JACKSON, Wyo. — On Monday, June 16, Town Council voted for a continuance to deliberate development plans for four condominium buildings located on Lots 53, 57 and 58 within the Snow King Master Plan. Town Council will pick up the discussion during its regular meeting on Monday, July 7.
Councilors debated whether the applicant, Northworks Architects, should adjust the development plans to reduce the bulk and scale of the two, three-story condo buildings, one 24,599 square feet (sf) and the other 18,552 sf, proposed for Lot 57 on 510 Upper Snow King Loop. According to the Town, the density of the two buildings takes up the entirety of Lot 57.
All Town Councilors determined that the two other proposed condos, one on Lot 53 (42,314 sf) and the other on Lot 58 (24,905 sf), are consistent with the size and character of the existing Grand View Condominiums.
During the meeting, Town Senior Planner Tyler Valentine reminded Town Council that the Master Development Plan is a subjective document and allows for flexibility in design. Valentine said that in 2019, Lot 57’s floor area was adjusted to a larger scale.
“These buldings weren’t planned to be exactly like the ones across the street,” Valentine said. “Landscape design between the buildings can be used as a buffer. Clearly the buildings are bigger and it’s up to Town Council to see if they meet the design guidelines.”
Mayor Arne Jorgensen addressed previous public comments that suggested that the building renderings in the master plan weren’t accurate. Northworks assured Town Council that its building renderings are true to size.
“There was the accusation that we weren’t being honest with our renderings,” the applicant said. “The drawings aren’t any different from the planning department’s. The survey crew has documented on the ground with their data. We are working to be as transparent as possible.”
Councilor Kevin Regan said that he feels comfortable with Lots 53 and 58, but he is concerned with Lot 57.
“The language says that the buildings were to fit in with the character, bulk and scale of the current buildings,” Regan said. “I am cognizant that the new buildings are allowed to be larger in scale, but I’m concerned with the adjacent Grand View condo. You could use setbacks as a tool to improve light penetration, in addition to the visual impact. What can be done with setbacks to mitigate canyon effects? Is there the possibility of moving Lot 57 back?”
Councilor Jonathan Schechter suggested reducing the size of the condo on Lot 57. Schechter explained that a tall building built in close proximity to another building can create a “canyon effect” in the empty space between them. Councilwoman Alyson Spery echoed Regan’s and Schechter’s concerns.
“I walked the site and noticed how narrow that lot is. … It seems like it would be within arm’s reach of anyone sitting on a balcony,” Spery said.
Northworks Partner Adam Janak responded that Lot 57 was reduced by 500 sf to address its size.
“There are manmade slopes to provide proper drainage … that is why we can’t build further south,” Janak said.
Jorgensen stressed that the nature of a resort means that buildings are situated close together. Councilwoman Devon Viehman also said that she was not concerned with how closely the buildings would be constructed. Instead, she emphasized that Lot 57 should accommodate a sidewalk and landscaping. Viehman asked if the building could be designed to be slightly smaller to create more room for a potential sidewalk.
“Whether there’s a setback or a smaller design, let’s not max out the lot so there’s one massive building,” Viehman said.
Valentine responded that there wasn’t enough room for a sidewalk along the side of Lot 57 due to plans for additional landscaping. Jorgensen noted that the master plan could be improved to include missing sidewalks and landscaping.
“I think we could do better,” Jorgensen said. “I think connecting A to B should be our goal.”
Town Council directed the applicant to revise its landscape plan for Lot 57 to remove the vehicle turnout to allow for additional landscaping and trees. Additionally, the site plan must include design changes to reduce the size and bulk of the northeast corner of the condo building on Lot 57. Town staff suggestions include removing a section of the east side of the building, shifting the building farther south, shortening the roof overhang and/or removing a partial story.
Town Council also directed Town staff to ask the Snow King Resort Master Association (SKRMA) board of directors to provide written statements agreeing to comply with the Snow King Master Plan.
