A proposed high-end glamping development near Mancos, Colorado, has faced significant pushback from local residents, leading the Montezuma County Planning and Zoning Board to recommend denying the application.
The proposal, submitted by Under Canvas Inc., would have introduced a seasonal luxury camping site on a 346-acre property, with glamping operations concentrated on just over four acres.
The March 13 planning meeting drew more than 80 attendees, many of whom voiced strong opposition to the project.
Ultimately, the board voted 3-2 to recommend denial, with Vice Chair Haley Leonard-Saunders and board members Jason Armstrong and Mike Lynch in favor of rejecting the proposal. Board members Mike Doyle and Ted Neergaard voted against the recommendation.
Planning Director Don Haley clarified that the decision does not immediately halt the project, as Under Canvas may still petition the Board of County Commissioners (BOCC) for a public hearing.
“We will have to see if they (Under Canvas Inc.) can petition the BOCC to hold a public hearing,” Haley said.
Opposition to the project was driven by concerns over water usage, fire safety, traffic impact, and the potential strain on local emergency services.
Many residents expressed fears that the development would disrupt the character of the area and set a precedent for similar large-scale commercial ventures in a region currently zoned for agricultural and residential use.
More than 530 people signed a petition against the development, and a campaign to “Protect Mancos” mobilized community members to attend the meeting.
Under Canvas representatives, including Jamie Schmitt and attorney Kim Perdue, presented details of the proposed development, emphasizing its “low impact” nature and commitment to employing local workers.
“I spent a day downtown (Mancos) talking to business owners and individuals, and most of it was well received,” Schmitt said, though the comment was met with laughter from the audience.
The company estimated that each of the 75 glamping tents would require 100 gallons of water per day, a figure they argued was well within the Montezuma Water Company’s capacity.
“That might seem like a lot, but the Montezuma Water Company’s capacity is 4 million gallons per day and that’s expanding to 6 million,” Perdue stated. However, some attendees remained unconvinced, raising concerns over the cumulative impact on local resources.
Beyond environmental and infrastructure concerns, local business owners questioned how the development would affect existing campgrounds, hotels, and other accommodations.
Some feared it would siphon revenue from established hospitality businesses rather than contribute to broader economic growth in the area. “We need economic growth, but to me this isn’t it,” one community member stated.
The planning board also deliberated on whether the proposal aligned with existing land use codes. Board member Mike Lynch argued that the county’s regulations lacked clarity regarding planned unit developments (PUDs), leading to disputes over their intended use.
“Because it’s not very detailed, it allows people to make assumptions about how it can be put together, and you end up with a commercial operation in an ag area,” Lynch said in a report by The Durango Herald.
While the Planning and Zoning Board’s recommendation is not final, it signals an uphill battle for Under Canvas as it seeks approval.
The company now faces the challenge of addressing community concerns and working within local land use regulations if it hopes to move forward with its project.