The proposed developer of Pagosa West submitted a revised Sketch plan with a public hearing scheduled for October 28 at 5:30pm at Town Hall.
Pagosa West is an approximately 100-acre plat to the east of the hospital and south of City Market. It contains stands of gorgeous, old growth Ponderosa pines, lush meadows, and is home to a diverse array of wildlife. Steeped in history, Pagosa West is an important part of Pagosa’s heritage. A railroad spur ran through it to pick up sheep raised on the property. You can see tribute to that heritage with the nearby sculpture of a sheep herder with three of his flock.
I support Pagosa development that is organic and community driven, and I support Workplace Housing. However, the developer’s proposal does not respect Pagosa’s heritage and does not reflect the vision for Pagosa as stated in the Comprehensive Plan or Vision 2025 which purports to retain Pagosa as an authentic mountain town with deep roots in local history, closely held traditions, and a close-knit community.
The initial Sketch plan presented a mix of developer/market-driven commercial businesses and high-density residential options. There was no provision to preserve the natural beauty and wildlife corridors or respect adjacent neighborhoods’ lifestyle.
The revised Sketch Plan presented for the October 28 public hearing — shown below — hasn’t sufficiently incorporated community feedback. Instead, the plan defines only two parcels, roughly 10 percent of the property, as Workforce Housing and a gas station, directly east of the hospital.
The lack of detail for the remaining 90% effectively eliminates any possibility of opposing the project since there is nothing to evaluate.
I will leave it to others to point out the numerous problems with the sketch design — and concentrate, instead, on proposing an alternative which would satisfy the need for development while also protecting the unique characteristics of this gateway property.
I propose that 20-25% of the property be set aside for attractive business development compatible with existing Pagosa mountain town architecture. Placing this development in the northwestern portion of the property would create a welcoming, mountain town introduction for visitors and tourists. By right-sizing development, the strain on infrastructure would be significantly reduced.
We note that Pagosa’s growth rate the past 10 years is approximately 2 percent per year.
The remaining 75-80% of the property could be developed from a conservancy approach, which could incorporate a future recreation center and additional workforce housing. Imagine a nature park and recreation area for all to enjoy—visitors and locals alike.
With several workforce housing projects planned for uptown Pagosa, where will children/families recreate close to home? Uptown does not have a park within Town limits that I am aware of, while Downtown has 8 parks. Most of Pagosa’s population lives uptown, west of Putt Hill.
The Town has demonstrated its support of grant applications for the Gateway River Park and the Reservoir Hill land conservancy project. The same land conservancy approach could be pursued for a Pagosa West nature park. Grants minimize the need for local funds and offer the land owner generous tax incentives.
A 20:80 (development:nature park) ratio could be the winning compromise, allowing for right-sized commercial development together with preservation of the natural beauty that both residents and visitors appreciate.
Wouldn’t we rather have a nature park than a high-density development?
Sharon Carter
Pagosa Springs, CO