{"id":2458259,"date":"2020-05-10T11:36:00","date_gmt":"2020-05-10T17:36:00","guid":{"rendered":"https:\/\/www.aspentimes.com\/news\/glenwood-springs-apartment-project-hearing-continued-to-may-26-after-internet-outage\/"},"modified":"2020-05-10T11:36:00","modified_gmt":"2020-05-10T17:36:00","slug":"glenwood-springs-apartment-project-hearing-continued-to-may-26-after-internet-outage","status":"publish","type":"post","link":"https:\/\/alwaysmountaintime.com\/kspn\/local-news\/glenwood-springs-apartment-project-hearing-continued-to-may-26-after-internet-outage\/","title":{"rendered":"Glenwood Springs apartment project hearing continued to May 26 after internet outage"},"content":{"rendered":"<figure class=\"wp-block-image p402_hide\">\n<div class=\"caption-container\">\n<p><img loading=\"lazy\" decoding=\"async\" width=\"620\" height=\"465\" src=\"https:\/\/cdn.aspentimes.com\/wp-content\/uploads\/sites\/5\/2020\/05\/Blake-gpi-032017.jpg\" class=\"attachment-large size-large wp-post-image\" alt srcset=\"https:\/\/cdn.aspentimes.com\/wp-content\/uploads\/sites\/5\/2020\/05\/Blake-gpi-032017.jpg 620w, https:\/\/cdn.aspentimes.com\/wp-content\/uploads\/sites\/5\/2020\/05\/Blake-gpi-032017-300x225.jpg 300w\" sizes=\"auto, (max-width: 620px) 100vw, 620px\"><\/p><figcaption><strong>The Blake gate located between Wal-Mart and the 27th Street Park and Ride. The Bell Rippy property that is being proposed is shown in the background.<\/strong><br \/><em>Chelsea Self \/ Post independent<\/em><\/figcaption><\/div>\n<\/figure>\n<p class=\"STND-STND BodyText\">After hearing from several concerned residents, the Glenwood Springs Planning and Zoning Commission was expected to vote on the proposed Triumph-Bell Rippy apartment development last week, but the internet had other plans.<\/p>\n<p class=\"STND-STND BodyText\">At around 9:45 p.m. Tuesday, an outage disrupted the still in-progress Zoom meeting, which forced the commission to continue the hearing to May 26.<\/p>\n<p class=\"STND-STND BodyText\">Although the commission did not vote on the proposed 100-unit apartment development off of Palmer Drive, many residents still voiced their opposition to the plans as presented by the developer, Triumph Development West, LLC.<\/p>\n<p class=\"STND-STND BodyText\">\u201cWe have lived on this piece of land for almost 40 years,\u201d Laura Speck said during a planning and zoning commission meeting on April 28. \u201cIt is such a shame that this plan is not taking more consideration for the disturbance of what this will do to our neighborhood.\u201d<\/p>\n<div class=\"row\">\n<div class=\"col\" readability=\"6\">\n<div class=\"row at-donation at-donation-mobile p-0\" readability=\"7\">\n<div class=\"col-xl-4 p-2\">\n<div data-bg=\"url(https:\/\/cdn.aspentimes.com\/wp-content\/uploads\/sites\/5\/2020\/03\/AT-logo-white.png)\" class=\"p-0 mt-2 mb-2 h-75 text-center rocket-lazyload\">\n<p><img decoding=\"async\" src=\"https:\/\/cdn.aspentimes.com\/wp-content\/uploads\/sites\/5\/2020\/03\/AT-logo-white.png\" class=\"logo m-0 p-0 invisible\"><\/p>\n<\/div>\n<\/div>\n<p><h3 class=\"d-inline mr-3\">Support Local Journalism<\/h3>\n<p><button class=\"btn d-inline\" type=\"button\" onclick=\"handleDonationButtonClickMidArticle()\">Donate<\/button><\/p>\n<\/div>\n<p><\/div>\n<\/div>\n<p class=\"STND-STND BodyText\">THE PROPOSAL<\/p>\n<p class=\"STND-STND BodyText\">According to a planning and zoning commission report, the Triumph-Bell Rippy development would include 38 one-bedroom units and 62 two-bedroom units in six three-story apartment buildings.<\/p>\n<p class=\"STND-STND BodyText\">If approved, the development would be built on a 5.74 acre parcel of land adjacent to Palmer Avenue between 26th Street and Blake Avenue.<\/p>\n<p class=\"STND-STND BodyText\">Triumph Development West, LLC did not request any deed restrictions for the development according to Glenwood Springs Senior Planner Trent Hyatt.<\/p>\n<p class=\"STND-STND BodyText\">In 2018, city council approved a similar yet separate proposal that included 79 multi-family units in 10 buildings on the property. However, that development never came to fruition.<\/p>\n<p class=\"STND-STND BodyText\">\u201cWe took a lot of what the previous proposal had incorporated and tried to figure out how we could improve on that,\u201d said Mike Foster, an architect with Triumph West Architecture.<\/p>\n<p class=\"STND-STND BodyText\">The city\u2019s code requires 1.5 parking spaces per multi-family dwelling unit and one guest space per five dwelling units, which would require the development to include 170 spaces.<\/p>\n<p class=\"STND-STND BodyText\">However, based on the proposal\u2019s proximity to the 27th Street RFTA bus station, that parking requirement was reduced to 136 spaces or 1.36 spots per unit.<\/p>\n<p class=\"STND-STND BodyText\">\u201cSome people will use mass transit but reduced vehicle use is different than reduced vehicle ownership,\u201d said Trish Kramer, a Palmer Avenue resident. \u201c1.3 cars per unit is unrealistic.\u201d<\/p>\n<p class=\"STND-STND BodyText\">Triumph Development West, LLC has proposed a total of 150 parking spaces for the development.<\/p>\n<p class=\"STND-STND BodyText\">According to a traffic analysis prepared by McDowell Engineering, LLC the 100 multi-family apartment complex would increase traffic in the area by 489 vehicle trips on an average weekday.<\/p>\n<p class=\"STND-STND BodyText\">McDowell Engineering forecasted 30 vehicle trips during the morning peak hour rush and 38 trips during the evening peak hour.<\/p>\n<p class=\"STND-STND BodyText\">The analysis also stated that the majority of increased traffic would impact the intersections at 27th Street and Highway 82 as well as at Blake Street and Highway 82.<\/p>\n<p class=\"STND-STND BodyText\">However, a number of residents living in the area questioned the traffic analysis\u2019 numbers.<\/p>\n<p class=\"STND-STND BodyText\">\u201cI\u2019ve lived here for nearly 19 years right on the corner of 26th and Blake,\u201d said Shelly Lott. \u201cIf anybody would like to actually know what\u2019s going on with the traffic, by all means come sit on my balcony\u2026their numbers don\u2019t match up.\u201d<\/p>\n<p class=\"STND-STND BodyText\">NEIGHBORHOOD CONCERNS<\/p>\n<p class=\"STND-STND BodyText\">The planning and zoning commission originally heard Triumph Development West\u2019s application presentation on April 28 and took public comment as well.<\/p>\n<p class=\"STND-STND BodyText\">On May 5, the planning and zoning commission reconvened to facilitate additional public comment and a possible vote from the 7-member commission.<\/p>\n<p class=\"STND-STND BodyText\">\u201cWe\u2019re doing this for all land use items going forward as long as we\u2019re doing virtual meetings,\u201d said Hannah Klausman, Glenwood Springs Public Information Officer. \u201cWe wanted to make sure that the public had adequate time to respond to the land use applications.\u201d<\/p>\n<p class=\"STND-STND BodyText\">Between April 29 and May 4, the city received numerous written comments concerning the Triumph-Bell Rippy proposal. Those comments were read into the record by members of city staff during the May 5 meeting.<\/p>\n<p class=\"STND-STND BodyText\">\u201cBlake and Palmer avenues are both substandard streets with improper drainage and no sidewalks,\u201d David Turtle stated in his written comments. \u201cBoth streets are totally inadequate to handle the traffic they have now, let alone taking on the increase of traffic generated by 100 apartments.\u201d<\/p>\n<p class=\"STND-STND BodyText\">According to Klausman, public comment for the Triumph-Bell Rippy project was closed just before the internet outage occurred Tuesday night.<\/p>\n<p class=\"STND-STND BodyText\">As a result, the commission is not required to take additional public comment on the Triumph-Belly Rippy project but does have the authority to do so.<\/p>\n<p class=\"STND-STND BodyText\">The planning and zoning commission reviews and makes a recommendation to city council for all major site plans, which include 25 or more new dwelling units.<\/p>\n<p class=\"STND-STND BodyText\">\u201cIf you have not walked through these areas, you need to,\u201d Christine Smalley, a Glenwood Springs High School Social Studies Teacher, wrote in her comments. \u201cYou need to see people pushing their strollers and kids trying to navigate the already potholed streets on their training wheels; you too would feel the concern that our neighborhood has.\u201d<\/p>\n<p class=\"STND-STND BodyText\"><span class=\"Body Copy Italic\"><a href=\"mailto:mabennett@postindependent.com\" target=\"_blank\" rel=\"noopener noreferrer\">mabennett@postindependent.com<\/a><\/span><\/p>\n<p><a href=\"https:\/\/www.aspentimes.com\/news\/glenwood-springs-apartment-project-hearing-continued-to-may-26-after-internet-outage\/\" target=\"_blank\" rel=\"noopener noreferrer\">via:: The Aspen Times<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Blake gate located between Wal-Mart and the 27th Street Park and Ride. The Bell Rippy property that is being proposed is shown in the background.Chelsea Self \/ Post independent After hearing from several concerned residents, the Glenwood Springs Planning and Zoning Commission was expected to vote on the proposed Triumph-Bell Rippy apartment development last [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[49],"tags":[],"class_list":["post-2458259","post","type-post","status-publish","format-standard","category-local-news"],"acf":[],"publishpress_future_action":{"enabled":false,"date":"2026-08-17 17:36:39","action":"change-status","newStatus":"draft","terms":[],"taxonomy":"category","extraData":[]},"publishpress_future_workflow_manual_trigger":{"enabledWorkflows":[]},"distributor_meta":false,"distributor_terms":false,"distributor_media":false,"distributor_original_site_name":"KSPN The Valley&#039;s Quality Rock","distributor_original_site_url":"https:\/\/alwaysmountaintime.com\/kspn","push-errors":false,"_links":{"self":[{"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/posts\/2458259","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/comments?post=2458259"}],"version-history":[{"count":0,"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/posts\/2458259\/revisions"}],"wp:attachment":[{"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/media?parent=2458259"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/categories?post=2458259"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/alwaysmountaintime.com\/kspn\/wp-json\/wp\/v2\/tags?post=2458259"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}