Majestic Valley will be shown

Planning Commission gets first look at possible subdivision

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— The Steamboat Springs Planning Commission will get its first look tonight at a plan to build 21 homes and three commercial buildings on U.S. Highway 40 at the east end of town.

The pre-application hearing is for the Majestic Valley Subdivision, a 4.4-acre development that is west of U.S. Highway 40, north of the Steamboat Christian Center Church and part of the Willowgreen subdivision.

In September, the City Council heard the pre-application plans for the River Place co-housing project, which is on the other half of the 7.68-acre subdivision.

At that time, applicants Rob Dick and Kathy Crawford proposed to subdivide the parcel into two lots.

The council said in the next round of approvals for River Place that it wanted to see plans for the other half of the subdivision.

In early October, the city received the plans for Majestic Valley Subdivision. Dick owns the land and the applicant is Chuck Dunagin, who has the project under contract.

That application has dropped from 40 residential units and one retail building to 21 residential units and three commercial sites.

One of the most pressing concerns that will come before the planning commission will be the development's proximity to an infiltration gallery. The site sits 300 feet away from the infiltration gallery, which is a kind of horizontal well that provides the city with drinking water.

One of the development's three commercial buildings will be used as a nursery for Majestic Gardens. The retail area will have no landscaping equipment, bulk materials or large trees.

The other two buildings will be light commercial or retail.

The plans show 11 live-work units. These three-story buildings will have a bottom floor for a one-car garage and a 400 square-foot space that could be used as workshop or a home occupation, as defined by the city's code. The units will also have one outside parking space.

Majestic Valley will also have three, three-story residential units with no garage and two outside parking spaces. Seven other units will be two stories with a two-car garage and two additional parking spaces.

Majestic Valley Subdivision and River Place, which proposes 12-single-family homes and six-live-work units, is the fourth plan for the site to be taken before the city.

Dick purchased the property six years ago with Mike and Arlene Zopf and Jon Peddie. At that time, the site was 20.5 acres and two different proposals were taken to the city. The city turned down both proposals, one for an intense commercial development and another for a mixed-use residential and commercial proposal in a new urbanism design.

The owners then sold a portion of the property to the Mount Werner Water District, hoping that would alleviate concerns over the development's proximity to the water supply.

Two years later, the owners brought a pre-application plan forward for five to six commercial buildings. That plan also did not move forward because of environmental concerns.

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