Saturday, April 27, 2024

LMJV is Correct! Future of Village at Wolf Creek is NOT a Local Issue. It's a Rio Grande Stakeholders Issue.


 Click and behold, the LMJV's Alberta Park developers' pipe dream

Image by Alex Pullen

On the VWC webpage, they tell you that the friends of Alberta Park and Wolf Creek, "are NOT your local grass-roots coalition fighting against this project."  Well, I'm out here in my rural cabin, working on my own, occasionally communicating with others - and about as grass-roots as can be, I even have soil under my fingernails right now.  

Though, it is true that this is NOT a "local issue"!

The Rio Grande River is an endangered interstate, international river, and LMJV wants to mess with its precious source waters. 

That's personal for all Rio Grande River stakeholders!

I’ve been going through San Luis Valley Ecosystem Council’s VWC legal documents and came across a letter written by Christine Canaly, Director of the SLVEC, to the USFS’s NEPA Coordinator, just over twenty years ago.  

It seems like a perfect cautionary essay (based on solid study) to start with and share with friends, including LMJV developers and USDA/RGNF powers that be.  Two decades ago, a decision was made to focus exclusively on gaining access to Leavell McCombs Joint Venture’s Alberta Park inholding, while steadfastly ignoring the varied environmental (read physical reality) concerns raised in Christina’s appraisal.

Her thoughtful constructive advice was ignored by the governmental powers that be, and LMJV salesmen alike.  That has resulted in twenty-years of squandered time and treasure with LMJV right back where they started. 

Talk about throwing good money, after bad.  Now in 2024 LMJV appears poised for victory.  Yet, one way, or the other, it will be a pyrrhic victory since these issues haven't gone away.  

Not to mention that the general economic feasibility index for such a 1980's inspired go-go dream project, and profits driver, gets thinner with every massive infrastructure damaging, global warming driven, extreme weather event eating away at the luxury market bottomline.  

Thursday, April 25, 2024

VWC Developer Gets Greenlight


 NEWS FLASH - April 19, 2024 - Alberta Park, Wolf Creek, CO.

To quote,

US District Court finds
* District court was wrong to vacate agency authorizations
* Federal Alaska conservation act (ANILCA) supports access to parcel
"The Tenth Circuit on Friday overruled a lower court and reinstated federal agencies' authorizations for a right-of-way easement to develop a ski resort village in Colorado.

A federal district court has sent the approvals back to agencies, saying they were based on the same deficient documents as previously vacated authorizations - but the US Court of Appeals for the Tenth Circuit said that decision was wrong because the agencies proposed different options for the project. ..."
_______________________________________________________

Quoting, JUSTIA US LAW:

Rocky Mountain Wild v. Dallas, No. 22-1438 (10th Cir. 2024)

Justia Opinion Summary

Under Construction - Legal Docs Chronology

 

Under Construction - No VWC - Legal Documents Chronology


Red McComb's Village at Wolf Creek - A Chronology (1986-April 2024)


A chronology of Red McCombs' Village at Wolf Creek Speculation saga based on information gleaned from the San Juan Citizens Alliance, and San Luis Valley Ecosystems Council, then we finish with a Friends of Wolf Creek review of major issues.



San Juan Citizens Alliance org


Compiled in April 2019

Compiled in September 2014



1986: Land Exchange #1

Leavell Properties requested 420 acres of U.S. Forest Service (USFS) land on the east flank of Wolf Creek Pass in exchange for 1,631 acres of degraded rangeland they owned in Saguache County. Their aim was to develop 200 residential units adjacent to the Wolf Creek Ski Area. Colorado’s then Congressman Hank Brown interfered with this process. The USFS denied the exchange due to concerns surrounding “a decrease in public values;” but two weeks later, the USFS withdrew the denial decision and, without providing a valid reason, approved the transfer of 300 acres to Leavell.


1986 - Forest Service Environmental Assessment anticipated 200 residential units

* Deemed “Not in the Public Interest”, denied Feb. 20, 1986

* Opposite decision issued March 6, 1986

  • Scenic Easement attached to the property as condition of exchange

Tuesday, April 16, 2024

Why start this 2024 No-Village at Wolf Creek series?


© citizenschallenge 2022

Albert Park meadow

Here we are in 2024 and the epic struggle to save Alberta Park, in the hydrological heart of the Rio Grande National Forest, and the Wolf Creek watershed, which feeds into the Rio Grande river, slogs on.  

Since Ryan Bidwell’s 2009 presentation, LMJV continued pursuing their land trade strategy, but friends of Wolf Creek went to court again and again, ultimately their  land-trade proposal was rejected by the courts.  Nevertheless, the RGNF rushed an approval of the developer’s access road.  Which various Friends of Wolf Creek also successfully challenged.  

In October 2022 a federal judge invalidated the Forest Service’s approval. The Forest Service appealed that decision in April 2023, with Rocky Mountain Wild filing a response brief.  In January of this year oral arguments were heard, and a ruling is expected sometime this year.

When that decision comes down, the smoldering Alberta Park issue will reignite as LMJV start warming up their bulldozers in anticipation, and it will be time, once again, for the far flung Friends of Wolf Creek to remember: 

NO Pillage of a Village at Alberta Park, Wolf Creek, Rio Grande National Forest.  

But what to do?  Especially those of us without money or connections, can we make a difference?  If you consider yourself a “Friend of Wolf Creek” how can you make a stand that matters?

I’ve been thinking about the possibility of a good old fashioned mass letter writing campaign of persuasion.  Individuals reaching out with their own unique rational reasoning and bold requests.  

We could begin with questioning why the Rio Grande National Forest powers-that-be have so consistently avoided facing the reality of the environmental concerns, and the many unavoidable damaging impacts this project would guarantee.  An attitude that is reflected in USDA-RGNF’s decidedly pro-development decisions over these past decades?

A campaign of persuasion that reaches out to all relevant stakeholders, governmental representatives and agencies, along with private entities including the McCombs’ family itself.  (somewhere near the end of this series, I intend to post a list of relevant recipients

What message?  Perhaps something along the lines of . . .

  1. Please recognize that Alberta Park is a near pristine, biologically productive, irreplaceable landscape - and the hydrological heart of that Wolf Creek watershed.
  2. This snowshed and its melt-waters feed into the already stressed Rio Grande River and deserve to be considered a treasured natural resource.
  3. Ask for help in proactively pushing for a resolution to this land speculators’ threat to the health of this precious wetlands, ancient fens resource, wildlife habitat and key migration corridor across the Great Divide.
  4. Regarding Leavell McCombs Joint Venture’s pipe dream.  Demand that USDA-RGFS reverse its decidedly pro-development blind-sidedness - towards the irreversible damages this development promises for that landscape. 
  5. Enlighten RGNF & people in general on the impracticality of a for-profit development scheme, being able to provide the large array of expensive municipal services that a viable small town requires.  For instance, who’s going to pay for and staff a high elevation medical clinic, considering the 10,300 foot elevation of this particular dream town of thousands?
  6. Ask USDA-RGFS to redirect their focus on efforts towards accommodating a way of returning the control and protection of Alberta Park, to the Rio Grande National Forest (from whence it was snatched back in 1986.).
  7. This started as a go-go 1986 strategic speculators' land-trade scheme that went bust because of greed and rampant dishonesty - Can we please strive to finish with another land-trade, one that allows LMJV to repair a grievous wrong against the National Public Trust, by returning Alberta Park in exchange for another more realistic parcel.  There’s nothing but bruised egos standing in the way of such a resolution.

I believe that We The People have a right to assert our claim upon this Alberta Park parcel of land.  Land that was underhandedly ripped away from the Rio Grande National Forest in 1986.  It deserves to be returned to the protection of the Rio Grande National Forest and our American legacy.  Let it continue being the pristine constructive biologically productive member of the RGNF and the Rio Grande River source waters landscape, that it has always been.  

For my part, I’m hoping to spend the next couple months, supporting my above assertions with a series of posts that will bring together the factual details and hopefully help inform some curious Friends of Wolf Creek, along with newbies to this issue.


Thank you,

Peter


PS. Please understand I am simply an individual off in rural Colorado, doing my thing and hoping it might be a constructive part of this effort to save Alberta Park, and ultimately get it back under protection.  If you want do something, please be sure to contact one of the organizations that have been doing all the heavy lifting.



© citizenschallenge 2022


Friday, April 5, 2024

(3of3) Village at Wolf Creek, Ryan Bidwell 'the early years' 2009

Ryan Bidwell’s informative VWC backstory, given in Pagosa Springs back in 2009, at about the end of the first LMJV epoch, and the beginning of Red McCombs' land swap epoch, which ended a couple years ago.  I've transcribed the talk and added some important links where appropriate.  


This problem will flash back into the limelight once the Court hands down its decision and Leavell McCombs Joint Venture announces it's updated development plans for their high altitude luxury village on top of Alberta Park the hydrological heart of the Wolf Creek watershed. 

===================================================


Wolf Creek Village Presentation from Colorado Wild -- Part 7

Ryan Bidwell - (7/9)



Oct 22, 2009:  Ryan Bidwell, Executive Director of Colorado Wild, provides his group's position on the proposed Village at Wolf Creek. 

Filmed by D. West Davies  (AllThingsPagosa.com/), and of Jim Smith Realty at the Riverwalk Cafe in downtown Pagosa Springs.


Colorado Wild joined with the Center for Native Ecosystems and are now 

Rocky Mountain Wild

 

Wednesday, April 3, 2024

(2of3) Village at Wolf Creek, Ryan Bidwell 'the early years' 2009

Ryan Bidwell’s informative VWC backstory, given in Pagosa Springs back in 2009, at about the end of the first LMJV epoch, and the beginning of Red McCombs' land swap epoch, which ended a couple years ago.  I've transcribed the talk and added some important links where appropriate.  


What follows is part two of a three part series and it's intended to help inform a younger generation about this decades old unresolved issue.  A problem that will come back into the public limelight once the Court hands down its decision regarding the access road in the next months.

===================================================


Wolf Creek Village Presentation from Colorado Wild -- Part 4

Ryan Bidwell - (4/9)



Oct 22, 2009:  Ryan Bidwell, Executive Director of Colorado Wild, provides his group's position on the proposed Village at Wolf Creek. 

Filmed by D. West Davies  (AllThingsPagosa.com/), and of Jim Smith Realty at the Riverwalk Cafe in downtown Pagosa Springs.


Colorado Wild joined with the Center for Native Ecosystems and are now 

Rocky Mountain Wild

Tuesday, April 2, 2024

(1of3) Village at Wolf Creek, Ryan Bidwell 'the early years' 2009


I intend to produce a series of informative write-ups dedicated to explaining why allowing LMJV to bulldoze a luxury "Village at Wolf Creek" into Alberta Park (~10,300’), - the hydrological heart of the Wolf Creek watershed in the Rio Grande National Forest - is inviting irreparable environmental damage, along with their own business failure, resulting in region wide unintended financial burdens.  


The evidence will argue that it’s in everyone’s best interest (including potential naive investors) to preserve this high elevation hydrological heart of the Wolf Creek watershed, which flows into the much beleaguered Rio Grande River, to leave it alone.  


I recognize I’m a life long unabashed tree-hugger, so it’s self-evident to me.  That’s why I’m going to make a point to minimize my own opining, and to allow the efforts of various authorities and experts to do the explaining.  


Since I've long been impressed with Ryan Bidwell’s informative 2009 backstory, given in Pagosa Springs, at about the end of the first LMJV epoch, and the beginning of Red McCombs' land swap epoch, which itself ended a couple years back - I've transcribed the talk.  


What follows is a three part series, each featuring three (10ish minute) segments and a transcription that I annotated with links to further details where appropriate.


======================================================


Wolf Creek Village Presentation from Colorado Wild -- Part 1

Ryan Bidwell - (1/9)



Oct 22, 2009:  Ryan Bidwell, Executive Director of Colorado Wild, provides his group's position on the proposed Village at Wolf Creek. 

Filmed by D. West Davies  (AllThingsPagosa.com/), and of Jim Smith Realty at the Riverwalk Cafe in downtown Pagosa Springs.


Colorado Wild joined with the Center for Native Ecosystems and are now 

Rocky Mountain Wild