Pagosa Springs Delays Decision on 70-Acre Ponderosa Mountain Subdivision

The Pagosa Springs Town Council voted on Oct. 6 to postpone a final decision on a planned development agreement and zoning map amendment for Ponderosa Mountain, a proposed 70-acre subdivision located west of downtown off U.S. 160 and Great West Boulevard. The town manager stated the continuance allows council members to obtain further clarity on the legal criteria required if they choose to deny the application.

Developer Modern Community Builders LLC, represented by Jonathan Fink, proposed phased construction featuring residential units and commercial lodging. Phase one includes 82 for-sale homes and 82 commercial lodging cabins. Fink noted that 30 homes in the initial phase would serve as deed-restricted workforce housing priced around $360,000 for buyers earning 90% to 130% of the area median income, with market-rate units priced near $590,000. Subsequent phases over a 10-year span would allocate 12% of residences to workforce housing.

Town staff reported potential community benefits including trail connections and open space, noting the initial phase reflects R-6 density despite a requested R-12 zoning designation. Mayor Shari Pierce, council members, and residents raised concerns regarding traffic capacity along U.S. 160, fire evacuation routes, economic reliance on tourism, and ongoing municipal sewer improvements. The developer stated utilities are accessible and full buildout would occur over several years.