Pitkin County Board of Adjustment approves retaining-wall height variances for Starwood lots R92 and R95

The Pitkin County Board of Adjustment approved retaining-wall height variances for two Starwood subdivision lots, R92 and R95, after a presentation from the applicant’s consultant and a supporting public comment. The board voted to adopt Resolution No. 2 of 2026, approving the variances needed for a shared driveway and site access.

Mike Kramer of Kramer Land Planning, representing the William W Bishop Jr. 2012 Spray Trust and Ideal Starwood LLC, told the board that recent survey refinements showed the proposed driveway would require multiple retaining walls and that variances are needed because of the sites’ steep topography. "We're looking for a 9 foot height variance for a 2 tiered retaining wall up to 7, 7 feet each with a maximum grade change of 15 feet in the side side yard setback," Kramer said, describing the R92 request. He said R95 requires a 4.5-foot height variance near the bottom of the driveway and a separate 9-foot height variance near the top.

Kramer outlined parcel details in his presentation: R92 is about 4.1 acres and R95 about 4.3 acres; both are platted within the 1972 Starwood 16 Subdivision and have areas with slopes exceeding 15 percent (some areas over 30–45 percent). He described a 40-foot access and utility easement that consolidates curb cuts into a shared driveway and serves the Starwood Metropolitan District water infrastructure; the easement language among the three owners was updated in 2024, and letters of consent from the affected owners were included in the land-use packet.

Kramer also showed proposed materials for retaining walls, describing use of precast "Ready Rock" and boulders, and argued the application meets the variance hardship criteria because of "unusual topographical conditions." He said ComDev staff have already approved the related plat amendment and activity envelope administratively and that draft plats would be ready for owners’ signatures once the board approved the variances and the easements were finalized.

Mitch Haas, who said he represents Ideal Starwood LLC (owner of R95), spoke in support: "The entire plan is reliant on this driveway plan," he said, adding that the team had explored alternatives but the land remained too steep to avoid the variances. Richard Goulding of Roaring Fork Engineers was present online to answer technical questions as the civil engineer on the project.

Amos Underwood moved to approve "Resolution number 2 of 2026" for Lot R92 and Lot R95; Charlie Podlock seconded. On a roll call of members present, the board recorded four affirmative votes (Amos Underwood, Charles Conner, Charlie Podlock and John) and the motion carried. Board members noted no public opposition letters had been received and staff confirmed the affidavit of posting had been filed.

Next steps described in the hearing included finalizing easements and executing amended plats; Kramer stated the owners would sign the draft plats after board approval and easement finalization. The board then closed the item and proceeded to adjourn.