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HomeMy WebLinkAbout1.02 JVAM Conformance to Comp Plan A Mountain Law Firm Aspen Buena Vista Carbondale Basalt Glenwood Springs PO Box 878, Glenwood Springs, CO 81602 P 970.922.2122 F 970.315.4107 Chad J. Lee, Esq. P.O. Box 878 Glenwood Springs, CO 81602 chad@jvamlaw.com D: 970.893.8242 November 30, 2022 Sent via Email Garfield County Community Development 108 8th Street Glenwood Springs, CO 81601 Re: Flying M Ranch PUD 2022 Comprehensive Plan Analysis Dear Glenn: Below is an analysis of the Garfield County Comprehensive Plan with respect to the Flying M Ranch PUD 2022 Application. A. Consistency with Garfield County Comprehensive Plan The proposed PUD is consistent with Garfield County’s Comprehensive Plan, which incorporates the Glenwood Springs comprehensive plan because the site is located within the City’s Urban Growth Boundary (UGB). Under Garfield County’s Comprehensive Plan, UGBs are the “preferred locations” for growth that would require “urban level” facilities. (GarCo Comp, Page 10). Additionally, the Garfield County Comprehensive Plan requires that, at least within UGBs, the individual project be consistent with local land use plans. On the other hand, if this site were outside of the City’s UGB, Garfield County’s Comprehensive Plan would seek to retain a “rural” character. Therefore, because this site is within the City’s UGB, the Garfield County Comprehensive Plan encourages urban level development to take advantage of the existing infrastructure and utilities already existing adjacent to the site. (GarCo Comp, Page 10). • “VISION FOR GARFIELD COUNTY. Garfield County is dedicated to managing growth to dedicated Urban Growth Areas and other areas that can accommodate growth cost effectively, in order to create thriving communities while promoting a diverse, sustainable and healthy economy, protecting wildlife, maintain or improving the quality of our natural environment, and preserving the county’s rural and western heritage.” (GarCo Comp Plan, Page 9). A Mountain Law Firm PO Box 878, Glenwood Springs, CO 81602 P. 970.922.2122 F. 970.315.4107 2 • “This Plan recognizes existing municipal plans and strongly supports and encourages infill and redevelopment of existing communities. These growth areas are the preferred locations in Garfield County for growth that require urban level services. They are also the preferred locations for commercial and employment uses that can take advantage of supporting infrastructure and a close by client base that reduces travel demands.” (GarCo Comp, Page 21). Below is a discussion of consistency with the Glenwood Springs Comprehensive Plan. B. Consistency with Glenwood Springs Comprehensive Plan Because the proposed PUD is within the City of Glenwood Springs’ UGB, Garfield County defers to the City of Glenwood Springs Comprehensive Plan for guidance. The City’s Comprehensive Plan defines the UGB as: • “The Urban Growth Boundary represents an area that can support urban-level development. Urban development is characterized by densities typical of urbanized areas and by the types of services required to support that development such as water, wastewater, roads, police and emergency services, and other similar services. …. Although this area lies outside of the city and is subject to Garfield County land use requirements, according to the Garfield County Comprehensive Plan, development and land use within the Urban Growth Boundary should be consistent with the future land use objectives of the municipality.” (GWS Comp Plan Page 20, emphasis added) 1. Density Neither Comprehensive Plan defines what constitutes “urban level” density. But, the Garfield County Code allows a density of up to 15 dwelling units per acre where there is access to public water and sewer systems. (GCLUR § 6-401(C)(2)(a)). This PUD will connect into the Roaring Fork Water and Sanitation District public water and sewer systems, and is therefore appropriate for up to 15 dwelling units per acre. The maximum residential density within this PUD is 5.6 dwelling units per acre. Therefore, it represents a reasonable density appropriate for the transition area between UGB and Garfield County jurisdiction. 2. Housing The City’s Comprehensive Plan contains several provisions encouraging the creation of attainable housing. The lack of affordable and attainable housing in the Glenwood Springs area has been an issue for decades. A Mountain Law Firm PO Box 878, Glenwood Springs, CO 81602 P. 970.922.2122 F. 970.315.4107 3 Diverse Housing Stock (GWS Comp Plan, Page 72) • “It is important to create a community in which people can live, work, play and raise a family. Since 2000, jobs have increased at nearly twice the rate of housing units. This has led to a greater imbalance between jobs and housing and to increased commuting and traffic congestion. To create a sustainable community with the characteristics desired by current residents, it is necessary to increase the supply of housing relative to employment.” Strategic Housing Plan, 2010 • The City encourages a variety of housing types, sizes and costs throughout the community and in each neighborhood. A variety of housing types will create the opportunity for households with diverse characteristics.” Like the City’s Plan, Garfield County’s Comprehensive Plan encourages a diverse stock of housing available to a variety of incomes (Garco Comp, Page 41). The County’s Plan states that housing should be located near existing infrastructure and amenities so that families can “live, work, and play in their communities.” It also sets a goal to “bring about a range of housing types, costs, and tenancy options.” Additionally, the Plan encourages attainable housing in the Roaring Fork Valley that which is closer to upper valley work without having to pass through the traffic bottleneck of Glenwood Springs. The Flying M Ranch PUD will provide a diverse stock of housing. Rather than creating 1-2 acre lots with large homes, this PUD will result in a diversity of housing types including 12 townhomes exclusively for Riverview School teachers, 4 affordable townhomes for workers qualified through the Garfield County Housing Authority, 10 worker dwelling units in the commercial and industrial parcel, 146 two-story townhomes, 8 home sites with ADUs as a part of the single-family residential zone, a 12 bed hospice home providing a quiet space for patients and their families in the only designated in- patient palliative care program in the Roaring Fork Valley, and 2 worker dwelling units for the hospice home. Indeed, the PUD contains an incredible potential for a diversity of housing types. The Flying M Ranch PUD is also subject to Garfield County’s Inclusionary Housing obligation, which requires 10% of units to be developed as Affordable Housing Units as defined by the Garfield County Code. Based on 146 free market townhomes and 8 free market lots, this project is required to have 16 Affordable Housing Units. The Flying M Ranch PUD is proposing that 12 townhomes be developed as housing units for teachers which will be owned and operated by the Roaring Fork RE-1 School District, and 4 affordable townhomes for workers qualified through the Garfield County Housing Authority. Additionally, the Glenwood Springs Comprehensive Plan encourages the creation of rental opportunities: A Mountain Law Firm PO Box 878, Glenwood Springs, CO 81602 P. 970.922.2122 F. 970.315.4107 4 Ensure Rental and Ownership Opportunities. • “Both homeownership and rental opportunities are needed because not every member of the workforce wants to purchase a housing unit. To maintain the existing ratio between rental and ownership units into the future, a percentage of homes built for occupancy by residents should be for rent. Different types of dwelling units – apartments, duplexes, and single-family houses – should be available for rent at affordable rates. …” Encourage Greater Variety in Housing Types and Prices. • To meet the diverse housing needs of Glenwood’s current and future population, an increase in range of housing types and price levels is needed. A greater range of housing types will enable the City to better meet the needs of young adults that wish to stay in the community, a greater number of our workforce, and those who no longer wish to maintain large properties (seniors, empty-nesters, weekend warriors). Encourage a Mix of Densities and Unit Types within New and Redevelopment Projects • “… [T]he City should encourage a mix of densities and unit types. A benefit of mixing densities and unit types is that it allows families and individuals in different life stages … to co-exist in neighborhoods. It permits families that have established long-term ties to a neighborhood or location to find larger and/or smaller homes as they change life stages without having to move to another part of town.” Again, the Flying M Ranch PUD is proposed to provide a variety of housing types, including for-sale and rental opportunities. 3. Development South of Glenwood Springs Within Its UGB According to the Glenwood Springs Comprehensive Plan, the area south of town has been “under-utilized’ and has the potential to include “higher density” residential uses, at least higher than the “large lot residential subdivisions” approved by Garfield County south of town. In order words, the City and the County desire higher density housing options and types within the City’s UGB. The Comprehensive Plans for both jurisdictions specifically advise against large lot residential subdivisions. South of Town. (GWS Comp Plan, Page 123). • South of Glenwood Springs, there are several vacant and/or under-utilized parcels that have potential to include at least some portion of higher density residential uses and/or a mix of uses.” (Page 78, emphasis added). A Mountain Law Firm PO Box 878, Glenwood Springs, CO 81602 P. 970.922.2122 F. 970.315.4107 5 • “Over the past 2 decades, a number of large lot residential subdivisions have been approved by Garfield County in the areas south of town. The Urban Growth Boundary has been expanded to include the most proximate parcel of land in this area, to better help shape the form and impact of future development.” (Page 123, emphasis added). 4. Economic Development Both Comprehensive Plan encourage economic development. Economic Development (GWS Comp Plan, Pp 49–51) • Values and Vision for Economic Development • Influence of mining, oil and gas, and construction related industries has made City susceptible to boom and bust economic cycles. “Therefore, City must work to further diversity its economy in order to minimize the impacts of the boom and bust cycle.” • “City should continue to make improvements that enhance the community’s quality of life and that make Glenwood Springs a place that is attractive for new businesses and their employees.” • “Good jobs are provided by good employers. Good employers will locate in communities where they and their employees will want to and can afford to live.” • “Options immediately adjacent to the City limits and within the Urban Growth Boundary should also be examined for the ability to accommodate business and industry.” • Encourage Housing • “In recent years, the high cost of housing has likely deterred businesses from locating in the city. The City should continue to encourage the development of affordable and attainable housing, especially multi-family and rental units, as recommended in the Strategic Housing Plan.” From the City’s Comprehensive Plan, it is clear that housing and economic development are intertwined. This PUD will create workforce housing, which will encourage businesses from locating in the City. Additionally, by creating a place for a much-needed Hospice facility, and potentially a long-term care facility, the PUD will further encourage Glenwood’s burgeoning health care industry. 5. Recreation, Open Space, and Trails Garfield County’s Comprehensive Plan recognizes the value of open lands, recreational opportunities, parks, trails, and rivers. Access to these amenities contributes to quality of life, and is important to County residents and the tourism sector of the local economy. A Mountain Law Firm PO Box 878, Glenwood Springs, CO 81602 P. 970.922.2122 F. 970.315.4107 6 • Goals Where appropriate, new residential development provides recreation opportunities for residents that are appropriate to the density and type of development or that contributes land and/or funding to a county-wide trail and recreation system.” (GarCo Comp Plan, Pp 43). The proposed PUD contains a public river walk trail, accessible during all daylight hours. It will provide an incredible recreational amenity for all County residents, and provide valuable river and fishing access in an area that otherwise would be private property. 6. Conclusion. With its diversity of housing stock, employment and economic opportunities, and recreational amenities, the Flying M Ranch PUD responds to the goals and needs expressed in both the Garfield County and Glenwood Springs Comprehensive Plans. Rather than proposing single family homes on large lots, the PUD has the opportunity for apartments, townhomes, condominiums, single family homes, and end of life care. It will also provide much-needed attainable and affordable units for the RE-1 school district. In this way, it not only meets the needs of the community, but also meets the intent of the Comprehensive Plan. JOHNSTON | VAN ARSDALE | MARTIN, PLLC __________________________ Chad J. Lee, Esq.