Protect Mancos: Say NO to Under Canvas Development on Residential Zoned Property.

The Issue

Protect Mancos: Say NO to Under Canvas' 141-Acre Glamping Resort.

We, the undersigned, oppose the proposed 141 to 360+ acres "Under Canvas" glamping development near Mancos, Colorado.

This massive corporate campground would forever change our community's rural, agricultural, and wild character — and it’s being pushed forward without transparency or consideration for local impacts.

The lease of this property (and potential future sell) of 360+ acres near Chicken Creek to Under Canvas is PENDING. If the Commissioner grants the special permit, development will start.

The permit application may be obtained from the Planning Office on-line permit service at http://co-montezuma-co.smartgovcommunity.com/Public/Home
in Public Notices, find HIP-02-2025 or PUD-01-2025.

Show up in person:

Commissioner Hearing on March 13th
There is a PUBLIC HEARING at the MC P&Z
Thu 3-13-25, 6pm special use permit

Opposition to Under Canvas, Inc. High Impact/Special Use Permit Application

We are residents and interested parties of rural Montezuma County in opposition to the proposed commercial venue on agricultural/residentially zoned property off County Road 40 approximately 3 miles north of the town of Mancos, CO.

The applicant, Under Canvas Inc. along with property owner Windy Ridge Ranch, LLC., filed application for high impact and special use permit on January 7, 2025, for property located at 12695 Road 40, Mancos, CO. The proposal entails a 75 unit “guest ranch/retreat,” commercial kitchen, a 4,500 square foot dining facility, along with laundry and housekeeping facility, private water and wastewater system, recreation zone including firepits, and road system on property.
We are opposed to this permit for multiple reasons, including;

· The applicant has classified their endeavor as a “guest ranch/retreat” which does not fit under a high impact/special use permit per Montezuma County Land Use Code, Chapter 3, Section 1 2.B.14. Our argument is that the endeavor is an upscale outdoor accommodation venue, and is NOT a working ranch. It is strictly a commercial business requiring commercial zoning. Under Colorado Statute 39-1-102(13.5), C.R.S., land used as a ranch is defined as a parcel of land used for grazing livestock for a profit.

· Commercial use of our county road. Our concern is that the applicant has not accurately portrayed the amount of traffic and safety hazards nor its impact to County Road 40 itself. The planning department states that traffic would exceed the threshold of 15 vehicles on any given business day for the applicant and should be anticipated. We foresee on a non-event day, vehicles on the road could exceed 150. On event days, vehicle count would be greater. In addition to traffic generated by guests for 75 units, there will be staff, delivery for a fully operational kitchen and laundry, unrestricted large events such as weddings, corporate meetings, or other gatherings with additional non-overnight guests.

There are no bounds to types of events, capacity, duration, frequency, nor mention of mitigation for potential impacts. In terms of safety, there are blind corners and hills that would endanger pedestrians and cyclists, as well as residential traffic. This would be a commercial use of County Road 40, and there is no Road Impact Fee discussed in the application.

· Additional commercial use of county road 40 and public lands. Not addressed in the proposal, the applicant is to offer “activities” beyond the property boundaries. Similar to other Under Canvas, Inc. operations, potential guided UTV expeditions, jeeping on county and forest roads, guided hiking on local trails, and guided fishing trips on local reservoirs including Joe Moore Lake, Jackson Lake, and McPhee Reservoir. All of these uses would put additional strain on already underserved public lands, including Forest Service and Colorado State Parks.

· Fire evacuation plan. According to the proposal, in the event of a fire, all guests and staff would be funneled out to County Road 40, increasing the hazards for all residents in the area. A single evacuation route off the property can potentially impair other residential egress in case of a wildfire.

· Fire mitigation plan. Mud Creek Draw on West side of the property is a potential ‘fire chimney.’ The well-known high risk of fire in our region could exponentially increase with the influx of guest activities in this area.

· Question of water availability for a 75-unit venue. The planning department stated that Montezuma Water could provide a three-quarter inch line which essentially is a single residence supply. Our concern is if their water demand impairs the water supply needed for wildfire or residential fire. A new commercial well has the potential to affect ground and surface water in the area.

· Concerns regarding air quality, noise, and dust. Wood smoke from 75 wood burning stoves plus fire pits could affect neighboring properties. Noise will project well beyond the property boundary such as music, large groups, vehicles, trucks, etc. Additional dust on County Road 40 would affect residents near road.

It is our opinion that Under Canvas Inc.’s proposal for a high impact/special use permit is simply a way of circumventing the zoning requirements of having a hotel with a fully operational restaurant, and providing guests with recreational opportunities in the area.

Passing this permit sets a precedent for this type of business being allowed in residential/agricultural areas in our County. Everyone in Montezuma County is at risk of losing their rural way of life to an influx of traffic, concerns for safety, and disturbances from regular large events. We would also anticipate a reduction in local property values. We therefore ask that this application for high impact/special use permit be denied in its entirety.

The permit application may be obtained from the Planning Office on-line permit service at http://co-montezuma-co.smartgovcommunity.com/Public/Home in Public Notices, find HIP-02-2025 or PUD-01-2025.

Shawn Williams and Karen Siegel: lemitar@gmail.com

Sign this petition to stand with Mancos.

Show up in person

Commissioner Hearing on March 13th
There is a PUBLIC HEARING at the MC P&Z
Thu 3-13-25, 6pm special use permit

Notice is hereby given that the Montezuma County Planning & Zoning Commission will hold a PublicHearing to review and determine recommendations to be made to the Board of County Commissioners regarding a proposed High Impact/SpecialUse Permit Application & General Planned Unit Development Application, submitted by Under Canvas, Inc; agent for Windy Ridge Ranch, LLC, on property located at 12695 Road 40, Mancos, CO, consisting of a proposed area of141 acres, more or less of the 346-acre parcel, located north of Hwy 184, westof Road 40, situated in Section 7, Township 36N, Range 13W, N.M.P.M. Article 3-4-25

Associated Artcile: "Under Canvas Seeks Special Use Permit for Mancos Glamping Project"

Other articles associated with communities fighting back against Under Canvas' development of fragile environments:

Moab, Utah

Grand Tetons, Wyoming:

Kay W DinnelPetition Starter

Media inquiries

627 The Issue