Basalt P&Z recommends approval of Parcel 9 (Soprus Meadows) final plan, 4–1

The Basalt Planning and Zoning Commission on May 5 recommended approval of the final subdivision PUD for Parcel 9 of the Soprus Meadows development, a town‑led proposal to build 16 two‑bedroom deed‑restricted for‑sale units. The commission voted 4–1 to forward a recommendation of approval to the Town Council.

Staff told the commission the three‑story building would contain 16 two‑bedroom units, meet community housing guidelines and provide 39 off‑street parking spaces (two per unit, four guest spaces, and three ADA spaces). Staff said the project is in the urban growth boundary and consistent with the town’s future land use map and prior sketch and preliminary approvals, and that CDOT confirmed an access permit is not required because earlier SUS Meadows traffic studies covered this parcel.

Design team members described minor refinements since preliminary plan: two parking spaces were shifted from the south to the north to increase landscape screening adjacent to Lakeside Town Homes; a cycle station and sidewalk connection improvements were added on the north side; and service access is routed through the garage to connect to the existing Rugby Field parking lot. The architects noted interior revisions that improved kitchen and bathroom layouts by relocating mechanical equipment, and said exterior materials will be non‑combustible to conform with changing wildfire and fire code standards.

Staff outlined draft conditions commissioners will rely on if council approves the project: compliance with green building and wildfire protection standards in effect at the time of permit, installation of sprinklers as required by the fire district, replacement of a town park shed and a concrete pad for trash/ADA access per public works, adjustment of Mid Valley Metro utility easements prior to permit, recordation of a minor subdivision plat and execution of deed restrictions before permit, and a standard three‑year vesting period for vested rights.

Commission discussion touched on local details: one commissioner asked whether the proposed large recycling and compost station is additional to existing area stations; commissioners discussed trimming versus removing a sight‑line tree to preserve canopy continuity along East Valley Road; and staff and designers described how trash trucks would use the Rugby Field lot for turning and possible fallback access to a fire‑truck pulloff if needed. Designer Scott McCale said of the updates, “I think these plans just keep getting better,” praising changes that increase screening and improve interior layouts.

One commissioner, Bob Kaplan, announced he would oppose the recommendation, saying the increase from an earlier 14‑unit plan to 16 units adds bulk too close to neighbors and that the original 14‑unit form should have been retained. Kaplan said he would vote against the recommendation as a message to council. The motion to recommend approval was made, seconded, and passed by roll call: Ben Firestein — yes; Mike Corvth — yes; Bob Kaplan — no; Cindy Hersfield — yes; Eric Vosik — yes.

The commission’s recommendation, including the draft conditions, will go to the Town Council for final action. Staff said the town will require the recorded plat and deed restrictions before building permits are issued.