Embedded Files
Read the Presentation Given at the Blue Lake Annual Meeting
Pending major developments—including El Jebel Crossing and The Fields—have submitted applications under the existing (legacy) 1041 regulations which ensure thorough oversight.
The updated code would exempt The Fields and El Jebel Crossing from this thorough oversight. We support these subdivisions adhering to the existing 1041 regs due to the rigorous regulatory safeguards to preserve land, water, and community infrastructure against high-impact development.
READ OUR QUESTION TO THE LAND USE CONSULTANT ABOUT 1041 REVIEWS BEING EXEMPTED FOR SUBDIVISIONS.
El JEBEL CROSSING and THE FIELDS HAVE APPLIED UNDER THE EXISTING (OLD) 1041 REGS. BECAUSE THEY SUBMITTED THEIR APPLICATIONS BEFORE THE NEW CODE APPROVAL, the existing (old) code will apply to their application. UNLESS they withdraw all and resubmit AFTER the new code is enacted. (We've requested a waiting period to avoid this)
CONCLUSION: If El Jebel Crossing is required to comply with the 1041, subdivision standards, and variance requirements of the existing land use code (their applications appear to do this), the Public will have a guaranteed voice regarding the environment, water and TRAFFIC!
For El Jebel Crossing and the Fields, Save Mid-Valley likely has no issue with the revised 1041 Standards. AS LONG AS what Todd said in the Q and A is true, and The Fields and El Jebel Crossing are held to the existing reviews and standards for their applications. WE HAVE MORE RESEARCH TO DO.
READ OUR Q & A about the new 1041 REGS with the Eagle County Land Use Code Consultant, Todd Messenger. Summary below.
This review examines the discussion between Susan Sullivan and Todd Messenger regarding the removal of 1041-level reviews for subdivisions and Planned Unit Developments (PUDs) under the proposed land use code, highlighting how Susan's core concerns were addressed.
1. Landscape Fragmentation and Density Control
Susan’s Concern: Exempting subdivisions and PUDs from 1041 review removes a critical filter for massive developments, potentially lowering environmental, water, and traffic standards and increasing landscape fragmentation.
Todd’s Response: Todd countered that the new code provides stronger protection through rigorous base zoning rather than 1041 red tape:
Urban sprawl zones have been largely eliminated, with Residential Estate (RE) districts requiring 10, 20, or 35+ acres per unit to prevent further subdivision.
PUDs cannot be used to circumvent base rules or create standard residential subdivisions; applicants must prove their proposal is "truly extraordinary."
How it was addressed: Todd directly addressed the concern by embedding strict density and PUD limitations directly into the code structure, though Susan maintained reservations about losing the broad oversight of 1041.
2. Infrastructure and Traffic Impacts
Susan’s Concern: Without 1041 review, the county lacks sufficient coverage for major infrastructure and traffic impacts.
Todd’s Response: Todd assured Susan that traffic studies are explicitly mandatory under the proposed code. If a development generates impacts, developers are legally required to make necessary infrastructure improvements or have their project denied.
How it was addressed: Fully addressed through mandatory code requirements and coordination between the Engineering Criteria Manual and the land use code, with the caveat that effectiveness will be proven as applications move through the new process.
What's the next step? October 27, 2026 LUR-009633-2026 | 1041 Permit Regulations Amendment Adoption Hearing link:
Submit public comment email: ECLURproject@eaglecounty.us
Read the CORA response on El Jebel Crossing received September 28, we've received all application updates. Stay tuned at savemidvalley.org
We need to make sure El Jebel Crossing and the Fields are NOT Excluded from their 1041 review.
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