Pitkin County reviews Phillips Mobile Home Park proposed development

The Pitkin County Planning and Zoning Commission met on Tuesday to conduct a Location and Extent Review for the proposed development at the Phillips Mobile Home Park. 

The review is a mandatory step in the development process before construction approval can be granted. The focus of Tuesday’s review was to determine whether the proposed developments are in conformance with all applicable Master Plans.  

Building plans include creating more housing units on the property, increasing available units from 41 to around 78. To account for this increase, additions and improvements to the surrounding water and waste infrastructure would also be necessary. 

The mobile home park, located on Lower River Road, falls under the scope of two Master Plans: The Woody Creek Master Plan and the Down Valley Comprehensive Plan. Because of this, it must be considered in compliance with both in order for the development to continue through the Planning and Zoning Commission approval process.

Kevin Warner, Pitkin County’s construction and assets director, presented the plan overview, with traffic impacts, concerns around some current housing being in debris-flow zones and construction of new housing and infrastructure as major points of focus.

“The purpose of this project is to continue to provide affordable housing opportunities for residents of Pitkin County and the Roaring Fork Valley … that would be developed through partnerships with others and the county working together to build those,” Warner said. 

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Nicole Rebeck-Stout, deputy director of Community Development for Pitkin County, presented referral comments from several organizations that include Open Space and Trails, The Colorado Geological Survey and the Woody Creek Caucus. 

Comments provided by the Woody Creek Caucus stressed that the proposed development does not appear to be in conformance with their Master Plan. 

“While we recognize and support the need to replace failing water and wastewater systems to protect public health and the Roaring Fork River, the proposal goes well beyond infrastructure modernization,” the comments state. “By sizing the system to accommodate approximately 78 units — far exceeding the historic range of 40 to 54 units — the county is effectively establishing the physical capacity for a substantial increase in density. That is a direct violation of the Master Plan’s clear prohibition.”

While the represented development is not in conformance with the Woody Creek plan, Rebeck-Stout pointed out that it is in conformance with the Downvalley Comprehensive Plan, “and that is the resolution that the staff recommends for adoption today,” she said.

The two separate Master Plans proved to be the main point of contention with board members.

“I think that just across the board, everything having to do with this proposed project is not in conformance with the Woody Creek Master Plan … and I’m not going to vote no on this application, I’m going to vote hell no,” Joe Krabacher, vice chair of the Planning and Zoning Commission, said. 

While the rest of the board agreed with Krabacher and vocalized that they would also be voting no, there was concern that the vote would be overturned by the Pitkin County Board of County Commissioners. 

“What we need to do with this denial … it’s very important that we articulate to the BOCC the exact parameters of why this does not pass in this location,” Planning and Zoning Commission Chair Zachary Mathews, said  “It’s not just a denial, we need to express why.” 

The commission agreed more time was needed to draw up a revised resolution highlighting their reasons for dissent, and the meeting concluded with a resolution to continue discussion and vote on the review during their next meeting on May 5.