Board of County Commissioners Land Use Meeting - 2026-03-12
Meeting Intelligence Preview
Meeting Summary
The Board of County Commissioners approved a rezoning from A-1 to A-3 for a 40-acre parcel at 32nd and 33rd Lanes owned by Premier Homes Inc. to enable a conservation subdivision with 17 one-acre lots. The board also approved a 3-megawatt community solar facility (Waxwing Solar) on 18 acres east of Baculite Mesa Road, and granted a special use permit for Riverstone Academy to operate a private K-5 school at 1950 Aspen Circle in a light industrial zone, despite the Planning Commission's recommendation of denial citing truck traffic safety concerns.
Key Decisions (5)
Rezoning at 32nd/33rd Lanes for Conservation Subdivision
Map amendment MA-25-18 approved to rezone 40 acres from A-1 (large agricultural) to A-3 (small agricultural) for Premier Homes Inc. (Nick Panunzio). The rezoning enables a future conservation subdivision with 17 one-acre lots while preserving 60% of the land as a conservation commitment. Current use is irrigated hay for Fabrizio's horses.
Waxwing Solar 3MW Community Solar Facility
10-41 permit SLI-25-2 approved for Sunshare LLC/Waxwing Solar LLC to construct a 3-megawatt community solar facility on approximately 18 acres of a 35.638-acre parcel east of Baculite Mesa Road, interconnecting to Black Hills Energy distribution system at the airport industrial substation. Project will serve approximately 750 homes with expected $300,000 annual savings to subscribers.
Riverstone Academy Private School Special Use Permit
SUP-26-1 approved for Chris Pasternak on behalf of Riverstone Academy and General Wolfe LLC to operate a private K-5 educational facility on 1.27 acres at 1950 Aspen Circle in Blende area, light industrial zone. Planning Commission had recommended denial citing truck traffic safety concerns. Staff recommended approval. School limited to approximately 45 students.
Declaration of Abandonment HSEP 19-3
Consent agenda approval declaring abandonment of special use permit HSEP 19-3 for Michael Borkowski/Community Power Group LLC as the approved use was never established.
FONSI Determination for NextEra 345kV Transmission Line
Administrative FONSI (Finding of No Significant Impact) determination by Planning Director for NextEra Energy's 2.6-mile 345kV transmission line to interconnect Highland Solar battery energy systems to Excel Energy Samsung stub substation on Boone Road. No 10-41 permit required. Discussion item only, no board action required.
Zoning Changes (1)
32nd and 33rd Lanes, 40-acre parcel
Premier Homes Inc. (Nick Panunzio)
Development Activity (4)
Premier Homes Conservation Subdivision
17 one-acre residential lots with 60% conservation commitment (approximately 24 acres preserved). Currently irrigated hay land.
Waxwing Community Solar Facility
3-megawatt community solar facility on 18 acres within 35.638-acre parcel. Interconnects to Black Hills Energy distribution. 3-5 month construction timeline. Serves approximately 750 homes.
Riverstone Academy Private School
Private K-5 educational facility on 1.27 acres in light industrial zone. Maximum capacity approximately 45 students. Includes Friday skills outreach program.
Highland Solar Project
Solar project with associated 2.6-mile 345kV transmission line to sandstone substation. EPC contractor is Moss Solar.
Market Signals (5)
Housing Demand
Conservation subdivision model being tested as compromise between agricultural preservation and residential development, allowing 40% development while preserving 60% as conservation easement.
Infrastructure
Saint Charles Mesa area experiencing tripled traffic due to water fill station installation, with concerns about one-lane bridge capacity on South Road.
Commercial Demand
Community solar projects targeting Black Hills Energy customers represent localized renewable energy investment staying within Pueblo County rather than being exported.
Sentiment
Strong emphasis on local labor requirements for solar projects, with commissioners requiring monthly hiring reports and encouraging relationships with labor unions including LiUNA.
Other
County building department reporting $337,619 revenue collected, exceeding operational costs by approximately $93,000, demonstrating self-sustaining division model.