Basalt planning commission backs lot-line shift, easement move at Ridge Road; conditions added

The Town of Basalt Planning and Zoning Commission unanimously recommended that town council approve a PUD amendment and lot-line adjustment for Lots 1 and 2 (202 and 204 Ridge Road) intended to relocate the pedestrian and bicycle public access easement and resolve a retaining-wall encroachment.

Planning staff (Carlton) told commissioners the revised plat responds to neighbor concerns and planning direction from the July 15 hearing. Staff said the new survey and plat move the access easement away from a boulder retaining wall that previously impeded the publicly recorded trail and that the applicant has agreed to a lot-line adjustment to reduce the encroachment onto Lot 1.

The owner, Tom Maman, said he purchased both parcels in part to resolve trespassing and encroachment problems. Maman said the revised trail alignment moves the path roughly eight feet and places the access easement fully on what will be Lot 1 (204 Ridge Road), improving pedestrian access to adjacent public land.

Commissioners confirmed the building envelope will remain in its original location and said that outcome was an important change from the July proposal, which had proposed moving the envelope upslope. Commissioners also focused on making the required public-access signage explicit and enforceable: staff’s draft condition requires the applicant to finance trail realignment and restoration and pay for any necessary signage; commissioners asked for clearer language about sign size, location and visibility from the cul-de-sac and recommended a 90-day installation window tied to recording or escrow arrangements.

Neighbor Ted Lee, speaking during public comment for Lot 4, said most neighbors were likely to support the revised plan but had not yet reviewed late-day plat edits and noted Lot 3 owner Bill Infante withheld approval because he cannot find an underlying document for a small parcel clip. Lee asked the commission to require a firm deadline for installation of improvements so the trail is not left unmarked for years.

Deliberations produced a motion to recommend approval with the staff conditions and three modifications requested by the commission: (1) strengthen and define signage requirements so signage is clearly visible from the public right of way/cul-de-sac, (2) make the recommendation contingent on an HOA approval letter to be provided before the item goes to council or, alternatively, require escrow/bonding for signage costs if sale occurs before HOA approval is obtained, and (3) set a 90-day window after council approval/recording for installation of signage and restoration unless otherwise specified by council. The commission seconded the motion and voted in favor. The item will next appear before town council for final action.

The commission’s recommendation did not change the building envelope; staff confirmed the adjustment returns the envelope to its previously approved location. Staff also noted that private access agreements between other lots exist in paper but are not recorded with Eagle County and are not part of this PUD application. The commission asked staff and the applicant to ensure the final recorded documents and the council packet clearly reflect the signed HOA input or the contingency language so future owners cannot easily reopen the issue.

The commission recorded the recommendation and closed the public hearing; the motion passed unanimously.