Dear Editor:
The Sketch Major Subdivision and Planned Development for the proposed Ponderosa Pine Development was approved on Sept 8th by the planning commission. The proposed subdivision encompasses approximately 70 acres located at Great West Blvd and U.S. Highway 160 (Put Hill near GTS). This area envelopes and strongly impacts both Rock Ridge and Alpha neighborhoods. Phase one and two of this development will encompass 28-acres of the 72 total project acreage. This will consist of 164 dwellings: 82 for-sale residential homes and 82 rental lodge/resort cabins.
The decision to approve took hours to decide with almost 50 people listing many concerns about this proposal. Among the many concerns with this project – impact on surrounding neighborhoods, changing zoning codes to fit their needs, dangerous roads, lack of infrastructure and water, I get back to the question of “what are the benefits of this proposal?”
The developer states their research shows 3 target markets: local and county residents, active retirees, and second-home and vacation buyers. It also offers a percentage of these buildings to be affordable work-force housing.
The 40 workers this development would hire include hospitality workers. These are not the people who can afford a $369,000 home (which is what the developer states is affordable housing AMI over 100). “Years of studies in Archuleta County have failed to provide any significant evidence that households earning more than our average income are struggling to find housing in Pagosa. There’s plenty of evidence, meanwhile, that families earning less than the average income are leaving the community because they cannot afford housing here.” (Pagosadailypost 9/11)
Tourism/vacation homes: Currently there are roughly 25–35 residential properties listed between $350,000 and $500,000. The 2025 Archuleta County housing assessment reported 109 permitted STRs within the Town of Pagosa Springs and 503 in unincorporated Archuleta County in 2024, or 612 permitted properties countywide. Do we need more rental cabins that seriously impact the local neighborhoods and all residents with more traffic, and stress on infrastructure?
The planning commission job is to make sure developments fit the LUDC and Town codes and evaluate development proposals for compliance of design compatibility with the community. In my mind compatibility includes not putting high density next to much older, existing neighborhoods, using other development metro district roads for new developments, or changing the code to entice new developments.
Residents have repeatedly and loudly stated their concerns with the type of developments being proposed. We reiterate, we are not against growth, we all realize growth is helpful to a community. But what is the benefit from this particular project? How about taking a step back and considering what the benefits of this project are before going further?
The Town Council will consider the Planning Commission’s recommendation at its meeting on Tuesday, October 6, 2026, at 5:00 p.m. 551 Hot Springs Blvd. We hope to see you there!
Jane Weitzel
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