Salida Planning Commission voted 7-0 Monday to recommend R2 Medium-Density Residential zoning for a 15.06-acre development east of Spruce Street after nearly two hours of public testimony. Applicants Walt Harder, Dustin Hughes and Britt Hughes presented a concept plan featuring 66 single-family homes at 4.4 units per acre, significantly less dense than their original 72-unit R3 proposal repealed after a citizen petition last year. Seven residents testified against the proposal, raising concerns about traffic impacts, infrastructure capacity and the developer’s track record. State law requires the city to zone the annexed property within 90 days, and the site remains capped at 96 units regardless of zoning designation.
Public Opposition
William Borms of 143 Crestone Mesa Drive argued the proposal is incompatible with surrounding neighborhoods under the new Land Use Code. He cited a September 2025 petition signed by nearly 10 percent of Salida voters opposing the previous proposal.
Denise Wentz raised traffic concerns for Cottonwood Circle, Crestone Mesa Drive and County Road 141. She criticized Harder’s track record, citing the Angel View development under construction since 2017 and three other uncompleted projects.
Ken Wolfe of Mesa Court characterized R2 as functionally equivalent to the repealed R3 zoning. Carolyn Kuczynski of 403 Cottonwood Circle questioned infrastructure capacity and requested comprehensive studies.
Allison Groom, Mike Lloyd and David Eckstein raised concerns about city services capacity, emergency access and development character.
Applicant Presentation
Bill Hussey, civil engineer for the applicants, said the property has been in the Municipal Services Area since 2010 and was designated as mixed residential in the 2020 County Comprehensive Plan. He argued R2 zoning provides appropriate setbacks, noting R1’s 25-foot front setback requirements are too restrictive.
The concept plan features exclusively single-family homes except for three fourplexes. The 66-unit proposal at 4.4 units per acre falls between Cottonwood Green at 3.7 units per acre and Crestone Mesa at 5.4 units per acre. The street network was reconfigured to reduce direct connections to existing neighborhoods.
Commission Discussion
Chairman Bolle emphasized the commission only makes recommendations to City Council and was considering base zoning, not approving any development plan. He noted state statute requires zoning within 90 days of annexation.
City planner Bill Almquist clarified that traffic impact analysis is required for subdivisions meeting certain thresholds but not for zoning approval. He said the Chaffee County Housing Needs Assessment identifies 1,100 workforce units needed countywide.
Commissioner Bomer made the motion to recommend approval. The vote passed 7-0 with commissioners Bolle, Bomer, Derwingson, Bush, Layton, Walsh and Riggs voting yes.
Turf Ordinance Approved
The commission also voted 7-0 to recommend an ordinance update complying with Senate Bill 24-005, which prohibits non-functional turf on commercial and institutional properties for water conservation.
City Attorney Michael Farrington explained the law applies to commercial, institutional, industrial and common interest community properties but exempts residential properties. Non-functional turf includes grass serving no purpose other than coverage.
Commissioner Layton noted 2025 is the driest year on record with the worst snowpack since measurements began. He said residential outdoor water use accounts for approximately 50 percent of total use.
Staff Updates
Almquist announced City Council will hold a work session February 2 at 6 p.m. to discuss community development functions and short-term rental caps. The next Planning Commission meeting is February 23.
Staff completed interviews for the senior planner position and continues interviews for two open commission seats, with recommendations expected in mid-February.
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