JACKSON, Wyo. — On Monday, July 21, Town Council approved three development plans for the Snow King condominium project, after the applicant made size and mass adjustments to the large-scale condo proposed for Lot 57.
All three lots, 53, 57 and 58, have been given the green light to move forward to the next phase of development approval.
In June, all Town Councilors determined that two of the proposed buildings, one on Lot 53 (42,314 square feet [sf] in size) and the other on Lot 58 (24,905 sf), are consistent with the size and character of the existing Grand View Condominiums. Town Councilors and the majority of public comments opposed the bulk and the scale of the larger three-story building proposed for Lot 57 on 510 Upper Snow King Loop.
According to the Snow King Master Plan, Lot 57’s northern building would be 18,125 sf, with the larger building proposed as 24,583 sf. Neighbors were concerned that the building’s mass was not compatible in bulk, scale and character with the existing architecture. The larger building’s perceived “canyon effect,” in comparison to the existing Grand View Condominium across the street, required the applicant to go back to make necessary adjustments.
During Monday’s meeting, Northworks Founding Partner and Architect Austin Depree described the design changes that were made to the two buildings on Lot 57. Depree proposed pulling the northern building’s facade back 6 feet at levels two, three and the roof. Additionally, the stairs’ facade height was reduced by 3 feet to help make the sky more visible from the street.
When addressing changes to the larger, southern building, Depree said that the stair roofs were changed to low-slope, flat roofs to reduce the mass. The parapet or barrier walls at the edge of the roof would be reduced to allow the north walls to be 4 feet shorter.
“By reducing three of the building’s connectors … it would further accentuate and break down the scale of the building,” Depree said. “It would also give us more sky view and make it more consistent with the north building.”
During public comment, President of Grand View Associates Richard Lurie stressed that the applicant was asked during three separate Town Council meetings to reduce the size and scale of the large condo.
“Only cosmetic adjustments were made, but the reduction of size was never made,” Lurie said. “By over-developing Lot 57 without any justification violates the Master Plan. Lot 57 plan should be rejected.”
Grand View resident Kyle Levine also urged Town Council not to approve the development plans for Lot 57.
“Please look at distance — 38 feet from across the street is too close,” Levine said. “That’s the canyon effect.”
When addressing whether the large building was set back farther to reduce the canyon effect, Town Senior Planner Tyler Valentine said that the buildings have not physically moved, but the recent adjustments have “produced a better product.” Councilor Kevin Regan reminded the public and Town Council that in the Snow King Master Plan, the specifics state that buildings are allowed to get bigger as they go up the mountain.
“I recognize that there’s going to be some neighbors who are going to be disappointed with this, but I think that this process has resulted in a much better outcome,” Regan said. “I like that the building is broken up more.”
Mayor Arne Jorgensen also said that resorts have different specifications.
“I am supportive of this, recognizing that this is in the Snow King Resort, where, by its nature, [there] are very different conditions than we see in town,” Jorgensen said. “In a perfect world, I would like to have something different here, absolutely.”
The development plans for Lot 53 and 58 passed unanimously. The development plan for Lot 57 passed in a four-to-one vote, with Councilor Jonathan Schechter opposing.
When referring to the large building on Lot 57, Schechter said, “The bulk and scale is too much, too problematic, given all the large buildings in the pipeline.”
