of the Town’s adopted 2018 Comprehensive Plan by regulating current and future development within the Town. The purpose of the LUDC Update project is to:

  • Clarify existing standards to better set expectations for elected and appointed decision makers, applicants, property owners, staff, and the public.
  • Update regulations to best practices for things like drainage, floodplain management, and constitutional sign code.
  • Align standards to implement the community vision as outlined in the Pagosa Springs Forward Comprehensive Plan.

Project status:

The LUDC update was initiated in 2021. The project was supported by a steering committee of appointed public representatives and subject matter experts along with a professional consulting team. Initial public input from survey responses and open-house attendance provided direction to the steering committee, consultant and staff to begin revising the LUDC draft. Draft regulations were published for public comment. The project, however, was put on hold due to staff capacity.

In February 2023, re-started the project by receiving the redlined draft with all steering committee comments. Since then, town staff has been working diligently to synthesize the comments, accept changes, and make further revisions to meet the project goals.

Staff received additional direction from a joint work session in May with Town Council and Planning Commission on: residential standards, requirements for the sustainability menu, the proposed East End Overlay, the proposed Put Hill Overlay, and revisions to the sign code.

Your feedback is essential to ensure the code revisions align with the community's needs and vision. A summary of survey responses can be found here: LUDC Topic Survey Summary

The next iteration of the draft code is ready for public comment. The draft chapters are considered the 90% draft which include staff's recommended substantial changes and additions. Staff will receive additional direction on the drafts at the July 25 Planning Commission work-session meeting and July 27 Town Council work-session meeting. With adequate public response and Town Council support, staff anticipates bringing the code to a public hearing for Planning Commission's recommendation on September 12, 2023. The Town Council first reading for adoption is expected October 3, 2023 and the second reading on October 19 or November 7 depending on feedback from the first reading.

Note: The Flood Damage Prevention Section 6.2 is the model flood plane ordinance for Colorado and needs to be adopted prior to the rest of the LUDC.

The draft sign code (Section 6.13) is ready for public review. You can also review the redlined changes and change log specific to the sign code.

Staff is continuing to work on recommendations Article 5 for Historic Preservation and will publish this section at a later date.

Review the Change Log for the 90% draft. Additional changes from public comment and Town Council direction will be logged in a separate document.

Please note, some people had issues accessing the documents from the LUDC Topic Survey. If you experience a bad link or trouble loading the PDF, please email konsager@pagosasprings.co.gov and we will send the PDF's to you.

LUDC Questions and Comments

Do you have any questions or comments for Town Staff or the consultants working on the LUDC update? Ask them here!

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  • Share Will there be additional open house events to meet with Town Staff and consultants for citizens to engage in the LUDC update? on Facebook Share Will there be additional open house events to meet with Town Staff and consultants for citizens to engage in the LUDC update? on Twitter Share Will there be additional open house events to meet with Town Staff and consultants for citizens to engage in the LUDC update? on Linkedin Email Will there be additional open house events to meet with Town Staff and consultants for citizens to engage in the LUDC update? link

    Will there be additional open house events to meet with Town Staff and consultants for citizens to engage in the LUDC update?

    tinglado2 asked over 3 years ago

    Hello! There will be additional open house events for public engagement. Please stay tuned on MyPagosa for those dates. 

  • Share Another thing I thought about after filling out the survey was whether the LUDC can or should include objectives for water wise landscaping and urban/community forestry (lists of plants that grow well here now, add ecological and social benefit, and plants that will grow here in the future, given changing climate dynamics). Here is an example of what I'm talking about: https://eos.org/features/community-forests-prepare-for-climate-change. Thanks! on Facebook Share Another thing I thought about after filling out the survey was whether the LUDC can or should include objectives for water wise landscaping and urban/community forestry (lists of plants that grow well here now, add ecological and social benefit, and plants that will grow here in the future, given changing climate dynamics). Here is an example of what I'm talking about: https://eos.org/features/community-forests-prepare-for-climate-change. Thanks! on Twitter Share Another thing I thought about after filling out the survey was whether the LUDC can or should include objectives for water wise landscaping and urban/community forestry (lists of plants that grow well here now, add ecological and social benefit, and plants that will grow here in the future, given changing climate dynamics). Here is an example of what I'm talking about: https://eos.org/features/community-forests-prepare-for-climate-change. Thanks! on Linkedin Email Another thing I thought about after filling out the survey was whether the LUDC can or should include objectives for water wise landscaping and urban/community forestry (lists of plants that grow well here now, add ecological and social benefit, and plants that will grow here in the future, given changing climate dynamics). Here is an example of what I'm talking about: https://eos.org/features/community-forests-prepare-for-climate-change. Thanks! link

    Another thing I thought about after filling out the survey was whether the LUDC can or should include objectives for water wise landscaping and urban/community forestry (lists of plants that grow well here now, add ecological and social benefit, and plants that will grow here in the future, given changing climate dynamics). Here is an example of what I'm talking about: https://eos.org/features/community-forests-prepare-for-climate-change. Thanks!

    HayDana16 asked over 3 years ago

    Hello HayDana, 

    It certainly can, although it currently does not. This is another great suggestion - thank you. I found the link interesting, particularly on Albuquerque where the native species no longer thrive and have to adapt to changes such as the heat island effect. 

    This insight can be critical especially for out-of-area designers who aren't familiar with the local climate and growing conditions. Adding resources for designers to consider climate impacts in the area could be helpful insight. 

    I will forward this question/suggestion, as well as the others to the LUDC Update Steering Committee. Thank you for sharing your insight with us!

    Cindy Schultz, AICP, Senior Planner Town of Pagosa Springs    

  • Share Does the current LUDC include considerations of viewsheds? I think there are downtown codes about building height, but considering how we can preserve the best views of our beautiful landscape for the highest number of residents would be ideal. I filled out the survey already, but didn't include this as an "additional thing of importance" because I thought of it after I hit submit. Thanks for considering and offering a reply. - Dana on Facebook Share Does the current LUDC include considerations of viewsheds? I think there are downtown codes about building height, but considering how we can preserve the best views of our beautiful landscape for the highest number of residents would be ideal. I filled out the survey already, but didn't include this as an "additional thing of importance" because I thought of it after I hit submit. Thanks for considering and offering a reply. - Dana on Twitter Share Does the current LUDC include considerations of viewsheds? I think there are downtown codes about building height, but considering how we can preserve the best views of our beautiful landscape for the highest number of residents would be ideal. I filled out the survey already, but didn't include this as an "additional thing of importance" because I thought of it after I hit submit. Thanks for considering and offering a reply. - Dana on Linkedin Email Does the current LUDC include considerations of viewsheds? I think there are downtown codes about building height, but considering how we can preserve the best views of our beautiful landscape for the highest number of residents would be ideal. I filled out the survey already, but didn't include this as an "additional thing of importance" because I thought of it after I hit submit. Thanks for considering and offering a reply. - Dana link

    Does the current LUDC include considerations of viewsheds? I think there are downtown codes about building height, but considering how we can preserve the best views of our beautiful landscape for the highest number of residents would be ideal. I filled out the survey already, but didn't include this as an "additional thing of importance" because I thought of it after I hit submit. Thanks for considering and offering a reply. - Dana

    HayDana16 asked over 3 years ago

    Hi HayDana, 

    The current LUDC does not include this and it's an important consideration as Town strives to balance the needs and desires of a growing community with the larger issue of viewsheds. The question becomes one of how far is our community willing to go with regulations to preserve viewsheds, knowing the other side of the equation limits how high a building can be, knowing that the building in question could be theirs (yours). It certainly is a topic many mountain communities must face, and our views are a large part of the character and charm of our Town. Thank you - I will share your suggestion with our LUDC consultant! 

    Cindy Schultz, AICP, Senior Planner Town of Pagosa Springs

  • Share My name is Sasha King and I own a Property Management Company here in Pagosa Springs called Apex Mountain Management. Prior to my moving here, I worked for Pinnacle, which was purchased recently by Cushman & Wakefield. I had a 20 year career with Pinnacle as a Senior Regional Manager and had 9 apartment buildings in my portfolio. Four of the Assets, were Affordable Housing. I worked for years with an Affordable Housing Developer out of Spokane, WA who partners with Counties/Cities to build affordable housing. It's a type of split ownership between the owner and the city/county. The Developer is SRM Development. I worked with them for years on the development, construction, and then managed Entrada, in downtown San Diego for them for 5 years. I know all the owners of the Company and if the town is looking for a Developer, I could point you in the right direction. They had a partnership with the City of San Diego Housing Commission for a low/moderate income program for the building to provide affordable housing in San Diego. The other buildings I managed had tax exempt housing bonds to either build or purchase apartment buildings. on Facebook Share My name is Sasha King and I own a Property Management Company here in Pagosa Springs called Apex Mountain Management. Prior to my moving here, I worked for Pinnacle, which was purchased recently by Cushman & Wakefield. I had a 20 year career with Pinnacle as a Senior Regional Manager and had 9 apartment buildings in my portfolio. Four of the Assets, were Affordable Housing. I worked for years with an Affordable Housing Developer out of Spokane, WA who partners with Counties/Cities to build affordable housing. It's a type of split ownership between the owner and the city/county. The Developer is SRM Development. I worked with them for years on the development, construction, and then managed Entrada, in downtown San Diego for them for 5 years. I know all the owners of the Company and if the town is looking for a Developer, I could point you in the right direction. They had a partnership with the City of San Diego Housing Commission for a low/moderate income program for the building to provide affordable housing in San Diego. The other buildings I managed had tax exempt housing bonds to either build or purchase apartment buildings. on Twitter Share My name is Sasha King and I own a Property Management Company here in Pagosa Springs called Apex Mountain Management. Prior to my moving here, I worked for Pinnacle, which was purchased recently by Cushman & Wakefield. I had a 20 year career with Pinnacle as a Senior Regional Manager and had 9 apartment buildings in my portfolio. Four of the Assets, were Affordable Housing. I worked for years with an Affordable Housing Developer out of Spokane, WA who partners with Counties/Cities to build affordable housing. It's a type of split ownership between the owner and the city/county. The Developer is SRM Development. I worked with them for years on the development, construction, and then managed Entrada, in downtown San Diego for them for 5 years. I know all the owners of the Company and if the town is looking for a Developer, I could point you in the right direction. They had a partnership with the City of San Diego Housing Commission for a low/moderate income program for the building to provide affordable housing in San Diego. The other buildings I managed had tax exempt housing bonds to either build or purchase apartment buildings. on Linkedin Email My name is Sasha King and I own a Property Management Company here in Pagosa Springs called Apex Mountain Management. Prior to my moving here, I worked for Pinnacle, which was purchased recently by Cushman & Wakefield. I had a 20 year career with Pinnacle as a Senior Regional Manager and had 9 apartment buildings in my portfolio. Four of the Assets, were Affordable Housing. I worked for years with an Affordable Housing Developer out of Spokane, WA who partners with Counties/Cities to build affordable housing. It's a type of split ownership between the owner and the city/county. The Developer is SRM Development. I worked with them for years on the development, construction, and then managed Entrada, in downtown San Diego for them for 5 years. I know all the owners of the Company and if the town is looking for a Developer, I could point you in the right direction. They had a partnership with the City of San Diego Housing Commission for a low/moderate income program for the building to provide affordable housing in San Diego. The other buildings I managed had tax exempt housing bonds to either build or purchase apartment buildings. link

    My name is Sasha King and I own a Property Management Company here in Pagosa Springs called Apex Mountain Management. Prior to my moving here, I worked for Pinnacle, which was purchased recently by Cushman & Wakefield. I had a 20 year career with Pinnacle as a Senior Regional Manager and had 9 apartment buildings in my portfolio. Four of the Assets, were Affordable Housing. I worked for years with an Affordable Housing Developer out of Spokane, WA who partners with Counties/Cities to build affordable housing. It's a type of split ownership between the owner and the city/county. The Developer is SRM Development. I worked with them for years on the development, construction, and then managed Entrada, in downtown San Diego for them for 5 years. I know all the owners of the Company and if the town is looking for a Developer, I could point you in the right direction. They had a partnership with the City of San Diego Housing Commission for a low/moderate income program for the building to provide affordable housing in San Diego. The other buildings I managed had tax exempt housing bonds to either build or purchase apartment buildings.

    sking asked over 3 years ago

    Hello, Sasha,

    Thank you for taking time to express your expertise on our site. Affordable housing at crisis levels, not just in Pagosa Springs, but in almost every state and county in the US. The Town is always interested in exploring creative ways to facilitate or partner with developers to make it cost-effective and yet profitable for the developer. It sounds like your experience may be very helpful in this effort!  

    Please contact me at cschultz@pagosasprings.co.gov and we can discuss further!

    Cindy Schultz, AICP, Senior Planner Town of Pagosa Springs

  • Share I was told by someone that 50% of lodging tax goes back into tourism marketing, is this true? I looked through the LUDC and didn't find any specific numbers. If so, could we revisit that %? It seems like the secret is out on Pagosa and I would love to see some fiscal resources redistributed to areas of the budget that need more funding. Thank you! on Facebook Share I was told by someone that 50% of lodging tax goes back into tourism marketing, is this true? I looked through the LUDC and didn't find any specific numbers. If so, could we revisit that %? It seems like the secret is out on Pagosa and I would love to see some fiscal resources redistributed to areas of the budget that need more funding. Thank you! on Twitter Share I was told by someone that 50% of lodging tax goes back into tourism marketing, is this true? I looked through the LUDC and didn't find any specific numbers. If so, could we revisit that %? It seems like the secret is out on Pagosa and I would love to see some fiscal resources redistributed to areas of the budget that need more funding. Thank you! on Linkedin Email I was told by someone that 50% of lodging tax goes back into tourism marketing, is this true? I looked through the LUDC and didn't find any specific numbers. If so, could we revisit that %? It seems like the secret is out on Pagosa and I would love to see some fiscal resources redistributed to areas of the budget that need more funding. Thank you! link

    I was told by someone that 50% of lodging tax goes back into tourism marketing, is this true? I looked through the LUDC and didn't find any specific numbers. If so, could we revisit that %? It seems like the secret is out on Pagosa and I would love to see some fiscal resources redistributed to areas of the budget that need more funding. Thank you!

    kellylewis asked over 3 years ago

    Thanks for asking! The LUDC is Chapter 21 within the Town Municipal Code. Chapter 16 "Revenue and Taxation" addresses how those taxes are distributed (click the link to learn more). 

    That Section 16.4.11 indicates "all revenues derived from the lodgers' tax, less costs of collection and administration, shall be accounted for separately from other Town revenues."  Lodgers' tax is collected for the sole purpose of "tourism" related efforts. Any proposal to modify how those funds are expended would go before the Tourism Board for discussion and a recommendation to put forward to Town Council for their final decision. 

    lodgers tax
    lodgers tax