As mentioned previously in this editorial series, a few peaceful changes were in evidence at the Tuesday, October 7, meeting of the Archuleta Board of County Commissioners.
The proposed $20 million County Administration Building was moved to the back burner, with no date set for continuing the planning process.
A finalist was announced for the County Manager position.
Also, the BOCC considered a Conditional Use Permit to allow five tiny homes on a hog farm known as 84 Ranch LLC, located appropriately enough about 7 miles south of downtown Pagosa Springs on Highway 84. The Permit was approved unanimously, in spite of verbal protests from certain neighbors to the 84 Ranch.
Before we dig into why this strikes me as a significant (and peaceful) change, we might enjoy listening to some comments made by County Commissioner Veronica Medina, earlier in the day on October 7, during the BOCC’s morning work session.
Commissioner Medina:
“So looking at our objectives, what is it that we want to accomplish in 2026? I think some of the big ones… sustainability, making sure our community is up and running, whether that means fiber or power. How do we do that?
“Also, our Land Use Code is a train wreck. I’ve been reading through our Land Use Code and there is so much contradictory information in there, it’s no wonder our planning staff are not fully prepared. And our community — for people who are trying to build or even do anything in this community.
“We don’t make it easy, and that is one of the things I really wanted to do better. To have a County that is… that the community can work with easily. That we don’t always have to say ‘No’. Not that it always has to be ‘Yes’ but it has to be within what the regulations are.
“We can do better with our Land Use Regulations, and we need to do better on that…”
We’ll hear a bit more from Commissioner Medina, but I’d like to first share some perspective. For many, many years, Archuleta County did not have any community-wide development plan. Up until 2006, the County did not have zoning regulations. The new zoning regulations arose, in part, from a community-driven planning process that created a ‘Community Plan’ in 2001, reviewed and updated most recently in 2017. The Archuleta County Planning Commission adopted the comprehensive update to the ‘Archuleta County Community Plan’ in October 2017, and the plan became effective upon approval by the BOCC in November 2017.
VISION
Archuleta County should retain its outstanding scenic and natural qualities while providing quality employment, housing, education, and recreation to its residents. Tourism, recreation, and agriculture will remain major segments of the economy, but attempts will be made to diversify and encourage other types of economic development. The majority of youth should be able to have a career and eventually raise a family without being forced to leave. A healthy and vibrant community will continue to evolve and the rural character and small town atmosphere will be preserved.
We could summarize the intentions of this plan — if we were so inclined — as two opposing ideas.
1. We want Pagosa Springs and Archuleta County to remain unchanged.
2. We want Pagosa Springs and Archuleta County to constantly improve.
Here’s a bit more from Commissioner Medina:
“We really need to work on our Community Plan, because the Community Plan does not go hand-in-hand with what our Land Use Regulations are. The Community Plan is old. It’s from 2017.
“And we’ve been updating our Land Use Regulations periodically. There are portions that have been updated. So it doesn’t jive with our Community Plan.
“As we will hear today, as we have heard multiple times in the past, when we have land use applications come before us, the presentation always says ‘It aligns with the Community Plan’. But does it really?”
I believe Commissioner Medina is here referring to a land use application that would be considered by the BOCC later that same day — an application from hog farmer Brian Wattier, owner of 84 Ranch LLC, seeking approval of a Conditional Use Permit to place five tiny homes on his 40-acre ranch, to facilitate an ‘agritourism’ operation on his ranch.
From Mr. Wattier’s CUP application:
84 Ranch is a new family ranch which started being developed the summer of 2023. The focus at the ranch is to grow all-natural organic produce and raise all-natural grassfed pasture pork as well as other livestock. 84 Ranch’s vision is to bring Agri-Tourism to Southern Colorado and the local community as our goal is to teach locals, schools and tourists about regenerative agriculture. This past year 84 Ranch started getting involved with the youth and community by providing school tours and selling pasture pork to the local community as well as supplying restaurants in our local area.
The next phase at 84 Ranch is to develop guest cabins so individuals can stay on the ranch to learn and get hands-on with the day-to-day activities of ranch and farm life. Guests can work in the garden, assist with moving the herds of livestock, make sausages and skin care products and learn about the importance of soil health and where healthy food comes from. 84 Ranch will also be offering group stays so youth or church groups can visit the ranch to learn about regenerative agriculture.
The project consists of 5 park model tiny home cabins ranging from 200 to 400sqft. They will have a dedicated septic and utilize PAWS water to assist with low impact on the surrounding natural environment. LPEA will install a new transformer and meter to cater to the 5 lodging units. These units will have a dedicated meter and a fire hydrant will be installed on the property.
To assist with development of the pastures and livestock habitat, 84 Ranch has been utilizing grants via the NRCS & USDA. This has contributed to making 84 Ranch a destination for individuals to see regenerative agriculture.
There’s a lot going on here, if you read this narrative carefully. Organic produce. Grassfed pork. Education. Youth involvement. Tourism. Guest cabins. Church groups. Soil health. Regenerative agriculture. A new fire hydrant. Tiny homes.
A lot going on.
Does it align with the conflicting goals written into the Community Plan?
Does it align with the Land Use Regulations which— according to Commissioner Medina — conflict with the Community Plan?