Riverwalk owners seek parking gate at Midland lot; PNZ refers amendment to council with bike‑access request

The Basalt Planning & Zoning Commission voted unanimously April 21 to send the Riverwalk at Fry Pan PUD amendment to Town Council that would allow the Riverwalk Property Owners Association to install a vehicular gate and automated access system at the private parking lot at 227 Midland Avenue.

Staff told commissioners the referral is a PUD amendment to be considered by council and summarized draft conditions drawn from referral agencies: the fire district requires a Knox box for emergency access; police and public works require a passcode or keyed access so responders can enter; a striped vehicular turnaround must be installed to the satisfaction of the town planner and town engineer before the gate becomes operational; and potholing or utility protection is required at the proposed gate location.

For the record, Patrick Raleigh of Raleigh Design Planning presented the applicant package and said the Riverwalk association has updated parking regulations and a permitting system but continues to see unauthorized parking. "We have 87 total parking spaces — 63 surface, 24 subgrade — and guest spaces that are frequently taken," Raleigh said, describing RF stickers for owners and access codes for visitors. He said the gate would protect the private permit system and the public access easement at the swinging bridge and could be programmed to open for Sunday church services.

Kevin Patrick, chairman of the Riverwalk board, said enforcement methods tried so far — stickers, signage and booting as a last resort — have not solved daytime overcrowding. He said management and the board have consulted attorneys and a property manager and regard a gate as the most reliable, lower‑operating‑cost approach compared with hiring attendants.

Commissioners pressed applicants on bike access, enforcement and alternatives. The applicants said bicycles may use the adjacent sidewalk and that the gate could be assessed for a bicycle passage. Applicants also said towing/booting is administratively difficult under state notice rules and is a last resort. Staff confirmed the town planner has suggested conditions be added to address emergency access and queuing.

After discussion about precedent and downtown circulation, the commission moved to forward the application to Town Council "with the request that bike access is provided within the gate function" and to forward the application as per staff’s memo. Roll call recorded Bill Marin, Eric Voszic, Mike Horvath, Bob Kaplan and Ben Firestein voting yes; the motion carried.

Next steps: PNZ’s referral and its draft conditions will be included in the packet presented to Town Council. Town Council will make the final decision on whether to amend the PUD to permit the gate.