GLENWOOD SPRINGS, Colorado - City Council takes up consideration tonight of the proposed 55-unit Silver Sage Preserve residential development near the intersection of Airport Road and Four Mile Road in south Glenwood.
Among the requests from developer Peter Waller are to do away with the city's Hillside Preservation zone district on the steep, 42-acre site in favor of a customized Planned Unit Development (PUD) zoning.
That would allow for 38 duplex units to be clustered on the upper terrace at the western end of the property, accessed from Four Mile Road.
Another 17 condominium-style units would be built on the lower terrace in five separate buildings along Airport Road.
The hillside area in-between would be preserved as open space, according to the development proposal.
Normally, the Hillside Preservation zoning allows for only single-family homes on lots no smaller than one acre.
However, the city's Planning and Zoning Commission, in its recommendation for approval of the Silver Sage project, was favorable to the clustered development approach.
The developer would also donate the historic coal coking ovens that sit on part of the property along Airport Road to the Frontier Historical Society.
Among the sticking points pointed out in a staff memo to Glenwood Springs City Council for tonight's meeting is a request for a 10-year vested development rights period, rather than the usual three years guaranteed under state law.
The developer is seeking the longer vesting period in return for dedication of the coke ovens, as well as a city trail connection up Four Mile Road. Economic conditions may also prevent the development from going forward until the housing market improves, the developer's application notes.
However, "while staff appreciates the [land] dedication ... and recognizes the detailed planning, engineering and design work that went into creating this application, staff cannot support the request for a 10-year vesting period ...," the staff memo states.
Rather, a three-year vesting period with the opportunity for the developer to request extensions, as allowed in the city's land-use code, is the preferred approach, staff recommended.
The developer is also seeking a waiver of the city's affordable housing requirement, which calls for 15 percent of housing units to be deed-restricted and priced for certain income categories.
Currently, city council has placed has a moratorium on the affordable housing requirement until Sept. 5, 2013, which could be extended. However, the developer is seeking to have the requirement waived in case the rules go back into effect before construction begins.
Also on tonight's agenda will be a conceptual review for an assisted living development on the former Roaring Fork Lodge/Sunlight Racquet Club site at 27th Street and Midland Avenue.
This is the second time a conceptual plan for senior housing at the site has come before council. The new proposal calls for a 56,000-square-foot assisted living facility and a 20,000-square-foot memory care center.
Tonight's regular city council meeting begins at 7 p.m. at Glenwood Springs City Hall, 101 W. Eighth St., in the council chambers.