HomeMy WebLinkAbout1.03 Project Description, Narrative & Impact AnalysisJordan Architecture Inc.
PO Box 1031 Glenwood Springs, CO 81602 970-618-6690
email: bradjordanarchitect@gmail.com
website: jordanarchitecture.com
4 November 2022
Garfield County Planning Department
Attn: Glenn Hartman
RE: Westbank Ranch Maintenance Building
Blue Heron Properties, LLC
Parcel #2185-3554-23-007
Glenn,
This letter serves as a narrative & impact analysis of the aforementioned project and site.
The existing structure was previously used as a ‘club house’ for the Westbank Ranch Golf Course,
which has been relocated across County Road 109 at the Ironbridge Golf Course, which maintains and
manages the old Westbank Golf Course and current Ironbridge Golf Course.
The existing structure still uses the lower level for golf course maintenance equipment, while the upper
floor was designed with offices and common space that is no longer relevant to the day to day
operation of the golf course.
The Client would like to convert the upper level into 4 employee housing units that will house some of
the golf course maintenance staff. The proposed development consists of 3 – 2 bedroom units and 1 –
1 bedroom unit. The conversion of this space proposes legal fire separations between the units and
between the lower and upper floors. The proposal will also include the installation of fire sprinklers as
required for this type of mixed use development
The site parking, grading/drainage, and landscaping already exist and no changes are planned. The
parking lot is adequate for the proposed changes with 24 standard and 2 handicapped parking spaces.
The proposed development will have minimal impact on the neighborhood, as the original use had far
greater traffic from the neighborhood and beyond. The goal is to provide affordable employee
housing for the golf course employees/families so they can reside close to work and be immediately
available for golf course operations.
The original development and use of this existing structure was as a club house, with high daily traffic
when the golf course was playable. This is evident with the number of parking spaces (26) provided.
The use change to 4 employee housing units will generate far less traffic and be less impactful from the
previous/current use. The traffic generated by a 9 hole golf course where the course opens at 7am and
an average round of golf taking 2 hours, with a minimum of 6 rounds of golf played each day and a
maximum number of 4 persons at each hole of the course, you could have 216 people playing golf in
one day. With 4 employee housing units, where each employee unit has 2 cars, the amount of vehicle
trips would be around 16-24 trips a day, versus up to 216 trips. Granted, a golf course in this area is
open 8 months of the year on average, yet the number of trips generated by a golf course would be far
more than a 4 unit housing project over a 12 month period. And, the housing units are intended for
the employees of the golf course, who work and maintain the golf course over an 8 month period.
IMPACT ANALYSIS (Section 4-203):
4-203 A: The required professionals have been retained to provide the necessary services for this
project. Due to the extent of the development, which is reallocating the existing clubhouse structure
for employee housing, there is no need for any other professionals besides the architect.
4-203 B: The General Application Materials have been included in this submission.
4-203 C: A Vicinity (multiple) map has been included in this submission.
4-203 D: A Site Plan has been included in this submission.
4-203 E: A Grading and Drainage Plan is not necessary, as there is no work being proposed beyond the
existing building structure.
4-203 F: A Landscape Plan is not necessary, as there is no work being proposed beyond the existing
building structure.
4-203 G: The Impact Analysis is very limited in regards to this Land Use Change request. The existing
structure was a clubhouse with adequate parking. The new use will be as employee housing for the
existing golf course, and continued use of the lower level, which houses golf course maintenance
equipment. The surrounding uses are residential and therefore, converting the existing clubhouse to
employee housing will fit within the neighboring uses. There are no other Impacts associated with the
proposed development.
4-203 H: This section is not applicable.
4-203 I: This section is not applicable.
4-203 J: This section is not applicable.
4-203 K: This section is not applicable.
4-203 L: A Traffic Study isn’t necessary. The previous use of the existing clubhouse structure generated
a great deal more traffic than the proposed 4 unit employee housing. There are currently 26 parking
spaces. The proposed development is 7 total bedrooms where if each bedroom had 2 cars, only 14
parking spaces would be necessary, and is 54% of the existing parking spaces. Additional hypothetical
information is provided above in this narrative.
4-203 M: The existing structure has been furnished by water since it’s inception and documentation
has been provided in this submittal that demonstrates that water will continue to be served to the
proposed development.
4-203 N: There is a current OWTS system that is being evaluated, and we would like to defer any
further inspections until we receive approval (condition of approval) if possible.
4-203 O: This section is not applicable.
ARTICLE 7 OF THE LAND USE CODE:
7-101: Currently zoned as Residential Suburban Density and not part of the Ironbridge PUD, the
proposed development will add much needed employee housing in the area for this golf course. The
existing structure sits in the middle of light density custom residential homes on a golf course.
7-102: The proposed development & land use change meets the general conformance with the
County’s comprehensive plan through the application for much needed employee housing.
7-103: The proposed development is completely within an existing structure, so there will be no
change to the scale and nature of the development. The proposed use of housing is compatible with
the neighboring residential development.
7-104: A ‘letter to serve’, in regards to water service is provided with this application. The existing
structure is currently served. The existing structure has 4 sinks/lavatories, 4 toilets and 2 urinals. The
proposed change of use will have 13 sinks/lavatories and 5 toilets.
7-105: The central water distribution currently exists and the proposed development will add 8
plumbing fixtures to the existing structure. The current OWTS system is being inspected, evaluated,
and designed to accommodate the proposed change of use. We would like to defer any additional
work until we receive approval (condition of approval) if possible. A submittal waiver has been
provided as part of this submission
7-106: The existing structure has utilities to and in the structure. The electric service will be evaluated
for adequacy of the proposed development. There will be no gas service to the proposed employee
housing units.
7-107: The existing access and roadways have been in use for over 50 years. Based on the original use
as a club house and the proposed use of 4 apartment units, the road impact will be lessened
substantially. The current access road width is 22’ with 2 access points into the parking lot. 12 parking
spaces can be accessed directly from the road, which increases the road by nearly 20’ in this area.
7-108: There are no natural hazards associated with the site, and the existing structure is remaining ‘as
is’.
7-109: The proposed change of use will require the existing building be sprinkled with a fire
suppression system, as required by the building code for a mixed use building of this type.
7-201: This section is not applicable, as the existing building is within an Residential Suburban Density
zone district with bylaws and covenants
7-202 through 7-207: These sections are not applicable, as the proposed change of use is w ithin an
existing structure that will be remaining ‘as is’.
7-208: Any and all modifications to the OWTS system will require revegetation to these areas. This will
be done to blend in with the existing adjacent vegetation. A landscape plan and revegetation
schedule/notes will be submitted with the OWTS requirements as any re-design of the system occurs.
7-301: The proposed development will be within an existing compatible structure with minimal
exterior changes to the structure. The only potential exterior change will be incorporating legal egress
windows, if necessary. If so, these windows will be installed within the existing openings.
7-302: The required parking for this change of use is 2.5 spaces times 4 units, or a total of 10 parking
spaces. There are currently 24 standard and 2 handicapped pa rking spaces on the site.
7-303: The current landscaping is intended to remain as is and without any changes.
7-304: No additional exterior lighting is proposed. All existing exterior doors are being retained and
have legal access lighting at each door, which serves each employee housing unit.
7-305: There are multiple areas for snow storage and have been indicated on the site plan.
7-306: This section is not applicable, as the proposed change of use is within an existing structure.
Divisions 4 – 12 of Article 7 have been reviewed and they do not apply to this project.
Mineral Rights:
The Warranty Deed as well as reviewing the legal description through the Garfield County Clerk &
Recorders website of documents provided NO mineral rights owners.
Please feel free to contact me with any questions.
Respectfully submitted,
Brad Jordan
Brad Jordan
Principal Architect