By High Country Advocate Staff
November 5, 2025
FAIRPLAY – Park County commissioners approved major land use applications and heard heated testimony Wednesday on a property tax dispute and neighborhood complaints about an alleged junkyard operation.
Red Canoe Development Gets Green Light
Commissioners unanimously approved three related applications for the Red Canoe development proposed by Lynne Smithpeter and Patrick Neve, subdividing 96.18 acres of a 100.38-acre parcel near Alma into five lots at 405 County Road 19.
The development plan allows single-family residences on three 5-acre lots (Lots 2, 3, and 5) and RV/campground use on two larger parcels—32.38-acre Lot 4 and 43.56-acre Lot 1. The board approved the minor subdivision (Case #A25-0041) with four conditions requiring plat corrections, including adding 100-year flood hazard limits, reviewing the final submittal against the title report, confirming all existing and proposed easements are shown, and removing Note 10.
Commissioners also approved rezoning (Case #A25-0046) to change Lot 2 from Mining to Residential and Lot 3 from RVC (Recreational Vehicle Campground) to Residential, with no additional conditions beyond correcting the resolution header.
Jullie Esterl from Baseline Engineering, Planning & Surveying presented for the applicants, with Smithpeter also addressing the board. One supporter, Lori Utchel, spoke in favor via Zoom during the October 15 public hearing, and no opposition was voiced.
Fire Station Conditional Use Permit Approved
Commissioners approved a conditional use permit (Case #A25-0072) for the Hartsel Fire Protection District to establish an unmanned auxiliary fire station at 7127 Moffat Road. Fire Chief Brian Cook explained the facility will improve response times. The board approved the permit with no conditions after hearing no opposition.
Heated Property Tax Abatement Hearing
The most contentious portion of the meeting involved a property tax abatement case for Andrew Neil Coffin’s 35-acre property. The assessor’s office removed agricultural status for 2024-2025, arguing that leased cattle never actually grazed the land.
The assessor presented photographic evidence showing cattle were fenced out of Coffin’s property and remained on adjacent land. “There is no evidence on the land that there is use there,” the assessor stated. “There are no manure mounds around there. The only ones I’m seeing are from the pronghorns or the coyotes.”
Coffin contested the removal, presenting a lease agreement and arguing his property was used agriculturally. “I’m just trying to be a good citizen,” he told commissioners.
County Manager Lucas Meyer supported the assessor’s position, stating he had driven by the property numerous times without seeing cattle. The assessor noted South Park’s typical carrying capacity of 40 acres per cow-calf unit meant Coffin’s 35 acres could sustain cattle for only three days at most.
Commissioner Jason Gemmer, who leases ground for agricultural status himself, engaged in extensive questioning about grazing patterns and the intent versus actual use of the property.
After more than an hour of testimony, commissioners voted to uphold the assessor’s decision. The property will revert to vacant land status.
Resident Raises Alarm About Problem Neighbor
In an impassioned public comment, a Fairplay-area resident complained about a neighbor operating what he described as a “commercial junkyard” in a residential area, filled with junk vehicles, RVs, tires, and debris.
“He’s got everything in that ordinance,” the resident said, citing the county’s rubbish regulations. “Oil cans, gas cans, propane cans, tires, junk cars – you name it, he’s got it.”
The resident also alleged drug activity at the property, claiming visitors “walk around like zombies.” He said the situation has impacted his health, requiring medical treatment for stress-related neck problems. “It wakes us up. My dogs, they start barking, his dogs are barking. We can’t get no sleep. That’s detrimental to our health.”
The resident expressed frustration at being “passed around” between the zoning office and sheriff’s department for two years, with each claiming the issue falls under the other’s jurisdiction.
Meyer acknowledged working with the resident for over two years and personally documenting the property. “This particular situation is a neighborhood annoyance at a good point and an absolute blight on a bad side,” Meyer said, confirming that law enforcement conducted an operation at the property last fall related to suspected drug activity.
Meyer promised to follow up on enforcement action. Chairman David Wissel assured the resident that county staff would address the issue.
Administrative Matters
The meeting began at 3:04 p.m. and adjourned at 4:13 p.m. Commissioner Gemmer recused himself from voting on November 6 vouchers due to a family member doing construction work for public works.
The board welcomed a new county attorney taking over from Christy Fitch, whose last day is November 7. One property tax abatement case for Tarryall Mountain Ranch LLC was withdrawn before the meeting.
Present were Chairman David Wissel, Commissioners Jason Gemmer and Amy Mitchell, County Clerk Milena (Mel) Kassel, County Manager Lucas Meyer, and County Attorney Christy Fitch via Zoom.
The next commissioners meeting is Monday, November 10.
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