Salida City Council approved R2 Medium-Density Residential zoning for a 15-acre property west of the golf course at their March 3 meeting, capping development at 72 units through an annexation agreement after a contentious seven-month process that saw initial R3 zoning repealed by citizen petition. The council also passed ordinances updating regulations for unregistered vehicles and nonfunctional turf, appointed three members to the Arts and Culture Advisory Commission, proclaimed March as Women’s History Month, and discussed the city’s 25% reserve policy — 22 percentage points above the state’s 3% minimum requirement.
Development Zoning and Agreement
The 5-H LLC property, located east of Spruce Street and north of West Ouray Avenue, was annexed last August with a 96-unit maximum. Council initially approved R3 zoning and a 72-unit annexation agreement in September 2025, but repealed the R3 designation in October after a citizen petition, nullifying the agreement. The developer reapplied for R2 zoning in December under the old land use code.
Planning Commission recommended R2 zoning 7-0 in January. Community Development Director Bill Almquist said the Future Land Use Map shows the property appropriate for R2 or R3 zoning, and surrounding neighborhoods to the north and south are zoned R2.
The conceptual plan shows 66 units: 34 front-loaded single-family homes, 14 alley-loaded street-facing homes, 6 alley-loaded green-facing homes, and 12 walk-up apartments in three four-unit buildings on the west side. The development includes a 1.5-acre park, two-story buildings, and stormwater detention.
At 66 units, density would be 4.4 units per acre — matching Cochitopa Estates to the south and lower than West End (8.3 units per acre) and Crestone Mesa.
Developer representative Bill Hussey noted the property has been planned for annexation since 2010 through an intergovernmental agreement. He said none of the surrounding neighborhoods would meet R1 standards if built today, including Crestone Mesa, Cottonwood Green, and Cochitopa Estates.
A resident raised concerns about infrastructure impacts, claiming entitled units across the city total 2,852, which could nearly double Salida’s population of 5,800–6,000. Almquist disputed the numbers, saying approximately 1,400–1,600 units are entitled citywide, including 400 units at South Arc, not 1,124 as the resident claimed. He explained “entitled” means subdivisions have been approved but may not be built soon.
Council Member Suzanne Fontana said the Future Land Use Map designates the property for R2 or R3 and states R1 zoning is “not intended for new areas.” She noted R2 represents a compromise from the initially requested R3 density.
Council approved the R2 zoning 6-0 and the annexation agreement 6-0. The agreement caps development at 72 units, requires general conformance with the conceptual plan, mandates inclusionary housing, and requires street and pedestrian connections to surrounding neighborhoods. Almquist said traffic studies and other analyses will be required when the developer submits a subdivision application to the Planning Commission.
Vehicle and Turf Ordinances
Council approved an ordinance updating regulations for unregistered vehicles on public property, implementing changes required by House Bill 25-1112. Police Chief Russ Johnson said owners can still have citations dismissed if they renew registration before their first court date and the vehicle was unregistered for no more than four months, but must now pay a $30 administrative fee.
Council also approved an ordinance prohibiting nonfunctional turf to comply with Senate Bill 24-005 from 2024. The law, motivated by water conservation, restricts nonfunctional turf, artificial turf, and invasive plant species on HOA and condominium property but not single-family residential lots. Existing turf installed before January 1, 2026 can be maintained but not expanded or replaced. Both ordinances passed 6-0.
Commission Appointments and City Business
Council appointed Maggie Bernard, Leslie Matthews, and Dania Pettus to two-year terms on the Arts and Culture Advisory Commission, expiring March 1, 2028. A committee member who participated in the interview process said all six applicants interviewed were knowledgeable and noted the commission’s expanded responsibilities required diverse expertise.
Council Member Fontana requested a work session on the city’s reserve policy, which requires reserves at 25% of the previous year’s budget. Council members discussed whether 25% remains appropriate for a sales-tax-dependent city and asked that the topic be placed on the finance committee agenda. City Administrator Christy Doon said the discussion could inform the council’s upcoming retreat on deferred maintenance and noted that existing policy already includes steps for different reserve levels.
Fontana also encouraged residents to support Monarch Mountain ski area and be courteous to tourists during the upcoming season, noting sales tax revenue is critical for the city. Council Member Wayles Martin urged residents to complete three transportation surveys on the county website covering transit routes between Buena Vista and Salida, electric vehicle charging, and safe streets.
Mayor Justin Critelli recognized Chaffee Community Award winners at the meeting, including Keith Krebs, chairman of the Salida Historic Preservation Commission (Volunteer of the Year), Nicole, owner of Su Casa (Cornerstone Award), Ramps and Alleys (Business of the Year), and Caring and Sharing (Organization of the Year). Critelli also noted Donna Rhodes, SPOT founder and president for 26 years, for creating nearly 15 miles of trails through Salida. Council proclaimed March 2026 as Women’s History Month.
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