HCA Staff Report
The Chaffee County Board of County Commissioners met on October 7, 2025, at the Buena Vista Community Center. Commissioners David Armstrong, P.T. Wood, and Gina Lucrezi were present, along with County Attorney Carl Hanman and Community Development Director Miles Gordon. The meeting opened with the Pledge of Allegiance and approval of the agenda before turning to extensive public comment on land use and rural property-rights concerns.
Public Comment – Land Use, Setbacks, and Property Rights
Five residents spoke during the public comment period, focusing on the county’s ongoing “Fixing the Glitch” update to the Land Use Code and its impacts on rural landowners.
• Blane Clark opened public comment by asking whether the update process still allows citizens to correct past mapping or zoning errors. Chair David Armstrong clarified that the intent of “Fixing the Glitch” is to clean up inconsistencies between the zoning map and text, not to rezone properties without due process. Community Development Director Miles Gordon added that his office is reviewing parcel data against zoning layers and will notify any affected property owners before adoption. Commissioner P.T. Wood encouraged staff to continue field-verifying parcels to prevent mistakes. Clark thanked the board for the clarification.
• Miles Beyers said the new code restricts small-parcel owners from subdividing or selling land and asked for a simplified minor-subdivision option.
• Nelson Rininger, who owns property along County Road 291, said access-road and setback requirements make some lots unbuildable and urged the county to restore flexibility for older parcels.
• Michael Erope of the Highway 291 corridor said wildlife-setback rules prevent him from developing within a perpetual-easement area.
• Kurt Baumgartner of County Road 306 near Cottonwood Pass recommended revising Section 3.6.02 of the Land Use Code to create a clearer variance path for parcels with challenging topography or vegetation.
Commissioners thanked residents for their input and directed staff to review the variance language and return with recommendations clarifying how property owners can seek relief while maintaining environmental protections.
Consent Agenda – Grants and Routine Actions
The board approved all consent-agenda items unanimously, including: Ratification of the Drive Clean Colorado Mobility Strategic-Planning Grant; Acceptance of the Connected Care for Rural Colorado Health-Department Grant; Approval of a $58,135 Energy Code Adoption and Enforcement Grant funding training and inspection software for energy-efficiency compliance; Approval of the Veterans Service Officer’s September report; and Resolution 2025-43 authorizing investment of county funds and payment of routine bills.
Cleora North Metropolitan District – Service Plan Approved
The board held a public hearing on the Cleora North Metropolitan District Service Plan, a proposal to finance infrastructure for a residential development east of Salida. Representatives explained that the district would issue up to $19 million in bonds to fund about $4.5 million in public improvements, including streets, drainage, and water systems. Lacey Knowles of Davidson & Co., the district’s financial advisor, joined via Zoom to answer technical questions about bond modeling and repayment obligations.
During public comment, Jeff Post of Highway 50 confirmed that the district’s boundaries do not extend beyond the immediate development area. Another resident asked whether county taxpayers could ever be liable for repayment; County Attorney Hanman clarified that only the district bears repayment risk—no county funds are pledged.
Following discussion, Commissioners Armstrong, Wood, and Lucrezi voted unanimously to approve the service plan subject to final legal review. An organizational election is scheduled for November 4, 2025, among property owners within the proposed district.
Other Business and Commissioner Reports
Commissioners discussed a potential lodging-tax adjustment that would bring the total rate to roughly 14 percent—comparable to the state average—and shared updates from regional and state meetings. Topics included housing and infrastructure funding, shooting-range planning near Poncha Springs, and state election-security coordination. Chair Armstrong emphasized inter-county collaboration, saying, “Government is about compromise and listening, not division.”
Adjournment
After administrative updates and scheduling announcements, the board adjourned late morning. The next regular BoCC meeting is scheduled for October 22, 2025.
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