Twin Acres Riding Stables
THE HEARING & SITE VISIT IS
MARCH 26, 2024
NOW IS THE TIME TO ACT!
Get involved!
Come to the Site Visit at 2:30 March 26 & Bring A Sign!
Collect more money!
We don't know what changes we'll be adjudicating in an updated application!
TARS in the foreground of one resident's Sopris view
THAT is not "peaceful enjoyment" as required by Eagle County for a Special Use Permit.
The covered jumping arena is 20,000 sq ft compared to nearby homes <4,000 sq ft.
The proposed development is in a basin, resembling a huge football field. Surrounding homes represent the stands (several at field level). Residents would be unwilling spectators of every commercial activity, experiencing all the environmental impacts (odors, light, noise, flies, loose dogs, dust, etc.) associated with a large commercial equestrian operation.
~Standard 5-250.B.2: Compatibility, Standard 5-250.B.4: Design Minimizes Adverse Impact
Countdown to Hearing
To prepare for the hearing, watch the RFVPC hearing, and read the Staff Memo
Tuesday, March 19 - Staff Report by Planning Director. The Planning Director shall prepare and distribute a detailed Staff Report evaluating the application to the applicant and make the report available to the public no later than five (5) working days before the first scheduled public hearing on the application
Tuesday March 26 - Hearing
Keep Missouri Heights Rural's mission is to preserve the rural character, sustainability, safety and quality of life of Missouri Heights, an elevated desert with a fragile environment.
Our purpose is to protect against unbridled and commercial development and other incompatible land uses as well as activities that put a strain on vital resources and infrastructure, especially to preserve water and prevent wildfire. Overall, we are opposed to measures that negatively impact the serene character and safety of the area and its wildlife habitats.
Given all that we know and what you will soon know, about the Twin Acres Boarding and Riding Stable Special Use application, there can be only one conclusion, the Board of Eagle Commissioners should deny the special use application. Rather than repeat the myriad of reasons why the Twin Acres application fails to comply with the provisions of the Eagle County Land Use Code and the standards included in the Comprehensive Plan, including the Mid-Valley Plan Missouri Heights Future Land Use Plan area and strategies for the Missouri Heights Character Area, we adopt the reasons set forth in the letter dated March 18, 2024, sent to Eagle County in reference to the application on behalf of property owners in the Missouri Heights area signed by Haley Carmer and Mary Elizabeth Geiger. We can only emphasize that the high impact commercial, recreational use proposed by applicant in the midst of a long established residential neighborhood that sits nearly on top of the proposed riding and boarding stable wholly fails the compatibility litmus test. Looking at the totality of the negative effects on the immediate neighborhood as well as bicyclists and motorists who utilize the local roads; negative effects on the wildlife corridor and overcrowding of an already difficult evacuation route in the event of a wildfire, there is only one conclusion, the application should be denied.
Public Comments submitted so far!
194 Total Comments
51 Supporting
10 Asking questions or giving corrections
131 Against
2 Middle of the Road
Contracted Land Use Attorney Discusses Rural Land Use
We are learning that Eagle County's outdated land use regulations are the reason proposals like Twin Acres are even considered in Missouri Heights. The good news is that Eagle County is re-writing our Land Use Regulations. Watch Todd Messenger, who has been contracted for the rewrite. He appears to understand us and our concerns!
2min 39 sec
Related Land Use Codes and Long Range Plans:
Land use Code guiding THIS Application
Eagle County MidValley Area Community Plan
Article 5 - Administration Updated 7/23/2019 Section 5.250, Special Uses
TLocation: 623 Fender Ln - El Jebel
Application Materials: ZS-009260-2022
Supplemental Documents Feb 28, 2024
Public Hearing Information:
RFVRPC February 2, 2023- Packet Materials
1:30 pm Site Visit
2:30 pm Hearing - El Jebel, Mt Sopris Room
Attachment 1 - Application
Attachment 2 - Public Comments to Jan 25, 2023
Attachment 3 - Referral Comments
BoCC - February 20, 2024 (Tabling to March 26, 2024 Requested by Applicant)
Staff Memo NEW!
Applicant Tabling Request Form January 26, 2024
Public Comment Information:
Send written public comment to: planningcomments@eaglecounty.us
All public hearings will have the option of attending in-person or virtually for public comment. Pre-registration for in-person or virtual public comment is not required. Virtual public comment links will be activated on the date and time of the scheduled hearing: Virtual Public comment link
If you would like to watch the meeting, there is a live feed at www.ecgtv.com . If you're not planning to participate directly in the meeting, then we highly encourage you to use the streaming link provided above, to avoid bandwidth issues.
The Eagle County staff report for the BOCC hearing will contain staff's recommended motions.
The Board has discretion to reach different findings, a different conclusion, different conditions, or even table consideration to a future date.
In reaching a different conclusion the Board would need to identify standards from the regulations which lead them to that conclusion.
The Board could decide to include a wide variety of different changes to the proposal such as reducing or expanding hours of operation, number of horses, number of events, size & location of buildings, etc.
Just because staff is recommending specific findings, conclusions and motions does not mean that the Board has to agree. I hope that helps.
~Vince Hooper March 8, 2023 (County Planner)
The proposal is for a new commercial recreational facility with up to 45 (per water court documents) horses to be kept on the property. Horseback riding lessons and arenas will be available. Events will also be held on the property about two times a year with approximately 100 people at each event.
The Eagle County Land Use Regulations (ECLURs) define a boarding stable as, “a structure designed for the feeding, housing and exercising of horses not owned by the owner of the premises and for which the owner receives compensation.” The ECLURs define a riding stable as, “an establishment that has available for rent or lease four (4) or more animals for periods of twenty-four (24) hours or less, or in return for compensation, gives lessons to develop horsemanship.”
Why neighbors are concerned (this is not an inclusive list).
While we welcome horses in Missouri Heights, this is NOT the right location for a large commercial equestrian facility, in full view of over 100 residences.
The fire department is requiring a fire exit road to be cut across the 80 acre conservation easement to allow emergency evacuation via Green Meadow. What about the residents of Green Meadow and Milburn CT? How will they evacuate if Green Meadow is backed up with horse trailers? Further, we believe that an emergency fire access road could violate the covenants of the conservation easement.
Twin acres has not yet finalized their water rights. Water is very scarce. It is not clear that the applicant has access to sufficient water for this operation. Want to learn about water court? Click Here
The proper number of hunter jumper horses that should reside on 20 acres depends on a number of factors, including the quality of the pasture, the type of soil, the variety of grasses, the hours the horses are turned out, the growing conditions, and how diligently the pasture is managed. A general rule of thumb is 1 acre per horse for good pasture, but as much as 2½ acres per horse for a poorly managed field. Hunter jumper horses are typically high-energy animals that require a lot of exercise, so they will need more pasture than a less active breed. If you are planning to have your horses live out 24/7, you will need even more pasture. You will also need to factor in the size of your barn and other outbuildings, as well as any areas that will be used for exercise or recreation. Source: https://www.horseillustrated.com/horse-keeping-small-horse-properties
The proposed new indoor arena and new stable would dwarf the existing structures and not fit in with the surrounding neighborhoods. The proposed prefabricated steel riding arena would cover 20,000 square feet. Historically this site was used as an outdoor arena, where it called little attention to itself. Enclosing it with a structure however would make it highly visible from Fender Lane and overlooking homes. With the side walls being around 16 - 20 feet high and the ridge 30 feet high, it would be massive and appear industrial in character.
There are two separate uses they are looking to get approved for a special use permit. One is considered Ag, the other Amusement/ recreational. BOTH ARE PERMISSBLE USES IN THE AR ZONE, IF APPROVED AFTER SPECIAL USE REVIEW.
For the purposes of AVLT, although the zoning isn’t changing, the use is changing and that is not what was contemplated by the CE when it said no change in zoning. Add that to all the other out of scale and detrimental aspects that are not in keeping with the Easement’s purpose, and there is an argument for them to reject this. Whether they will buy that is still very unclear.
For the purpose of the BOCC, the case is simply that they do not meet the standards necessary for the Approval. And the applicant AND the staff report give lip service saying it does. It doesn’t meet a standard just because you say it does. We can show that it doesn’t. Our job is to debunk the myths that it meets the standards. The commerciality of the Riding and Boarding Stables is acknowledged and allowed when approved – but we can argue that the intensity and scale of this commercial operation is not compatible and has serious adverse impacts.