Pitkin County commissioners uphold denial of Fevag Ranch development; two commissioners dissent

Pitkin County commissioners on July 9 voted 3-2 to uphold an administrative decision denying a proposal by Fevag Ranch LLC for an activity envelope and site plan to build a single-family home, caretaker unit, accessory structure with gym and pool, a 1,181-foot driveway, a bridge across Snowmass Creek, on-site well and on-site wastewater treatment system.

The County’s community development director had denied the application in March 2025, citing encroachments into riparian setbacks, development on steep and potentially unstable slopes and other sections of Chapter 7 of the county land-use code that staff said do not allow mitigation where a feasible alternative exists. The applicant appealed that administrative decision; the BOCC heard staff and appellant presentations and took questions before an executive session for legal advice.

Why the board denied the appeal

Staff told the board that the proposed activity envelope crosses the creek and would “produce a 0-foot riparian setback” for portions of the driveway and bridge. Planning staff concluded the proposal encroached into required 100-foot and 50-foot creek setbacks, touched steep slopes in multiple places and would require multiple variances and mitigation measures. Staff’s analysis, presented by the community development presenter Tammy, emphasized the county code hierarchy in Chapter 7 and cited 7-10-50 (the activity-envelope/site-plan framework) and related provisions limiting development within steep-slope and riparian setbacks.

Appellant’s argument and board reaction

The applicant’s representative, Chris Bridal, and property owner Alex Kelloff argued the West-side site plan minimizes tree removal and uses an existing two-track access that would be bridged across the creek with abutments located outside the channel. Bridal told commissioners the project team spent months and submitted technical reports addressing wetlands, slope, water augmentation and bridge design, and that staff had not identified a specific, feasible East-side alternative in the administrative record.

Commissioner Greg said he was sympathetic to concerns about placing a home between the road and the river but also noted the East side, proposed by staff as an alternative, looked “as if not more constrained than building on the West side.” Commissioners Kelly, Patty and Greg voted to affirm staff’s decision. Commissioners Francie and Jeffrey voted no.

What the decision means

The BOCC’s action affirms the administrative denial and directs staff to prepare a written resolution reflecting that decision. Commissioners said the matter can return in a later phase if the applicant and staff can refine the proposal to reduce creek setbacks or other encroachments. The board did not adopt a final written resolution at the meeting; rather, it directed staff to draft the resolution implementing the board’s decision and scheduled that resolution for a future vote.

Next steps and context

The board’s discussion noted several complicating constraints: overlapping floodplain/geomorphic floodplain indicators near Snowmass Creek, overhead utility lines, existing road fill and retaining infrastructure near Snowmass Creek Road, and the practical difficulty of placing required on-site septic and water-augmentation infrastructure outside the 100-foot setbacks. Appellant representatives said they may pursue further review options; the board noted judicial review is an available next step but did not take a position on future litigation.

Votes at a glance: Fevag Ranch LLC appeal

- Motion: Affirm staff administrative decision denying activity envelope/site plan for Fevag Ranch LLC. - Vote: Aye — Kelly (chair), Patty, Greg. Nay — Francie, Jeffrey. Outcome: motion carried; appeal denied and staff directed to prepare resolution for board action.

Ending

The BOCC said the decision does not foreclose further refined proposals from the applicant or subsequent applications that avoid the creek setbacks and steep-slope encroachments. Commissioners who supported the denial said they expect any future submittal to address the constraints staff cited and to reduce impacts to riparian areas.