STAGECOACH MOUNTAIN RANCH
PROJECT HISTORY
& Overview
This property is privately owned and the private ski area has been operated by the Wittemyer family under an existing Routt County Special Use Permit (SUP).
SMR paused application submission in 2023 to wait for the county to adopt the new Unified Development Code (UDC)—a modern framework emphasizing public benefit, workforce housing, and sustainability, ultimately adopted by Routt County in 2024.
SMR Submitted a 100% UDC-compliant Subdivision Application December 4, 2024 with NO variances.
The SMR application brings the 2017 Stagecoach Community Plan to life by integrating recommendations directly from the plan such as: an enhanced trail system and a Community Market place.
“The neighborhood node could offer uses and services such as a community retail market, office space, gas station, and daycare center that would support the community as it grows.” — 2017 Stagecoach Community Plan, p. 28
Key Project Components
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613 residential units on 1,300 acres of a 6,100-acre site.
(Units include Condos, Duplexes, Cabins and Single family homes)
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88% of land (5,318.6 acres) is preserved as functional open space (passive + skiing + portions of homesites that will not be developed) only developing 12% of this private property.
Our Goal
Our goal is to is to foster strong and transparent relationships with the community throughout the development process. We are passionate about the area and its residents. We aim to address community needs and concerns, ensuring that our project enhances the local environment and contributes positively to the community's well being and growth, helping it thrive for generations to come.
INVESTING IN COMMUNITY
Building connections, fostering growth, and creating a stronger future together. Stagecoach Mountain Ranch will offer unprecedented benefits to our local community and the beautiful Yampa Valley. We look forward to sharing in the positive impacts this ground breaking initiative will bring.
Community Benefits Required by the UDC:
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Secondary Emergency Route
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Workforce Housing
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Historic Restoration of Stetson Ranch
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Open Space and Habitat Protection
Recommendations from the
2017 Stagecoach Community Plan:
•Community Marketplace
•14-Acre Community Park
•Public Trails
Additional Community Benefits of the Project:
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Infrastructure Improvements
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Tax Revenues
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Contributions to Stagecoach State Park
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Cell Tower
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Future community contributions
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Jobs
INFASTRUCTURE FOR THE STAGECOACH COMMUNITY
Community Marketplace
SMR will create a mixed-use, community marketplace tailored to the needs of the Stagecoach community. Featuring amenities such as a community retail market, office space, a gas station, and space for a daycare center, all to be adjacent to a 14-acre community park. Additionally, public parking will be provided for a potential future regional ride-share program or shuttle service, which aligns with the recommendations of the 2017 Stagecoach Community Plan.
Intersection of RCR 212 and Suhussmark
14 ACRE COMMUNITY PARK
A community gathering place for concerts, farmers markets, trailhead parking, sledding, and more!
01 Amphitheater
02 Stage
03 Spine Connector
04 Flex Lawn
05 Tiered Seating
06 Potential Play Zone
07 Entry Road
08 Plaza
09 Elevator to Market Space
10 Turn Around
11 Gas Station
12 Marketplace
13 Workforce Housing
14 Informal Sledding Hill
15 Ski Maintenance & BOH
16 Restrooms
WORKFORCE HOUSING
At the forefront of development within the Stagecoach Community Marketplace is our residential planning for workforce housing. Stagecoach is more than just a breathtaking state park destination – it is home to a vibrant, growing community. Alongside the other exciting developments and to further Routt County’s objective of targeting development in this Tier II area, SMR's forward-thinking residential planning is laying the foundation for sustainable growth and an enhanced quality of life for current and future residents of Stagecoach and Routt County.
Middle Creek Townhomes
Marketplace Apartments
OUR ENVIROMENT
& Development Sustainability
Purpose Statement
SMR aims to establish a new standard for sustainable development in Routt County, Rooted in the Yampa Valley's rich history and natural resources, SMR is committed to preserving the region while fostering family friendly environments. Planning emphasizes low impact development, community resilience and vibrant local partnerships.
Core Values
Inspire Sustainable Living:
A network of trails promotes walking and biking, while EV charging and shuttle services reduce vehicle reliance.
Foster Community:
SMR enhances local quality of life through parks, trails, and infrastructure improvements, becoming a long-term partner in the Stagecoach community.
Improve Environmental Impact:
Our infrastructure prioritizes electrification and integrates sustainable practices like dark sky lighting and composting.
Restore Nature:
We protect wildlife corridors and invest in river restoration, reflecting our commitment to biodiversity and ecological health
OPEN SPACE
Wildlife Protection & Ecological Restoration
SMR Objectives:
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Avoid disturbance to nesting golden eagles.
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Avoid or minimize impacts to elk production range, winter concentration area, and severe winter range where practicable.
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Avoid or minimize impacts to Columbian sharp-tailed grouse production range, winter range, and lek sites where practicable.
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Minimize the wildlife habitat impacts of homeowners’ amenities that include a trail system and ski area.
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Minimize human/wildlife conflicts by implementing homeowner occupancy and use restrictions.
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Minimize recreational disturbance to elk duringwinter and calving seasons.
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Mitigate the impact of development on elk,Columbian sharp-tailed grouse, and otherwildlife species.Avoidance, minimization, and mitigation measureswill be memorialized in the Master Declaration ofCovenants, Conditions and Restrictions forStagecoach Mountain Ranch
Wildfire Mitigation and Fuels Reduction
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SMR will contribute $1.5 million to Oak Creek Fire District for facility and equipment upgrades. Protective and Mitigation Measures
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SMR will establish a secondary emergency access route for all residents of Stagecoach and the greater community to improve evacuation and emergency access.
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SMR will install 1.5 million gallons of water storage to be used for system redundancy and fire protection.
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Establish shaded fuel breaks along roads and development perimeters.
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Create defensible space, adjust defensible zone distances based on slope.
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Carry out hand thinning and adhere to riparian area mitigation requirements.
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Apply prescribed fire treatments, such as pile burning.
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Incorporate ignition-resistant construction in all filings.
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Expand hydrant and static water supply infrastructure in coordination with Oak Creek Fire District.
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Implement and achieve the Firewise USA designation with programs and community outreach to enhance preparedness and decrease ignitions.
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Consider deploying wildfire camera detection systems and developing early warning protocols for high-risk zones.
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Monitor vegetative health changes annually and adjust treatments based on emerging conditions and threats.
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Implement strict building and structural requirements to use fire rated materials and design.
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SMR will continue collaborating with local agencies and the Oak Creek Fire District for fuels reduction and forest management.
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SMR will continue to work with the Colorado State Forest Service to lower fire risks on adjacent public lands by facilitating access to high-priority areas for timber harvesting
Oak Creek Fire Protection District supports the use of ski runs and gladding as strategic fuel treatments that serve both wildfire mitigation and ecological enhancement objectives. This approach is grounded in wildfire science, landscape ecology, and real-world examples from western ski areas.
Water Supply & Demand
Water Supply
Potable Water Supply
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The water supply for Stagecoach Mountain Ranch (SMR) will be provided by the Morrison Creek Metropolitan Water and Sanitation District(MCMWSD)
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MCMWSD’s primary water supply source is from the Brown’s Park Formation bedrock aquifer.–The aquifer is estimated to contain between 1 and2 million acre-feet of water storage with an annual recharge rate of 2,000 to 3,000 acre feet/yr.
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The existing MCMWSD water system infrastructure includes:–11 groundwater wells–Two 500,000-gallon storage tanks–70,000 linear feet of water lines–MCMWSD has right to 30 additional wells for an annual volumetric limit of 1,534 acre-ft.
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MCMWSD also has additional surface water rights for9.0 cubic feet per second (cfs)
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As part of the inclusion petition, SMR is giving all water rights on the property to MCMWSD.
Non-Potable Water Supply
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SMR has a will-serve letter from Upper Yampa Water Conservation District (UYWCD) to supply. Non-Potable water upon for the project upon execution of a water supply contract.
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The reservoir has 36,460 acre-feet of storage capacity.
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Tristate- operates the powerplants and recently relinquished a 10,000 acre-feet lease of water rights from Stagecoach reservoir that were pulled out downstream from the Yampa River.
Water Demand
Potable Water Demand
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Indoor potable water demand for SMR: 334 acre-feet per year and 31 acre-ft per year for residential irrigation.
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Total potable water demand for SMR: 365 acre-ft per year.
Fire Safety Infrastructure: 2 new water storage tanks of 500,000-gallon and 1,000,000-gallon; will provide fire protection for SMR and the greater Stagecoach area.
Non-Potable Water Demand
Snowmaking: SMR estimates 275 acre-feet for snowmaking annually. In the future SMR hopes to use the treated effluent water that is currently directly discharged into the Morrison cove of Stagecoach Reservoir for snowmaking
Water demand assumptions:
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SMR is anticipated to consist of secondary homeowners assumed occupancy is 20 to 25days annually.
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Based on similar developments around the Country, the anticipated maximum occupancy rate on any given day is less than 50%.
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Water demand calculations used a very conservative 50% occupancy rate
Water Conservation measures are incorporated into the SMR Design Guidelines, which consist of the use of water-efficient irrigation systems, drought-resistant and native plantings, and the use of permeable surfaces and integrated stormwater management techniques
BUILDING STANDARDS
Creating a residential community carefully placed in the natural environment will be key, and protecting the natural resources is central to being stewards of this beautiful place.
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The master plan optimizes lot layouts, roads, and building placements for effective drainage, slope, solar exposure, and tree cover.
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Water conservation will be achieved through native and adaptive plants that require less maintenance.
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Solar panels will be installed on non-residential buildings with ample sunlight.
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Residential solar systems will adhere to design guidelines for visual quality.
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Electric solutions for heating, cooling, and cooking will minimize gas use, in line with the Routt County Climate Plan and Master Plan.
TRANSPORTAION
& Transit Management
Transit
Shuttles for our amazing employees to and from the Steamboat and Oak Creek areas will be explored, providing convenient alternatives to private vehicles.
Additionally, public parking will be available at the Stagecoach Community Marketplace for future regional transportation alternatives being planned for Routt County.
Trip Reduction
SMR is dedicated to enhancing bike and pedestrian access along RCR 212 from the Eagles Watch neighborhood to the Reservoir trail and integrating with existing Stagecoach trails. Additionally, for those who choose to walk, bike and shuttle to work, an internal shuttle will then transport them within SMR.
Traffic Management
SMR is developing a construction traffic management plan that includes shuttles for laborers, truck schedules, and delivery staging sites. These initiatives and plans are currently in progress.
Public Trail System
Stagecoach's trail networks lie at the heart of its outdoor culture, seamlessly connecting residents to the area's breathtaking landscapes. With miles of trails already in place, further expanding these networks is key to deepening the community experience.
SMR purposes to construct a multi use trail along County Roads 16 and 2122, connecting the reservoir with the Eagles Watch neighborhood and existing trails throughout Stagecoach.
In addtion, SMR will establish a new trail linking the Stagecoach Community Marketplace to a 735 acre, landlocked parcel managed by the BLM.
Enhance Connectivity
Integrate neighborhoods, parks, and key destinations throughout Stagecoach.
Promote Wellness
Encourage outdoor activity that supports both physical fitness and mental well-being.
Provide Accessible Recreation
Offer walkable, hiker-friendly routes for enthusiasts of all skill levels.
Preserve Natural Beauty
Guide responsible use of the environment and reduce overall impacts on the landscape.
Electric Vehicles and Charging Stations
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Internal EV transportation for residents.
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EV charging stations at the ski base and the Community Marketplace.
ECONOMIC BENEFIT
$29 M TOTAL TAX REVENUE
Growing Jobs and Investing Locally
We are projecting 481 full-time equivalent positions. We expect to employ approximately 250 full-time employees and 500 part-time employees at full buildout.
We are excited about the future and cannot wait to hire many talented individuals from the local community. Positions will be available once we receive approval for our project. We look forward to supporting the growth and success of each individual.
FREQUENTLY ASKED QUESTIONS
We’re delighted to answer questions from our community. If you have additional questions or need further information, please reach out via email or our online contact form. We update these FAQs periodically to reflect the latest details.
GET IN TOUCH
We truly value your input and want to emphasize hearing from the community is our top priority. SMR is dedicated to fostering open lines of communication and creating avenues for you to share your thoughts and feedback. Your voice matters to us and we are here to listen!
We want to hear from you.
Your voice matters to us. Whether you're in support or have concerns, we’re here to listen and address what’s important to you.
We want to get to know you.
If you are interested in learning more about the project, arranging a brief presentation for your group, or simply meeting the team, we're here to do so!