Eagle County Denies Permit for Missouri Heights Equestrian Facility in Carbondale | Avant Garde Aspen Luxury Real Estate

A plan to establish a 25-stall boarding stable and a 20,000-square-foot covered riding arena in Missouri Heights has been denied by the Eagle County Board of Commissioners. The decision, announced at a meeting in El Jebel on Tuesday, cited concerns over the project’s intensity and compatibility with the surrounding residential neighborhood.

The Proposal

The proposed project, led by Annie Graber of Twin Acres LLC, sought a special use permit to operate an equestrian facility on a 101-acre parcel at 623 Fender Lane. The plan included:

• Boarding 45 horses.
• Offering training and riding sessions by appointment.
• Haying the conserved acreage twice annually to feed the horses.

Originally, the application included equestrian events such as competitions, but these were removed due to community concerns about traffic and environmental impact.

The land includes an 80-acre conservation easement managed by the Aspen Valley Land Trust, which Graber pledged not to use for grazing but intended to maintain for hay production and occasional riding.

Commissioners’ Concerns

Despite addressing issues like fire hardening, water sufficiency, and emergency egress, the commissioners determined that the operation’s scale was incompatible with the neighborhood and failed to meet the standards outlined in the Eagle County Comprehensive Plan.

• Commissioner Matt Scherr: “The intensity of this use does seem to be incompatible with what is surrounding it right now.”
• Commissioner Kathy Chandler-Henry: “The size and scope lead me to feel like it has not met the standards of the comprehensive plan. It’s a quiet neighborhood, it’s a residential neighborhood. This is a large commercial operation.”
• Commissioner Jeannie McQueeney: “I do think the intensity of this use for 45 horses is beyond really what they were considering when they wrote the comprehensive plan.”

Community Reaction

The decision follows over a year of deliberation and public debate, which included a three-hour public comment sessionin June. Residents organized under the “Keep Missouri Heights Rural” coalition, voicing concerns about:

• Increased traffic.
• Environmental and noise impacts.
• The incompatibility of a large-scale equestrian facility with the neighborhood’s character.

Supporters of the proposal pointed to the area’s ranching history, arguing that horses and agricultural use were intrinsic to Missouri Heights’ heritage long before residential developments.

The Way Forward

Following the denial, Twin Acres LLC must wait a calendar year from the resolution’s formal adoption (expected within 90 days) to submit a modified application, beginning the process anew.

A Divided Landscape

The debate over this project highlights the ongoing tension between preserving Missouri Heights’ rural character and accommodating commercial and agricultural uses. While the land’s historical roots lie in ranching, its evolution into a neighborhood of luxury homes has shifted the community’s expectations and concerns.

For now, the commissioners’ decision ensures that the quiet, residential nature of Missouri Heights remains intact, though the conversation around balancing heritage and development is far from over.