On the agenda: Basalt meeting — data center (Feb 26)

The Basalt Affordable Community Housing (BACH) Meeting will be held by Teleconference –
The Public may access the meeting by calling the number below and entering the Meeting ID
when prompted.
Phone Number: 16699006833
Meeting ID: 83889241991
Passcode: 744178

TOWN OF BASALT MEETINGS
Basalt Affordable Community Housing (BACH)
Thursday, February 26, 2026
Basalt Planning Department

Virtual Meeting

12:00 PM

Roll Call

12:03

540 Basalt Avenue Development Review Application

12:25

Update on Land Use Code Rewrite and AH Project Review Process

12:45

Member Updates & Other

12:50

Adjourn

Public Comment is limited to 3 minutes. Those who wish to speak should email
[email protected] before the meeting starts with their name, phone number, and
identify what item they would like to address. During the meeting those wishing to
comment may also email [email protected], but it is not guaranteed that the email
will be seen in a timely fashion.

MEMORANDUM
To:

Chair Fierstein and Basalt Affordable Community Housing
Commission

Thru:

Michelle Bonfils Thibeault, AICP Planning Director

From:

Carlton Henry, Planner II

Date:

February 26, 2026

RE:

Review of 540 Basalt Ave. Application

PURPOSE: PC Development, LLC (Applicant) has applied (application excerpts
attached as Exhibit A) for a Site Plan Review, Special Review, PUD
Amendment, Housing Mitigation Report and associated development review
actions to construct one deed-restricted residential unit at 540 Basalt Avenue.
The property contains 7,838 sf and is located at the northwest corner of Basalt
Avenue in the Industrial Zone District and the Basalt Business Center South
(BBCS) PUD. The property is bordered by mixed-use properties to the north and
to the west, we commercial, residential, and industrial uses in the general vicinity.
The Southside Floodplain runs through the site, however no changes to the
building envelope are proposed as part of this application. A vicinity map is
shown below for context.
Figure 1: Vicinity Map

1

The Applicant has proposed the addition of a 659 sf two-bedroom residential unit
to be deed-restricted at Category 5. The property currently contains one 758 sf
two-bedroom residential unit, which is proposed to remain.
REVIEW PROCESS: BACH is a referral agency on land use applications that
provide deed-restricted housing, tasked with producing a recommendation to
Council regarding compliance with the Housing Guidelines and the land use code
requirements.
The subject Application for Site Plan Review, Special Review, PUD Amendment,
Housing Mitigation Report and associated development review actions shall be
referred to BACH, followed by Planning and Zoning, and finally Town Council,
which shall be the deciding body.
DISCUSSION ITEMS: The following discussion items are within the purview for
BACH’s consideration:
1. Consistency with the Master Plan
2. Level of AH Mitigation
3. Unit Mix
4. Compliance with the Minimum Livability Requirements in Community
Housing Guidelines
5. Occupancy Priorities
6. Storage/Bike Storage
Consistency with the Master Plan:
The site is located completely within the Town’s Urban Growth Boundary (UGB).
The site has been amended to accommodate the existing residential use. The
2020 Basalt Master Plan includes a designation of “existing land use” on the site
on the Future Land Use Map.
Staff believes that the following goals and objectives in the Master Plan may be
applicable to the proposed development:
Goals:
2.1: Provide housing that services residents
demographics, incomes and collective needs.

across a range of

2.3: Promote the development of innovative and diverse housing types
close to existing and planned commercial and transit centers.
4.2: Place high value on mixed use and live/work arrangements.
Objectives:
2.B Promote affordability of living and diversity of housing types including
market rate housing.
2

2.Z. Ensure that development projects approved or recommended for
approval by the Town incorporate walkability, access to services and parks
and reduce dependencies on personal vehicles.
3.J. Promote housing development to have bicycle- and pedestrian
orientation by encouraging housing development at high connectivity areas
(e.g. near the regional trail system or RFTA stops that have safe pedestrian
and bicycle crossings).
4.E. Encourage projects that incorporate mixed use and live/work concepts,
provided these projects are consistent with the other community goals
outlined in this document.
7.L. Strongly support workforce housing that accommodates lifestyles for
the next generation of workers, and that is near or incorporated into
workplaces.
Level of AH Mitigation: The Applicant proposes one (1) residential unit, proposed
to be a deed-restricted Category 5 unit. The two-bedroom deed-restricted unit is
proposed to be 659 sf. No additional commercial, industrial, or market-rate
residential square footage is proposed as part of this application.
Unit Mix: The Applicant proposes one (1) residential unit, proposed to be a
deed-restricted Category 5 unit. The 2024 Housing Needs Assessment indicates
a need for deed-restricted units in all income categories and sizes.
Compliance with the Minimum Livability Requirements in Community Housing
Guidelines: The proposed units meet the Town’s Community Housing Guideline
requirements in regard to:
• unit size
• kitchen size,
• facility requirements,
• livability requirements,
• kitchen and bathroom amenities (i.e. bathtubs in the units),
• private open space is proposed to be provided in a shared deck space of
564 sf. The Applicant has not provided detailed information regarding
exterior storage for the proposed residential unit. As the property is in the
floodplain, it is noted that the Town Code requires any development not
increase the base flood elevation; the Applicant has not proposed any
change to the building footprint.
Alternatives for providing storage may include:
•

removing or reducing the size of some of the units and incorporating
exterior storage on the upper floors; and/or
3

•

incorporating additional outdoor bicycle parking to help alleviate the need
for the required exterior storage.

Occupancy Priorities: The Applicant has not requested adjustments to the
occupancy priorities set forth in the Town’s Community Housing Guidelines
which are as follows:
1. Essential Employees working in Basalt,
2. Non-Essential Employees working full-time in Basalt,
3. Essential Employees working outside Basalt but in the Roaring Fork
Valley,
4. Non-Essential Employees working outside Basalt but in the Roaring Fork
Valley.
V.

Recommendation

It should be noted that there is additional flexibility in requiring community benefit
in PUDs in exchange for an Applicant requesting variation in PUD requirements.
The Applicant is requesting a 25% reduction in parking as made available in the
land use code; and a variation from the intersection spacing requirements in the
PUD. The Applicant has also proposed shared outdoor amenity space with a
564 sf deck accessible by the tenants of each of the two respective residential
units.
Staff recommends accepting the Applicant’s proposed deed restriction with the
added context.
BACH has the following recommendation options to Town Council:
1) Recommend approval as presented; or,
2) Recommend conditional approval (of which conditions may address
exterior storage requirement and/or level of affordable housing mitigation);
or,
3) Recommend denial.
Staff recommends BACH hear presentations from Staff and the Applicant,
provide discussion and provide a recommendation for the Town Council’s
consideration.
Attachments:
Exhibit A- Excerpts from the Application

4

LAND USE APPLICATION

PC Development, LLC
540 Basalt Ave
Basalt, Colorado
PID: 246718102010
29 July 2025 (updated 25 August 2025)

An application for PUD Amendment and associated development review actions to
construct a deed-restricted dwelling unit over an existing building.
Represented by:

Exhibit A

TABLE OF CONTENTS
•

Project Overview and Code Response

•

Attachment 1 – Vicinity Map and Parcel Description

•

Attachment 2 – Improvement Survey

•

Attachment 3 – Documentation Evidencing Ownership

•

Attachment 4 - Previous Approvals and PUD Documents

•

Attachment 5 – Architectural Plans and Renderings

•

Attachment 6 – Site and Landscape Plan

•

Attachment 7 - Civil Engineering Report

•

Attachment 8 – Traffic Analysis

•

Attachment 9 – Construction Management Plan

•

Attachment 10 – Property Owners within 300’ (BBCS and Property)

•

Attachment 11 – Letter of Authorization and Statement of Authority

•

Attachment 12 – Application Form

•

Attachment 13 – Pre-Application Conference Summary

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

2

Project Overview
PC Development, LLC (the “Applicant”) submits this land use application for PUD
Amendment, Site Plan Review, Special Review, and Housing Mitigation Report to
construct a new deed-restricted residential unit on the third floor of an existing two-story
structure located at 540 Basalt Avenue, PID # 246718102010 (the “Property”). This
application is submitted in conformance with the Pre-application Conference conducted
with the Town of Basalt, dated 17 January 2025.
Property Overview
The Property is located in the Industrial Zone District (IN) of the Town of Basalt and in
the Basalt Business Center South Subdivision (BBCS). The Property contains 7,838 SF
of gross lot area and is bounded by Basalt Avenue to the east and south. A mixed-use
commercial and residential building that is part of the BBCS Subdivision borders the
Property to the north. A mixed-use commercial and residential building that is part of
the Basalt Business Center West Subdivision borders the Property to the west.
Existing Site Condition
The existing two-story building contains a 2,038 SF commercial space with 272 SF
storage area on the first floor and a 758 SF two-bedroom residential unit on the second
floor. Currently, the commercial space is used as a rug wash. There is a 230 SF deck
connected to the residential unit, and a 100 SF shed is located on the rear of the
Property. Onsite parking is accessed from Basalt Avenue. There are three (3)
coniferous trees on the Property which line the eastern border of the Property along
Basalt Avenue. Several additional broadleaf trees border the Property to the west.
There are currently two curb cuts that access the Property.
Proposed Development
The Applicant proposes adding a third-floor deed-restricted two-bedroom residential unit
to the existing structure. The proposed unit, which the Applicant proposes as a
Category 5 unit, will contain 659 SF of interior space. Materials included in this
application provide information on compliance with community housing livability
requirements. All applicable requirements have been met. The Applicant requests that
this unit occupancy is prioritized for the Applicant’s employees. The deck is proposed to
be expanded to contain 564 SF and will feature a planted edge that will act as a codecompliant guardrail. The expanded deck will be accessible to both residential units.
Two exterior “Rug Wash” signs are proposed to be added to aid in identifying the
commercial use. Two (2) additional parking spaces are to be provided at the northeast
portion of the Property, located between the building and Basalt Avenue. Total onsite
parking will be six (6) spaces. The Applicant requests the 25% reduction of parking
available in the land use code. Site constraints do not allow additional parking to be
added. Moreover, the close proximity to transit and other amenities and the fact that the
unit will be for employees of the Applicant support the reduction of parking. The 1,712
SF of proposed landscaping will include waterwise and indigenous deciduous and
coniferous plants while maintaining existing trees.
One of the existing curb cuts, located under the existing conifer trees, will be removed.
The remaining curb cut will be widened to provide improved access. A requirement of
PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

3

the BBCS PUD Control Document states that driveways must be located more than 75
feet from an intersection. Due to the existing trees, the access cannot be located
farther north than proposed to meet this requirement. It is believed that adequate sight
lines are present to ensure safe traffic movements to and from the Property. The
existing dumpster, which is unattractively located to the south of the building, is
proposed to be relocated adjacent to the existing shed on the rear of the Property. This
location has been preliminarily reviewed with the trash hauler and accepted. He
Applicant has also coordinated with the adjoining property owner and they, too, have
preliminary accepted this location for a shared dumpster.
We look forward to working with Town of Basalt staff, the Basalt Affordable Community
Housing Commission, the Planning and Zoning Commission and Town Council in
connection with this application.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

4

Land Use Code Response
Special Review
Sec. 16-112. - Site plan submission.
The site plan shall be drawn to scale in a form acceptable to the Town Manager, showing the
following:
(1) The location of all buildings.
(2) Parking areas.
(3) Ingress and egress points to and from the public street.
(4) Signs.
(5) Lighting.
(6) Landscaping.
(7) Tabulations showing the area of the site, number of dwelling units, number of parking
spaces and percentage of open space provided.

The site plan included as part of this application contains all the requested and
required features. Please see Attachment 6.
Sec. 16-113. - Standards for review.
(a) Lights and signs shall be located in a manner that will not be distracting to adjoining
properties or passing motorists.

The two proposed signs to be included in this development will not be distracting to
adjoining properties or passing motorists. The signs are not intended to draw
attention beyond aiding those looking to identify the location of the commercial rug
wash. The sign code and the requirements of the BBCS associated with signage
have been carefully considered.
(b) Landscaping shall be provided in areas near the public right-of-way and located with
consideration for energy conservation. An acceptable plan must be provided for the
maintenance of the required landscaped areas.

As shown in the landscape plan, the Applicant intends to provide landscaping near
rights-of-way and has considered energy conservation as part of this plan in the form
of maintaining mature vegetation that creates meaningful shading to the existing and
proposed structures. Proposed landscaping has also considered the presence of
existing easements and the governing documents of the BBCS. Please see
Attachment 6.
(c) Control of storm drainage shall be provided so as to not damage adjoining properties. The
plan must be approved by the Town Engineer.

Stormwater drainage upgrades are proposed as part of the proposed development.
These upgrades will not damage adjoining properties. These upgrades are detailed
in Sopris Engineering’s civil engineering report. Please see Attachment 8.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

5

(d) Site design and building plans shall include provisions of or the need of the handicapped
individuals as required by the building code adopted in Chapter 18 of this Code or other
ordinances of the Town.

Site design and building plans are compliant with the requirements for handicap
accessibility as required by the adopted building code.
(e) Approved landscaping or solid fencing capable of screening adjacent properties shall be
provided when commercial uses abut residential uses.

Not Applicable. The existing ground floor commercial use does not abut any
residential uses. Adjacent ground-floor uses are also commercial in nature. The
existing second and proposed third-floor residential units are adjacent to other
second-floor residential uses found on adjacent properties.
(f) Commercial and industrial uses shall conform to the following performance standards:

The existing commercial use will not be altered as part of the application.
Sec. 16-43. - Site plan and supporting documents.
(a) There shall be filed with each special review application a site plan drawn to scale and an
appropriate number of copies as determined by the Town Planner.

A site plan has been included as part of this application. Additional copies will be
provided, following the request of the Town Planner. Please see Attachment 6.
(b) Following approval by the Town Council, the applicant shall submit a reproducible copy of
the approved site plan to the Town for the Town's permanent records suitable for recording
in the public records in such formats as may be required by the Town Planner.

The Applicant will submit a reproducible copy of the site plan as required to the
Town Planner.
(c) The special review site plan and other information submitted with the application shall
show or include the following:
(1) The location of all existing and proposed structures and other improvements on the real
property.

Existing buildings, proposed structures, and all improvements have been
included on the architectural and landscape architectural plans. Please see
Attachments 5 and 6.
(2) A legal description of the property.

The legal description of the Property has been included as Attachment 1. A legal
description has also been included on the Improvement Survey. Pursuant to
these sources, the legal description is as follows:

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

6

LOT X, BASALT BUSINESS CENTER SOUTH, ACCORDING TO THE PLAT
THEREOF RECORDED AUGUST 11, 1995 IN BOOK 38 AT PAGE 1,
COUNTY OF PITKIN, STATE OF COLORADO.
(3) A list of all property owners within three hundred (300) feet of the property.

A list of property owners within 300 feet of the Property has been included as
Attachment 10.
(4) All off-street parking and loading areas.

Off-street parking and loading areas have been shown on the Site and
Landscape Plan included as Attachment 6.
(5) The location of all ways for ingress and egress to all buildings and parking areas.

Ingress and egress have been shown on the Site and Landscape Plan included
as Attachment 6. The existing access will be utilized as there are no other
alternatives due to existing site conditions.
(6) Service and refuse collection areas.

Service and refuse collection areas have been shown on the Site and Landscape
Plan included as Attachment 6. The existing location is awkwardly located,
essentially occupying a parking space. Moreover, the dumpster is highly visible
from the public right-of-way. The new proposed location of the dumpster is
located away from parking, is not readily visible from the street, and is
accessible. The location has been reviewed with the trash hauling company and
adjacent property owner. Both parties have provided preliminary approval for the
relocation and shared use of the dumpster.
(7) Major screening proposals.

No major screening is proposed.
(8) The size, shape, height and character of all signs.

Proposed signage has been indicated on the Architectural Plans included as
Attachment 5. Signage will comply with applicable Town and BBCS guidelines.
PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

7

(9) The area and location of all open space and recreation areas.

The site and landscape plan included in Attachment 6 show the area and location
of all open space. Existing areas of open space, along with the associated
landscaping, will be maintained.
(10) The location and type of outdoor lighting.

Outdoor lighting has been indicated on the Architectural Plans included as
Attachment 5.
(11) A comprehensive landscaping and irrigation plan shall be submitted satisfying the
requirements of Paragraphs 16-73(d)(2), (3), (5) and (9).

A Site and Landscape Plan is included as Attachment 6. There are limited
opportunities to enhance at grade landscaping given parking requirements and
areas of easements. Existing vegetation will be maintained. The expanded
rooftop deck will feature a planted guard railing that will provide interest from the
public right-of-way as well as provide a meaningful amenity to the residents of
the existing and proposed residential units. The existing irrigation system will be
maintained.
(12) The anticipated timetable for completion. If the project is to be completed in phases,
then the data for completion of each phase shall be indicated.

No phasing is anticipated for the completion of the project. The project will be
pursued immediately following land use approval and the issuance of a building
permit. It is estimated that construction will take approximately six (6) to eight (8)
months.
(13) All owners and lienholders of the property shall sign the following agreement that will
be placed on the original special review site plan:

The Applicant is the sole owner of the Property. Any lienholders will sign an
agreement stating the real property described on the site plan will be developed
only in accordance with the approved Special Review Site Plan and other
provisions of the applicable zoning regulations of the Town of Basalt.
(14) In addition to the site plan, a title policy shall be provided to the Town indicating that
the property is free and clear of all ownership disputes, liens or encumbrances
PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

8

whatsoever, which would impair the property to be utilized for the uses approved. The
title policy shall provide verification that all owners and lienholders have signed the
special review site plan. The title policy shall be effective within twenty-four (24) hours
after the date of approval by the Town Council. If the title policy is not provided to the
Town Clerk within seven (7) days after action by the Town Council, the action by the
Town Council may be voided.

A title policy has been included with the application. Please see Atachment 2.
To the best of the knowledge of the Applicant, there are no disputes, liens, or
encumbrances that would prevent utilizing the Property for the existing residential
and commercial use as well as the proposed residential use.
(15) Other information as needed by the Town to analyze the feasibility and impacts of the
special review use, which may include but not be limited to traffic analyses, soils or
geological reports or drainage and engineering studies.

The Applicant provides a traffic conformance letter prepared by a registered
transportation engineer as Attachment 9 and a civil engineering report prepared
by a registered civil engineer as Attachment 8.
(16) A drawing or statement if determined adequate by the Town Planner regarding the
building character, including height, square footage, number of bedrooms and floor
area ratio or lot coverage.

Please see the Architectural Plan attached to this application, which includes
information on the building's character, height, square footage, number of
bedrooms, floor area ratio, and lot coverage.
(17) Drawings, computer visualization or models accurately depicting the proposed new
construction in relation to existing and proposed buildings on the lot and adjacent
properties and typography.

Please see Architectural Plan made a part of this application as Attachment 5.

Housing Mitigation Report
Sec. 16-413. - Employee Impact and Housing Mitigation Report.
Unless waived in part or whole by the Town Planner, in order for the Town to be able to
assess the need for housing mitigation generated by new nonresidential development, any
application for site plan review (Sections 16-111 through 16-113), planned unit development
(Section 16-65), subdivision (Sections 17-83 and 17-84), rezoning (Section 16-267), Community
Priorities Scoring System (Section 16-481) or special review (Section 16-43) containing
nonresidential development shall include an Employee Impact and Housing Mitigation Report
prepared by a professional qualified to prepare such report and approved by the Town using
recognized standards which provide, at a minimum, the following items:

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

9

(1) An analysis of the number of full-time equivalent employees which will be added to the
Town as a result of the applicant's proposed nonresidential development, including
employees during and necessary for construction of the project, as well as employees
necessary after complete build-out of the project;
(2) An analysis of the number, size, type and configuration of all housing on the property as
of January 1, 1999, which was generally attainable by households having low and median
incomes (household income less than fifty thousand dollars [$50,000.00] in 1999) paying
not more than twenty-eight percent (28%) to thirty-six percent (36%) of their household
income for total housing expense, including debt service or rental payments, homeowner's
or renter's insurance, real estate taxes and utilities;
(3) A description of the manner in which the applicant proposes that employees will be
housed, including any on-site or off-site housing the applicant will provide;
(4) A description of the methodology by which the applicant will ensure that the housing to be
provided by the applicant will be maintained as housing available for employees of the
Town;
(5) A written statement verifying that the proposed development is in compliance with the thenexisting master plan; and
(6) A written statement describing how the proposed development is consistent with the
adopted Community Housing Guidelines and community housing requirements established
in this Article.

Not applicable. No additional commercial use is proposed as part of this land
use application. The Applicant proposes adding a third-floor deed-restricted
two-bedroom residential unit to the existing structure. The proposed unit, which
the Applicant proposes as a Category 5 unit, will contain 659 SF of interior
space. Materials included in this application provide information on compliance
with community housing livability requirements. All applicable requirements
have been met. The Applicant requests that this unit occupancy is prioritized for
the Applicant’s employees.
Sec. 16-414. - Waiver or additional information.
The Town Planner may waive the requirement of preparing and submitting the Employee Impact
and Housing Mitigation Report in instances when the Town Planner finds that the preparation and
filing of the report for a particular application is unduly burdensome, duplicative or unnecessary
because the applicant conclusively demonstrates there will be no impacts on the employees of the
community or the availability of housing in the Town generated by the proposed development; or
the Town Planner conclusively finds that the applicant has proposed a plan for community housing
that satisfies all of the requirements of Sections 16-416, 16-417 and 16-418 below. The Technical
Review Committee, Planning and Zoning Commission and Town Council may require the
applicant to provide additional or supplemental information not provided in such report prior to
granting any approval, denial or approval with conditions for the application.
(1) A written statement as to whether the proposed community housing units are to be sale or
rental units.
(2) A written statement as to the categories of the proposed Community Housing units.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

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(3) A written statement as to the percentage of the proposed development's square footage that
would consist of deed-restricted Community Housing units (category, price-capped
housing).
(5) Floor plans demonstrating that the proposed community housing units meet the size
requirements for community housing units.
(6) If for-sale units, a draft HOA budget demonstrating compliance with the limitations on
HOA Dues and Assessments established in the Community Housing Guidelines. If the units
are for rent, include an estimate of how much of the site maintenance costs would be passed
on to the renters on monthly basis.
(7) A comparison between the· amount of currently approved community housing and the
amount of proposed community housing (in terms of square footage and number and type
of units).

Not applicable. The proposed residential dwelling unit is less than 1,400 SF of
gross area. The Applicant proposes adding a third-floor deed-restricted twobedroom residential unit to the existing structure. The proposed unit, which the
Applicant proposes as a Category 5 unit, will contain 659 SF of interior space.
Materials included in this application provide information on compliance with
community housing livability requirements. All applicable requirements have
been met. The Applicant requests that this unit occupancy is prioritized for the
Applicant’s employees.
PUD Amendment
Sec. 16-66. Application requirements.
(2) PUD Amendment. A PUD amendment application comprised of written materials and site
plans as provided below shall be required for amendments to approved PUD plans:
a. Written information:
1. A legal description of the property

The legal description of the Property has been included as Attachment 1. A legal
description has also been included on the Improvement Survey. Pursuant to
these sources, the legal description is as follows:
LOT X, BASALT BUSINESS CENTER SOUTH, ACCORDING TO THE PLAT
THEREOF RECORDED AUGUST 11, 1995 IN BOOK 38 AT PAGE 1,
COUNTY OF PITKIN, STATE OF COLORADO.
2. A description of the existing and proposed PUD and the objectives of the PUD,
including a spreadsheet outlining requested variations from the underlying
PUD schedule of requirements, the PUD design standards and other applicable
sections of Chapters 16 and 17 of this Code. The statement should also include
a listing of all enhancements offered by the proposal which are not required by
this Code, to allow an objective analysis and comparison of the benefits and
code variations.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

11

The Covenants, Conditions, and Restrictions of BBCS have been
included as part of this application. See Attachment 4. The purpose of
the BBCS is to allow light industrial buildings and permitted accessory
uses together with employee housing (accessory residential is proposed
to be utilized by employees of the Applicant) as well as those uses
allowed after special review approval is granted by the Town of Basalt.
No variations are requested.
3. A list of the names and addresses of all property owners and lien holders, the
planner, architect, engineer and surveyor. Authorization from the property
owners to file and process the application.

A list of property owners within 300 feet of the Property as well as within
the BBCS has been included as part of this application. See Attachment
10. The included title commitment provides the names of any lien
holders. See Attachment 3. Finally, a letter of authorization from the
manager of PC Development, LLC has been included as Attachment 12.
4. A statement of how the proposal relates to the Master Plan, Three Mile Plan,
and any other long-range planning documents deemed appropriate by the
Town.

This proposed development would increase density by providing an
additional two-bedroom residential unit on the third story of an existing
building. This would help to discourage the construction of such a unit on
an undeveloped parcel of land, thus preserving undeveloped portions of
Town.
The proposed location for this residential unit is approximately a 5-minute
walk to a RFTA park and ride. This adjacency and accessibility would be
in keeping with the intentions of this master plan objectives of creating a
walkable Town, discouraging single-occupancy vehicle use, and living
adjacent to where you work.
6. A development schedule indicating the estimated timing and phasing of
construction activities. The schedule shall include the estimated area allocations
for each land use in each phase of development. The total area of common open
space provided at any phase of the development shall be provided.

No phasing is anticipated for the completion of the project. The project
will be pursued immediately following land use approval and the issuance
of a building permit. It is estimated that construction will take
approximately six (6) to eight (8) months.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

12

7. Quantitative data shall be provided for the following:
a) The total number and type of dwelling units in the PUD.

This application is not amending the overall BBCS PUD. This
application proposed to add one (1) additional dwelling unit to the
BBCS PUD.
c) The maximum area and estimated building square footage of proposed
nonresidential construction on the subject property.

This application does not propose nonresidential construction.
d) The development intensity expressed as the ratio of the floor area to the
gross area of each tract or the subject parcel.

The proposed floor area ration will be .47 : 1.0.
e) The area of open space and the percentage of the open space to the gross site
area.

Open space is estimated to be 5,528 SF or 70% of the site.
f)

The amount of off-street parking to be provided for each use within the PUD,
including the number of spaces for residents and guests for residential use
and for employees and customers for business or industrial uses.

The proposed off-street parking for the Property is six (6) spaces.
Two (2) spaces are reserved for residential use and four (4) for the
existing commercial space.
The required parking, with the allowable 25% reduction would be 6
spaces (the existing industrial rug wash requires 4 spaces (2038/500
= 4); the existing and proposed residential would require 4 spaces).
The proposed residential unit is intended for employee housing of the
adjacent commercial business and is within 5 minutes’ walking
distance of the Basalt Park and Ride. These conditions merit the
further reduction of parking requirements.
8. A description of the means by which all open space and recreational areas,
walkways and private streets are to be maintained.
PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

13

The existing BBCS PUD guide provides for the maintenance of open
space, recreation areas, walkways, and private streets.

b. Site plans and supporting data. Site plans and supporting maps or data are required to
show the details of the PUD plan, including:
1. A vicinity map drawn to scale showing the site and the surrounding area within a
distance of at least one (1) mile, existing zoning, traffic circulation patterns, public
facilities, density and types of adjacent residential areas, the Town limits, the
Town street system, major inter- sections and points of access, transit stops,
irrigation ditches, major utility transmission lines, adjoining subdivisions and
property lines and density and types of nonresidential land uses on adjoining
properties.
2. The existing site conditions, including topography, significant vegetation and
unique natural features.
3. A site plan drawn at one (1) inch equals one hundred (100) feet on a twenty-four
(24) by thirty-six (36) inch sheet, or alternate formats approved by Town staff,
illustrating the general location and proposed zoning for all existing and proposed
land uses, including maximum of dwelling units, density, floor area ratios and
types of nonresidential uses.
4. An eleven (11) inch by seventeen (17) inch photo reduction of the site plan.
6. The existing and proposed vehicular circulation system, including arterial,
collector and local streets, off-street parking areas, service and loading areas,
major points of access to public rights-of-way, extension of existing Town street
systems, including gridded streets, and demonstration of compliance with the
Three Mile Street Plan.
7. The existing and proposed pedestrian circulation system, including the
relationship with the vehicular traffic system, indicating proposed treatment at
points of intersection.
8. Information and descriptions of the land areas adjacent to the proposed
development with respect to land uses, zoning and traffic patterns.
9. Preliminary plans for storm drainage and water and sewer service prepared by a
licensed professional engineer, for the proposed development.
10. Additional material, data or studies, as required by the Planning and Zoning
Commission or Town Council Board of Trustees, which will facilitate an
understanding of the PUD master plan and the planning objectives of the
proposed amendment unit development. These may include but are not limited
to additional fiscal impact evaluations, market studies and transportation studies.

The site plan which has been included as part of this application, contains all
the requested and required features. See Attachment 6a.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

14

c. Additional information. Any additional information reasonably required by the Town
staff to review the application and to verify compliance with the provisions of this
Code.

Should the Town of Basalt require any additional information, it will be
provided by the Applicant.
d. Necessary consent to submit the PUD Amendment Application from the HOA (Need to
submit this item is dependent on language in the Declaration of Covenants for the
subdivision).

Not Applicable. Plans must be submitted to the Architectural Control
Committee prior to application of the building permit, which will be done.
e. Completed Town of Basalt Development Review Application and Reimbursement
Agreement.

A completed Reimbursement Agreement has been included as part of this
Application. See Attachment 11.
f.

Payment of required review fees and deposits.

Payment will be made in a timely manner with the submission of this
application.
g. Site plan, floor plans, and perspective drawings.

The site plan, floor plans, and perspective drawings will be submitted to the
Town of Basalt as part of this application.
h. Traffic Study comparing the development incorporated to SGM's traffic study for the
site vs. the anticipated trip generation of the proposed development.

A traffic impact study was conducted and the conformance letter from this
study has been included as part of this application as Attachment 9.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

15

2020 Town of Basalt Master Plan Response
G.1 | PEOPLE & COMMUNITY CHARACTER
GOAL 1.3: Balance the natural and recreational attractions of the area with accommodation
for a diverse spectrum of residents, workers, and visitors.
1.M. Encourage projects that would promote density so as to conserve other nearby
lands for open space, recreation or other uses to preserve existing character.

This proposed development would increase density by providing an additional twobedroom residential unit on the third story of an existing building. This would help to
discourage the construction of such a unit on an undeveloped parcel of land, thus
preserving that land.
G.2 | AFFORDABLE & INCLUSIVE LIVING
GOAL 2.1: Provide housing that serves residents across a range of demographics, incomes and
collective needs.
2.G. Discourage affordable housing projects and residential developments that are not
connected to the transit system or which do not have a well-lighted, safe, protected
pedestrian access to and from transit stops.

The proposed location for this residential unit is approximately a 5-minute walk to a
RFTA park and ride. Therefore, this nearness and accessibility would be in keeping
with the intentions of this master plan objective.
G.4 | AUTHENTIC PLACES & DESTINATIONS
GOAL 4.2: Place high value on mixed use and live/work arrangements.
4.E. Encourage projects that incorporate mixed use and live/work concepts, provided
these projects are consistent with the other community goals outlined in this
document.

As the Property is the site of a commercial operation and is within the Basalt Business
Center, the addition of another residential unit would improve housing diversity in the
area.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

16

Description of Consistency with the Basalt Business Center South
The purpose of the BBCS is to allow light industrial buildings and permitted accessory
uses, together with employee housing, as well as those uses allowed after special
review approval is granted by the Town of Basalt. All uses permitted in the Town’s IN
zone district as well as uses specifically granted through special review approval by the
Town.
The proposed additional residential use, which will be utilized for employee housing, is
consistent with this purpose statement. The project will comply with the dimensional
requirements outlined in the BBCS PUD Control Document. To the extent possible, all
landscaping standards are met. The design of the proposed residential unit also meets
all Building Design and Architectural Guidelines of the BBCS.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

17

Community Housing Guidelines and Requirements
TOWN OF BASALT COMMUNITY HOUSING GUIDELINES
Updated with Amendments Made as of 6/25/25
All new residential developments will integrate community housing into the development… methods
will be developed to maintain the affordability of existing housing in Basalt.

The creation of this deed-restricted housing unit would satisfy the requirement for the
development of affordable housing and help to maintain overall affordability in the Town.
The Applicant proposes adding a third-floor deed-restricted two-bedroom residential unit
to the existing structure. The proposed unit, which the Applicant proposes as a
Category 5 unit, will contain 659 SF of interior space. Materials included in this
application provide information on compliance with community housing livability
requirements. All applicable requirements have been met. The Applicant requests that
this unit occupancy is prioritized for the Applicant’s employees.
Community housing should be disbursed throughout the community and, where possible, integrated
into the existing community fabric.

The proposed development utilizes an integrated design that takes advantage of vertical
space to improve density of housing over an existing commercial space.
The Town will emphasize programs that will result in the creation of community housing units -- by
units being constructed or by existing units being permanently restricted for community housing,
either through deed restrictions or other methods.

The proposed development is proposed as a Category 5 deed-restricted unit and would
therefore be beneficial to the overall goal of the Town to created more permanently
affordable housing.
Community Housing will be transit friendly, integrate with intermodal transportation connections, and
perpetuate the Town's history of pedestrian walkability and ease of mass transit use.

The proposed location for this residential unit is approximately a 5-minute walk to an
RFTA park and ride.

PC Development, LLC
PUD Amendment – construction of a deed-restricted dwelling unit over an existing building
540 Basalt Avenue, Basalt, Colorado / PID: 246718102010
29 July 2025 (updated 25 August 2025)

18

Attachment 1

Pitkin Maps & More
Map Created on 3:08 PM 03/20/25 at http://www.pitkinmapsandmore.com

Legend
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
County Line
Wilderness Area
Peaks and Passes
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS

Notes

752.3

0

1: 4,514
WGS_1984_Web_Mercator_Auxiliary_Sphere

376.17

752.3

Feet

THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.

BASALT AVENUE
CATHERS RUG WASH
ADDITION
BASALT, CO

CONCRETE CURB AND GUTTER
PROPERTY LINE

143.51'
S25°37'55"W

OWNER

20'-0"
15'-0"

HYDRANT, BFD

19'-0"

PAUL CATHERS

DRIVEWAY

19'-0"

EXIST. TREE TYP.

CONSULTANTS
19

PARKING

ARCHITECT

"

'-0

9'-111 4"

EASEMENT LINE

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

SETBACK LINE

E

IN
YL

RT

E
OP

40.1

BASIS OF BEARINGS
N64°32'23"W 72.36'
(N64°22'05"W 72.36')

PR

BUILDING
W
0"
'4 6"W
8
1 '4
1° 04
N1 11°
(N

'
00 )
9. .95'
3
1 38
1

.7

12

"W

3
4'2
8°4
S8
'
.76

46
"W
'24
°53 2"W
S88 °08'1
9
(S8
97'
18. 05')
19.

ISSUE

SITE PLAN

REVIEW
REVIEW

6-17-25

DD ISSUE 6-17-25

8-18-25

DD ISSUE REV.

SITE PLAN
N

S C A L E = 1/8" = 1'-0"

3-19-24
11-5-24

A1.1

B

D

F
17'-6"

12'-4"

G

I

6'-10"

16'-8"

J

K

5'-4"

12'-0"

E

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5
27
'-

53
8"

OWNER

16'-5"

PAUL CATHERS

'-7 7
8"

RECEPTION

CONSULTANTS
ARCHITECT

RESTROOM
MECH.

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

4

INSPECTION
UP

3
4'-4"

C
A3.5

2

EXIST. STAIR TO BE REPLACED

DRY ROOM

18'-4"

GARAGE

WASH AREA

B
A3.5

NEW DRAIN & OVERFLOW
LEADER
2'-8"

3'-4"

C

40

A

1
3'-6"

BIKE STORAGE ENCLOSURE
(2 BIKES)

WALL LEGEND

ISSUE
3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

EXIST. WALL TO REMAIN
1
A3.2

NEW WALL

S C A L E = 1/4" = 1'-0"

N

AS-BUILT MAIN LEVEL PLAN

MAIN LEVEL PLAN

A2.1

B
12'-4"

D

F

G

17'-6"

I

6'-10"

16'-8"

J
5'-4"

K
12'-0"

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5

OWNER

16'-5"

PAUL CATHERS

CONSULTANTS
ARCHITECT
WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

4

FLAT ROOF

3
4'-4"

C
A3.5

2

BEDROOM #1

BEDROOM #2

15'-7" STAIR

NEW GUARDRAIL

LIVING ROOM

18'-4"

DECK
REPLACE EXIST DECKING & W.P.
MEMBRANE

OPEN TO BELOW
KITCHEN
CL.

W/D

STORAGE

B
A3.5

BATH

DN.

3'-4"

C

E

A

1
ISSUE

A
A3.4

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

1
A3.2

S C A L E = 1/4" = 1'-0"

N

AS-BUILT SECOND LEVEL PLAN

AS-BUILT SECOND
LEVEL PLAN

A2.2

B

D

F
17'-6"

12'-4"

G

I

6'-10"

16'-8"

J

K

5'-4"

12'-0"

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5

OWNER

16'-5"

PAUL CATHERS

CONSULTANTS
ARCHITECT

4

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

FLAT ROOF

3
4'-4"

C
A3.5

2

FLAT ROOF

EXIST. DECK

MECH. INTAKE

FLAT ROOF

18'-4"

VENT

15'-7" NEW STAIR

3'-4"

C

E

A

MECH EXHAUST

B
A3.5

1
ISSUE

A
A3.4

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

1
A3.2

S C A L E = 1/4" = 1'-0"

N

AS-BUILT ROOF PLAN

AS-BUILT ROOF
PLAN

A2.2A

B
12'-4"

D

F

G

17'-6"

I

6'-10"

16'-8"

J
5'-4"

K
12'-0"

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5

OWNER
NEW PLANTER - SEE LANDSCAPE
DWGS. FOR ADD'L INFO.

PAUL CATHERS
16'-5"

NEW DECKING ON PEDESTALS OVER
EXIST. FLAT ROOF MEMBRANE

CONSULTANTS
ARCHITECT

4

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

NEW ROOF DECK

3
4'-4"

REMOVE AND REPLACE
EXIST STAIR AND LANDING
AS SHOWN - SEE SHT. A2.1

C
A3.5

2
RE-ROUTE EXIST. VENT AS
SHOWN

BEDROOM #1

BEDROOM #2

15'-7" NEW STAIR

NEW GUARDRAIL

RE-ROUTE EXIST. DUCT AS
SHOWN

LIVING ROOM

18'-4"

DECK
REPLACE EXIST DECKING & W.P.
MEMBRANE

OPEN TO BELOW
KITCHEN
CL.

W/D

B
A3.5

BATH

DN.

3'-4"

C

E

A

STORAGE

1
DUCT & VENT UP

NEW DRAIN & OVERFLOW
LEADER

A
A3.4

ISSUE

UP
NEW WALKWAY

1
A3.2

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

NEW STAIRWAY & WALKWAY
TO PROPOSED 3RD LEVEL

PROPOSED SECOND LEVEL PLAN
N

PROPOSED SECOND LEVEL PLAN
S C A L E = 1/4" = 1'-0"

PROPOSED
SECOND LEVEL
PLAN

A2.2B

A

B

C

3'-4"

D

F

G

17'-6"

12'-4"

I

6'-10"

16'-8"

J

K

5'-4"

12'-0"

E

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5

16'-5"

OWNER
PAUL CATHERS

CONSULTANTS
ARCHITECT

4

11'-10"

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

3
4'-4"

C
A3.5

2

BEDROOM #2

BEDROOM #1

11'-3" X 9'-6"

11'-3" X 9'-6"

DECK BELOW

LIVING ROOM
15'-1" X 13'-2"

DECK

KITCHEN

BATH

DRAIN & OVERFLOW
LEADER

15'-0" X 8'-0"

7'-9" X 5'-0"
C
A3.5

POWDER

2'-8"

STORAGE
REF

50.0 S.F.

CT

DW

OVEN

PANTRY

2'-6" X 6'-4"

W/D

1
8"
EXIST. RELOCATED 4" VENT TO ROOF
EXIST. RELOCATED EXHAUST AIR VENT

10'-0" MIN.
19'-4"

DN.

EXIST. RELOCATED 4"X16" +/- INTAKE
DUCT TO ROOF

ISSUE
3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

COMMUNITY HOUSING LIVABILITY STANDARDS PER TOWN OF BASALT GUIDELINES
3RD STORY LIVING UNIT: REQUIRED PLAN ELEMENTS & AREAS PROVIDED
1.

2.
3.
4.
5.
6.
7.
8.
9.

DINING AREA PER TOWN APPROVAL
N.A.
1.5 BATHROOMS INCLUDING TUB
N.A.
N.A.
ONE OFF STREET PARKING SPACE
50.0 S.F. MIN. OF STORAGE AREA
ENCLOSED BICYCLE STORAGE

PROVIDED
24"

10.0 C.F.

10.0 C.F.

10.0 S.F.

10.0 S.F.

120.0 S.F. 120.0 S.F.

PROPOSED THIRD LEVEL PLAN

PROPOSED
THIRD LEVEL PLAN
N

A. FOUR BURNER STOVE
B. OVEN
C. HOODED VENT TO EXTERIOR
D. REFRIGERATOR
E. DISHWAHER
F. KITCHEN COUNTER SPACE
G. N.A.
H. KITCHEN AREA

REQ'D.
24"

S C A L E = 1/4" = 1'-0"

A2.3

B

D

F
17'-6"

12'-4"

G

I

6'-10"

16'-8"

J
5'-4"

K
12'-0"

H
E

CATHERS RUG WASH
ADDITION
BASALT, CO

5

OWNER

16'-5"

PAUL CATHERS

CONSULTANTS
ARCHITECT

4

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

FLAT ROOF BELOW

3
4'-4"

C
A3.5

2

ROOF SLOPE 1/4"/FT. MIN. TO DRAIN

DECK BELOW

FLAT ROOF

EXIST. RELOCATED 4" VENT TERMINATION

DECK BELOW

18'-4"

3'-4"

C

10'-0" MIN.

A

EXIST. RELOCATED 12" +/- INTAKE
TERMINATION
INTEGRAL ROOF DRAIN &
OVERFLOW

B
A3.5

WEATHER PROOF OVERHANG

1
ISSUE
3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

A
A3.4

S C A L E = 1/4" = 1'-0"

N

PROPOSED ROOF PLAN

PROPOSED ROOF
PLAN

A2.4

K

J

I

G

C

B

SCUPPER

CATHERS RUG WASH
ADDITION
BASALT, CO

OWNER
F.F. 111'-4 3/4"

PAUL CATHERS

CONSULTANTS
ARCHITECT
WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

F.F. 100'-0" = 6554.8'

AS-BUILT EAST
S C A L E = 1/4" = 1'-0"

A

B

C

F
SCUPPERS

G

I

J

K
GUTTER
DOWNSPOUT

SCUPPER

F.F. 111'-4 3/4"

ISSUE
3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

AS-BUILT
ELEVATIONS

F.F. 100'-0" = 6554.8'

AS-BUILT WEST
S C A L E = 1/4" = 1'-0"

A3.1

5

3

2

1

45.0

0°

33'-0"

CATHERS RUG WASH
ADDITION
BASALT, CO

OWNER
F.F. 111'-4 3/4"

PAUL CATHERS

CONSULTANTS
ARCHITECT
WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

F.F. 100'-0" = 6554.8'

AS-BUILT SOUTH

1

2

5

S C A L E = 1/4" = 1'-0"

45.0

0°

33'-0"

T. PLY. 120'-8 3/4"

LIVING ROOM

F.F. 111'-4 3/4"

ISSUE

RECEPTION

INSPECTION

WASH AREA

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

F.F. 100'-0"

1

AS-BUILT SECTION

AS-BUILT
ELEVATION &
SECTION

S C A L E = 1/4" = 1'-0"

A3.2

K

J

I

G

F

D

C

B

9'-0"

18" OVERHANG TYP.

CATHERS RUG WASH
ADDITION
BASALT, CO
F.F. 122-6 7/8"

CEMENT BOARD ON RAINSCREEN

OWNER

11'-218"

PAUL CATHERS

3'-6"

3'-6"

33'-0"

EXIST. TOP OF PARAPET

CONSULTANTS

F.F. 111'-4 3/4"

ARCHITECT

11'-43 4"

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

F.F. 100'-0" = 6554.8'

FUTURE SIGN LOCATIONS

PROPOSED EAST ELEVATION
S C A L E = 1/4" = 1'-0"

A

B

C

F

INTERNAL DRAIN LEADER

I

J

K

WEATHER PROOF OVERHANG

7'-0"

EXIST. SCUPPERS TO REMAIN

G

F.F. 122-6 7/8"

EXIST. SCUPPER TO REMAIN

3'-6"

ISSUE

F.F. 111'-4 3/4"

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

PROPOSED
ELEVATIONS
F.F. 100'-0" = 6554.8'
INTERNAL DRAIN LEADER - SEE C-1.0
FOR ADD'L INFO.

PROPOSED WEST ELEVATION
S C A L E = 1/4" = 1'-0"

A3.3

5

3

2

1

7'-0"

CATHERS RUG WASH
ADDITION
BASALT, CO

F.F. 122-6 7/8"

0°

45.0

CEMENT BOARD ON RAINSCREEN

OWNER

EXIST. TOP OF PARAPET

PAUL CATHERS

3'-6"

33'-0"

CEMENT BOARD ON RAINSCREEN

CONSULTANTS

F.F. 111'-4 3/4"

ARCHITECT
WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

FUTURE SIGN LOCATION

F.F. 100'-0" = 6554.8'

PROPOSED SOUTH ELEVATION
S C A L E = 1/4" = 1'-0"

2

5

1
ROOF DRAIN & INTEGRAL
OVERFLOW

18" OVERHANG TYP.

9'-0"

DRAIN LEADER
& OVERFLOW

BEDROOM #2

HALL

F.F. 122-6 7/8"

NEW DECKING ON PEDESTALS OVER
EXIST. FLAT ROOF MEMBRANE
EXIST. TOP OF PARAPET

NEW FLOOR FRAMING

NEW PLANTER

EXIST. ROOF FRAMING TO REMAIN

LIVING ROOM
3'-6"

ISSUE

F.F. 111'-4 3/4"

RECEPTION

INSPECTION

WASH AREA

F.F. 100'-0" = 6554.8'

PROPOSED SECTION A
S C A L E = 1/4" = 1'-0"

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

PROPOSED
ELEVATIONS &
SECTIONS

A3.4

J

I

D

7'-0"

9'-0"

K

BEDROOM #1

BEDROOM #2

LIVING ROOM

CATHERS RUG WASH
ADDITION
BASALT, CO

DECK

F.F. 122-6 7/8"

11'-218"

32'-85 8"

OWNER
PAUL CATHERS

DECK

BEDROOM #2

LIVING ROOM

BEDROOM #1

CONSULTANTS

F.F. 111'-4 3/4"

ARCHITECT

11'-43 4"

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727
BIKE STOR.

GARAGE

DRY ROOM

WASH AREA

F.F. 100'-0" = 6554.8'

PROPOSED SECTION B

7'-0"

1

2

3

4

5

S C A L E = 1/4" = 1'-0"

STOR.

DECK

EXIST. SCUPPERS TO REMAIN

F.F. 122-6 7/8"

F.F. 122-6 7/8"

CEMENT BOARD ON RAINSCREEN
EXIST. TOP OF PARAPET

3'-6"

ISSUE

F.F. 111'-4 3/4"

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

8-18-25

DD ISSUE REV.

PROPOSED
SECTIONS

DRY ROOM

F.F.100'-0"

PROPOSED SECTION C
S C A L E = 1/4" = 1'-0"

A3.5

A

B
3'-4"

C

D

F

G

17'-6"

12'-4"

I

6'-10"

16'-8"

J
5'-4"

K
12'-0"

E

H

CATHERS RUG WASH
ADDITION
BASALT, CO

EXTERIOR LIGHTING KEY
5

A- SIGN LIGHTS - 2-4 PER SIGN
B- WALL MOUNT DECK LIGHTS
C.- DOOR LIGHT-RESIDENCES
D.- STEPLIGHTS

OWNER
NEW PLANTER - SEE LANDSCAPE
DWGS. FOR ADD'L INFO.

PAUL CATHERS

B

16'-5"

NEW DECKING ON PEDESTALS OVER
EXIST. FLAT ROOF MEMBRANE

B

CONSULTANTS
ARCHITECT

B

B

4

NEW ROOF DECK

B

11'-10"

A
B

3

BEDROOM #1

BEDROOM #2

LIVING ROOM

C

OPEN TO BELOW

DECK
REPLACE EXIST DECKING & W.P.
MEMBRANE

D

KITCHEN
W/D

DN.

CL.

B
A3.5

BATH

18'-4"

NEW GUARDRAIL

RE-ROUTE EXIST. DUCT AS
SHOWN

2

15'-7" NEW STAIR

D
A
D

4'-4"

REMOVE AND REPLACE
EXIST STAIR AND LANDING
AS SHOWN - SEE SHT. A2.1

C
A3.5

RE-ROUTE EXIST. VENT AS
SHOWN

STORAGE

1
DUCT & VENT UP

NEW DRAIN & OVERFLOW
LEADER

A
A3.4

WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

ELECTRICAL PLAN
ISSUE

UP
NEW WALKWAY

1
A3.2

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

NEW STAIRWAY & WALKWAY
TO PROPOSED 3RD LEVEL

PROPOSED SECOND LEVEL PLAN
N

PROPOSED SECOND LEVEL PLAN
S C A L E = 1/4" = 1'-0"

PROPOSED
SECOND LEVEL
PLAN

A2.2B

A

B

C

3'-4"

D

F

G

17'-6"

12'-4"

I

6'-10"

J

16'-8"

5'-4"

K
12'-0"

E

H

CATHERS RUG WASH
ADDITION
BASALT, CO

5

EXTERIOR LIGHTING KEY

OWNER
PAUL CATHERS
16'-5"

A- BACKLIT SIGN LIGHTS - 2-4 PER SIGN
B- WALL MOUNT DECK LIGHTS
C- DOOR LIGHT-RESIDENCES
D- STEPLIGHTS

CONSULTANTS
ARCHITECT
WILLIS PEMBER ARCHITECTS, INC.
412 N. MILL ST., STE B1
ASPEN, CO
W (970) 920 1727

11'-10"

4

4'-4"

3

2

B

BEDROOM #2

BEDROOM #1

11'-3" X 9'-6"

11'-3" X 9'-6"

DECK BELOW

LIVING ROOM

DECK

15'-1" X 13'-2"

KITCHEN

B

CT

DW

7'-9" X 5'-0"

UTILITY/STORAGE
OVEN

W/D

PANTRY

C
A3.5

REF

BATH

DRAIN & OVERFLOW
LEADER

W.H.

1
EXIST. RELOCATED 4" VENT TO ROOF
10'-0" MIN.

EXIST. RELOCATED EXHAUST AIR VENT

ISSUE

DN.

EXIST. RELOCATED 4"X16" +/- INTAKE
DUCT TO ROOF

C

D

ELECTRCIAL PLAN

D

D

S C A L E = 1/4" = 1'-0"

N

PROPOSED THIRD LEVEL PLAN

3-19-24

REVIEW

11-5-24

REVIEW

6-17-25

DD ISSUE

PROPOSED
THIRD LEVEL PLAN

A2.3

MEMORANDUM
To:

Chair Fierstein and Basalt Affordable Community Housing
Commission

From:

Michelle Bonfils Thibeault, Planning Director
James Lindt, Assistant Planning Director

Date:

February 25, 2026

RE:

Update Item- Land Use Code Rewrite Project

Details: The Town of Basalt has not completed a full update to the Town’s
development regulations for many years due to the Town Staff’s significant workload
and has instead adopted piecemeal code amendments over time as needed. Town
Staff and the Town’s review boards determined that a comprehensive update is
necessary to the Town’s Zoning Code, Subdivision Regulations, and Development
Review/Annexation Processes and Criteria.
Town Staff published a request for proposals and Design Workshop was
selected from the firms that made proposals. A contract for Design Workshop’s
services was executed in June of 2025.
Update: The Land Use Code Amendment Subcommittee, which includes a
BACH member and various other users of the Town’s Zoning and Development
Codes, has met three times with Planning Staff and Design Workshop
Representatives to provide feedback on various aspects of the Zoning and
Development Codes. Attached is a summary of the work conducted so far on
the project. Below is also a link to draft amendments that have been formulated
thus far:
https://designworkshop.box.com/s/euwy3zr20k9f0pemwx4cvsstljnr934t
Of note, the Zoning and Development Chapters propose an abbreviated review
process for affordable housing projects that Staff will highlight during the
meeting. More specifically, the proposed amendments establish that a PUD
consisting of 100% deed-restricted units could be reviewed at an administrative
level as discussed in proposed Code Section 16-36.

1

Attachment:
Design Workshop Summary Memo to P&Z

2

MEMORANDUM
Landscape Architecture
Planning

To: Town of Basalt Planning and Zoning Commission

Urban Design
Strategic Services

From: Design Workshop

125 S Clark St

Date: February 20, 2026

Suite 660
Chicago, IL 60603
312.360.1736
designworkshop.com

Project Name: Basalt Land Use Code Updates
Project #: 8724
Subject: Existing Land Use Code Redlines Interim Update

This memorandum summarizes the existing work completed to date for the Basalt Land Use Code Update and is intended to provide
context for the major policy, organizational, and procedural changes currently reflected in the 50% redline draft.

Project Overview and Purpose
In 2020, the Town adopted a new Master Plan which identifies and articulates the community’s long-term vision and objectives to address
current issues and concerns facing the Town. This planning process resulted in a series of recommendations, based on community
feedback, including necessary updates to the Town’s existing Land Use Code to better align its regulations with the community values
established through the master planning process. The Town utilizes their current Zoning Regulations and Subdivision Regulations to guide
development and land use decisions within its municipal boundaries, where zoning regulations establish zone districts, design standards
and permitted land uses, and subdivision regulations establish standards for the processes required to divide large lots of land.
Design Workshop has completed a review of the Land Use Code and drafted 50% redline code language updates based on the
incorporation of policies from recent planning efforts, in addition to recommendations for improved structure and usability for the general
public, applicants, and decision makers.

Critical Success Factors
The Town of Basalt’s vision for the Land Use Code update is to create a transparent, user-friendly, and fully integrated document that
eliminates gaps, redundancies, and outdated language. The intent is to unify previously piecemealed amendments, ensure housing-related
updates are aligned with the broader code, and address procedural deficiencies. The updated code should be organized for ease of
navigation, provide clear and formalized processes for internal and external use, and balance top-down structure with bottom-up usability.
It should support both the Town’s long-term planning goals and day-to-day decision-making while ensuring zoning, definitions, and
supplemental regulations are consistent and accessible.

Guiding Principles
The following seven principles should guide the Zoning and Subdivision Regulations update. These are based on general code update
best practices, as well as feedback from the Town specific to Basalt:
▪

Create a code that is clear and does not require interpretation.

▪

Articulate the “why” in regulations.

▪

Provide clear processes that do not over-complicate reviews.

▪

Include clear language and enforcement options.

▪

Reinforce the ideas of sustainability that are in the Master Plan and coordinate with other on-going County efforts.

▪

Build off the Master Plan process and engagement - do not duplicate those efforts.

Page 1 of 4

Drafting Structure
These three recommendation frameworks guide the 50% code redlines:
1.

2.

3.

Simple and Structural
➢ Implement targeted updates to the existing code to improve clarity, streamline processes, and enhance usability.
➢ Clarify and standardize key terminology by revising and defining relevant policies throughout the code.
➢ Incorporate graphics and visuals to improve usability and readability throughout the code to provide effective standards
and guidance for applicants and permitting officials.
➢ Include graphic tools like tables, charts and flowcharts to improve cross-reference to streamline access to key
information.
Administrative Processes and Enforcement
➢ Consolidate administrative procedures into a single section to establish a consistent and unified workflow.
➢ Update administrative language in the LUC, as directed by the Town, to grant staff approval authority for minor
applications in order to accelerate review timelines and reduce the number of public hearings.
➢ Streamline approval processes by consolidating application types where possible, reducing redundancy, and providing
more predictable timelines.
New Policy Concepts
➢ Introduce new strategies that encourage high-quality development and provide developers with flexible options while
maintaining Town standards.

Draft Code Structure
The scope of the redlines includes the Land Use Code sections comprising existing Chapters 15 (Annexations), 16 (Zoning), and 17
(Subdivisions). The following section summarizes the changes to the overall code structure and Table of Contents.
Chapter 14, which was previously reserved and contained no substantive content, has been repurposed as the Annexations chapter. The
former Zoning chapter has been reorganized into two separate chapters: Zoning and Development. The Zoning chapter now includes only
zone district definitions and regulations, while all remaining articles previously contained within the Zoning chapter have been relocated to
the Development chapter. Chapter 17 has remained the Subdivisions chapter.

Page 2 of 4

Chapter 14 – Annexations

Revisions to the Annexations chapter are primarily structural and procedural, with limited changes to underlying policy. The chapter is
reorganized to include Colorado annexation and disconnection statutes, including clearer references to statutory requirements and the
addition of applicability language to clarify when annexation procedures apply. The annexation process will be further clarified through the
introduction of defined timelines and process graphics. A new set of annexation review criteria is added to formalize evaluation standards
and provide clearer guidance for decision-making.

Chapter 15 – Zoning
Updates to the Zoning chapter focus on reorganization and clarity. Definitions from chapters 15,16, and 17 are consolidated and
categorized to reduce duplication and ambiguity, with supporting graphics added where appropriate. Several specialized use regulations,
including medical marijuana and natural medicine uses, are relocated to other chapters to improve organization. The chapter structure is
revised to more clearly distinguish residential, commercial, industrial, and other zoning districts. A key policy change is the introduction of
conditional uses across residential, commercial, and industrial districts, allowing greater land use flexibility while maintaining discretionary
review. Land uses are also formally categorized in a new section, and the Developing Resources District is transitioned to a legacy district.

Chapter 16 – Development
Chapter 16 is established as a standalone Development chapter, consolidating development standards, discretionary review procedures,
and administrative processes that were previously distributed across multiple chapters. Environmental and hazard-related regulations,
including hillside, floodplain, and environmentally sensitive area standards, are consolidated into unified articles for clarity and consistency.
Page 3 of 4

Consolidated and expedited review opportunities are introduced by allowing staff-level approval of insubstantial PUD amendments,
affordable housing development, and administrative approval of certain parking reductions. New policy additions include a dedicated
Accessory Dwelling Unit article, a formal Conditional Use and Special Review procedures article, a Standard Development Procedures
section to standardize review pathways, and provisions addressing Proposition 123 requirements.

Chapter 17 – Subdivisions

Revisions to the Subdivisions chapter are largely organizational and administrative. Definitions are relocated to the zoning chapter to
establish a single source for defined terms, and Technical Review Committee provisions are moved out of the chapter. The chapter
structure is simplified by combining general and administrative provisions. Substantively, subdivision-related fees are relocated, and
parkland and school district dedication requirements are removed from this chapter.

Annotated Documents for Review

Our team has provided annotated redline drafts in Word and Adobe PDF for review with notes calling out proposed amendments for further
discussion. These notes are organized by chapter below. Based on recent discussions with the Working Group, we also anticipate
gathering feedback on several discrete topic areas including parking reductions, formula businesses, data centers, and land use
categories.

Chapter
14 – Annexations

15 – Zoning

16 - Development

17 - Subdivision

Notes
Note 14-1: Section 14-2. Applicability (New Section)
Note 14-2: Addition of CRS annexation requirements
Note 14-3: Application procedure timeline/process graphics
Note 14-4: Section 14-11 Annexation Review Criteria (New Section)*
Note 14-5: Addition of CRS disconnection eligibility requirements
Note 15-1: Categorization of Land Uses (New Section)*
Note 15-2: Consolidation and categorization of definitions, and inclusion of applicable graphics
Note 15-3: Introduction of conditional use in schedule of uses of residential districts*
Note 15-4: Introduction of conditional use in schedule of uses of commercial districts*
Note 15-5: Introduction of conditional use in schedule of uses of industrial districts*
Note 15-6: Transition of Developing Resources District to legacy zone district
Note 15-7: Relocation of medical marijuana facilities/establishments to Chapter 6
Note 15-8: Relocation of Natural medicine section to Chapter 6
Note 15-9: Addition of language for Formula Businesses
Note 16-1: Establishment of Development chapter
Note 16-2: New language pertaining to consolidated review of PUDs with 100% affordable housing units*
Note 16-3: Approval of insubstantial PUD amendments administratively
Note 16-4: Approval standards and criteria for PUDs (from CPSS)
Note 16-5: Standard Development Procedures article (New Article)*
Note 16-6: Accessory Dwelling Unit Article (New Article)
Note 16-7: Parking reduction criteria for mixed-use developments*
Note 16-8: Administrative approval of parking reductions
Note 16-9: Establishment of Natural and Environmental Hazards Article
Note 16-10: Consolidation of Hillside and Steep Slope Regulations, Flood Damage Prevention, and Rivers,
Wetlands and Environmentally Sensitive Areas Articles
Note 16-11: Conditional Use and Special Review Requirements and Procedures (New Article)*
Note 16-12: Colorado Prop 123 Section (New Section)*
Note 17-1: Consolidation of definitions in Chapter 15
Note 17-2: Relocation of Technical Review Committee to Chapter 2
Note 17-3: Relocation of Vested Property Rights to Common Development Procedures Section

Page 4 of 4