HomeMy WebLinkAbout1.0 Staff Report 9.8.10Exhibits for Public Hearing held on September 8, 2010 for a Text Amendment
Regarding Affordable Housing
A Staff Memorandum dated 09/08/2010
B Letter from the Garfield County Housing Authority
c Proposed Languaqe for Articles 4 and 8
D Garfield Countv Comprehensive Plan of 2000
E Garfield County Unified Land Use Resolution of 2008, as amended
F Proof of Publication
G
H
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Exhibit Letter
{A to Z}
Exhibit
g[11er
E
TO:
FROM:
RE:
DATE:
MEMORANDUM
6qrfield County Planning Commission
WrA.
Jarman, AlcP, Director, Building & Planning Department
Text Amendments to the Unified land Use Resolution of 2008, as amended
specifically regarding refinements to Article lV: Review Procedures & Article
Vlll: Affordable Housing
September 8,ZOLO
l. Background
The Garfield County Housing Authority (GCHA) met with County Planning Staff to discuss
several areas of concern in administering the County's Affordable Housing Regulations. This
memorandum includes a letter from the GCHA which describes the impetus for these
changes which is attached as Exhibit A. The specific amendments, as they would appear in
approved, are also contained in Exhibit B with a brief summary of the proposed changes
below:
1. Section 8-401 & 8-402 Additional Category of Eligibility
ProposedChange:o,o@ofull-timeemployeesnotworkingfora
Garfield County based employment source and who are not residents of Garfield County.
Upon purchase of an affordable housing unit, these applicants would become Garfield
County residents. This request is based on the current economic situation and to
accommodate applicants who are seeking to become Garfield County residents.
2. Section 8-401(AX4)
Proposed Change: lncrease asset cap to S150,000.
3. Technical Changes
A. Proposed Change: Section 8-401: Add language to clarify income requirement
across three AMI categories. This information is currently in 8-302 and should be
repeated for clarification.
B. Proposed Change: Section 4-202 Add language that the Garfield County Housing
Authority has the authority to propose changes to Article Vlll.
C. Proposed Change: Section 8-a0a(B): Clarify that permissible financing excludes
more than 100% financing of the sale price of the home.
D. Proposed Change: Section 8-302: Remove 5% down payment assumption in
initial pricing formula.
E. Proposed Change: Section 8-102 and 8-20: Clarify applicability to all residential
applications, exclude com mercial.
II. STAFF RECOMMENDATION
Staff recommends the Planning Commission forward a recommendation of approval to the
Board of County Commissioners with the following findings:
1. That the public hearings before the Planning Commission and Board of County
Commissioners were extensive and complete, that all pertinent facts, matters and issues
were submitted and that all interested parties were heard.
2. That the application has met the public notice and public hearing requirements of the
Garfield County Unified Land Use Resolution of 2008, as amended'
3. That the proposed text amendments have been determined to be in the best interest of
the health, safety, morals, convenience, order, prosperity and welfare of the citizens of
Garfield County.
4. The proposed text amendments are consistent with applicable standards of the Unified
Land Use Resolution of 2008, as amended, and complies with the Garfield County
Comprehensive Plan of 2000, as amended.
5. The proposed text amendments do not conflict with State statutory provisions
regulating land use.
III. RECOMMENDED MOTION
"l will make a motion to approve the proposed amendments to the Unified Land Use
Resolution of 2008, as amended which are attached as Exhibit A with the findings set forth
below:"
L. That the public hearings before the Planning Commission and Board of County
Commissioners were extensive and complete, that all pertinent facts, matters and
issues were submitted and that all interested parties were heard.
2. That the application has met the public notice and public hearing requirements of
the Garfield County Unified Land Use Resolution of 2008, as amended.
3. That the proposed text amendments have been determined to be in the best
interest of the health, safety, morals, convenience, order, prosperity and welfare of
the citizens of Garfield County.
4. The proposed text amendments are consistent with applicable standards of the
Unified Land Use Resolution of 2008, as amended, and complies with the Garfield
County Comprehensive Plan of 2000, as amended.
5. The proposed text amendments do not conflict with State statutory provisions
regulating land use.
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Anrrcle Vlll
ArroRoReLe Housrr!o
Tnele or CoNrrrurs
DlvlstoN 1 GENERAL PROV|S|ONS........ .......8-1
Section 8-101 Findings and Purpose.......".......... ...............8-1
A. Findings .......8-1
B. Purpose...... ........ .............8-1
Section 8-102 Applicability (Resolution 2009-87)... ............8-1
DIVISION 2 APPLICATION AND REVIEW PROCEDURES .. .,..,....,....,,..8-2
Section 8-201 Application Submittal Requirements.............................8-2A. Affordable Housing Plan and Agreement .................8-2
Section 8-202 Review and Approval Procedures .................................8-3
DIVISION 3 CRITERIA FOR DEVELOPMENT OF AFFORDABLE
HOUSING UNITS .......8-3
Section 8-301 Computation of Number and Unit Mix of Affordable
Housing Units.......... ................ 8-3
A. Number of Affordable Housing Units Required ............................ 8-3
B. Affordable Housing Unit Mix and Minimum Bedroom
Requirement................." ......................8-3
Section 8-302 Pricing of Affordable Housing Units.............................. 8-4
A. Area Median lncome (AMl) Categories Required ........................8-4
B. lnitial Sales Price of Affordable Housing Units............................. 8-5
Section 8-303 Execution of Deed Restriction by App1icant................. 8-6
Section 8-304 Permitted Capital lmprovements ...................................8-7
Section 8-305 Off-Site Affordable Housing ....................... 8-9
A. Request for Off-Site Location of Affordable Housing Units..........8-9
B. Criteria for Off-Site Affordable Housing Deve|opment.................. 8-9
Section 8-306 Payment-in-Lieu............ ........8-10
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EXHIBIT
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GARFIELD COUNW UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-i
ARTICLE VIII
ArroRoeaLe Housrxc
TABLE oF Corurprurs
DtvtsloN 4 AFFoRDABLE HOUSTNG GUtDELtNES............................8-10
Section 8401 Determination of Qualification to Purchase Affordable
Housing Units........... .............8-10
A. Requirement for Determination of Qualified Applicant...............8-10
B. lncome or Earnings Used in Determination of QualifiedApplicant .... 8-1'1
Section 8402 Application and Review Procedures for Determination of
Qualified Applicant... .............8-12
A. Materialfrom Determination of Qualified Applicant ....................8-12B. Review and Determination of Qualification ............8-13C. Priority of Qualified Applicant ............8-13
Section 8-403 lnitial Sale and Resale of Affordable Housing Units .. 8-14A. lnitial Sale by the Developer ..............8-14B. Resale by the GCHA ......8-14C. Role of GCHA Staff ........... ................8-15D. Maximum Allowed Resale Price............ .................8-15E. Maintenance Standards for Maximum Resale Price .................. 8-16F Lottery Process .............8-16G. Fees............ ...................8-'18H. Memorandum of Agreement to the Deed Restriction.................8-1 8
Section 8-404 Other Requirements..... .........8-18A. Co-Ownership and Co-Signing .......... ....................8-18B. Permissible Financing ....8-18C. Renting an Affordable Housing Unit During the Listing Period ..8-19D. Leave of Absence for Owners of Affordable Housing Unit......... 8-19E. Setting Rents forAllowed Leasing of Owned Units....................8-20F. Roommates ....................8-20
Section 8405 Grievance Procedure ............8-20A. File Written Complaint... .....................8-20B. Schedule a Hearing.... ....8-21C. Review of Documents ............... ........8-21D. Hearing Process ............8-21E. Decision of the GCHA Board .......... ...8-22
Section 8-406 Periodic Review of Affordable Housing Guidelines ...8-22
GARFIELD COUNTY UI,IIrIeo LAND USE RESoLUTIoN oF 2008, AS AMENDED 8-ii
ARTICLE VIII
ArroRonerr Housrr.rc
ARTICLE VIII AFFORDABLE HOUSING
DIVISION 1 GENERAL PROVISIONS
Section 8-101 Findings and Purpose.
A. Findings. The Board of County Commissioners finds that an adequate
supply of affordable housing in the County is essential and necessary to preserve
and maintain the health, welfare, safety, and quality of life for residents of
Garfield County.
1. Stability of Economy. An adequate supply of housing that is
affordable to the local labor force is necessary for the local
economy to remain stable and to grow in a healthy manner.
2. lncreased Demand for Affordable Housing. New development
creates demand for workers in construction, maintenance, services
and retail sales, increasing the demand for affordable housing.
3. Mitigation of lmpact by New Development. New development
shall be required to provide affordable housing which mitigates the
impacts that are attributable to such development in areas
designated by the County, where affordable housing has become
limited and problematic for adequate workforce housing.
B. Purpose. The purpose of this Article is to ensure that the housing needs
of all economic segments of the community will be met.
L lmplementation of Comprehensive Plan Goals and Objectives.
The Housing Goals, Objectives, Policies and Programs of the
Garfield County Comprehensive Plan for Study Areas 1 - 5 shall be
implemented through the affordable housing unit requirements set
forth in this Article.
2. Mitigation of Housing lmpacts by New Development. New
development shall be required to contribute to the affordable
housing supply in the County, as reasonable and appropriate with
consideration to the development's impact on the supply of
affordable housing available to the local labor force.
Section 8-102 Applicability. These requirements for affordable housing
shall apply to all land use change applications in Garfield County, such that 15%
of the lots proposed in the development shall be developed with affordable
housing units. This regulation shall apply to developments
Gnar|eIo COururv UNIFIED LAND USE RESoLUTIoN oF 2008, AS AMENDED 8-1
ARTcLE Vlll
ArroRoRaLe HousrNo
8-102 APPLTcABTLl.I'/
proposing five (5) or more lots in Garfield County except as modified in Section
7-602, Affordable Housing Standards/Rural Land Development Ex-emption.
These requirements shall apDly to residential applications including rental
housing. not commercial applications. ln computing this requirement, any fraction
of a unit lot above .50 will be rounded up and any fraction of a unit lot less than
.50 will be rounded down. IProvided however that the number of units required
under this Article shall not apply to non-expired Preliminary Plans approved by
the BOCC underthe Zoning Regulations of 1978, as amended and Subdivision
Regulations of 1984, as amended.l (Resolution 2009-53) (Resolution 2009-87).
DIVISION 2 APPLICATION AND REVIEW PROCEDURES
Section 8-201 Application Submittal Requirements. The applicant shall
submit the following materials in addition to submittal requirements for application
and review of the proposed land use.
A. Affordable Housing Plan and Agreement. The applicant shall submit
an Affordable Housing Plan that includes the following provisions.
1. The proposed location of the affordable housing units.
2. The proposed number and unit mix of residential units to satisfy the
requirements for affordable housing, based upon the provisions of
Section 8-30'1 , Computation of Number and Unit Mix of Affordable
Housing Units.
3. The proposed schedule for construction and completion of the
affordable housing units in relation to the proposed construction
and completion of the overall development.
4. The proposed breakdown of affordable housing units by Category,
based on provisions of Section 8-303, Execution of Deed
Restiction by Applicant, including the proposed lot size and square
footage size of each unit.
5. The proposed forms of deed restriction and any other documents
necessary to comply with the requirements of this Article.
6. The proposed mix of ownership or rental housing units. Any rental
housino proposal will require additional guidelines not codified
herein. The applicant would be responsible for proposing such
quidelines including details for administration, on-qoing affordabilitv,
and other details. The proposed guidelines would be subiect to
approval bv the Board of Countv Commissioners.
N
GARFIELD COUNw UNIFIED LAND USE RESoLUTIoN oF 2008, AS AMENDED 8-2
Nt/
ARTIcLE VIII
ArroRonerr Housttto
8.201 APPLIcATIoN SUBMITTAL REQUIREMENTS
6. The proposed method of security to the County that will insure
construction of the affordable housing units.
a. Secured by Bond. A bond or other security acceptable to
the Board, in an amount acceptable to the Board of County
Commissioners to ensure the required number of affordable
housing units are constructed, and
b. Secured by Ratios for Permit lssuance. Provisions in the
adopted Affordable Housing Agreement which require that
building permits for ten (10) free-market houses may only be
issued after a building permit for one affordable housing unit
has been issued in Comprehensive Plan Study Areas 1 thru
5.
c. Another method of securing construction of the affordable
housing units acceptable to the Board of County
Commissioners.
7. The proposal for compliance with all provisions of the Affordable
Housing Guidelines maintained by the Garfield County Housing
Authority (GCHA) or other Approved Affordable Housing Entity
(AAHE).
Section 8-202 Review and Approval Procedures. The Affordable
Housing Plan shall be reviewed by the Director and the GCHA or other AAHE.
The approved plan shall become the Affordable Housing Agreement between the
County, the applicant, and the GCHA or other AAHE, adopted in conjunction with
a Final Plat approval by the Board of County Commissioners.
DIVISION 3 CRITERIA FOR DEVELOPMENT OF AFFORDABLE
HOUSING UNITS
Section 8-301 Computation of Number and Unit Mix of Affordable
Housing Units.
A. Number of Affordable Housing Units Required. The number of
affordable housing units required for a development subject to these regulations
for affordable housing shall be calculated based upon the formula identified in
Section 8-102.
GARFIELD CoUNw UI|rleo LAND UsE ResoTurIoII oF 2008, AS AMENDED 8-5
ARTcLE Vlll
ArroRoReLe Housrr.rc
8-301 CoMPUTATIoN oF NUMBER AND UNIT MIx oF AFFoRDABLE HOUSING UNITS
B. Affordable Housing Unit Mix and Minimum Bedroom Requirement.
The housing unit subject to these affordable housing regulations shall be based
upon the following formula. The applicant shall propose the mix of housing
types. The affordable housing units shall closely mirror the market rate units.
The approved mix will provide the minimum number of bedrooms required:
1. Multiply the number of affordable housing units required by 2.6
(the average number of persons in a household) then,
2. Divide the result by 1.5 (the U.S. Department of Housing and
Urban development criteria of person per bedroom). The
resulting number is the minimum required number of bedrooms
that must be disbursed across the required affordable housing
units.
3. Any proposal for a unit with 4 or more bedrooms may be
approved, but only after a special review to determine a need.
4. Any fractional affordable housing units created by the above
formulas will be rounded up to the next highest number
5. The following minimum square footage requirements shall be
met, with only finished square footage being counted, excluding
garages, carports and unfinished basement space:
Unit Tvpe
Studio
1 Bedroom
2 Bedroom
3 Bedroom
Single Family detached
Minimum Size
500
700
950
1,200
1,400
Section 8-302 Pricing of Affordable Housing Units
A. Area Median lncome (AMl) Categories Required. The average price for
all affordable housing units to be provided shall be dispersed over a range of the
Area Median lncome (AMl) levels for low and moderate income families as
published annually by HUD for Garfield County. Applicants shall provide housing
in the following three categories, in accordance with the distribution described
below:
1. 20 percent of affordable housing units required in Category l- Units
priced to 70o/o AMl, sold to 80% AMI households or less;
GaRr|eLo COuT.Iw UNIFIED LAND USE RESoLUTIoN oF 2008, AS AMENDED 8-4
ARTICLE VIII
ArroRonalr Housruo
8-301 COMPUTATIoN oF NUMBER AND UNIT MIX oF AFFoRDABLE HoUSING UNITS
40 percent of affordable housing units required in Category ll - Units
priced to 90% AMl, sold to 100% AMI households or less,
40 percent of affordable housing units required Gategory lll - Units
priced to 1 10% AMl, sold to 120% AMI households or less.
Exceptions: lf three or fewer affordable housing units are required by
this Article, then the first unit required will be a Category ll unit and the
second unit required will be a Category lll unit and the third unit will be
a Category I unit. Similaily, if the number of affordable housing units
required by this Article results in a fraction when multiplied by 40o/o or
20% (see required distribution of units above), then the Applicant must
provide the greatest number of affordable housing units as Category ll
units, followed by Category lll, and lastly Category l. For example, if
16 affordable units are required,40% of 16 results in 6.4 Category ll
units. The Applicant should then provide 7 Category ll units, 6
Category lll units and 3 Category I units.
B. lnitial Sales Price of Affordable Housing Units. The initial sales price
for each affordable housing unit shall be calculated by the GCHA and the Board
of County Commissioners based on the following assumptions:
Principle, interest, mortgage insurance, taxes,
insurance and homeowner association dues not to
gross monthly household income based on family size
by chart below. 80% of that amount is estimated for principle and
interest and 20o/o is estimated for mortgage insurance, taxes,
homeowners insurance and homeowner association dues. lf actual
costs are available, they may be used in place of this 80-20 ratio.
A n+ne+y+ive-(9Slpereen+lean+e+alue,-30-year mortgage based on
a traili'ng interest rate calculated an average of the previous 18
months interest rates. The GCHA shall calculate the traili*g interest
rate.
The price shall include a landscaped lot and the unit shall be of
comparable quality with similar fixtures (e.g. dishwashers,
disposals, air conditioning, and energy efficient windows) to market
rate units.
Number of persons by bedroom configuration used to establish
sales price:
2.
3.
4.
1.
2.
3.
4.
GARFIELD CoUNTY UruITIeo LAND USE RESoLUTIoN oF 2008, As AMENDED 8-4
Number of bedrooms,
Non-detached structu re
AMI Household Size for lnitial
Sales Price Determination
Studio 1 person household
I 2 phh
2 2.5 phh
3 3 phh
4 3.5 phh
ARTICLE VIII
ArroRoReLe Houstruc
8-301 CoMpurATroN oF NUMBER AND UNrr Mrx oF AFFoRDABLE HousrNG UNrrs
HOA dues for affordable housing units shall be prorated as
compared to HOA dues owed by market rate unit owners. HOA
dues for affordable housing units shall be prorated by either
average lot size or average unit size in comparison to market rate
lots and/or units, whichever results in the lower cost for the
affordable units, or by a formula proposed by the applicant and
approved by the GCHA and the Board of County Commissioners. lf
a prorated HOA is not possible, then the HOA dues for affordable
housing units shall be a maximum of 75 percent of the HOA dues
owed by market rate unit owners. The applicant will include these
calculations in the Affordable Housing Plan.
The initial sales price will be calculated by GCHA12O-days from
anticipated Certificate of Occupancy.
Example lnitial Sales Price Calculation.
3-bedroom single-family unit, 4 person household,
80% AMI = $51,200 in 2007
$51,200 / 12 months = $4,267 gross monthly income
33% of $4,267 = $1,408
80% of $1 ,408 = $1 , 126 (principle & interest)
20% of $1,408 = $282 (moftgage insurance, taxes, insurance, HOA)
18 months of tniling'interest rate as calculated by GCHA = 6.37%
Lea*Sal e s grlSg ?ry7yfl: $ 1 7 6, 7 6 6
A%+7V:AWOa
*,-,,-,,-,----S ale*Priee:$a86#70
4.
6.
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Formatted: Font: Bold
Formatted: Font: Bold
Number of bedrooms,
Sinqle-family detached
AMI Household Size for lnitial
Sales Price Determination
2 3 person household
J 4 phh
4 5 phh
5 6 phh
GARFIELD COUruTY UNIFIED LAND USE RESOLUTIoN OF 2008, AS AMENDED 8-4
ARTICLE VII I
ArronoReLE HousrNc
8-302 PRrcrNG oF AFFoRDABLE HousrNG UNrrs
Section 8-303 Execution of Deed Restriction by Applicant.
A. The Deed Restriction for required commitments shall be approved by the
GCHA. The approved, executed and recorded Deed Restriction shall be
submitted to the GCHA.
1. Deed Restriction. Execute and record a Deed Restriction.
Execute and record this document prior to release of the building
permit in a form satisfactory to the GCHA. This ensures that the
Master deed restriction will run in perpetuity with the unit. At the
time of Certificate of occupancy, the Deed Restriction shall be
amended, if necessary, to reflect changes approved by the GCHA.
The original executed and recorded Deed Restriction shall be
returned to the GCHA.
2. Memorandum of Acceptance. Execute a Memorandum of
Acceptance of the Deed Restriction when qualified buyer
purchases the property and there is a transfer of the deed for the
property. This ensures that the buyer is aware of the deed
restriction and affordable housing guidelines. The original executed
and recorded Memorandum of Acceptance shall be returned to the
GCHA.
3. Promissory Note and Deed of Trust. Execute and record a
Promissory Note between the GCHA and the buyer to enforce the
County's interest in the property, and a Deed of Trust signed by the
buyer. This Promissory Note shall be in subordinate position to any
other promissory note required for purchase of the property. This
Promissory Note and Deed of Trust shall not be recorded in first
Position.
4. Appreciation Cap. lncluded in the deed restriction will be a limit
on annual appreciation of a unit of either the West Region,
Consumer Price lndex, Urban Wage Earners and Clerical Workers
(CP|-W) (1982-84=100), not seasonally adjusted, or 3o/o simple
interest, whichever is greater, plus the cost of permitted capital
improvements (see Section 8-304). The maximum resale price
shall be no more than 5% simple interest, plus the cost of permitted
capital improvements. The maximum resale price will be
determined by the GCHA in accordance with this Article.
(PP) Purchase Price
(PPCPI) CPI at the date of purchase
GARFIELD CoUNw UNIFIED LAND USE RESoLUTION OF 2008, AS AMENDED 8-6
ARTICLE VIII
ArroRoRsLe Housrr.rc
8-302 PRrcrNG oF AFFoRDABLE HousrNG UNtrs
(NMO) Number of months owned
(CCPI) Current CPI
3% Formula = .03 x PPI 12 x NMO + PP = BASE RESALE PRICE
CPI Formula = PP/PPCPI x CCPI = BASE RESALE PRICE
5% Formula = .05 x PPI 12 x NMO + PP = BASE RESALE PRICE
Section 8-304 Permitted Capital lmprovements Permitted Capital
lmprovements to Affordable Housing Units must be improvements or fixtures
erected, installed or attached as permanent, functional, non-decorative
improvements to real property, excluding repair, replacement and or
maintenance improvements, except as specified below.
A. All Permitted Capital lmprovement items and costs shall be approved by
the GCHA prior to being added to the Maximum Resale Price as defined in this
Article. Owner must show actual receipts to receive value of permitted capital
improvements upon resale. Only Owner's out-of-pocket expenses will be counted
toward value of permitted capital improvement.
B. Permitted Capital lmprovements shall only include the following:
1. lmprovements or fixtures erected, installed or attached as
permanent, functional, non-decorative improvements to real
property, excluding repair, replacements and/or maintenance
improvements;
2. lmprovements for energy and water conservation;
3. lmprovements for the benefit of seniors and/or handicapped
persons;
4. lmprovements for health and safety protection devices;
5. lmprovements to add and/or finish permanenUfixed storage
space;
6. lmprovements to finish unfinished space;
7. Garages;
8. The cost of adding decks and any extension thereto;
9. Permanent landscaping;
GARFIELD CoUNTY UNIFIED LAND USE RESOLUTIoN oT 2008, AS AMENDED 8-6
ARTCLE Vlll
ArroRonaLe HoustNc
8-304 PER[/ITTED CAPITAL IMPROVEMENTS
10. Repairs or replacements related to structural, major mechanical,
or roofing deficiencies after any applicable warranty period is
expired. Owner would need to document need to repair or
replace item.
C. Permanent Capital lmprovements shall not include the following:
1. Upgrades/replacements of appliances, plumbing and
mechanical fixtures, carpets and other similar items included as
part of the original construction of the unit;
2. lmprovements required to repair, replace and maintain existing
fixtures, appliances, plumbing and mechanical fixtures, painting,
carpeting and other similar items,
3. Upgrades or addition of decorative items, including lights,
window coverings, floor coverings and other similar items;
4. Jacuzzis, spas, saunas, steam showers and other similar items.
Section 8-305 Off-Site Affordable Housing. ln some cases, a mix of on-
site and off-site affordable housing units may make sense as the desirable
option, or the provision of all affordable housing units off-site.
A. Request for Off-Site Location of Affordable Housing Units. At the
time of Preliminary Plan approval, the Board of County Commissioners may
consider a request by the applicant for off-site location of affordable housing units
if the applicant demonstrates circumstances that justify the request. The request
would need to be detailed in the approved Affordable Housing Plan. The
following considerations shall be applied to the applicant's request for location of
affordable housing units off-site.
1. The proposed affordable housing unit development will be located
substantially closer in proximity to the following facilities and
amenities when compared to the project parcel: public schools,
commercial or retail centers, community or public recreation parks
and activities, hospital and health care facilities, professional
services, and public services including fire, police and emergency
services.
2. The applicant has developed a method or a procedure acceptable
to the County to ensure that the proposed off-site affordable
housing units are for sale pro rata with the sale or rental of lots
contained within the project parcel.
GInTIeIo CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED B-9
ARTICLE VIII
ArroRoRalr Housrruc
8-304 PERM TED CAPITAL IMPROVE[4ENTS
3. Demonstrate that the AAHE has been consulted prior to submission
of an application, regarding the proposed location and qualification
of the off-site units for financing and sale.
B. Criteria for Off-site Affordable Housing Development. The proposed
off-site development of affordable housing units shall satisfy the following criteria.
1. The proposed affordable housing unit development meets the
requirements and guidelines for affordable housing set forth in this
Article.
2. The proposed affordable housing units will be built or located in the
same Study Area as the development.
3. The proposed affordable off-site housing will be located in an area
or development acceptable to the Board of County Commissioners.
4. Existing residential units can be used as affordable housing,
provided it is acceptable to the Board of County Commissioners.
Section3-305 Payment-in-Lieu. Payment-in-lieu of affordable housing
units will not be accepted.
DIVISION 4 AFFORDABLE HOUSING GUIDELINES
Section 8401 Determination of Qualification to Purchase Affordable
Housing Units. The following considerations shall be applied to qualify an
applicant for affordable housing.
A. Requirements for Determination of Qualified Applicant.
1. Non Discrimination. Determination of qualification for an
affordable housing unit shall be made without regard to race, color,
creed, religion, sex, handicap, disability, national origin, familial
status or marital status.
2. Resident Qualification. The applicant is a fulltime resident of
Garfield County. To qualify as a fulltime resident, the applicant
shall live at least nine (9) months a year in the County.
3. Employment Qualification. The applicant is employed fulltime by
a Garfield County based employment source, which is a business
whose business address is located within Garfield County, whose
GaRTIeLo CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-9
Anrtclr Vlll
ArroRonaLe HoustNG
8-305 OFF-SITE AFFORDABLE HOUSING
business employs employees within Garfield County, who work in
Garfield County, and whose business taxes are paid in Garfield
County. lf an employer is not physically based in Garfield County,
an employee must be able to verify that they work in Garfield
County a minimum of '1664 hours (min 32 hours/week) per calendar
year for individuals, businesses or institutional operations located in
Garfield County. To qualify as a fulltime employee, the following
criteria shall apply.
a. A person who works or will work at least 32 hours per week
for a Garfield County based employment source.
b. A person who has been recruited to work at least 32 hours
per week for a Garfield County based employment source.
c. The applicant is a retiree and was employed full-time at least
32 hours per week for a Garfield County Based employment
source for the four (4) years prior to the date of application.
d.The applicant is disabled and was employed fulltime at least
32 hours per week for a Garfield County Based employment
source for the two (2) years prior to the date of application.
Financial Qualification. The applicant has an annual gross
household income equal to or less than the Area Median lncome
for the category unit(s) for sale. Cateqorv I units are sold to
households earninq 80% AMI or less, Cateqorv ll units are sold to
households earning 100% AMI or lessl and Category lll units are
sold to households earninq 120% AMI or less. ln addition. The
applicant has a cumulative net worth, minus qualified retirement
assets (as determined by the IRS), not in excess of
$40q€O0150,000 and satisfies the income criteria set forth in this
Article.
Occupancy Qualification. The applicant will occupy the
affordable housing unit as a primary residence upon purchase.
Family Qualification. lntended family compositions include: foster
children, live-in attendants, and dependants under the age of 23
who are away at college, family members on military leave or out-
of-town on business or multiple adults cohabiting. Total family
income will be considered as part of the income eligibility described
in this Article.
All adult family members are legally residing in the United States.
5.
b.
7.
GARFTELD CouNTy UNTFIED LAND UsE RESoLUTtoN oF 2008, AS AMENDED 8-1 0
Anrrcre Vlll
ArroRoRaLr HoustNo
8-305 OFF-SITE AFFoRDABLE HoUSING
B. lncome or Earnings Used in Determination of Qualified Applicant. ln
determining the financial qualification of an applicant, consideration shall include
but not be limited to the following sources of income.
1. Earned income such as salaries, wages, overtime pay,
commissions, bonuses, tips and payments received as an
independent contractor for labor or services.
2. Severance pay.
Royalties, rents, trust income.
Annuities, dividends, capital gains, taxable distributions from
corporations or partnerships.
Pensions, retirement benefits, social security benefits, disability
benefits.
6. Gambling proceeds.
7. Money drawn by a self-employed individualfor personal use.
8. Workman's compensation benefits, disability insurance benefits,
funds payable from any health insurance benefits or casualty
insurance to the extent that such insurance replaces wages or
provides income in lieu of wage.
9. Monetary gifts, prizes.
10. Alimony. An individual who is separated but not divorced may
exclude spousal income if the couple intends to live separate and
apart.
11. Divorced parent who has less than 180 days parenting time may
not claim a household size which includes the children.
Section 8402 Application and Review Procedures for Determination of
Qualified Applicant
A. Materials for Determination of Qualified Applicant. Application shall
be made to the GCHA. The following materials shall be required for proof of
3.
4.
5.
GARFTELD Coururv Uutpreo LAND UsE RESoLUTToN oF 2008, AS AMENDED 8-1 0
ARTICLE VIII
ArroRoReLr HousrNc
8-401 DETERMTNATToN oF QunLrrrcerroN To PURCHASE AFFoRDABLE HousrNG UNrrs
residency, income, assets and employment by all family members. The GCHA
may require additional materials as appropriate.
1. Federal Tax returns for last 2 years.
2. Current income statements in a form approved by the GCHA.
3. Current financial statements in a form approved by the GCHA.
4. lf current income is less than the previous tax return by twenty (20)
percent or greater, the income will be averaged based on the
current income and previous tax return to establish an income
category.
5. Verification of employment or offer of employment by a Garfield
County based employment source.
5. Evidence of legal residency (landlord verification, Colorado Drivers
License, phone service, vehicle registration, voter registration).
7. Divorce or Support Decree.
8. A signed release for the GCHA to access the loan application
submitted to the Lender.
B. Review and Determination of Qualification. The GCHA shall be
responsible for application review and determination of qualified applicants.
1. Determination of Qualification or Non-Qualification. The GCHA
shall determine whether the family is a qualified applicant for
affordable housing units developed in compliance with this Article.
2. Notice of Determination. The GCHA shall provide written
notification of a Determination of Qualified Applicant.
3. Determination of Non-Qualification. The GCHA shall provide
written notification of a Determination of Non-Qualified Applicant.
The written notice shall contain the following information.
a. A statement of the reason(s) for the decision.
b. A statement that the applicant may request a review of the
decision by following the grievance procedures described in
this Article.
GARFIELD CoUNTY UNIFIED LAND UsE RESoLUTIoN oF 2008, AS AMENDED 8-12
ARTICLE VIII
ArroRoRaLr Houstruc
8.402 APPLIcATIoN AND REVIEW PRocEDURES FoR DETERMINATIoN oF QUALIFIED APPLICANT
C. Priority of Qualified Applicants. The GCHA shall assign all qualified
applicants one of twe-three priorities. Those who qualify for both categories one
and two priorities will fall within Priority Category One.
1. Priority Category One. Applicants that are employed by a
Garfield County based employment source as defined in Article 8-
a01(A)(3)(a-c).
2. Priority Category Two. Applicants that are fulltime residents of
Garfield County.
3. .Priority Category Three. Applicants thafal6-ffiFlo.lred-fulFtime
for an emplovment c^t trce outsida r:^#i6ln ^^"^+" ^hd who will
become full-time residents of Garfield County by participation in this
program.
Section 8403 lnitial Sale and Resale of Affordable Housing Units
A. lnitial Sale by Developer. The initial sale of an affordable housing unit
shall be the responsibility of the developer or the applicant who is subject to
Article Vlll requirements.
1. The developer must work in cooperation with the GCHA to
complete the initial sale(s) to a Qualified Applicant(s). The
developer is urged to make available his/her real estate agent to
act as a transaction broker for the sale of the Affordable Housing
Units. The GCHA may choose to contract with a licensed real
estate broker, but is not required to provide this service.
2. The developer is required to provide the GCHA with a marketing
packet at least 120 days prior to the estimated completion of the
affordable housing unit(s). The packet shall include unit
descriptions, spec information, estimated HOA dues, copies of all
Covenants, Conditions and Restrictions (CCRs) if applicable,
Homeowner Association provisions, and other applicable
documents.
3. The developer is required to hold at least one open house during
the application prior to the lottery.
B. Resale by GCHA . Unless otherwise required in the Deed Restriction,
listing for resale of an affordable housing unit shall be with the GCHA.
GARFIELD COUNTY UNIFIED LAND USE RESoLUTIoN oF 2008, AS AMENDED 8-1 3
ARTICLE VIII
ArroRoAsLe Houstruc
8-403 INITIAL SRLE nno RESALE OF AFFORDABLE HOUSING UNITS
1- GCHA will advertise the affordable housing unit for sale and
establish reasonable timeframes for the advertising period, lottery,
and estimated sale for each resale.
2. GCHA will administer the sale according to provisions of this Article
in effect at the time of sale.
3. There shall be minimum 3-month listing period before adjusting the
sale price. The sale price will be set at the date of listing when the
Owner notifies the GCHA in writing of his/her desire to sell. The
owner shall have the option to change the price after three (3)
months, after consulting with the GCHA staff.
4. The Owner shall be responsible for any costs associated with
termination of listing, including payment of administrative and
advertising costs. These fees are included in Section 8-403(G).
C. Role of GCHA Staff. GCHA Staff shall be acting on behalf of the GCHA.
It should be clearly understood by and between parties to a sales transaction that
the staff members are not acting as licensed brokers to the transaction, but as
representatives of the GCHA and its interests.
1. All purchasers and sellers are advised to consult legal counsel
regarding examination of the title and all of the contracts,
agreements, and title documents.
a. The retention of counsel, licensed real estate brokers, or
such related services shall be at the purchaser's and seller's
own expense. The fees paid to GCHA are to be paid
regardless of any actions or services that the purchaser or
seller may undertake or acquire.
2. All purchasers and all sellers will be treated fairly and impartially.
Questions will be answered and help will be provided equally to any
potential purchasers or sellers in accordance with the current
Affordable Housing Guidelines. Staff shall prepare listings, sales
contracts, extensions to contracts, and closing documents, and
undertake all actions necessary to consummate the sale or contact
with a licensed real estate broker to complete these actions.
3. GCHA staff shall attempt to help both parties to consummate a fair
and equitable sale in compliance with the current Affordable
Housing Guidelines.
GARFIELD CouNTy UNIFIED LAND USE RESOIUTIOru OF 2008, AS AMENDED 8-14
ARTICLE VIII
ArroRoRarE Houstruc
8-403 INITIAL SALE AND RESALE OF AFFORDABLE HOUSING UNITS
D. Maximum Allowed Resale Price.
1. Affordable housing units shall have a Deed Restriction carried with
the title, which restricts future sale of the affordable housing unit to
individuals qualified by the GCHA as an owner for affordable
housing.
2. Subsequent resale of affordable housing units shall begin with a
meeting between the seller and the GCHA to go over deed
restrictions and determine allowed price. The resale price shall be
fixed at the time notification in writing by the Owner of his/her desire
to sell.
3. The maximum resale price of affordable housing units will be
determined by the GCHA utilizing a formula defined in Section 8-
403(B).
E. Maintenance Standards for Maximum Resale Price lt is the
responsibility of the Owner to maintain the Affordable Housing unit in good
condition. The following are minimum standards to receive full value upon resale.
lf GCHA determines that the Owner has failed to meet these standards, the
GCHA may deduct these repair costs from the sale proceeds.
1. Clean unit.
2. Carpets steam-cleaned two or three days prior to closing.
3. All scratches, holes, burned marks repaired in floors, walls, and
counter tops, etc.
No broken or foggy windows.
All screens in windows, if originally provided.
All windows and doors in working order with no holes.
All locks on windows and doors in working order.
All keys provided, e.g. door, mail box, garage.
All mechanical systems shall be in working order.
Walls paint ready, e.g. all holes patched, all nails removed.
GARFIELD COUNTY UI,IIFITo LAND USE RESOLUTION OF 2008, AS AMENDED
4.
5.
5.
7.
8.
9.
10.
B-1 5
ARTcLE Vlll
ArroRoReLe HoustNc
8-403 INITIAL SALE AND RESALE OF AFFORDABLE HOUSING UNITS
11. No leaks from plumbing fixtures.
12. No roof leaks.
13. Any safety hazards remedied prior to closing.
14. All light fixtures shall be in working order.
F. Lottery Process. The GCHA will conduct a lottery for each affordable
housing unit or group of units as they become available, both for initial sales and
resales.
1. ProspectivePurchasers
a. No waiting list shall be maintained. New and separate
applications must be submitted for each newly available
affordable housing unit or groups of units.
b. Prospective purchasers shall register by application at the
GCHA office.
c. All applications will be reviewed for completeness and
information verified.
d. GCHA shall make a Determination of Qualification consistent
with this Article.
e. Prospective purchasers are encouraged to investigate sources
of financing prior to submitting an offer for purchase of an
affordable housing unit and can obtain names of lenders from
the GCHA. GCHA may require a pre-qualification or pre-
approval letter from a lender with the application.
2. Conduct of Lottery. GCHA shall conduct lotteries for available
affordable housing units as follows:
a. All applications by Qualified Applicants for the specific
affordable housing unit sale, that have been determined
complete and accepted by the GCHA, shall be included.
b. Priority One applications shall be included in Lottery Round
One. Each application, upon being drawn by random selection,
shall be assigned a numerical position based on order drawn.
GeRrIeIo Courury UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-16
ARTICLE VIII
ArroRoReLe HoustNo
8-403 INITIAL SALE AND RESALE OF AFFORDABLE HOUSING UNITS
A separate Lottery Round Two for Priority Two applications shall
be conducted. Each application, upon being drawn by random
selection, shall be assigned a numerical position based on order
drawn.
The affordable housing unit choice will be offered to applications
in the order drawn in Round One.
Remaining affordable housing units, if any, will be offered to
Round Two.
The GCHA shall designate the length of time an offer shall be
available to a qualified owner before the offer is considered
withdrawn or void.
lf an offer is deemed withdrawn or void, an offer to the next
sequential Qualified Applicant shall be made.
G. Fees. Unless otherwise required by the deed restriction, fee structure and
payment shall be as follows.
1. Seller will pay GCHA a sales fee equal lo 2o/o of sales price paid as
follows:
a. 1% paid at determination of the sales price by the GCHA
credited toward lhe 2o/o total requirement. GCHA reserves
the right to waive the immediate collection of 1% and to
collect the full 2%o of lhe sales price at closing.
(1) This portion of the fee will not be refunded if seller
fails to perform in compliance with the listing contract,
refuses to accept full price offers in cash or
equivalent, or withdraws listing after advertising
commences"
12) Administrative costs incurred by GCHA will be
deducted from fee and the balance refunded if seller
withdraws due to failure of bids at maximum price and
reasonable terms.
b. Balance paid at closing through Title Company.
H. Memorandum of Agreement to the Deed Restriction. The purchaser
must record a document acknowledging the purchaser's agreement to be bound
GARFIELD CouNTv UNIFIED LAND USE RESoLUTIoN oF 2008, AS AMENDED
d.
o.
8-'16
ARTICLE VIII
ArroRoReLe Houstt'rc
8-403 lNrrAL SALE AND RESALE oF AFFoRDABLE HousrNG UNrrs
by the recorded Deed Restriction. This documentation must be filed with the
County Clerk concurrent with closing the affordable housing unit sale. The form
of the document shall be acceptable to GCHA and the County Clerk. The
original recorded document will be held by the GCHA.
Section 8404 Other Requirements
A. Co-Ownership and Co-Signing
1. Any co-ownership interest other than joint tenancy or tenancy in
common must be approved by GCHA.
2. Co-signers may be approved for ownership of the affordable
housing unit but shall not occupy the unit unless qualified by
GCHA.
B. Permissible Financing Any Qualified Applicant who is selected to
purchase an Affordable Housing unit is responsible for selection of their preferred
financing option(s). However, the GCHA or County may require that financing be
obtained from an institutional lender, or a bank, savings and loan association, or
any other lender which is licensed to engage in the business of providing
purchase money mortgage financing on residential real property. ln addition, any
financing used to purchase an Affordable Housing unit must be a conventional or
portfolio program that offers flxed or intermediate variable rate terms designed for
entry-level buyers. Sub-prime and non-conforming products are not permitted.
Financing more than 100% of the sale price is not permitted. The GCHA shall be
permitted to request financing documents for verification purposes and to
withdraw Qualified Applicant status if financing is contrary to these guidelines.
C. Renting an Affordable Housing Unit During a Listing Period. lf the
affordable housing unit is listed for sale and the owner cannot occupy the unit,
the affordable housing unit may be leased with approval of GCHA.
1. Unit owner must submit a letter to GCHA requesting permission to
lease the listed unit.
2. The tenant must be a Qualified Renter certified by GCHA using the
sale criteria as applied to the purchaser of the unit.
3. The unit must be rented in compliance with requirements of this
Article, the Deed Restriction, and Home Owner's Association
documents. The renter must acknowledge that he/she has
received, read, understand and will abide by the requirements for
tenancy.
GaRTIeLo CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-1 8
ARTICLE VIII
ArrononeLe HousrNc
8-403 INITIAL SALE AND RESALE OF AFFoRDABLE HOUSING UNITS
4. There must be a written lease with minimum rental term of 6
months and a maximum rental period of two years. There will be a
30-day move out clause from closing in event the affordable
housing unit is sold.
5. The Home Owner Association must receive notice of intent to rent
and have reasonable opportunity to comment.
D. Leave of Absence for Owners of Affordable Housing Unit. lf an
Owner must leave the area for a limited period of time and wishes to lease the
unit, a leave of absence may be granted by the GCHA.
1. The owner of the affordable housing unit must submit a letter to the
GCHA at least thirty (30) days prior to leaving the area.
2. The letter shall document the reason for leave of absence and
commitment to return.
3. The maximum initial term of absence is one (1) year.
4. An extension may be granted for one (1) additional year, but in no
event can absence exceed two (2) years. Extension shall be
granted only if rental of the affordable dwelling unit complies with
requirements of the Deed Restriction and this Article.
E. Setting Rents for Allowed Leasing of Owned Units. Unless otherwise
provided by the Deed Restriction, the rent shall be determined based upon the
following considerations:
1. The Owner's Cost which includes:
a. Loan principle and interest and mortgage insurance
b. Home Owner's Association fees
c. Utilities remaining in Owner's name
d. Property taxes and homeowners insurance
2. Rental applicants must be approved by the GCHA and must meet
the income restrictions set forth in SectionS-302.
F. Roommates. A Qualified Owner may rent a room in the affordable
housing unit under the following conditions.
GARFIELD CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-18
ARICLE VIII
ArroRoeeLe Housrruo
8-403 lNrTlAL SALE AND RESALE oF AFFoRoABLE HousrNG UNrrs
1. The Owner continues to reside in the affordable housing unit and
the unit is their sole and exclusive place of residence.
2. The Deed Restriction or Home Owner Association documents do
not prohibit leasing to roommates.
Section 8405 Grievance Procedures. Any person aggrieved by a
decision of the GCHA may file a written complaint with GCHA Board. The
grievance must be received by the GCHA within 10 days of the date of the
alleged action complained about.
A. File Written Complaint. The complaint shall contain the following
information.
1. Grounds for complaint.
2. Action requested.3. Name, address and phone number of complainant and similar
information for any authorized representative.
B. Schedule Hearing. A hearing before the GCHA Board shall be
scheduled for next regularly scheduled board meeting. The hearing may be
continued at Board's discretion.
C. Review of Documents. The GCHA Board and the complainant shall
have sufficient opportunity before the hearing, and at the expense of the
complainant, to examine documents, records and regulations that are relevant to
the complaint. Documents that have not been requested and made available
prior to the hearing may not be relied on during the hearing.
D. Hearing Process The complainant shall be entitled to a fair hearing that
provides the basic safeguards of due process, including notice of hearing and an
opportunity to be heard in a timely reasonable manner.
1. Conduct of Hearing.
lf complainant fails to appear at scheduled hearing, the
GCHA Board may make a determination to postpone the
hearing, or to review and act upon the complaint based upon
the written documentation and evidence submitted.
Review of oral or documentary evidence shall not require
strict compliance with the rules of evidence applicable to
b.
GARFTELD CouNTy UNrrreo LAND UsE RESoLUTtoN oF 2008, As AMENDED 8-1 8
ARTICLE VIII
ArroRoRaLr Houstttc
8-403 INITIAL SALE AND RESALE OF AFFORDABLE HOUSING UNITS
judicial hearings. However, the complainant may not present
documents at a hearing concerning eligibility which have not
been previously submitted and considered by the GCHA in
reaching its decision of ineligibility.
c. The right to cross-examination shall be at the discretion of
the GCHA Board and may be regulated by the GCHA Board
as it deems necessary for a fair hearing.
2. Hearing Record. The following documents shall constitute the
Hearing Record.
a. Written complaint.
b. Written documentation and evidence considered at the
hearing.
c. Minutes of the meeting and record of decision.
E. Decision of the GCHA Board. The GCHA Board shall provide a written
decision that includes the reasons for its determination. The decision of
the Board shall be binding on the GCHA, which shall take all actions
necessary to carry out the decision.
1. lf a determination is made of ineligibility for a lottery, and the
hearing of a grievance cannot be scheduled before the lottery takes
place, the complainant's name may be placed in the appropriate
category of the lottery. lf the complainant's name is chosen, then
the closing will be postponed until the GCHA Board can make a
decision on the eligibility of the complainant.
1. All persons submitting an application for eligibility to purchase an
affordable housing unit will sign an agreement stating that if they
are found ineligible and the decision is later overturned either by
administrative or court action, their sole remedy will be applied for
in the lottery for the next available unit in the event that unit
originally applied for has been sold.
Section 8-405 Periodic Review of Affordable Housing Guidelines. The
Affordable Housing Guidelines set forth in this Division 4 shall be reviewed
periodically by the GCHA. Revisions to the Guidelines shall be approved by
resolution of the Board.
GARFIELD CoUNTY UNIFIED LAND USE RESOLUTION OF 2008, AS AMENDED 8-1 8
PUBLIC NOTICE
TAKE NOTICE that the Director of the Garfield County Building and Planning Department
is proposing certain amendments to the Text of the Garfield County Unified Land Use
Resolution of 2008, as amended. The Garfield County Planning Commission is required
to make a recommendation to the Board of County Commissioners in a noticed public
hearing for the following amendments to Article Vlll: Affordable Housing:
1l Amend Section 8-4}2to add an additional category (Priority Category Three) of
eligibility for applicants working outside the county but who would become
Garfield County residents upon purchase;
Zl Amend Section 8-102 to clarify that these regulations apply to residential
applications including rentals, but not commercial applications;
3l Amend Section 8-201(AX6) to clarify how 'rental housingi proposals will satisfy
the intent of the Affordable Housing regulations proposed by an applicant; and
4l Amend Section 8-401(Al(4) to increase the Financial Qualification for net worth
from $too,ooo to S15o,ooo.
All persons affected by the proposed amendments are invited to appear and state their
views, protests or support. lf you can not appear personally at such hearing, then you
are urged to state your views by letter, as the Planning Commission will give
consideration to the comments in deciding whether to recommend approval of the
proposed amendments. The draft amendments may be reviewed at the office of the
planning Department located at 108 8th Street, 4th Floor, Garfield County Plaza Building,
Glenwood Springs, Colorado between the hours of 8:30 a.m. and 5:00 p.m., Monday
through Friday.
This public hearing where the Planning Commission shall make a decision regarding
these amendments has been scheduled for July 14th, 201O at 6:30 PM which will be held
in the County Commissioners Meeting Room, Garfield County Plaza Building 108 8th
Street, Glenwood Springs, Colorado.
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The correct answer is Divisions. Divisions are used to divide an incident geographically.
The person in charge of each Division is designated as a supervisor.
These resources (personnel and equipment) would be organized into Divisions because
they are assigned different geographic areas to evacuate.
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' Fred Jarman
From:
Sent:
To:
Subject:
Attachments:
Mary Borkenhagen Imborkenhagen@postindependent.com]
Tuesday, July 20, 2010 2'.22 PM
Fred Jarman
Three Legal Notices
Confirm Hrg File.pdf; Confirm Receipts.pdf; BOCC 9.13 File.pdf; 09.13 BOCC Receipts.pdf;
PC-Hsg File.pdf; PC Afford Hsg Receipts.pdf
Hi Fred-Here are your three notices. They are all running in the Citizen Telegram 1x and on the same
day in the Post at no charge. Please confirm the dates are correct-the copies are attached above. Proof
of Publications will be sent a day or two from the run date and will be hard copies with the ads cut from the
paper and original signatures.
Enjoy the rest of your week!
Vrr-t * t. Ro+nenlu-ge-tl
Legals Clerk
Post lndependent . Citizen Telegram . Aspen Times Weekly . Snowmass Village Sun
(970)945-8515 ext. 16705 Fax: (970)945-8518
Mailing Address: Legals @ Post lndependent
2014 Grand Ave. . Glenwood Springs, CO 81601-4162
legals@postindependent.com
, GPI - 1% Business Days Prior to Publication
: RCT - Friday @ Noon for Thursday Publication
iDEADLINES arw - nllono=ay @ 5:00 for Sunday Publication
SVS- Friday @ Noon for Wednesday Publication
Please consider the environment before printing this e-mail
From: Fred Jarman [mailto:fiarman@garfield-county.com]
Sent: Monday, July 19, 2010 3:43 PM
To: Mary Borkenhagen
Subject: Public Notice to PC
HiMary,
Here's one of the public notices for a meeting that will occur on September 8th, 2O1O at 6:30 PM, so it will need to run in
the Citizen Telegram and Post no later than Monday, August gth. l'll await for your proof later after it runs.
Thanks,
Fred
o
Project Name/No Applicant Status Hearing/Decision Date
TXTP-5507 Edrington Donald Edrington Under Review TC date is 8/26.
MIEA 5309 Dutton Nathan Dutton ConditionalApp Mylar due for signatures
in 90 days-LOl79l2O7O.
MTEH 6483 KimballMtn MTEH Enca n a NTC sent 7/9 60 day period ends
e/70/2o7o.
MTEH 6490 MTEH Enca na Under Review NTC
letter will be sent
PDAA 6319 lronbridge Tim Thulson TC Letter Sent Admin Dec due 8/24/70
and future SIA amend for
Board Consent.
SUAA High Mesa Enca na Under Review TC date is 8l2lt0.
MIEA 6430 Evans Exemption Chad Lee/Balcomb &
Green
NTC letter sent 50 day period ends July
27,20t0.
MIPA 6347 South Canyon Landfill City of Glenwood Springs NTC letter sent Resubmittal and review
needed. Hearings for
Certificate of Designation
Needed.
SFPA Valley View Commons Darter LLC Resubmittal of
Final Plat received
Needs review and
scheduling for BoCC if
complete.
SPP 2409 Highline Ranch Ryan May Scheduled for
BoCC decision on
Prelim Plan
Hearing on 9/13/10. Staff
memo due on 9/8/2OtO.
MIPA 6434 Greenback Shaeffer Ltd.PC hearing
scheduled
Hearing with PC on
8h7/7O. Staff memo due
8/3/70.
SUAA Blue Pit Expansion Western Slope
Aggregates
PC hearing
scheduled
Hearing with PC on
8/7U7O. Staff memo due
8/3/70.
CPPF Seaton Subdivision Don Seaton BoCC hearing
scheduled
Hearing on 9/13/10. Staff
memo due on 9/8/2070.