Teller County approves special-use permit for Pikes Peak Ranch after debate over traffic, wildlife and noise

The Teller County Board of County Commissioners voted 3-0 on Sept. 10 to approve a special use permit allowing Pikes Peak Ranch to operate as a resort event center and wedding venue and to pursue a 20-year, three-phase expansion that could add up to 12 cabins and an administrative building.

Planning staff recommended approval with conditions after reviewing referral agency comments and a trip-generation memo. Colton, the planning presenter, told the board the busiest day at full build-out is projected to generate about 70 trips per day — below Teller County's 99-trip threshold — and described required conditions addressing water augmentation, septic permitting, electrical easements, exterior lighting, time-limited phasing and auditing under the county's Land Use Regulations.

Applicants Jack and Mariah Hoseley said they plan to operate the 146-acre property as a low-impact rural resort and reiterated commitments to habitat stewardship and fire mitigation. "We are Jack and Mariah Hoseley, owners and operators of Pikes Peak Ranch," Jack told commissioners, describing ongoing restoration work and community programs the ranch hosts. He said the ranch already enforces no-roadside parking, uses shuttle services for larger events and employs perimeter decibel monitoring to limit noise.

Opponents raised concerns about traffic on nearby roads, wildlife impacts and disclosure to neighbors. Deborah Bruner, who lives on West Creek, told the board she and other neighbors want an independent traffic study and said local roads could see far more weekend vehicle use than the memo projects. Other speakers, including former owner Gary Bisky, urged restraint but supported the application as consistent with historic use.

Commissioners stressed the role of conditions and auditing in enforcing the permit. After discussion, Commissioner Williams moved to approve the resolution as written; Commissioner Campbell seconded. The clerk recorded a unanimous roll-call vote of "Yes." The approved resolution (09102026-26) includes specific conditions that tie future phases and occupancy to compliance with state and local permits, water augmentation requirements and building-department determinations.