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.