The Crested Butte News Serving the Gunnison Valley since 1999
Planning commission to confirm traffic study data, clarifies noise regulations, operation hours, septic system permits
By Crystal Kotowski
In the third public hearing for the proposed Crested Butte Horse Park (CBHP), both the project developer Heath Hansens and the Gunnison County Planning Commission answered concerns raised by the Gallowich family and other neighbors to the proposed development.
Concerns centered on the potential for dangerous traffic congestion on Highway 135, water quality impacts and commercialization of Crested Butte South from the proposed 73.25-acre development.
The Colorado Department of Transportation’s (CDOT) traffic study, which did not require an acceleration or de-acceleration lane for the project, has remained a concern throughout the hearings.
“We don’t feel as though revisiting the traffic study based on our theoretical operational plan at this time is appropriate,” Heath Hansens began. “We propose a secondary traffic study as a condition of approval… in 2026 when all the infrastructure projects should be completed. We agree with John Gallowich that traffic could become an issue, and we may need some traffic lanes, but they won’t be necessary until at least 2025 or after.”
Gunnison County community and economic development director Cathy Pagano confirmed that she had spoken with CDOT, and they had indicated comfort with normal operations, but that the State Patrol should monitor special events.
Pagano did not agree that monitoring special events was under the State Patrol’s jurisdiction.
Further, Pagano noted that CDOT had acknowledged they didn’t have a good idea of traffic numbers as there were few other operations comparable to the CBHP. CDOT recommended that a traffic study a year out from the project approval date should be a condition of the project’s approval.
Neighbor John Gallowich did not find solace with Hansens’ or CDOT’s traffic study proposals. “I haven’t heard an answer to traffic control. A new study on traffic needs to be done before anything is approved. The numbers in the application are just not accurate,” said Gallowich.
Gallowich had further unanswered concerns about noise regulations and operation hours. To effectively put an end to the discussion on the potential noise from generators, Hansens confirmed, “We will have full-service camping, so guests won’t have to use generators. We can put power in the tent area.”
To further ease Gallowich’s noise concerns, Hansens and the Planning Commission confirmed the CBHP’s proposed operating hours, which are typically included in the project application. The application notes the closing hours commence at dark. Gallowich wants “dark” to be further clarified.
Pagano also shared with Gallowich the environmental health regulations and processes for septic permits to ease Gallowich’s concerns regarding water quality.
“There is a separate process for a septic permit,” Pagano said. “The permits are evaluated by the environmental health department—but it won’t be a public process like this one.”
“The permit will be verified by a third party,” Planning Commission chairman Kent Fulton added.
Gallowich wasn’t the only one with concerns. Bob Niccoli, a local rancher and primary neighbor, shared his disappointment in the development, noting he had only heard recently about the public hearings.
“My biggest problem is that this piece of real estate is not suitable for commercial development,” said Niccoli. “It needs to be part of the view corridor, which has been pounded into my head over the years… everyone brags about Gunnison being an agricultural community. That’s gone. That’s my input. Don’t just run over us… this isn’t a commercial area… Once this is a commercial property, where are we after that?”
Niccoli appeared frustrated that while he is committed to putting land into conservation easements to protect the valley, he would have a commercial property so close to his property. He also made it clear that if the project is approved, he will make things difficult for Hansens by building an agricultural business on the portion of his land adjacent to Hansens’ development.
“The whole community, the county—no one is going to like what I do… I’m not making a threat, I am making a promise,” Niccoli concluded, leaving the meeting before further discussion of his concerns could take place.
The commission decided to continue the hearing to allow for confirmation of the traffic study data.
“We need to get confirmation that the engineers’ study matches the application,” planning commissioner John Cattles concluded to the unanimous agreement of the Planning Commission.
The public hearing will continue on April 7 at 9 a.m. in the Blackstock Government Center.
