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Planning director and mayor raise concerns about soil testing, Mancos shale and high modular-home foundation costs
Summary
Town officials discussed soil-sample requirements under IBC 2021, instances of high foundation costs where Mancos shale required deep excavation, and the planning director's authority to waive tests in certain cases.
Glendale officials discussed recent planning and zoning issues tied to soil conditions, building-code requirements and the cost of building on Mancos shale.
Mayor Christy Brinkross and planning staff described instances where developers and homeowners faced large additional foundation costs—one cited example added as much as $40,000 to site preparation costs and another pair of modular homes reportedly incurred $160,000–$180,000 in extra site work because of deep excavations. Staff said the soil condition called “Mancos shale” had required deep digs and special backfill, driving up costs.
The town’s planning staff noted that the municipality follows the International Building Code (IBC) 2021, which includes soil-sample and hole-digging requirements; however, the planning official said the code allows the planning director discretion to waive those requirements when evidence indicates they are unnecessary. The board discussed the trade-offs between requiring soil tests for every permit and using the planning director’s discretion to reduce costs for some projects.
Why it matters: Soil conditions and code requirements can significantly increase the cost to build homes in Glendale, affecting housing affordability and development timelines.
What’s next: The mayor said she will raise the issue with county commissioners and state legislators and return the item to a future agenda for more detailed discussion and potential policy refinement.
