Oh really?
This time I would like to call the order of
the August 26, 2026 meeting of the Garfield County Planning
Commission. Brooke roll call, please. Reed Jolly? Here. Kohlberger.
Here. Eric Brad? Here. John Kerson. She's Lammy. Here. Mike
Daimler. Steve Kyle? Here. Cambol Blazer.
Loud. Yep, I'm like. Very good, thank you. I see
we have a quorum so we can proceed. Tonight's public
hearing is for a rezoning from rural to PUD and
a major subdivision sketch plan review. For the Mitchell Creek
Community PUD located at 50235 Highway 6 and 24. Glenwood
Springs, Colorado 81601. Project involves parcels number 21.
Same thing ending in 73 and 77. Her presenter on
this hearing tonight is John Laborne. Burked just reminded me
that you have approval of minutes, Mr. Chairman. Oh yes.
Lately I've had that problem. In front of you, sorry
that they're so late. All right, so the first agenda
item is to prove them in itself. Thank you. Is
any additions deletions or corrections to the minutes. I'm very
emotionally improved. Is there a second? I'll second. It's been
moved in second. Voice vote, all in favor say aye.
Aye. Aye. Same sign. Motion caring. Now we can move
on. I'm not going to repeat the parcel numbers. Our
meeting tonight is Representative Tonight is John Laborne and you're
here. And I assume you are ready. Right? Yes, sir.
And our applicant tonight, I believe is Nell's, Cotter and
Andrew Settle. And are you here? So please come forward.
And take a chair and introduce yourselves. If you have
anyone else that's going to join you other than the
two of you.
Hi everyone. It's a privilege to be here. My name
is Needles and we're really excited to. Talk about this
project. I believe our presentation is after your presentation, correct?
Perfect. So very excited to see you for joining us.
Like all commission public hearings. Tonight's public hearing will consist
of nine segments in the following order. First, I will
swear everyone in that's going to speak tonight, that staff,
that's public. Then we'll go out and we'll check noticing.
Make sure we have the noticing proper. We may have
an issue about that, I think. Then staff will introduce
exhibits. I think we have 18. Let's serve more. Then
we'll go out to the staff for their presentation. Following
that, we'll give the information a chance to ask questions.
For the staff or council, then we'll go out to
you for your presentation, the applicant. After that, we will
go out and see if there's public comment. And if
so, we'll take a quick comment until someone wants to
talk. Ultimately, we'll close public comment, and we'll come back
to our group and the evidentiary portion of the meeting
to discuss how we want to proceed. So that's the
nine steps. That we're going to follow. Before I convene
the hearing, we need to complete the swearing end process.
So. Anyone that's going to speak, do you raise your
right hand. Do you swear or affirm underpitative law. That
the statement or evidence that you are about to give
before the commission shall be the truth, the whole truth,
and nothing but the truth. And if so, please say,
I do. I do. Well, I proceed. This is a
sketch plan. In addition to the other rezoning issue. We
are tasked with reviewing the sketch plan to determine if
the plan complies with the applicable standards. And John will
probably fall ascend further. And is in general performance with
the comp plan. We will not be taking any formal
action on the sketch plan. We'll just be giving comments
or feedback that might help you as you move forward.
And, uh. Of course, we're not the final authority on
anything like this anyway. So on the, um, rezoning issue.
That will have to go on to the board accountant
commissioners. Regardless of how we proceed. So. With that, I
believe we're ready to discuss notice. How do we do
unnotici? Have fun. Issue. But I would like to enter
one more exhibit. Prior to that. So that would be
exit or exhibit, sorry. Exhibit 18 have in front of
you, the waiver of public notice provided by that applicant.
To the property owner that had a typo in the
notice that was sent to him, but he did receive
it. So. Our cove does not. Have a waiver provision.
Of notice, but there is the. Constructive notice provision. If
you feel like they've met the constru. Provision, you. Can
move forward. And just early. Is where they're negotiating. So
how does the commission feel about this? You think this
is constructed notice. That is signed. Dated. Mr. Chairman, I've
got some comments. That place gives you. Okay. Yes, of
course. It's probably overkill, but I just want to make
a record here so that you guys feel comfortable making
this finding if that's what you want. But, um, we
accidentally transposed a number with 6874 versus 6875 Highway 82.
The Maryland went out and we didn't get the return
and sell 28 days before the hearing. And so, um,
we didn't do that. First, the code requires that we
show proof notification or attempted notification, which is what we
did in good faith. Second, the code treats this as
a minor defect and not a jurisdictional bar. That's 4101
E5. It says minor defects and notice shall not impair
the notice or invalidate proceedings. Third, we published in the
newspaper and posted. And so the public at large has
noticed. And fourth and most importantly, uh, the landowner had
actual knowledge of our application. Well before 30 days before.
The owner of the land that we were manning this
is an entity called MMMEWGLLC owned by Mark Ruled Sr.
Mark. And these two have been working together for months,
um, for water supply out there. So he knew completely
what was going on out there. Um, Mark signed the
waiver that you have in front of you. And so
nobody was prejudiced. So we would ask that this commission
make a formal finding that there has been substantial compliance
with the notice requirements. And Mark's on line too. Kelly,
any additional comments. Just your decision whether constructive notice has
been. Good to go. Yeah. All right. With that then
we shall proceed. I believe all of our, if I
calculated correctly. Yes. We have seven voting members present. So
we, um, will not need to decide who the alternate
might be. And with that. I think we've read it
open meeting and you can begin at your leisure. So
just a point of order on exhibit 16, you have
that in front of you. The city of the Glenwood
Springs originally received the application as part of the IgA
that we have with them before technical completeness. And then
it was recent out to them at the time after
technical completeness for another referral process for 21 days. I
did not see in any referral comments from the city
when I received this file after Phillip left and reached
out to the city. They indicated that they would get
on it and return comments at least by five o'clock
last night. So the comments you have in front of
you are the comments from the city of Glenwood Springs.
And that's exhibit 16. To review. Exhibit 16. We tended
out tonight. And I assume you've seen exhibit 16 as
well. With that, I will go ahead and enter into
the record exhibits one through 18. We let's the highest
number, right? You ready.
This is public hearing for the Mitchell Creek community PUD
rezoning and major subdivision sketch plan review. Auditors flipped.
Hey, really the base monitors are on. There?
No.
Field. But. It's a pretty picture. You haven't seen them.
There's been a couple of them going right at the
city. Really? I had much wandering around.
Didn't. Get your hair up. First guy, I'm trying to
figure out what I'm doing for a second, God. I
think I got all the randoms to do. Key training,
doghouse. Good. Nothing yet. Yes, and he said we had
almost two tenths on two. Just spin around. Yeah. Maybe
so. Well, that's a big screen too. I'll just thought
it would be simpler.
Nothing yet. My third cut is coming. Looks like. I'm
going to be in the third ten. I was wondering.
That's okay. Yeah.
Did you. Get twice.
So as it's noted, four, the PUD zoning and a
subdivision sketch plan. The owner, I'm not even going to
try to pronounce his name again because I always butcher
it. The applicants are Neil's cotter and andrew settle. Applicants
representative is LAN studio inc. The practical description of the
property is it's the existing RV park north of highway
six and 24 in west of the city of Glenwood
Springs. It's a total of 24. 98 acres. It's currently
zoned rural. And it's proposed to be residential PUD zoning.
The comprehensive plan calls calls it out as the Glenwood
Springs area of influence urban growth area, low density residential
designation. The existing RV park has been there since 1973.
The Atkins proposing 95 to 100 residential units proposed with
two units currently existing on the site on the east
side. Units will range in size from thousand to 2,
600 square feet with an average of 1500 square feet.
Water is provided by the city of Glenwood Springs via
a new waterline that was recently installed. And wastewater services
are from the Glenwood Spring sanitation dit district. The two
existing access points do have access permits previously to this
application and new access permits have been issued. This is
the layout of the PUD. The two access points are
down on the lower right - hand side where the
detention pond. If you look further up to the west,
the top left - hand corner, two hammerhead turnouts are
up there for fire apparatus turnarounds. We did send this
out for referral comments. c. Obviously said that the C.
access permits have been issued and we'll cover that in
more detail later. Colorado geological survey stated that the recommendations
submitted should be implemented into project approvals as applicable role.
These included the maintenance of the conveyance channels debris flow
features. As they're implemented and built per the recommendations of
the geological mud flow study. CPW recommended a raptor nest
survey be conducted within a half mile of the project.
Prior to the commencement of construction. And if any nests
are found that CPW. Guidelines or buffer zones being implemented,
bear wear practices should also be implemented. Mountain cross engineering
had a broad range of comments ranging from the mud
flow study. Specifically that the lots affected by debris flow
should be removed from the plan. Wildfire recommendations would be
placed in the CC and ours for the PUD and
the landscape plan should be compliant with the wildfire plan.
The Garfield County Sheriff's Office recommended that C. Dot reduce
the speed limit from 40 miles per hour to 30
miles per hour in between the two access points of
the project. Vegetation management asked for more detail. On the
vegetation management plan and weed treatment plan. And the city
of Glenwood Springs commented on in the comprehensive plan and
also a stormwater management permit or discharge permit be issued.
We also received comments from public health, Colorado Department of
Public Health in the environment and also the Glenwood Springs
fire department. The adjacent land uses or the existing RV
park. The stealth storage facility that's currently under construction to
the west with a residence that's proposed on the site
and also to the East residential and commercial uses. The
application included a geotechnical study and ecological impact report, weed
management plan and wildfire hazard assessment. A rezoning justification report
was provided with the application provided by JVAM. Staff did
find that the rezoning criteria has been met as the
proposed application will result in the logically and orderly development
pattern which meets the demonstrated community need through the redevelopment
of the property. The traffic study that was included in
the report indicated that the increase in traffic flow is
below what 6 and 24 was built for, but that
the increase in traffic did trigger new access permits and
they have been issued. This is directly from the zone
regulations proposed for the PUD. Single family dwelling units minimum
lot area per unit 2000 square feet. Maximum building height
35 feet. Lot coverage 75 feet and setbacks on three
sides of five feet. The attached dwelling unit minimum lot
area is 1, 500 square feet and all the other
parameters are the same as the residential dwelling units. It
should be noted that these are not ADUs but these
are more townhone concept type structures. By way of comparison
in the rural zone district. The minimum lot area is
two acres. With a maximum coverage of. The street would
be 25 feet. Rear would be 25 and the side
would be 10. The maximum height in the rule zone
district is 25 feet. Garfield County comprehensive plan designates the
property be residential medium high with a density of one
dwelling unit per two to six acres. The comprehensive plan
for the county also states that since this property is
within the Glenwood Springs, urban growth area and area of
influence that we defer to the Glenwood Springs comprehensive plan.
Excuse me. The comments received from Glenwood Springs touched on
this. The comprehensive plan for Glenwood states that it's low
density residential. From the comprehensive plan itself appropriate density is
determined by existing land uses, topography, infrastructure capacity and road
networks. Additionally, the low density residential designation functions as a
placeholder within the urban growth area until specific development proposal
demonstrates alignment with comprehensive plan goals. Infrastructure capacity and community
objectives. As stated before, the waters provided by the city
of Glenwood Springs. Wastewalt water is through the West Glenwood
water and sanitation district. The property owners will own and
maintain the distribution system within the property itself. But the
city will own the firehead hydrants and they will be
located within easements. Electric and gas supply are to be
extended to the development. The applicant will need to supply
will serve letters for those utilities. Rhodes will be 24
feet in width with a three foot rock... Yeah. Walkway
on one side of the road. There will be separated
essentially by a painted line. Hammerheads. As I pointed out
earlier provided for fire apparatus turnarounds. And the appskin has
been working with the fire district on the dimensions of
those turnarounds. Soft surface trails are also proposed throughout the
development. A conceptual mud flow analysis was provided in the
analysis indicated that some of the lots should be removed
due to the mud flow. These lots are up on
the northern northwestern section. Of the property.
And those were noted by Chris Hale in his direct
comments for mountain cross and engineering. The fire protection also
were also stated that wildfire has a review is provided
with the application and that the requirements of the Colorado
wildfire resiliency code that was recently adopted be implemented throughout
the proposal. Let's go back up to... There's proposed channels.
For the three flow areas that were identified along with
four capture basins. The capture basins are the northwest. The
central the east. A fourth one in between the two
access points along six and twenty four. Provided geotechnical study
did provide design recommendations for foundations. And other types of
slab structures and building parameters. And also we're recommended mud
flow design recommendations. The plan did is... I'm
sorry. Let me back up here. The plan is actuable
to the inclusionary zoning for housing. So with 100 units
they have to provide 10 units. The plan that they
submitted for the affordable housing is compliant with the LUDC.
Staff does have some concerns that the PUD guide indicates
the residential units may be rented for any period of
time. Nightly weekly monthly seasonally or long - term. Note
that the county does not have any regulations on short
- term rentals themselves. And that they are permitted in
any zone district. But due to the close nature of
these of the proposed site plan and the units themselves,
we feel that it could be problematic for the sheriff's
office or anyone else. That lives within the community. The
appkins should also explore pedestrian connection along Highway 6 and
24 to the Mitchell Creek area and city limits. And
the PUD guide should also provide more information as to
how to determine the structure height once it goes to
building permit. I believe the adapts against going to touch
on that later. So the staff recommendation is to move
to recommend approval of Mitchell Creek Community Plan Unit Development
to the Board Accounting Commissioners with findings one through six
and conditions one through 13. These are the recommended findings
one through six. Sketch. Alright.
And then the recommended conditions here. Items to note are
the will serve letters for the utilities. The applicant work
to reduce the speed limit. Theed management plan. And to
provide a detailed and thorough mud flow analysis epilemonary plan.
If you would like to discuss the PUD zoning will
stay there and then move on to the sketch plan
afterwards if you would so wish. I would be my
preference. What is the rest? What do they think? Instead
of the BUD then. Mr. Chairman just a couple sort
of highlights for you. Condition one requires the applicant comply
with all the representations and really of significance as exhibit
17. Exhibit 17 includes their responses to a number of
different provisions uh... Referral comments. Um... And I'd just like
to highlight a couple of those. Um... Comment three and
four from the mountain cross engineering had to do with
road standards applicant and represent there going to comply with
those road standards. And so that road cross section that
I think is included on the bottom of the PUD
guide shows that 24 foot cross section. Three feet of
that 24 feet is part of a sidewalk or a
pedestrian access way. So there's an area that down the
road for their representations. That's an area that probably would
get some additional attention. Um... Article 7. We're already 7.
There's 7. 0. It's table 7 - 107. So good
news is applicant is indicating they're going to comply with
those standards. And that's an entirely appropriate way for us
to connect the dots between referral comment. John's recommended condition
and the applicants representations. But exhibit 17 is pretty significant
in terms of their representations. The other one to note
there is comment number 10 from Chris Hale had to
do with the geological mud flow hazards. And that condition
indicates that certain lots that are subject to those hazards.
Perhaps might need to be removed from the plan. It's
worth acknowledging that the applicant is committing to more detailed
study. Refining perhaps the layout and providing for mitigation. So
once again exhibit 17 is important in that respect. So
just wanted to identify those two areas that are specifically
addressed and John's report and addressed in the applicant's response
to Chris Hale. And last but not least is the
short term rentals just wanted to echo John's observation. Short
- term rentals in a fairly dense project which is
coming in at four to five units in acre based
on the overall density with small lot sizes can be
problematic. And so we would encourage maybe the applicant can
address that. In their presentation as well. Just a couple
additional comments. Thank you Mr. Chairman. That's full report off
the BUD had. In the sketch plan? It's relevant to
both. Yeah. But as we're talking primarily PD issues those
are appropriate kind of inclusions and reflect consistency with John's
recommended conditions. At this time, other questions of staff. Council
about what we heard so far. I just put it
in the record. That just so it's there. There's no
real neighbors close to this development because of the mountain
and the development that gold's doing correct. So as part
of the Royal Mini Storage Project there is an existing
house on the far west side. And then the employee
housing unit that's going to be centered on the project
by the front gate. And there is one residence to
the north. I guess. Yeah
the only thing this isn't a rezoning. This is in
a PUD approval. This is just a SketchUp. So this
is at actually two parts. The first part that we
just went over is the PUD rezoning itself for the
Mitchell Creek community. So okay. And then this proving is
zone. Yeah. Yeah. And then the second part is their
request for a sketch plan. A sketch plan for major
subdivision. Okay. Do you have comments? No they both go.
Together. Oh wait till we see what subdivision is. I
think we're ready to go out to the applicant for
their presentation. Go ahead. I just wanted to comment really
briefly my name. Matt with the LAN studio. And a
lot of times you get PED applications that don't always
include sketch plans. We decided at this stage to include
a sketch plan so you could get some idea, have
some idea about how this PUD overlays a land. What
the density looks like. I just wanted to kind of
make that clear that this is a tandem application as
we just discussed. So we are seeking PUD approval. The
sketch plan. We'd love to get as many comments from
you about the sketch plan as possible. So that when
we go forward with preliminary plan we have all of
those comments that we can work with. So that was
just a little bit of a preface. So I'm going
to let these guys go ahead. Thank you.
That's perfect. That's good. Oh, it's going to just like.
That.
So again, it's privilege to be here. We're really excited
to present this project and appreciate all the help from
staff and also the great team that's helped us guide
us through this process. And the folks in the community
that provided input. Our goal, and I'll start with that
we're calling this a Mitchell Creek community because we're trying
to achieve a community here. I'll start with the vision
that we came up with, which is to create attainable
single family home ownership opportunities in Garfield County. And this
vision was sort of developed through feedback that we received
from the community and local leaders. Um, which is what
is really needed in Garfield County placed to accommodate families
and those that work in the area. Um, as an
example of this need, um, part of the latest regional
housing needs assessment commissioned by Garfield County and other counties.
In the nearest city to this project which is Glenwood
Springs. Only 30 single family homes have been developed over
the past 10 years. Uh, and there is no signal
family home. Sorry. There's no single family home that is
in the pipeline right now, uh, according to that report.
In that time frame, uh, Garfield County has added 4,
000 jobs. So it's, and home prices have doubled. And
so our goal is to create efficient, healthy community with
open space. And units that are primarily three and four
bedroom that accommodate families. Uh, another stat that really struck
me was at twenty five miles to go to work.
So the idea is to be able to bring some
of those people, uh, into the community that are working
in the community. Um, we heard, you know, people talking
about, well, my children can't live here or, you know,
we, we want to downsize to a house a little
bit smaller, more efficient. So really this was part of
the goal. And so we're thrilled to be able to
respond to that, uh, with an attainable ownership opportunity. To
allow the community here to live and grow here. So
this is a photo of the site today. It's 25
acres. Um, and it's operated as a campground and RV
park. This is a photo of the existing conditions on
site. Uh, there's RVs. There's the roads are mostly dirt
and gravel. The existing infrastructure, the site is served by
two private wells with modern pumps, um, chlorination, uh, and
the sewer is currently being served by Glenwood Springs sanitation.
There's electrical through power lines. And probably the most important
part is there's only one fire hydrant that was built
in 1974 serving the entire 25 acre parcel. What we're
proposing is, and one of the comments we heard from
the community, one of the concerns was, you know, the,
uh, the very important focus on fire protection. Um, so
we've worked closely with a fire department, gone through several
rounds of plans, uh, to make sure that the roads
are compliant, that our hammerheads are turnouts. Everything is how
they'd like to see it. We are providing six times
a number of hydrants, uh, and they will all be
hooked up to city water, a more reliable water source
than these wells. And all structures are within 250 feet
of the fire hydrant per, uh, fire department feedback. Uh,
in addition, we will be improving the water system on
site because the residents will have city water, the fire
department will have city water serving those fire hydrants. And
so they are no longer relying on the water system.
Uh, that said, we're keeping one well on site to
do the irrigation as it was recommended is environmentally friendly
way to handle that versus potable water. Um, we're improving
the sewer lines. We're replacing all the sewer lines and
the new system will be connected to the, uh, West
Glenwood sanitation district. And we are improving debris flow mitigation
through these various basins and walls that we're building to
protect I - 70 and highway six. So big picture,
this is the proposed project. These are some representative images
of some floor plans we really like and some various
home types. We'll have 98 new four sale homes, approximately
four units per acre. 10 of those will be deed
restricted workforce housing. Ranging from 70 percent to 110 percent
AI. The two existing single family homes on site will
be retained. Um, and the average square footages is about
1500 square feet with unit sizes ranging from currently 1152
square feet to 2607 square feet across five different unit
types. And again, these are mostly three and four bedrooms.
With indoor garages, two car garages. Only a few of
the units based on the power lines, uh, needed to
be parked under a sort of patio type, uh, system.
So the other thing that we wanted to focus on
is there's a lot of beautiful open space here up
the hill. You can see there up the mountain. We
focused our entire development and all the improvements on what
is already disturbed by the RV park. Um, so you'll
see the roads or the road system is change. There's
all the fire department. I hammerheads at the end and
the turnarounds. In addition to the lower right of the
plan you see there be passive green space for the,
for the residents to enjoy picnics, play with their kids,
uh, those type of things. Your screen space at the
lower right where the grade is sort of flat. Regarding
access and circulation, we've obtained a new CDOP permits, no
new curb cuts, uh, approximately 3, 000 feet from the
I - 70 access line break, the new line break
onto I - 70. As far as traffic, uh, the
daily volume, uh, per the Kimley horn traffic study would
be about, uh, six, um, the roads will be 24
feet private roads with, uh, three foot walkway. And basically,
we talked to the fire department and they were okay
with the way we did our curves and the side
roads being, um, 20 feet plus this curb that is,
I forget to turn for, but it's a curb they
can roll over. And we'll have an approximate half mile
walking loop around the new homes. One thing I wanted
to just mention is that it was mentioned these are
townhomes, but these are actually single family. You don't share
a wall with anybody. You have your own private space.
So these are just the viewpoints of the existing conditions
versus proposed. Existing on the left proposing the right. This
is going down the highway eastbound. Existing versus proposed. And
again, existing versus proposed. So that concludes our presentation. Uh,
again, we're really excited and appreciate the feedback. And we're
here for comments, questions and inspiration. Thank you so much.
Can I make a comment? Sure. Yeah. I was going
to comment too. So largely what this, we didn't divide
out of presentation for sketch plan in a presentation for
PUD. So a lot of what you saw were concepts
that are probably more sketch plan related. But the PUD
guide that we're actually seeking your recommendation for approval on
really specified parameters by which a project like this can
get developed. So the lot size, the building lot coverage,
the setback, the height limits. So all of those things
are in the PUD guide document. So that's, you know,
the big piece that we're seeking approval. We didn't go
through all those details in a presentation because we really
wanted to illustrate the big picture of the project to
you. Um, but if you have any questions about the
PUV guide versus what you saw on the screen, we're
happy to address any of those. What I would like
to do with this is have us focus initially on
the PUD application. And then we'll come back and we'll
talk about the sketch plan. Does that make sense with
everyone. John. Something both kind of overlap. Cause the PUD
guy is part of the rezone. And that's some of
my questions. Is how that's going to. Work, I guess,
when they come back. So part items they can address.
But yeah, that's fine. Together, I don't really object, but
just try to make it as part of the rezone.
Okay. Well, seems like that's what everyone prefers. Is that
right? I'm okay either way. All right. John. You have
the four if you wish you. So quick question. Are
these going to be just be simple ownership? You're creating
these lots. That's right. So they're all for sale units.
Yes. Okay. So no land leases. Oh no blets or
anything. The owner of the home alone, the land underneath.
So all fee simple. And then the deed management deed
restriction stuff. Okay. Very good. Um, and I see you've
addressed the two Wall Street parking for the ADUs as
well as a single family unit. That's a big deal.
Um, one thing when coming, I would have is on
the landscape. Um, I would like to see more zero
escaping, especially with the drought situation we've been in keeping
my end. Obviously the increased fire risk over there. Um,
I know you kind of touched on the geotech and
the debris flow analysis, um, just want to make sure
you guys have aware of how, I guess, big of
an issue. That debris flow analysis can be as far
as an impact on your feature development. Absolutely. I mean,
I know they show these little retention basins and stuff,
but the reality is, is those rarely work. They're usually
much larger and can affect your. So obviously make, make
sure you pay attention to that. The geotech, I didn't
get time to look at the jitta for, but obviously
it's an alluvial fan. We've got the, you know, hydrocompactive
soils in the area. Um, you type a foundation systems
as far as kind of protecting the public. It'll be
a big thing to pay attention to. And the big
question is, is annexation. Um, I know it's in the
area of influence in the urban growth. What were the
talks with the city of Glenwood about potential annexation and,
you know, and heaven utility agreements for sewer and water.
His prayer. They let somebody tie on to sewer and
water without wanting to annex. I mean, the city was
very willing to work with the team regarding provisions for
water to the property. I mean, they recognize that, um,
the property next door, um, storage, um, has a waterline
that's currently being routed to it. So the size of
that water line was accommodated with the city to look
at the accommodating these 100 units. And also all of
the fire protection for both the sword facility and for
this, um, redeveloped in these anchor site. So the city
was very open. The city, these guys want to tell
the council meeting and the city approved. So they're basically
wanting to do an agreement to tie on without annex.
Quite honestly. That's pretty rare. That's good. About annexation, you
know, I mean, you know the situation in the city
floodwood springs at any annexation requires a referendum. So, I
mean, they were willing to work with us in Garfield
County. That's good. I think it's great. I love the
idea of content. Thanks. It's a huge improvement for the
location. Very quick summary of a lot of work. Yeah.
There you guys addressed it. Just wasn't in here. So
I want to just do what it was. Okay. I
think that's really it for me. Thank you. Ensure all
of them. The offstreet parking, the Affordable Housing debris flows,
definitely number one. Couple of the guys on this board
know that very well that those, those events happen and
they have to be mitigated at the beginning and not
at the end. Because now we're dealing with the issues
at the end. Yeah. A number of streets I almost
thought that you could, you know, we're seeing those models
more and more. Um, and this is the time where
you could eliminate the street. You said, so you're fine
with, uh, article seven street. Standards versus, versus your street
standards, correct? Well, what, let me read what we wrote
in the response. Because what we wrote was the comment
was from Chris Hale, the applicant shall address the roadway
standards in table seven - 107 of the LUDC at
the Emperor Limary Plan. We committed the applicant agrees to
address compliance with the applicable roadway standards and table seven
- 107 of the LUDC as part of the preliminary
finance. So we'll address them saying that we're going to
comply with all of them. This is sketch plan. You
know, we know standards are. We know they're there. We've
been working with those standards. And we'll address them at
preliminary plan. We haven't addressed them all right here at
sketch plan, but that there is a commitment to address.
Apply with all of them comes up to our engineering
details as we move into preliminary plan for another day.
Um, and then on landscape, I had that question too,
but I was only seeing one tree per lot. And
I was honestly going, why even put one tree in,
especially with the new woofy codes. You probably can't even
put them there. Yeah. I mean, uh, the resiliency code
that's now adopted by Garfield County and the city. I
mean, we'll take a look. I mean, if there is
a tree, it's got to be 30 feet away and
the crown can't, you know, the crowns have to be
separated. So, I mean, the requirements for that. So we'll
take a look. I think part of our issue was
to have some landscape that helped it at least seem
like it fit into the natural environment. Maybe along the
road or something. Um, but we'll. I think that those
are good. Those are good comments. We'll work with those
as we move ahead. And that's where I was running
the PUD guide's pretty slim on this. And that's where
I was running. And I guess I'm used to seeing
a 200 page PUD guide. And the beauty guy quite
honestly is modeled after the coat. We didn't put a
lot of stuff in. I like his short zone. I
mean, we could have written our own definitions that we
have one zone district creatively called R1 residential one. So,
um, you know, it's, it's a one district, one zone
district PV. It clearly states what elements are allowed within
that zone district. I mean, besides the uses, um, I
mean, we're also allowing landscape and irrigation improvements related to
your landscape questions. So it doesn't dwell on what those
are, but it does say that they're allowed in the
R1 zone district. So, um, you know, if the does
or doesn't belong there, um, you can let us know.
But it's trying to utilize the terms that are in
your code. It was very lean. Yeah. Keep it simple.
Yeah. That's true. It's easy to follow then. And then
every unit will have a garage. Every unit will have
a garage except for a few units out front at
the first row. And they'll have stored off street covered
parking, but it won't be closed. Yeah. And usually, no,
no one uses their garage to park it anymore. It's
for the kayaks and everything else and just making sure
that with this density that they have a voice for
storage is a critical aspect. And kind of, if you
will go back to the shot that shows the units,
I mean, part of the reason for the garages and
the 35 foot height limit is that on the units
that tuck into the hillside, we really need a garage
to boost the elevation of the living spaces up because
that 10 feet at the garage is going to be
tucked into the hillside. So the remaining two stories about
that will both have daylight on each side. So, I
mean, the great change. And so that, uh, the image
that's on the far left there, I think is just
kind of an illustration of kind of what we're anticipating
when you're on the opposite side of the street and
you're going downhill, which is kind of the circumstance that
we just talked about on the other side. Um, you
know, having a garage is a little more difficult. But
the uphill units all have garages. Is the current owner
going to build all the units then? That's the place.
So you're doing it. It looks like a modular style.
Not the amateurs. No, not the, not the current owner,
but then developer is going to build all the units.
So we're going to sell lots of individually. That's great.
Okay. Good. That's better. Um, and you, are you, uh,
as far as trail connection walkability and interconnection with the
city, do you have a plan for that? No, this
is the staff recommended that is separated by two properties
that are controlled by various partnerships and some of the
current owners partnerships are there, but they're different folks. So
there's actually a big gap between that in the city,
uh, trails. That said, we're going to do is have
a walkable trail around this. If you walk their dogs
to walk around the site and then in that one
corner of the site, where it flattens out right there,
kind of below the, like when you, maybe southeast side
right there, you see the grade is much less than
the other. Like this is where we plan on having
just passive area to throw football or, you know, have
a picnic. In that area. Plus it's far enough away
that the people playing or doing things like that, uh,
it's still the residents or had their quiet, enjoy. It.
Thank you. Wes. Comments? Question like a broken record again,
but on the, on the debris flow, 93 when we
had the fire and the reflow after that, this, that
entire parts of that area, a lot of that was
under significant amounts of mud. It'll happen again. Guaranteed. So
I would really take that into account. We're dealing with
that down by silt. We see it happen about every
20 years. This one was, I mean, the one that
was there was caused by mostly from the fire and
nothing to hold it back. But it'll happen again at
some point. So I don't want to see us push
this down the road 40 years and have another fire.
And the next thing we're seeing houses go by debris
flow. We'll definitely focus on that. And frankly, we have
focused when we've spent months looking at this with engineers
and, you know, words that I don't understand. But at
the same time, we totally understand the importance. And we're
working with a neighbor to try to even work together
on that and make it a more robust system. Yeah,
it's tough. It's not an easy thing. It's not something
you do now and forget about it. It's something that
has to be maintained. And kept ready for the next
one. Absolutely. So if you're, uh, like you said, you're
surrounded by private land. How are you going to keep
with your pathway people from just creating bandit trails and
accessing your neighbors. Sorry. Can you repeat the question? How
are you going to keep people basically on your land
and not creating pathways under your neighbor's properties. Well, we,
you know, we hope that one that doesn't happen. But
two, we will have an HOA with CCNRs and all
kinds of regulations, you know, that way it would provide
some protection for the. CBC penalties and some consequences doing
that. I do think defining trails on the site that
are the ones that are meant to be used that
doesn't keep people from creating bandit trails clearly. But we'll
have to have some policies in place with the HOA
to monitor if people are trespassing off - site and
what the consequences will be. Steve questions. No, I see
you. The appearance of the project looks remarkably similar to
what they did there at that cerrow. Where you kind
of gotten vertical. In order to, you know, achieve as
much density as you can without spreading out too much.
And quite frankly, it seems like it's a lesser expensive
way to not only build, but buy, you know, as
far as affordability for people. So we're always looking for
that. Thank you. I think it's a great project for
that spot. Everybody we need a horrible housing, you know,
any replace is called parts and modular parts. And again,
the mud flows a lot. Seeing if I come down
slotted, goal is my lifetime. My last one was 25
years ago. The raptors, the CPW. Are you guys within
a half mile. Of? Currently we're not, but we absolutely
will comply that condition. Well, I'm not sure if the
interstate and a train there. That builds been doing over
there. It's really. The player pound to flesh. Uh, no,
I think it's a great project. And the weeeds. That's
the biggest thing, you know, especially with mud flows and
stuff. Getting natural. And worked down our CS or conservation
districts here in a district there and getting some great
ideas what to do. But I like it. Thank you.
Thanks so much. So what are your thoughts on the
speed limit and the whole renting situation. As far as
the speed limit, that would be good from 40 to
30. Yeah, I think it's nothing you guys control. Yeah,
I think that we would absolutely be happy to use
our best efforts to try to get that done. It's
not up to us at the end of the day,
but I think that would be much further. So, I
mean, you're going to have to slow down at some
point. Exactly. That's true. Actually, they're almost a forced in
there. And as far as the rentals, um, it's an
interesting question. One, these are going to be for sale
ownership opportunities. And we will have an HOA in place.
And at the end of the day, someone buying and
buying in that community, that will want to know, but
we'll have the same concerns that it doesn't become a
party place or, you know, Airbnb haven. And I think
that we absolutely don't want it to become that. It's
not meant to be a second home community at all.
The whole concept here is to create. A true community
at that location. We had said, I think the one
thing that we take in consideration, as long as the
rule, you know, the CCNRs are in place to make
sure that that is controlled, you know, we see it,
you know, there's a home, you know, the wonderful home,
like a small house that we're Airbnb being right now.
And the cloud of town and they need the income.
So they do that. So we would, we wouldn't want
to take that necessarily away from them. We will have
rules in place so that it stays within control. Uh,
and that's, I think that's, I think we're, you know,
we're aligned with the end, the community to make sure
that they're protected there. Because otherwise it makes it less
desirable. This is good. We need lots of spaces. I
get a little worried that it could become that Airbnb
behavior. It's close to Lynnwood. So if the rules in
place when it starts, that just helps. Not that I
want to take anybody's rides away. But if the HOA
is managing that, that means one Mustang, we've got to
put in paper. Yeah. And I could commit right now
that we will make sure that the CCNRs have rules
and regulations that make the community comfortable because last seen
we want to do is buy a house and have
your extra neighbor, you know, using as a. I think
the one challenge you've got, I'm not super familiar with
the area, but it's, I suspect it will become a
bit of a walkable community. And the certain percentage that
are going to be walking to the mall and the
assets that are near there, just nature of low income
housing, not everybody had a car, those sorts of things.
I shouldn't say low income, but. Single family, more starter
home type styles. So just trying to figure out if
the ways that we can make sure it's a good,
safe walk along six and 24. Again, not something you
guys typically control, but if there's any opportunities there, I'm
sure that'd be well received to the community. Yeah. We're
happy to look into it. We. Have a couple of
things, one, the bus stop is almost three quarters of
a mile away. And I think that the type of
folks that will hopefully be buying there is the nurses,
the people working to hospital, first responders, things like that.
I think a lot of those folks do have a
car. And at the end of the day, that walk,
because of the way the hillside and the on one
side comes down. I mean, there's maybe two foot gap
with a cliff right there. So it, and the other
side is owned by, well, they both are owned by
C dot. So it's, it's almost infeasible to be able
to create any sort of, uh, situation there. But that
said, you know, one of the things we want to
promote is, you know, providing electric bikes, for example, or
things like that, or bicycles for the community that could
be shared, um, I think that in the winter, a
lot of people don't like to get on those bikes
or even walk. But, uh, at the same time, the
whole idea here is to create a healthy community that,
you know, that people can walk around the site, um,
they can have places to gather and, you know, have
easy access to all the beautiful things in the city.
I think it's a good opportunity. That's just the friction
point that I see is that there's, I get more
worried about it with kids if we get like middle
schoolers, high schoolers that are going, Hey, the bus drop
me off and I want to go to the mall
or do something like that. S the natural friction point.
Yeah. Understood. Thank you. Temple, do you have comments or
questions? Yeah. Please proceed.
Go ahead. If you have questions. You need to unmute.
She has her hand up. We can't hear you. Does
it work now? Sorry. That way again. Okay. There you
go. I have to hit three different spots. Um, I
agree with everything that said, um, the debris flows especially
in the mud. We know what that's like. The biggest
issue in this area is fire. So I agree with
the zero landscaping and as little, um, trees and things
like that as possible. But my biggest issue is three
foot sidewalks. Um, especially if you're talking like electric bikes
or anything like that, um, three foot sidewalks are very,
very small. It's hard to even pass. So if two
people are walking side by side, it's in someone's going
the other direction someone is stepping off. So I would
like to encourage some kind of thought process of perhaps
wider sidewalks. Also sidewalks along, um, I know you said
that the connects from over by four down to this
area, the missing pieces in the sidewalk system, et cetera.
But that's not really a reason to not do it
here. Because then if there's ever a time that those
other places do come to, you know, a development time
or discussions. And then if there is some in place
and there is, there is a possibility of getting that
connection because there will be people that want to walk.
There will be people that will want to go to
town, that will want to need to get to the
bus and that might be their only option. So, um,
to start the fad, as I call it and make
sure that it's in place so that they could, that
would, I would encourage that. And, um, that's about it.
Three foot side walks really need to be rethought though
in my, in my mind. Thank you. My comment is
about parking. I assume you will not allow street on
street parking. That's correct. We also have guest parking stalls.
Yeah. I saw that throughout the site and each unit
has two parking spaces. But what I, what I heard,
Eric say, and I think he's right is that the
garage, if it's a one car garage, especially is not
going to be available to park a car in. So
if they have two vehicles. I don't know what they're
going to do. So your absolute correct. So we would,
we can absolutely write that into the CCNRs. Of no
on street parking. Um. In the community. Unless they're designated
parking spots. Okay. The other question I'll have is just
about the construction. Is it stick built or is it
partially marginal or how will that be? So very good
question. Are we right now have we looked at units
because we want to create fish at floor plans with
most amount of bedrooms and things like that. Um, currently
it's, you know, we have shown examples. It all depends
where the market is as far as costs of lumber
and things like that. Uh, we were just meeting with
this morning specializes in both. And it just depends on
the time of the market. We think there's incredible modular
opportunities and incredible stick build opportunities. But some are not
willing to come down here. So we're using that as
a flexibility. There's also system called analyze system. In fact,
one of the units that we showed you was a
penalized example. It's really beautiful unit. Um, so right on
the concept in today's market could very well be modular
at the same time we're leaving that flexibility. In case
the other type makes sense. By the time you actually
start building. So I appreciate that and understand that. I
don't have any other comments. I do appreciate your input.
Seems like it's good plan. I've wondered for a long
time why that was the way it was. And I'm
glad it's changing. Thanks for so much, I did. So.
Thank you. Any other final comments from any of us
up here? And with that, uh, we'll go out and
see if we have public comment. Is there anyone in
public that would like to comment. To this chair? We
have, we do have a hand on Zoom. Or you
start. May I just kind of set some ground rules.
Okay. Uh, we welcome public comment for sure. And were
you sworn in earlier? No, I don't know. Okay. All
right. We'll go back. We'll start with that. That's first
thing. I want to get it right. So raise your
right hand please. Yes, that's right. Do you swear or
former independently of law that the statement or evidence that
you are about to give before this commission shall be
the truth. The whole truth and nothing but the truth.
If so, please indicate so by saying, I do. I
do. All right. Now. The next thing I want to
talk about is just not that we have a big
crowd here tonight, but we still have to kind of
go through the procedures. So normally we have people sign
up, but we didn't have big crowds. We're going to
do that. When you come here, the first thing we
need you to do is identify yourself and if we've
joined us by zoom, then we'll have to signal so
we can. Know that you're waiting. And then we'll allow
you three minutes to make your comments. And do we
have the time? Oh, yep. So then, um, I don't
think we're going to have to go the next thing,
but the next thing says that you can't donate your
time. Everyone can up to three to one person. So
then you have 15 minutes total. And then all the
comments need to come to the commission, not to the
applicant, not the applicant's front and back. And. We'll try
and capture your comments if you have questions. We'll try
and answer them. So that's the rules that wrote. And
you have the four. Okay. Well, my name is Jackie
Parker and I live at 2315 Bennett Court. I was
born in Aspen and have obviously slowly moved down valley.
And I have to say without the Affordable housing that
I've had two affordable housing units in the valley and
then one free market. And I, I was looking at,
after I got divorced, I was looking at trying to
qualify for Aspen housing. I qualified for all the counties.
And I was lucky to get, um, the one I
got in Glumwood 11 years ago. Otherwise I would have
been out of here. And I wouldn't have been able
to raise my kids here. I wouldn't able to just
my dad and my brother and my mom at the
time, but my mom since passed are still in the
valley. My dad lives in affordable housing in Aspen. And
I'm very grateful that, you know, at first I didn't
want my kids to be Glenn Demons. I'm hoping they'd
be asking skiers. Because that's where I went to high
school. But I'm really lucky that I have what I
have. And this to me sounds like a beautiful improvement
to the, to the project, to this valley. And anything
not to have to go to, uh, into South Canyon
and keep cars off the road. I mean, I've never
seen so many accidents in my life. And growing up
here until I moved to Glenwood. And, um, I just
think it's a great project. Good, it's a huge improvement,
beautification families. It's going to be great. And I heard,
I think that the, the housing is going to be
belt really well. It's not going to be where you
can hear somebody else. Um, in my neighborhood, there's not
enough parking. And parking really creates hatred among neighbors. And
we also just got the eight foot sidewalks. I think
that's a little too much because so many people just
lost all the parking and now they're crowding our neighborhood.
It's a real stress and it's a fight. And a
lot of times you see people not even using the
side blocks, which is really frustrating when you live in
the neighborhood and they're walking down the street. And you
have an eight foot sidewalk. But so I think bigger
than three, but not necessarily have to be an eight
foot sidewalk. You know, that's too much. And it's, it's
created parking problems in my neighborhood. The other thing about
like in my neighborhood, in our HOA, we're not allowed
to do Airbnb. We are allowed. Renting six months and
longer. Like you can't do anything less than six months.
And we do have the flight for life nurses in
a house. And we do have other neighbors that do
rent long term to the hospital. People has like two
blocks away. So I would just say that I think
this is really great. And, um, I'm glad that it
seems like everybody likes this. Perfect timing. Thank you for
your comments. We appreciate the input. Anyone else in the
audience here that would like to speak tonight. Is there
anyone online that we can tell that has our hand
up. Hello. All right. Is everyone able to hear me.
Yes, I can hear you fine. We can hear you
fine. Great. Thank you. Good evening commissioner staff and members
of the public. My name is Nina Sawaya. I reside
at 4109 East 10th Avenue Denver, Colorado. I'm going to
turn in with the law firm of Brownstein Hyatt Farber
Shrek and I'm Landu's council representing 1541 Mitchell Creek LLC
and Storm King Hunting Ranchelocy. My client owns a 19
acre parcel directly to the north of the project site
as well as a Storm King hunting ranch parcel located
northwest of the project site, which consists of approximately 126
acres. In addition to these two parcels, my client owns
hundreds of acres up to the north bordering the BLM
land. I'm here to learn more about that application and
better understand if there are any potential impacts of the
project, particularly concerning the proposed infrastructure improvements as it relates
to my client's property, as well as the allocation of
water and other water - related issues like water rights,
water infrastructure and other utility usage. 1541 mitral creek has
already contacted the applicant and requested a meeting to further
discuss the project in any potential concerns. But for tonight,
I'm just here to listen and learn. Thank you so
much for the opportunity to speak and I look forward
to learning more. Very. Good. Thank you. Thank you for
your comments. Is there anyone else online that would like
to speak. Make public comment tonight? Going once. Very good
at this time. I'm going to close public comment. Do
you have any feedback that you would like to offer
on the public comments. Don't miss your name. Yeah. Um,
I would just say that we're happy to speak to
the neighbor that folks we actually, they reach out to
us. And we've got to think that they email yesterday.
We're happy to, I'll give them a call tomorrow. Um,
and we appreciate the moments from the other public comment,
uh. I appreciate the support. That's very nice. Okay. And
then the last call for any sketch comments before we
address the PUD issues. All right. With that then I
will move into the evidentiary portion of the meeting. And.
Looking for a motion if the one to be. Chair,
I'd like to make a motion. I'd like to move
to recommend approval of the Mitchell Creek community plan union
development located at 50235 highway six integro springs, Colorado to
the board of county commissioners with findings one through six
and conditions one through 13. Very good. Is there. Is
there a second to the motion. Well, seven. Move moved
in a second. Uh, and it is Russian on the
motion. You recall boat, please. Yes. Yes. Yes.
John Kirsten? Yes. Keith Lamby? Yes. Yes. Very good. Motion
car. Is that. Glenn, do you have comments?
Perhaps for the John, the observation of comments on sketch
land. Because in a lot of really excellent. And I
don't know if you, as a commissioner want to highlight
any further, but in terms of the PVD, that was
that motion passed and it was clear. Um, and the
record of this meeting is going to be available to
the applicant. Um, to review and assess any comments were
made. You guys were really thorough. So, um, staff, I
think we're comfortable. Yep. Any
comments that you have about what's coming up there? Of
the business. Yeah. Other business. Okay. If it serves in
pause briefly and applicant kind of shift years. Thank you.
Thank you.
I can't play this mother. Thank. You.
You have my front door. Thanks. No, we'll stain that
wall. I'm sure that somebody will try. It on there.
Was there any space between the sidewalk or is it
sidewalk all the way to it. Space there? Take a
bubble edge. Got a little bunch of
wall. Yeah, it's kind of a weird setup, isn't it?
Anything in a second. Wait, first part of September? I
still have the rest of my. Plan. I remember
real expensive. Unbeliever. Prices have to be aware of city.
Oh yeah. Some, sometimes we just have a generic kind
of list of what's coming. But today we wanted to
take a couple minutes. We'll tag team a little bit
between the three of us. On some, some statutory. We
just dealt with a couple of them. We love them
on the affordable housing fast track. That you guys saw.
And we checked that one off and got that one
done. And so the couple more coming. So, um, perhaps
defer to john. I'll tag him a little bit, but
how this is going to kind of talk a little
bit about, um, the, um, both element requirement that the
state has, um, required on these counties that are of
a certain size to implement in their comp plants. If
you want to talk about a little bit about that,
maybe review that definition, which is great. So I think
they've talked about the SB 24 174. Bill a couple
of years ago that was passed. So we did the
housing needs assessment. So in turn we have to do
a housing action plan after that for all the municipalities
that participate in the roof from one was approved the
summer. And then a part of that was a comp
plan section that had to be added a strategic growth
section and a water supply element section. And in the
strategic growing from Dola, it says a fiscally environmentally sustainable
approach to land use planning, housing, community wellbeing infrastructure that
can promote promotes the development or redevelopment of bacon or
underutilized and fill parcels, mitigates the need for extensions of
infrastructure and public services into natural and agricultural lands. So
if that sounds like a planner out that and if
it sounds like compliment, you obviously correct. So, but it's,
it's a, it's a requirement. So mine is we're going
to be coming back to you guys with some comp
plan updates. Um, and so that's, that's the takeaway. There's
a couple of different you might want to highlight a
couple of different elements there. So the three key components,
they talk about is the policy and tools. We can
and underutilized sites and the undeveloped green field sites. And
a lot of it is pertains to more cities and
town and fill design. Um, I sat through the first
work session that they had. They had like five of
them doing that this fall. So they started last week.
And what it sounded like the ones that were already
participating father along. We had like town of lions was
talking about just doing overlay of gross strategy layer on
the GIS. Which is a possible thing that we could
use. So an overlay is a good strategy to try
and an efficient way manage this because, um, maybe bouncing
around, John, this is due end of this year. Right?
Correct, yes. And the, uh, a lot of the comparisons,
because I sat in on a working group on this
several months ago, a lot of comparisons especially to the
vacant underutilized sites in Greenfield. I don't know how long
ago you were involved with planning or anything, but way
back in the day when I worked for the city
of Lakewood, there was a citizen's growth initiative. And that
required municipalities and counties to take an inventory of all
the vacant sites within their jurisdictions. And basically take them
out acreage, see how that they could be developed. This
is very similar to that. Luckily at that time that
citizen's growth initiative died. But this is similar to it,
but it should be pretty easy to do. I hear
the word intel to me. Sounds disliked. Exactly. Like all
the public wants to. Oh yeah. So, so, um, we're
going to, you know, look into schedule, you know, probably
start off with some work session kind of agenda items.
Um, to kind of get this out there and, and
manage it in a fashion that, um, complies with the
state sort of, they've got a rubric. They've got, they've
got guidelines and some expectations. So it's not unlike what
we just dealt with with the fast track for foreclosing.
We get ahead of it. We get an efficient way
of managing it not over and get something in place.
Um, a lot of it really comes back to just,
I think, you know, how the ear research is. They're
looking to see that we're working on it. Even though
happens if you don't. So when I was sitting in
the work session last, uh, Wednesday, they talked about that
some people have started as long as we go into
their portal start of our own thing, um, again, and
show that we're actively pursuing this. And even though we're
not going to finish it by the end of the
year, they said that we're good. But to be compliant
is a long is when we adopt it with the
planning commission. So and to your question, John, the way
it ties in is with future grants with Dola. Because
they'll go in and make sure that all these aspects
are within the comprehensive plan. And we do have a
lot of these aspects already in the comprehensive plan. But
what the states look detail. It's just for Dola general
or for one, two, three. It doesn't apply to one,
two, three. This is just general grants, I believe. Yeah.
Really. So we're going to, we're going to get ahead
of it. Um, and with your assistance, we'll get, we'll
get something over after. Well, can you just go to
the realtors and tell them give me a list of
all the vacant parts. I already have them. There's a
lot of, they do out there. And our GS department
is a great resource as well. Andrea Reckles. So we've
got some tools. But you'll see that on upcoming agendas.
And so. Other stuff I know housing action plan is
a couple of years off. But how does that work
even if you identify the vacant parcels? You can't force
somebody to develop or sell their parcel. I mean, what
a waste of money. What a completely pointless thing to
do. You know, it's going to make sense for cities.
But I mean, the county, it's all vacant. I mean,
yeah. Especially county birth, huh? Yeah. Sounds like a great
Denver project. So city of Glowood project. Yeah. It works
fine in town. We'll figure out how to comply and
come up with a great looking map that says we
are happy. Well, just take a look at all the
anti - lots that you have in Battle of Mesa.
Oh, absolutely. It'll be a prime example right there. I'm
sure that's going to come up. That's, that's probably a
great segue into our work session item. That's, that's the
example of you could see some stuff as far as
like the commercial center. Um, maybe some stuff by the
airport. Maybe some things, you know, approximate each municipality. There's
a few, the few out there. We're not, you know,
going to overthink this, but, um, we will, you know,
probably get, you know, at some point, I'm pretty cool,
you know, maybe refined some language that, as John indicates
already in the comp plan, um, in there about unincorporated
communities and that sort of thing. So, but yes, Balla
Mesa, good example one. In order to start doing the
infill on those, I mean, what's the grand supposed as
to how that would work. Yeah. So, so we're going
to, we're, we're, we're getting into it. Um, these guys
are doing some good research. And so, you know, looking,
looking ahead, um, now to shift gears a little bit,
anything else we need to add. No. Good. So, so,
so we're keeping track of all these state mandates that
are out there. And we're not overthinking them, but we're
going to comply. And with your help as a commission,
we'll get it. We'll get there. Um, so timing and
maybe some future agenda items. So in September, we have
excellent energy queued up for the second meeting in September
extent. It's a, you know, this is their, basalt to
Hopkins line extension, which is in the Missouri heads area.
So, but that's the only agenda item on that. And
we're looking at perhaps including initial work session on this
topic at that agenda. It seems like that's pretty. Second
meeting in September is now first meeting nothing on the
first meeting agenda. Um, at this point in time, unless
you guys, we don't want to just hitch up with
a meeting just to talk generically about, for example, a
lot. Cause I imagine a few of us that aren't
happy with Excel will let all of our neighbors and
friends know that the Excel executives will be in down.
Okay. So anyways. So that would be location extent, your
second meeting September. And then we would probably include that
give this a little bit of time to prep on
the strategic, um, give, you know, maybe a work session
discussion to follow up on this, this introduction tonight. So
that's what today. What's going on with harvest. So, so
then October then gets, gets really busy. We've got three
big projects that are all competing for completeness referral timing.
There's a lot of variables in there for all three
of them. Um, and so the three are massiveless amendment.
Um, Lake Springs Ranch and Harvest Illish. They're all looking
for agenda time. Um, and so they're not all going
to fit in October. So there probably will be some
overlap into November 8. But that's those, those three are
about three other, not quite as large projects that are
all, you know, very close to being ready to go.
Correct. Um, and those include projects hardwick bridges one that
John's working on. Yeah. Hard bridge. And then the reserve
Aspingland. And, uh, creed campground is also close to completeness.
So there's, um, so there's expansions there, modifications of that
campground. So just going to expand it. Not increasing the
unit count not to get into details. Just yours. But,
uh, acreage at acreage and reconfigure layout. So I will
probably flip. On that one. I'll pull it, John. Just
because I'm in the neighborhood. Gotcha. So, so that's too.
Yeah. Well, I don't know. It impacts me a little
more than you. But you see yourself on that one
too. So. Can't make money off it. Well, I'm biased
walking in. Yeah. So I feel like you can't make
bearish decision. Well, I might be in the community, so
I'm trying to say. Calling it out early. So it's
not a surprise. So, um, wait till you see the
application then. Yeah. Yeah. Just as an impacted person. We'll
see the application. So plenty of, plenty of small projects
that are directors. That these guys are all working on.
We've got flood plan permits. We've got minor subdivisions. We've
got, um, community meeting facilities. There's a little bit of
everything going on. Those community meeting facilities, a lot of
those referred up. So that's sort of the big picture.
But a practical question for you. And this comes back
to maybe your question as far as a big project.
One of the discussion items is when we had multiple
evenings, you know, reviewing a major project. Question for the
commission is, would you prefer to have them on success
of nights? In other words, the Board of County Commissioners
typically does that sometimes for their big projects or they
have their meeting on Monday. They continue with the Tuesday
so that it's more continuity. And the big delay. That
would be somewhat you unique and basically need to be
coordinated and planned for, um, and the commission would need
to basically be calling a special meeting date for that
continuation. Um, the big project, the one that was mentioned,
you know, we had that delay for continuation. Um, it
worked, but it also creates some interesting dynamics for the
public engagement. Do you have to hear everybody all over
again? That was an issue. Mr. Chairman, that you dealt
with. And so question is, if you have a major
item on a Wednesday night, um, would this commission be
interested in a continuation just to the next night. So
you'd have a Wednesday night, Thursday night. I don't know.
I could see the negative side. Sometimes people need a
little bit of time to prepare. Right. Yeah. Oh. I
like it. They don't under long on the first night.
Well, then the whole like closing public comment or doing
public comment later is easier because nothing effectively changes in
a day. That's something that we're discussing. We're, you know,
we're just wanting to, and you guys don't have to
decide this evening necessarily, but, um, that's, that's a consideration.
Um, that maybe adds on one hand some efficiency, but
also it's a little different. And, uh, but the big
projects that are coming away, several of them might be
multiple nights. And the one in particular, um, harvest will
moat meeting off premise probably the same venue. CMC does
have availability to do multiple nights in a row. It's
concerned that I, what's that looking at? Either, either, um,
end of October or November meeting. So that has not
been finalized based on, you know, current status of the
referrals. Bills have a holiday. And we've got a haul
at first meeting in November. And Wednesday, Thursday, probably won't
work real good. I don't think it's getting someone. And
so, so that's maybe another, another sort of, I'm sorry
about throwing all these, you know, agenda timing questions, but
in November, um, first meeting falls on veterans day. Um,
not a great, you know, option. Um, and your second
meeting falls on, as Steve indicated, that basically the night
for one night before the Thanksgiving holiday. So, um, what
we might look at there is call on a special
meeting for the third Wednesday. We don't, we got enough
application. We really need to number them. But that's a
consideration if you call special meeting on the third Wednesday.
That's the 18th. That week doesn't have any obvious conflicts.
It's not, um, not constricted by either a holiday or
other things. So that's something to think about. And maybe
the commission's read on. We can change the date with
public noticing, right? Yep. You can do that. Could you
also like if we know that there's a meeting that
has a really high potential of having a two night,
could you not agenda? I mean, the day after and
just say, this is a, this is a two day
agenda for time so that everybody, I heard the comment.
I can remember who said it, but you know, the
public would need to plan too that then, Hey. You
all, everybody would know that there's potential of it. For
the public. Like if we could do that or not,
well, that, it's a really good point. And, and we
could, we could, we could communicate that. You know, CS.
Two nights, then yay us. Yeah. So that's, that's something
we can manage. It helps us not have this problem.
The thing that gets hard is we have the, are
we going to run to 11. Are we going to
stop at a reasonable 930? Would that also help solve
the issue that we had where you're going to listen
to an hour of people and then those same people
would be starting the next night? It would resolve that
issue. Yes. That was my biggest problem with that. Continuation
is that if we started, and if the 200 people,
if you have 200 people the next time, then the
first hour of people get to repeat exactly what they
said the time before. You don't let them go again.
Well, that's maybe where we can do some night if
that helps solve that, I think. I mean, I'm fine
with the two nights in a row. One, it's fresh
on everybody's mind. You don't come back two weeks later.
Everybody in the room knows, hopefully they remember what happened
the night before. Let me go to public comment that
we had no intention of. Repeating public comment the next
day. Because we have that option, correct? Or do they
have to have the ability to speak again? They should
have the opportunity. Wouldn't that also help curtail new evidence.
Another good point. Good or bad. They could. There's less
chance of new evidence coming up. In 20 hours. I
think we just got to rule that out. Like when
it's a week, it's hard because things do change. Ernest
two weeks, but the next day there shouldn't be an
aha moment. It's also not really fair to the public
because they don't get to hear all the information again.
We have it in front of us. It's all documented
unless they've printed it out or something. They wouldn't have
it either. So everything's kind of still fresh and everybody's
minds. So the option came to mind because it basically
follows the format that the Board of County Commissioners utilize.
Where if they have to roll over Monday to Tuesday
and try to create some predictability in the process along
the discussion. We can do a little more research. Double
check a little bit with Kelly and make sure that
all works on the attorney's side. But I thought we'd
run it in front of you tonight to see what
your thoughts were. One thought that I have is thinking
about the harvest meeting. It seems to me if it
was in the scope of the discussion, you just do
the first part and even though you might not go
very late that first night and after. We opened public,
I just make public comments all the second night. So
it even give, don't even give a chance to make
public comment the first night. All kinds of options. And
early. We don't have the pressure that let's not ask
questions. Let's not have a real conversation with the applicant
because we need to go home before midnight. So something
to think about. We'll probably follow up with you on
that one. But if the strong feelings, you know, to
say, you know, don't go that route, this would be
a good time to give us some guidance. One question
about the state mandates. So once we get together, you
do the gut work and we approve it and goes
on, I guess, to the county commissioners, the SEC. Does
someone actually need to review and approve these plans or
can we make it pretty thin and just go through
the steps? Put that we're pretty good at reading their
guidelines and making sure that we fit their rubrics. So
with the, with the, uh, the fast track affordable housing
plan, we were efficient. They, they got to review it.
They gave us feedback. We made a few tweaks. We
got it just where it needed to be. And yet
it was still as very much in line with our
existing codes. So, um, the interesting have to approve it.
They looked, yep. They did. They did. And okay. Yeah.
And so we would expect that to be the same
case this go around. However, this would be a compliment
amendment. So it's all your deal. It's planning commission. You
know, we keep the board. Obviously a prize of it,
but, um, we feel pretty confident that we can, you
know, meet the standards and have something of value added
to our comp land so that it's not just an
exercise and just compliance. I think there's some tools here.
So, um, that's a little bit what we're looking at.
So, first meeting in September, which I think falls like
a day after Labor Day, something like that, we don't
have a meeting. Um, the fourth Wednesday in September, we
do. And we'll include a work session on, um, some
of these mandates as the second agenda item after that
location extent. When's the second meeting in October? It'll be
the 28th. That would be the second meeting in October.
It was the 28th. Yep. October of the 28th. September
is the 23rd. How's the pulse for the municipalities. I'm
sorry the. How's the pulse with the municipalities? I was
like, I was not referencing the application, but it seemed
like there might be a little bit of friction in
the room. Well, I think with the application that we
just reviewed tonight, like I pointed out in my presentation,
you know, we do have the IgA with all the
municipalities within the county. So if we get an application
that's within two miles of them or the closest municipality,
we give it to them before we actually do the
technical review. I think in between their comments during that
process and then re - referring it out to them
after the technically complete. Process, I think there was a
little bit of in their house. Oops, we lost that.
Now it's a scramble. But it's working out pretty good.
John's point was perfect. We have an IgA and we're
very diligent about it. Um, some time ago there was
some discussion of, are we seeing all the city projects?
Not that we have extra time to spend on them.
Um, we're really good about getting them our projects because
obviously oftentimes it deals with infrastructure. Um, access city streets,
that sort of thing. So, um, so we're in compliance
with that IgA. And so the question like with Glenn
would not want to making it hard to annex, but
then kind of implying the, Hey, this is what we
want the rules to be because these are our rules.
Yeah. Once again, I think we can then, is that
pretty good. But our workload is up because of their
annexation issue. So more pre - apps for properties that
would have been primed for annexation, um, and even in
this case, you know, our first meetings, did you talk
to the city? Did you discuss annexation with the city?
Um, it's always an appropriate thing, especially when you got
infrastructure issues. And there's, there's two or three other properties
in the glow area that are falling in that same
category. None of them have reached this point though. All
of them are just pre - app and inquiries. That's
always the first thing we point out to and it's
like, well, have you considered annexation? Have you talked to
the city yes or no? Well, we haven't yet. It's
like, well, you need to reach out. That's a huge
process. Oh yeah. Now. So there's, and there's other jurisdictions
that are pretty active with annexations as well. So it's
something that's one of the few that we'll annex and
give you sewer and water then. And that I think
they're living with that. Fallout. Nobody else will, but good
for them. Well, appreciate your opportunity to brainstorm a little
bit with you. A little more other business item for
tonight. And thank you for your comments tonight on John's
agenda item. Really valuable. And I think the applicant has
a lot of good takeaways from this meeting. So thank
you. Thank you all. Thank you for the work that
you do. Thank you. Our job is much easier. All
right. Thank you. Next year.