Dear Morgan County Commissioners,

We write to you as residents of the Mountain Green community to formally express our concerns regarding the proposed amendments to the Cottonwoods Development Agreement (DA). While we are not inherently opposed to development, we believe this specific amendment represents a substantial and material departure from the original project vision.  

The original approval for the Cottonwoods PUD was granted based on the specific purpose that the project provided meaningful amenities for all residents of the community—namely a golf course and an equestrian center—which balanced the density allowances granted to the developer. The redlined documents now reveal a complete removal of these central amenities. Specifically:  

Removal of Public Benefits: All references to the golf course, driving range, and clubhouse have been struck from the agreement.
Loss of Recreational Infrastructure and Mitigation: The proposed amendment removes all requirements for the equestrian center, public-access trails, and stables.
As the original project's density was approved based on providing 'meaningful public benefits,' their removal creates a significant deficit. We request that the Commission require the developer to mitigate this loss and the impact of the increased density by providing functional substitutes, such as multi-purpose playing fields, club house, and lap pool, to ensure the project maintains its original commitment to the community.

Increased Density: Despite the loss of these public benefits, the amendment seeks to increase the allowable dwelling units from 137 in the original PUD to 253, approximately an 85% increase for those phases.

Reduced Lot Sizes: The proposal reduces minimum lot sizes from 10,000 square feet to 8,000 square feet, further intensifying the residential footprint. While the "gross density" is 0.58 units per acre across the whole 193 acres, the "net density" is higher because the houses can be clustered on 8,000-square-foot lots. This creates a suburban feel in a specific area rather than spreading the houses out evenly across the acreage.

Master Homeowners Association: It allows later phases to not be required to join the Master Homeowners Association (MHA) if annexation has not occurred, allowing for separate phase-specific HOAs instead. The proposed amendment to change membership from "shall" to "may" fundamentally undermines the project’s vision of a unified community with shared public access. Allowing a separate HOA would enable the developer to restrict access to open spaces—which are now proposed as less usable, fenced-off agricultural land—despite the original agreement's emphasis on mandatory membership to ensure all residents could utilize these areas. To protect community cohesion and public service impacts, the Commission should maintain mandatory MHA membership as stipulated in DA 2.3.
This shift toward higher units (85% increase) without the promised recreational infrastructure creates significant concerns regarding water demand, traffic, and public service impacts. We are particularly concerned that these changes are proceeding without updated, independent analysis of water availability and infrastructure capacity.  

To protect the long-term interests of Morgan County and its residents, we respectfully request that the Commission require the following before any approval:

1. A current water availability study specific to the increased density.  

2. Clear findings explaining how the removal of major recreational amenities without mitigation remains consistent with the General Plan. We ask for a requirement that the developers provide alternative amenities for community residents as an effort to mitigate loss of recreational infrastructure.  

3. A transparent explanation of why this does not constitute a legal "material change" requiring enhanced review given this is a significant change from the original PUD.

4. Requirement for all phases within the Cottonwoods Community to be under the same MHA, which would ensure inclusion of all phase-specific amenities, open space, and infrastructure developments. A slope map and survey should be required for any change of land between phases 6 and 9. We are opposed to any exchange of land that is less accessible or allows for more housing units. 

Proceeding without these studies exposes the community to unnecessary risk and the County to potential land-use appeals. We urge you to follow a deliberate process that ensures responsible planning for our future.  

Sincerely,

The Cottonwoods Community