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Mitchell Creek Community
Garfield County, Colorado
Parcels 218506200076, 218506200073, 218506200064 & 218506200077
Planned Unit Development & Major
Subdivision Sketch Plan Applications
Submitted March 19, 2026
Updated May 14, 2026
Prepared for:
Neils Cotter and Andrew Settle
Prepared by:
The Land Studio, Inc.
365 River Bend Way
Glenwood Springs, CO 81601
970-927-3690
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dougpratte@thelandstudio.com
Mitchell Creek Community Planned Unit Development & Sketch Plan Application
Table of Contents
4-203. GENERAL SUBMITTAL REQUIREMENTS ..................................................................................... 5
PRE-APPLICATION CONFERENCE SUMMARY ..................................................................................................... 5
APPLICATION FORM ......................................................................................................................... 15
FEE AGREEMENT ...................................................................................................................................... 19
STATEMENTS OF AUTHORITY ............................................................................................................ 20
4-203.B.2 - OWNERSHIP INFORMATION ............................................................................................ 25
4-203.B.3 - ADJACENT PROPERTY OWNERS WITHIN 200 FEET ............................................................ 25
4-203.B.3 - MINERAL OWNERS AND LESSEES .................................................................................... 26
4-203.B – PROJECT DESCRIPTION ..................................................................................................... 30
4-203.C - VICINITY MAP .................................................................................................................... 32
4-203.D - SITE PLAN .......................................................................................................................... 32
4-203.G - IMPACT ANALYSIS ............................................................................................................. 32
4-203.H - REZONING JUSTIFICATION REPORT .................................................................................... 33
4-203.J - DEVELOPMENT AGREEMENT ............................................................................................... 33
4-203.L - TRAFFIC STUDY .................................................................................................................. 33
6-101. GENERAL PROVISIONS ........................................................................................................... 33
4-113.C – REZONING CRITERIA ......................................................................................................... 34
5-402.H VISUAL ANALYSIS ................................................................................................................ 34
6-302.A – PUD PLAN ......................................................................................................................... 34
6-302.B - AMENDMENT JUSTIFICATION REPORT ................................................................................ 37
RESPONSES TO STANDARDS IN ARTICLE 7, DIVISION 1. GENERAL APPROVAL STANDARDS ................ 37
7-101. ZONE DISTRICT USE REGULATIONS ....................................................................................... 37
7-102. COMPREHENSIVE PLAN AND INTERGOVERNMENTAL AGREEMENTS ........................................ 37
7-103. COMPATIBILITY ............................................................................................................................. 41
7-104. SOURCE OF WATER ....................................................................................................................... 42
7-105. CENTRAL WATER DISTRIBUTION AND WASTEWATER SYSTEMS ................................................................... 42
7-106. PUBLIC UTILITIES .......................................................................................................................... 42
7-107. ACCESS AND ROADWAYS ................................................................................................................ 43
7-108. USE OF LAND SUBJECT TO NATURAL HAZARDS ..................................................................................... 43
7-109. FIRE PROTECTION ......................................................................................................................... 43
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DIVISION 2 GENERAL RESOURCE PROTECTION STANDARDS ............................................................ 43
7-201. AGRICULTURAL LANDS ................................................................................................................... 44
7-202. WILDLIFE HABITAT AREAS ................................................................................................................ 44
7-204. DRAINAGE AND EROSION ................................................................................................................ 44
7-205. ENVIRONMENTAL QUALITY ............................................................................................................... 44
7-206. WILDFIRE HAZARDS ....................................................................................................................... 44
7-207. NATURAL AND GEOLOGIC HAZARDS ................................................................................................... 44
7-208. RECLAMATION .............................................................................................................................. 45
DIVISION 3 SITE PLANNING AND DEVELOPMENT STANDARDS .......................................................... 45
7-301. COMPATIBLE DESIGN ..................................................................................................................... 45
7-302. OFF-STREET PARKING AND LOADING STANDARDS ................................................................................. 45
7-303. LANDSCAPE STANDARDS ................................................................................................................. 45
7-304. LIGHTING STANDARDS .................................................................................................................... 45
7-305. SNOW STORAGE STANDARDS ........................................................................................................... 46
7-306. TRAIL AND WALKWAY STANDARDS ..................................................................................................... 46
DIVISION 4. SUBDIVISION STANDARDS AND DESIGN STANDARDS .................................................... 46
7-401. GENERAL SUBDIVISION STANDARDS .................................................................................................. 46
7-402. SUBDIVISION LOTS ........................................................................................................................ 46
7-403. SURVEY MONUMENTS .................................................................................................................... 46
7-404. SCHOOL LAND DEDICATION ............................................................................................................ 46
7-405. ROAD IMPACT FEES ....................................................................................................................... 47
ARTICLE 8: INCLUSIONARY ZONING FOR HOUSING ........................................................................... 47
EXHIBITS ......................................................................................................................................... 47
A TITLE COMMITMENTS
B DEVELOPMENT AGREEMENT
C REZONING JUSTIFICATION REPORT
D PUD GUIDE
E GEOTECHNICAL ENGINEERING REPORT
F DEBRIS FLOW HAZARD REVIEW
G ECOLOGICAL IMPACT REPORT AND WEED MANAGEMENT PLAN
H WILDFIRE HAZARD REPORT
I TRAFFIC ASSESSMENT AND CDOT ACCESS PERMIT APPLICATIONS
J WILL SERVE LETTER
K EXISTING CONDITIONS MAPS
L PUD PLAN MAP
M CIVIL ENGINEER PLANS
N SKETCH PLAN MAP
O CONCEPTUAL LANDSCAPE PLAN
P VISUAL ASSESSMENT
Q AFFORDABLE HOUSING PLAN
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Application Team
Applicant:
Neils Cotter
Andrew Settle
Halo Development Partners LLC
1500 N Grant St. Ste R
Denver, CO 80203
Landowner:
AMICHAUX Limited Partnership LLLP
PO Box 653
Glenwood Springs, CO 81602
Legal Counsel:
JVAM
Contact: Chad J. Lee, Esq.
901 Grand Ave., Suite 201
Glenwood Springs, CO 81601
970.945.8659
Civil Engineering/Survey:
EVstudio
Contact: Brian Welch, PE
Denver, CO 80212
507.720.4012
Land Planning:
The Land Studio, Inc.
Contact: Doug Pratte
365 River Bend Way
Glenwood Springs, Colorado 81601
970.927.3690
Architecture:
Pure Design
1330 Burlington Street, Suite 201
North Kansas City, Missouri 64116
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4-203. General Submittal Requirements
Pre-Application Conference Summary
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7
8
9
10
11
12
13
14
15
Application Form
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17
18
19
Fee Agreement
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Statements of Authority
21
22
23
Letters of Authorization
24
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4-203.B.2 - Ownership Information
A Title Commitment is provided as an Exhibit to this Application
4-203.B.3 - Adjacent Property Owners Within 200 Feet
Garfield County Land Explorer
211933400048 Not available GLENWOOD SPRINGS STORM KING HUNTING RANCH LLC R043729 5317 COUNTY ROAD 154, SUITE 201 GLENWOOD SPRINGS, CO 81601
218301100071 49893 6 & 24 HWY GLENWOOD SPRINGS MMME WG LLC R085524 6874 HIGHWAY 82 GLENWOOD SPRINGS, CO 81601
218506200035 Not available GLENWOOD SPRINGS 1541 MITCHELL CREEK LLC R040056 1541 COUNTY ROAD 132 GLENWOOD SPRINGS, CO 81601
218506200064 50235 6 & 24 HWY GLENWOOD SPRINGS AMICHAUX LIMITED PARTNERSHIP LLLP R010168 PO BOX 653 GLENWOOD SPRINGS, CO 81602-0653
218506200073 6 & 24 HWY GLENWOOD SPRINGS AMICHAUX LIMITED PARTNERSHIP LLLP R006545 PO BOX 653 GLENWOOD SPRINGS, CO 81602-0653
218506200076 6 & 24 HWY GLENWOOD SPRINGS AMICHAUX LIMITED PARTNERSHIP LLLP R006543 PO BOX 653 GLENWOOD SPRINGS, CO 81602-0653
218506200077 6 & 24 HWY GLENWOOD SPRINGS AMICHAUX, PAUL A FAMILY TRUST &R006544 PO BOX 653 GLENWOOD SPRINGS, CO 81602
ROW Not available null
ROW Not available null
10/16/25, 10:44 AM Garfield County Land Explorer
about:blank 1/1
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4-203.B.3 - Mineral Owners and Lessees
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4-203.B – Project Description
Mitchell Creek Community proposes the redevelopment of the existing Ami’s Acres Campground
into a thoughtfully planned single-family residential neighborhood focused on attainable housing in
Glenwood Springs. Located on a 24.88-acre site overlooking the Colorado River, the project is
intended to create a cohesive, livable community that responds to the demonstrated housing
needs of local residents, the regional workforce, and families within the Roaring Fork and Colorado
River Valleys.
The proposed Planned Unit Development (PUD) is designed to further the goals of the Garfield
County Comprehensive Plan by providing a meaningful community benefit through the creation of
attainable housing in proximity to existing infrastructure, employment centers, and regional
transportation corridors. By redeveloping an existing RV park, the project represents an efficient
use of land and infrastructure, avoiding the need for extension of major public services into
undeveloped areas.
The development emphasizes sustainability, connectivity, and landscape stewardship. The
neighborhood will feature efficiently designed homes, shared open spaces, and site-responsive
architecture that complements the natural topography and surrounding views. The proposed lot
configuration, clustering of development, and preservation of approximately 15.72 acres of open
space allow the project to maintain the visual character of the site while concentrating
development in appropriate areas.
Mitchell Creek Community is compatible with surrounding land uses and the broader development
pattern in this portion of Glenwood Springs. The scale and intensity of development are moderated
through a mix of unit sizes, modest lot areas, and substantial open space preservation. Landscape
buffering, including tree planting along Interstate 70 and throughout the site, will further reduce
visual impacts and enhance neighborhood character.
The Applicant proposes a total of 95–100 residential units, with homes ranging in size from
approximately 1,000 to 2,600 square feet and an average unit size of approximately 1,500 square
feet. This range of unit sizes supports a diversity of housing opportunities while maintaining an
overall attainable housing focus.
Water and electric service will be provided by the City of Glenwood Springs, and wastewater
treatment will be provided by the West Glenwood Springs Sanitation District. Both service
providers have confirmed capacity to serve the proposed development. Extension of City water
service to the property will not only support domestic water needs but will also enhance fire
protection for the project and surrounding area through improved hydrant coverage and available
fire flows. The project is therefore consistent with County goals related to public safety,
infrastructure efficiency, and coordinated service delivery. Supporting utility plans are included as
an Exhibit to this Application.
Primary access to the site will be provided via two existing access points along US Highway 6 and
the Old US-6 Frontage Road, with regional connectivity via Interstate 70. The use of existing access
points minimizes impacts to surrounding roadways and supports safe and efficient circulation.
Internal circulation will be designed to accommodate emergency access and service delivery.
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The project incorporates a network of pedestrian connections, including a naturalized trail loop
along the north and east portions of the site. The trail will generally be approximately three feet in
width and, where feasible, will incorporate segments of existing informal trails currently utilized
within the campground area. These improvements enhance on-site connectivity and provide
recreational opportunities consistent with the site’s setting.
Landscape improvements include tree planting for visual screening from Interstate 70, as well as
street trees and internal landscaping throughout the development. A Conceptual Landscape Plan
is included as an Exhibit and demonstrates the project’s commitment to long-term landscape
integration and environmental sensitivity.
Overall, the PUD approach allows for flexibility in lot size, layout, and design standards to achieve a
more efficient, context-sensitive development pattern than would be possible under conventional
zoning. The result is a project that provides a clear community benefit, is compatible with its
surroundings, and represents an efficient and responsible use of land and infrastructure.
Land Use Summary (See also Civil Site Plan, Sheet C201):
– Existing Zoning: Rural
– Proposed Zoning: Planned Unit Development (PUD) – Residential
– Total Site Area: 24.89 acres
o Existing Residential Lots: 3 lots (1.45 acres)
o Proposed Residential Lots: 96 lots (5.22 acres total; ranging from 1,560 SF to 5,200 SF)
o Open Space: 15.72 acres
o Existing Utility & Access Easements: 0.34 acres
o Proposed Utility & Access Easements: 1.19 acres
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4-203.C - Vicinity Map
4-203.D - Site Plan
See Proposed Sketch Site Plan, Sheet C201 provided by EV Studio included as an Exhibit to this
Application.
4-203.G - Impact Analysis
Adjacent Land Use
This property has historically been the location of an RV park land use which has been
primarily transient lodging as well as some longer-term housing on monthly leases for
many years, the Applicant is proposing to address the housing need with improved long
term attainable housing. The project will be adjacent to residential neighborhoods on the
west end of Glenwood Springs and mini storage on the east side of the property.
Site Features, Soil Characteristics, Geology and Hazard,Groundwater and Aquifer Recharge Areas
Garfield County Vicinity Map
Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, USGS,
METI/NASA, EPA, USDA, Garfield County GIS
Municipality
Other Roads And Trails
BLM Administrative
Driveway
Other Roads
Private Road, Trail
Trail, Horse Foot
Roads 1:18,056 to 1:144,448
I-70
US Highway
Frontage Road
I-70 Ramp
County Road
Local Street
City Street
Streams and Ditches
INTERMITTENT
PERENNIAL
Rivers and Lakes
Parcels
Garfield County
1/7/2026, 3:33:10 PM
0 0.45 0.90.23 mi
0 0.75 1.50.38 km
1:36,112
printed from web app
Copyright Garfield County 2020
SITE
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See the Geotechnical Study, provided by Kumar&Associates, Inc Geotechnical Engineering,
included as an Exhibit to this Application.
Environmental Impacts
Red Mountain Environmental, LLC has prepared an Ecological Impact Report, a Weed
Management Plan and a Wildfire Hazard Assessment which have all been included as
Exhibits to this Application.
Nuisance
Not applicable to a residential neighborhood.
Hours of Operation
Not applicable to a residential neighborhood.
4-203.H - Rezoning Justification Report
A Rezoning Justification Report has been provided by JVAM and is included as an Exhibit to this
Application.
4-203.J - Development Agreement
A draft Development Agreement is included as part of the Application and is an Exhibit to this
Application.
4-203.L - Traffic Study
Kimley Horn has prepared a Traffic Assessment that is attached as an Exhibit.
6-101. General Provisions
6-101.A. The general purpose of P.U.D. zoning is to permit greater design flexibility than is allowed
by the base zone district or Subdivision regulations, as those objectives are identified in the
Planned Unit Development Act of 1972, C.R.S. 24-67-101, et seq. P.U.D.s must be in general
conformance with the Comprehensive Plan.
See Proposed Preliminary Site Plan, Sheets C201 provided by EV Studio Engineering, Inc. included
as an Exhibit to this Application.
6-101.B 2. Applications for P.U.D. zoning may be made for land located in any zone district.
Development Standards. The P.U.D. meets the Development Standards as provided in section 6-
401.
6-401. A. Permitted Uses
6-401. B. Off-Street Parking
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6-401. C. Density
6-401. D. Housing Types
6-401. E. Transportation and Circulation System
6-401. F. Recreational Amenities
6-401. G. Building Height
6-401. H. Lots
6-401. I. Phasing
The above Standards have been addressed in the P.U.D. Guide included as an Exhibit to this
Application.
Standards, Article 7. The P.U.D. meets the standards within Article 7, Division 1, excluding 7-101.
See responses below, Article 7, Division 1. General Approval Standards.
4-113.C – Rezoning Criteria
The P.U.D. meets the Rezoning Review Criteria in section 4-113.C.
Refer to the Rezoning Justification report prepared by JVAM attached as an Exhibit to this
Application.
Established Zoning Standards. The P.U.D. Plan adequately establishes uses and standards
governing the development, density, and intensity of land use by means of dimensional or other
standards.
5-402.H Visual Analysis
A Visual Analysis Exhibit has been prepared and submitted with this Application to evaluate the
relationship of the proposed development to surrounding topography and ridgelines. The exhibit
illustrates proposed building locations, lot configurations, and the overall development pattern as
viewed from key public vantage points.
As demonstrated in the visual analysis, all proposed residences are sited at the toe of slope, and
no structures will extend above or break the ridgeline. The development pattern has been
intentionally designed to cluster residential improvements in the lower portions of the site, thereby
preserving the natural skyline and avoiding visual encroachment into prominent hillside and
ridgeline areas.
All areas upslope of the proposed development will remain undeveloped and preserved as open
space. This approach maintains the visual integrity of the hillside, minimizes visibility of the
development from surrounding areas—including Interstate 70 and other public viewpoints—and
ensures that the project remains visually subordinate to the natural landscape.
This design approach is consistent with Garfield County’s visual resource protection objectives
and demonstrates that the project avoids ridgeline impacts while maintaining the existing visual
character of the site.
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The Visual Analysis Exhibit, included as part of this Application, confirms that the proposed
development has been carefully designed to respect topographic features, preserve the natural
skyline, and minimize visual impacts.
6-302.A – PUD Plan
1.a General project concept
See Section 4-203.B. Project Description.
1.b General conformance with the Comprehensive Plan
See Conformance with the Comprehensive Plan section 7-102 of this Application.
1.c How PUD meets intent and purpose of this Article
The P.U.D. meets the Development Standards as provided in section 6-401 and meets the
standards within Article 7, Division 1. The property is currently zoned Rural in Garfield County. The
Applicant intends to utilize Planned Unit Development zoning to permit greater design flexibility
than is allowed by the Rural base zone district or Subdivision regulations for this project. The
proposed Preliminary Plan complies with the proposed zoning as written in the P.U.D. Guide.
1.d Relationship to existing land uses and adjacent property
This property has historically been the location of an RV park land use which has been primarily
transient lodging as well as some longer-term housing on monthly leases for many years, the
Applicant is proposing to address the housing need with improved long term attainable housing.
The project will be adjacent to residential neighborhoods on the west end of Glenwood Springs and
mini storage on the east side of the property.
1.e Phasing and timing of proposed development
At present the Applicant intends to build the project as one phase.
2.a Method used to determine overall project and use type densities
See the PUD Guide which is attached as an Exhibit for specific use type densities and floor area
calculations.
2.b Wastewater facilities
See Proposed Preliminary Site Plan Sheets C101 through C306 provided by EVStudio included as
an Exhibit to this Application.
2.c Water facilities
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See Proposed Preliminary Site Plan Sheets C101 through C306 provided by EVStudio included as
an Exhibit to this Application.
2.d Public Utilities
See section 7-106 and Preliminary Site Plan Sheets C101 through C306 provided by EVStudio
included as an Exhibit to this Application
2.e Fire Protection
See the Wildfire Hazard Review completed by Red Mountain Environmental, LLC included as an
Exhibit to this Application.
2.f Entity responsible for open space and common area
The affairs of the Mitchell Creek PUD will governed by a homeowner’s association (HOA). The HOA
will be established as a Colorado nonprofit corporation registered with the Colorado Secretary of
State’s office. Given the number of units, the PUD will be subject to the Colorado Common
Interest Owner Act (CCIOA). A set of Covenants will be recorded against the entire PUD which will
establish the governance structure of the HOA and Community. It will also establish the voting
rights of the individual homeowners, which will be allocated pro rata by size of the unit. The HOA
will manage the common elements of the PUD, which include roads, sidewalks, trails, open space,
drainage, and internal parks. The HOA will also own and maintain the common area, which will
allow for casual access by the homeowners. The Covenants will also contain certain restrictions
on the use of the units, including lighting, maintenance of structures, fences, etc. The Covenants
will also contain very tight restrictions on firepits and open flames in general.
2.g Impacts on County services, schools, and town services.
The Roaring Fork School District RE-1 currently has the capacity to accommodate an increase in
student enrollment. In a letter dated September 10, 2025, from Ben Bohmfalk, Chief Operating
Officer of the District, submitted as a referral response to the Harvest Roaring Fork PUD
Application, the District stated that it is “currently experiencing declining enrollment” and that
“declining enrollment leads to declining funding.”
Given this context, the proposed development would not create an undue burden on the school
system. Instead, additional long-term residential housing may help stabilize enrollment and
support funding levels over time.
The Applicant has agreed to pay School Land Dedication Fees as Payment-In-Lieu, as well as
applicable Road Impact Fees associated with new development. These commitments ensure that
the project contributes financially to local infrastructure and public services.
The property was previously operated as an RV park providing primarily transient lodging as well as
some longer-term housing on monthly leases , which also required county and town services.
Transitioning the site to long-term residential housing is expected to provide greater neighborhood
stability, more consistent community engagement, and a more predictable demand on local
services.
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Overall, the proposal represents a responsible redevelopment of the property while contributing
positively to community stability and local funding mechanisms.
2.h Legal access
Kimley Horn has prepared a Traffic Assessment that is attached as an Exhibit.
Sopris Engineering has applied for two access permits with CDOT and anticipates those permits to
be complete in the next few weeks.
3. PUD Plan Map
A PUD Plan Map has been included as an Exhibit to this Application.
4. PUD Plan Guide
The Mitchell Creek Community PUD Guide has been included as an Exhibit to this Application.
6-302.B - Amendment Justification Report
A Rezoning Justification Report has been included as an Exhibit to this Application.
Responses to Standards in Article 7, Division 1. General Approval Standards
7-101. Zone District Use Regulations
The Mitchell Creek Community property is currently zoned Rural in Garfield County. The Applicant
intends to utilize Planned Unit Development zoning to permit greater design flexibility than is
allowed by the Rural base zone district or Subdivision regulations for this project. The proposed
Preliminary Plan complies with the proposed zoning as written in the P.U.D. Guide for Mitchell
Creek Community.
7-102. Comprehensive Plan and Intergovernmental Agreements
Comprehensive Plan Consistency Analysis
This analysis demonstrates general conformance with:
• Garfield County Comprehensive Plan 2030
• City of Glenwood Springs Comprehensive Plan (2023)
• Glenwood Springs Strategic Housing Plan Update (2023)
Project Description
Mitchell Creek Community proposes the thoughtful redevelopment of the 24.88-acre Ami’s Acres
Campground into an attainable single-family residential neighborhood overlooking the Colorado
River in Glenwood Springs.
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The project will create approximately 95–100 single-family residential units ranging from
approximately 1,000 to 2,600 square feet (average approximately 1,500 square feet). The
neighborhood is designed around principles of sustainability, connectivity, clustering, shared open
space, and long-term landscape stewardship.
The result is a revitalized residential community that provides meaningful single-family workforce
home ownership opportunities in close proximity to the City of Glenwood Springs and its services,
directly addressing documented regional housing shortages in the Roaring Fork and Colorado River
Valleys.
GARFIELD COUNTY COMPREHENSIVE PLAN 2030
Planned Unit Development Framework
Mitchell Creek Community is proposed as a Planned Unit Development (PUD), which is specifically
identified as a compatible zoning mechanism within the RMH designation. The Garfield County
Code allows a density of up to 15 dwelling units per acre where there is access to public water and
sewer systems. At a proposed density of approximately 4 units per acre Mitchell Creek Community
density is appropriate within the limits of the Garfield County Code.
The PUD tool is intended to:
• Allow flexibility in site planning and clustering
• Preserve meaningful open space
• Coordinate infrastructure efficiently
• Deliver public benefits beyond base zoning
• Evaluate density in light of infrastructure capacity and community objectives
While the proposed density exceeds the base Rural zoning range, the Comprehensive Plan
anticipates that PUD zoning may be utilized to advance broader County objectives including
housing production, environmental stewardship, fiscal sustainability, and efficient infrastructure
use.
The site is already developed as a campground and represents redevelopment of an impacted
property rather than conversion of agricultural land or undisturbed rural land. Redevelopment of an
existing developed site is consistent with growth management principles that encourage
reinvestment, reduce sprawl, and concentrate growth in serviceable areas.
Utility and Infrastructure Capacity
Water and electric service are provided by the City of Glenwood Springs. Wastewater treatment is
provided by the West Glenwood Springs Sanitation District. Both entities have confirmed capacity
to serve the project.
The availability of central water, electric, and wastewater infrastructure:
• Supports concentration of growth in areas with existing services
• Avoids extension of costly rural infrastructure
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• Improves fiscal efficiency
• Reduces environmental impacts associated with dispersed rural development
• Justifies and supports increased residential density under a PUD framework
The Comprehensive Plan expressly supports directing growth to locations where urban services are
available. The presence of adequate utilities warrants the proposed residential density.
Housing and Community Objectives
The Garfield County Comprehensive Plan supports:
• Expansion of workforce and attainable housing opportunities
• Provision of housing near employment centers and regional services
• Efficient land use patterns that reduce vehicle miles traveled
• Preservation of rural lands by directing growth to appropriate areas
• Use of flexible zoning tools such as PUD to achieve public benefit
• Development patterns that support fiscal sustainability
Mitchell Creek Community advances these objectives by:
• Delivering approximately 95–100 single-family homes
• Expanding workforce home ownership opportunities
• Locating housing near Glenwood Springs employment, schools, healthcare, and retail
• Redeveloping a 24.88-acre site within an established service area
• Utilizing clustering and shared open space to create an organized neighborhood form
• Supporting regional jobs-housing balance
CITY OF GLENWOOD SPRINGS COMPREHENSIVE PLAN (2023)
Future Land Use Designation
Low Density Residential
The property is designated Low Density Residential within the City’s Urban Growth Area.
Low Density Residential Description
Land outside city limits but within the urban growth area intended primarily for single-family
development. Appropriate density is determined by existing land uses, topography, infrastructure
capacity, and road networks.
Placeholder Function of Low Density Designation
The Low Density Residential designation functions as a placeholder within the urban growth area
until specific development proposals demonstrate alignment with Comprehensive Plan goals,
infrastructure capacity, and community objectives.
Mitchell Creek Community demonstrates such alignment through:
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• Provision of central water and wastewater infrastructure
• Delivery of workforce home ownership opportunities
• Context-sensitive clustering and open space preservation
• Efficient land use within an established service area
The project therefore satisfies the intent of the Low Density designation when evaluated against
infrastructure and policy objectives.
Consistency with Glenwood Springs Comprehensive Plan Goals
The 2023 Comprehensive Plan emphasizes:
• Providing equitable and diverse housing options
• Increasing housing supply to address workforce demand
• Supporting home ownership opportunities
• Encouraging compact, fiscally responsible development
• Coordinating regionally with Garfield County
• Directing growth to areas with existing infrastructure
• Reducing commuter impacts
• Advancing sustainability and climate resilience
Mitchell Creek Community advances these goals by:
• Delivering a meaningful number of attainable single-family homes
• Increasing local housing supply close to City services
• Reducing regional commuting by housing residents near employment
• Utilizing existing water and wastewater systems efficiently
• Creating a walkable neighborhood with shared open space
• Providing long-term housing stability through ownership
GLENWOOD SPRINGS STRATEGIC HOUSING PLAN UPDATE (2023)
The Strategic Housing Plan documents a significant housing deficit and calls for:
• Increased housing production
• Workforce home ownership opportunities
• Expanded middle-income housing supply
• Regulatory flexibility where infrastructure supports density
• Reduced housing cost burdens
• Strengthened economic resilience through local workforce housing
Mitchell Creek Community directly supports these objectives by:
• Delivering approximately 95–100 homes in one coordinated redevelopment effort
• Providing single-family homes in an attainable size range
• Increasing ownership opportunities within the urban growth area
• Utilizing a PUD framework to align density with infrastructure capacity
• Contributing materially toward closing the documented housing gap
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OVERALL CONSISTENCY STATEMENT
Mitchell Creek Community advances and implements adopted goals, objectives, and policies of
Garfield County and the City of Glenwood Springs by:
• Expanding the supply of attainable workforce home ownership housing in response to
documented regional housing shortages.
• Directing residential growth to a location served by existing central water, electric, and
wastewater infrastructure, consistent with policies encouraging efficient infrastructure utilization
and fiscally responsible development.
• Redeveloping an already impacted 24.88-acre property rather than converting agricultural or
undisturbed rural lands, consistent with growth management objectives that discourage sprawl
and outward rural expansion.
• Supporting improved regional jobs and housing balance by locating housing in proximity to
employment centers, schools, healthcare, and commercial services.
• Reducing commuter travel distances and vehicle miles traveled by concentrating housing near
City services and transportation corridors.
• Utilizing a coordinated development framework that allows clustering, shared open space, and
integrated infrastructure planning in furtherance of sustainability and long-term community
resilience objectives.
• Strengthening the local economic base by providing stable home ownership opportunities that
support workforce retention and recruitment.
The site is served by central water and electric service from the City of Glenwood Springs and
wastewater treatment from the West Glenwood Springs Sanitation District, both of which have
confirmed capacity to serve the development. Aligning housing production with confirmed
infrastructure capacity directly implements Comprehensive Plan policies encouraging
development where services are available.
By delivering approximately 95–100 single-family homes in a serviceable and strategically located
area, the project fulfills adopted housing production objectives, infrastructure efficiency policies,
and regional coordination goals, and provides a substantial public benefit through thoughtful
redevelopment of an existing developed property.
7-103. Compatibility
The proposed Mitchell Creek Community is compatible with surrounding land uses in both nature
and scale. The project consists of single-family homes on a site that has historically supported
residential occupancy as a campground. The redevelopment maintains a residential character and
does not introduce commercial or industrial uses.
Home sizes are modest and neighborhood-scaled, and the development is served by central water,
electric, and wastewater infrastructure with confirmed capacity. The project represents orderly
redevelopment within an established service area rather than expansion into undeveloped rural
land.
General conformance with the Garfield County Comprehensive Plan 2030 has been addressed in
section 7-102. Comprehensive Plan and Intergovernmental Agreements.
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7-104. Source of Water
The source of potable water for the development is the City of Glenwood Springs Water
Department. The primary source of municipal drinking water for the City of Glenwood Springs is No
Name Creek, supplemented by Grizzly Creek. Both sources originate as snowmelt from the Flat
Tops area north of the Colorado River. As of March 2026, a public 8” water main is being installed
from the current west end of the municipal water distribution system to the Mitchell Creek
Community site. The municipal water main expansion follows US Highway 6. Based on calculations
provided by the engineer of record for the Highway 6 water main expansion project, the static
pressure in the 8” water main at the tie-in points for the Mitchell Creek Community project is
expected to be 132 psi, and the residual pressure is expected to be 84.42 psi while providing 1500
gpm of flow. There are two existing wells on the property. For the irrigation of the development, one
of these two wells will be utilized. The wells provide 17 gpm and 20 gpm of sustained yield,
according to well reports. It is expected that only one of these wells will be needed to supply
irrigation to the development.
7-105. Central Water Distribution and Wastewater Systems
An 8” C900 PVC water distribution main will be provided throughout the development. The water
distribution system will be looped at two locations to ensure sufficient water pressure and flow are
provided at all points within the development. The development’s water main will connect to
Glenwood Springs’ municipal system in two locations: at the west entrance to the site
(approximately 355’ west of the east property corner), and approximately 40’ east of the west
property corner. The two connection points provide redundancy to the system and provide better
pressure and flow during fire flow scenarios.
A total of six hydrants is proposed. All proposed structures in the development are within 250’ of a
hydrant. A hydraulic analysis was performed to confirm that sufficient pressure and flow are
available at the site's uppermost hydrant. The uppermost hydrant is approximately 120’ higher in
elevation than the tie-in points in Highway 6. Fire flow was assumed to be 1500 gpm. It was
determined that 1500 gpm can be provided with 60 psi residual pressure at the uppermost hydrant.
An 8” SDR-35 sanitary sewer main will be provided on each roadway where lots/units are located.
The development’s wastewater collection system will all route southward through the
development’s roadway network to a lift station located adjacent to the development’s west
entrance. Prior to the development being constructed (or in conjunction with the development
being constructed), a wastewater forcemain will be constructed from the west end of the
municipal wastewater collection system to the Mitchell Creek Community site. The lift station will
pump wastewater eastward via this forcemain in Highway 6.
See Proposed Preliminary Site Plan Sheets C101 through C306 provided by EVStudio included as
an Exhibit to this Application.
7-106. Public Utilities
The water distribution mains within the development will be owned by the property owners post-
construction, the City of Glenwood Springs will own the hydrants with small easements around
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them. The system will be designed and constructed according to the City of Glenwood Springs
Engineering Standards. Wastewater will be provided by West Glenwood Springs Sanitation District.
As of March 2026, a public 8” water main is being installed from the current west end of the
municipal water distribution system to the Mitchell Creek Community site. Prior to the
development being constructed (or in conjunction with the development being constructed), a
wastewater forcemain will be constructed from the west end of the municipal wastewater
collection system to the Mitchell Creek Community site. The development’s water distribution
system and wastewater collection system will both connect to Glenwood Springs’ utility networks
in Highway 6.
See Proposed Preliminary Site Plan Sheets C101 through C306 provided by EVStudio included as
an Exhibit to this Application.
7-107. Access and Roadways
A private roadway network will be constructed throughout the development. The roadway will be
designed and constructed to be consistent with the City of Glenwood Springs private roadway
standards. The private roadways will be 24 feet in width total, with 3 feet being a walkway. A
driveover-style curb and gutter will be provided on the downhill side of the roadway, and a ribbon
curb will be provided on the uphill side of the roadway. The roadways will have a consistent 2%
slope from the uphill side to the downhill side of the roadway (i.e., not crowned). This configuration
will provide a 20-foot-wide drivable surface (not including the walkway), which is consistent with
the requirements for emergency/fire access.
There will be several dead-end roadways. A hammerhead-style turnaround will be provided in two
locations where the dead-end roadway is longer than 150 feet (as required by the International Fire
Code). Two additional dead-end roadways will not have a hammerhead turnaround because they
are less than 150 feet in length.
Kimley Horn has prepared a Traffic Assessment that is attached as an Exhibit.
See Proposed Preliminary Site Plan Sheets C101 through C306 provided by EVStudio included as
an Exhibit to this Application.
7-108. Use of Land Subject to Natural Hazards
See the Geotechnical Study, provided by Kumar&Associates, Inc Geotechnical Engineering,
included as an Exhibit to this Application.
7-109. Fire Protection
See the Wildfire Hazard Review completed by Red Mountain Environmental, LLC included as an
Exhibit to this Application.
Division 2 General Resource Protection Standards
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7-201. Agricultural Lands
The project will have no negative effect on adjacent agricultural operations.
7-202. Wildlife Habitat Areas
See the Ecological Impact Report completed by Red Mountain Environmental, LLC included as an
Exhibit to this Application.
7-204. Drainage and Erosion
The development will add impervious area to the site, which will increase the amount of runoff
generated – both in overall volume and flow rate. To address this, an extended detention basin, or
pond, will be provided on the site on the north side of Highway 6, between the west and east
entrances. The extended detention basin will be sized to contain the 100-year runoff volume from
the developed site. By utilizing the extended detention basin to hold the 100-year runoff volume,
post-development runoff rates from the site will match historic conditions (pre-development) up to
the 100-year event. Runoff from the site will be conveyed to the extended detention basin via curb
and gutter as well as underground storm sewer in order to prevent erosion on the site.
There is an existing, natural flow path located along the west property line. The flow path continues
northward and upwards above the site, to the multiple ridges and peaks above the site, where it
diverges into multiple flow paths. The flow path collects runoff from the slopes located above the
development, ultimately conveying the runoff to the Colorado River. Multiple existing flow paths
converge just north of the development. To prevent further erosion and potential flooding within
this flow path, a series of extended detention basins will be constructed along its path of travel, in
particular, where existing flow paths converge north of the site. These extended detention basins
will detain the 100-year runoff volume from areas tributary to the flow path. The extended detention
basins will also significantly reduce the velocity of the runoff within the flow path, thereby reducing
the potential for further erosion.
7-205. Environmental Quality
See the Ecological Impact Report completed by Red Mountain Environmental, LLC included as an
Exhibit to this Application.
7-206. Wildfire Hazards
See the Wildfire Hazard Review completed by Red Mountain Environmental, LLC included as an
Exhibit to this Application.
7-207. Natural and Geologic Hazards
See the Geotechnical Study, provided by Kumar&Associates, Inc Geotechnical Engineering,
included as an Exhibit to this Application.
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7-208. Reclamation
All disturbed areas of the project will be revegetated with a mix of grasses, ground covers, trees,
and shrubs to prevent erosion and the invasion of weeds. Where appropriate a xeriscape design of
native plants will be considered to blend in with the native habitat surrounding the site. Non-native
or ornamental plant materials may be used in some areas of the project as accents. Healthy plant
materials will be sized per the sizes established in Garfield County’s Landscaping Standards.
Division 3 Site Planning and Development Standards
7-301. Compatible Design
The proposed Mitchell Creek Community is compatible with surrounding land uses in both nature
and scale. The project consists of single-family homes on a site that has historically supported
residential occupancy as a campground. The redevelopment maintains a residential character and
does not introduce commercial or industrial uses.
Home sizes are modest and neighborhood-scaled, and the development is served by central water,
electric, and wastewater infrastructure with confirmed capacity. The project represents orderly
redevelopment within an established service area rather than expansion into undeveloped rural
land.
7-302. Off-Street Parking and Loading Standards
Parking Standards have been addressed in the P.U.D. Guide.
7-303. Landscape Standards
All disturbed areas of the project will be revegetated with a mix of grasses, ground covers, trees,
and shrubs to prevent erosion and the invasion of weeds. Where appropriate a xeriscape design of
native plants will be considered to blend in with the native habitat surrounding the site. Non-native
or ornamental plant materials may be used in some areas of the project as accents. Healthy plant
materials will be sized per the sizes established in Garfield County’s Landscaping Standards.
Landscape Standards will be addressed in the Design Guidelines and the P.U.D. Guide at the
Preliminary Plan phase.
A Conceptual Landscape Plan illustrating concepts for plant types and locations has been
provided as an Exhibit to this Application.
7-304. Lighting Standards
Lighting Standards have been addressed in the Design Guidelines and will be addressed in more
detail in the future Preliminary Plan. All lighting plans will focus on downlighting and will comply
with Garfield County Lighting Standards.
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7-305. Snow Storage Standards
Garfield County Snow Storage Standards including minimum area, appropriate location, and
drainage are illustrated the Proposed Preliminary Site Plan Sheets C101 through C306 provided by
EVStudio included as an Exhibit to this Application.
7-306. Trail and Walkway Standards
The private roadway network will be striped to provide a 3-foot-wide walkway throughout the
development. On streets running west-east, where lots/units are located, the walkway will be on
the north side of the roadway. On the main access road (stemming from the east entrance of the
development), the walkway will be located on the south side of the roadway. The walkways will
provide connectivity throughout the development and connect public parking areas to residential
lots and units.
A naturalized trail loop will be provided on the north and east sides of the development. The
naturalized trail will be 3 feet in width. In some areas, the naturalized trail will utilize existing trail
networks that are already being used by patrons of the existing Ami’s Acres campground. The trail
will connect from the approximate mid-point of the main access road to the northwest corner of
the private roadway network. The trail loop will be approximately 2,000 feet in length.
Division 4. Subdivision Standards and Design Standards
7-401. General Subdivision Standards
7-402. Subdivision Lots
Per the attached Site Plan, the preliminary Lot configurations generally conform to the lot size
standards. The Lot configurations will be developed further in the design phases of the project.
7-403. Survey Monuments
Permanent survey monuments are required for subdivisions. These markers will be placed if the
development moves forward through planning, design, and into construction.
7-404. School Land Dedication
The BOCC shall require reservation, dedication, or payment in lieu of school land. Land Dedication
Standards state that 870-SF of land (0.020-acre) per Single Family unit shall be dedicated or pay
fee in lieu based on Section 7-404.C.
The subject property will require fee in lieu payment for the school land dedication requirement.
The subject property is within the RE-1 School District boundary which will require payment based
on Section 7-404.C.2 which is based on the unimproved fair market value of the land that would
have been dedicated. This payment shall be determined in the design phases of the project once
the desired number of Single Family units is established.
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7-405. Road Impact Fees
The Applicant understands and agrees Road Impact fees for new development are collected prior
to issuance of a building permit.
Article 8: Inclusionary Zoning for Housing
The Mitchell Creek Community Affordable Housing Plan demonstrates full compliance with the
requirements of Article 8, Inclusionary Zoning for Housing, of the Garfield County Land Use and
Development Code. The plan provides the required deed-restricted affordable housing units,
distributed among Category II, Category III, and Category I in accordance with Section 8-302.A.4.a,
and incorporates all applicable standards related to pricing, eligibility, integration, phasing, and
long-term affordability. The Affordable Housing Plan is included as an Exhibit to this Application
and is intended to satisfy the requirements of Section 8-201.Comprehensive Plan &
Intergovernmental Agreements
Exhibits
A Title Commitments
B Development Agreement
C Rezoning Justification Report
D PUD Guide
E Geotechnical Engineering Report
F Debris Flow Hazard Review
G Ecological Impact Report and Weed Management Plan
H Wildfire Hazard Report
I Traffic Assessment and CDOT Access Permit Applications
J Will Serve Letter
K Existing Conditions Maps
L PUD Plan Map
M Civil Engineer Plans
N Sketch Plan Map
O Conceptual Landscape Plan
P Visual Assessment
Q Affordable Housing Plan
Exhibit A
Title Commitments
Exhibit B
Development Agreement
Exhibit C
Rezoning Justification Report
Exhibit D
PUD Guide
Exhibit E
Geotechnical Engineering Report
Exhibit F
Debris Flow Hazard Review
Exhibit G
Ecological Impact Report and Weed Management Plan
Exhibit H
Wildfire Hazard Report
Exhibit I
Traffic Assessment and CDOT Access Permit
Applications
Exhibit J
Will Serve Letter
Exhibit K
Existing Conditions Map
Exhibit L
PUD Plan Map
Exhibit M
Civil Engineering Plans
Exhibit N
Sketch Plan Map
Exhibit O
Conceptual Landscape Plan
Exhibit P
Visual Assessment
Exhibit Q
Affordable Housing Plan