After years of planning, the long-discussed Canyon Vista housing project cleared its final local hurdle Thursday night, earning unanimous approval from Glenwood Springs City Council.

The 80-unit development, proposed by Kansas City-based affordable housing developer Cohen-Esrey, will rise on nearly four acres at 51993 U.S. Highway 6. The land, formerly home to Glenwood Gardens, still holds remnants of an old plant nursery and a few aging residential structures. Once built, Canyon Vista will provide income-restricted rentals for residents earning between 20% and 80% of the area median income, with studio units starting as low as $358 per month.

“This is simply an opportunity for people to have a home,” Mayor Ingrid Wussow said. “We’re talking about community members who are barely hanging on — and Canyon Vista will give them a landing pad.”

The council vote included approval of the project’s major site architectural plan and a 1041 land-use review. Councilors Mitchell Weimer, Sumner Schachter, Erin Zalinski, Jonathan Godes, Marco Dehm, and Mayor Wussow all voted in favor. Councilor Matthew Simms was not present.

A 1041 land-use review refers to a permit for development in areas and activities of state interest, required under Colorado law for certain projects located near state highways, water systems, or other sensitive areas. Because Canyon Vista is adjacent to Highway 6, it triggered this additional layer of review to ensure the project meets state and regional planning criteria.

Cohen-Esrey’s financing package includes low-income housing tax credits, private activity bonds, vouchers from the Garfield County Housing Authority, and city support through Glenwood’s workforce housing fund. The city also approved a forgivable loan for the project last July. Developers expect to break ground in September, with construction projected to take 18 months.

The plan includes two main residential buildings, each with a mix of studio to three-bedroom units, along with a rooftop terrace, fitness room, playground, dog run, and community gathering space. It will exceed city parking requirements and provide extensive bike parking. A relocated RFTA bus shelter and sidewalk access to Donegan Road will further integrate the site into the neighborhood.

Because of the site’s steep grade and irregular layout, the project requested seven design flexibility allowances permitted by city code for income-restricted housing. These included reduced widths for landscaped islands and buffer strips, limited parking within the front setback, and exceptions to retaining wall appearance standards. Staff said these adjustments were well within code allowances and would not negatively affect surrounding properties.

“This is what we call capital-A affordable housing,” city planner Carl Watkins said. “These are units the free market simply cannot provide.”

Although the buildings approach 40 feet in height, nearby elevation changes limit their visual impact on adjacent properties. The project also includes a solar array mounted on terraced retaining walls, which staff said would be minimally visible and not disruptive to nearby homes.

Council members raised questions about long-term affordability, storage space, fire flow capacity, and potential impacts to local services. Developers confirmed the project meets affordability requirements under a 40-year covenant and is financially structured for long-term sustainability. City staff confirmed that fire flows will be sufficient if served by city water.

One unresolved issue is the fate of a historic greenhouse on the property, originally built at the Redstone Castle and moved to Glenwood Springs in the 1930s. Council expressed strong interest in preserving it, but no viable plan or willing taker has emerged. The estimated cost to relocate the structure exceeds $1 million.

“I feel this greenhouse is in jeopardy,” Councilor Marco Dehm said. “We need to figure out how to preserve it before it gets rolled into dust.”

Public comment centered on an ongoing dispute between the city and Mitchell Creek Water District, which claims a 1985 agreement prohibits Glenwood from providing water to properties within its boundaries without consent. Several residents and water shareholders urged the city to delay approval, warning of potential legal complications. The city declined to respond publicly due to active litigation.

Mayor Wussow acknowledged the concern but kept the discussion focused on the housing project.

“I learned of a young girl in this community living in someone’s garage right now, pregnant at 16, with nowhere to go,” Wussow said. This is the type of place where she might be able to find a landing pad.”

Both the site plan and the 1041 permit were approved in 6-0 votes.