Planning commission approves Snow King Lot 57 plan despite neighbor objections over bulk, pedestrian scale

Jackson Planning and Zoning Commission on May 21 approved development plan P24-174, a proposal for two new condominium buildings on Lot 57 (510 Upper Snow King Loop) in the Snow King resort district, after hearing extended public comment and debate over the project's bulk, scale and pedestrian impacts.

The action approves two three‑story condominium buildings with basement levels on Lot 57, subject to four staff conditions described in the commission staff report dated May 21, 2025. The applicant and town staff said the revisions made since an April 16 review addressed a prior condition about landscaping and similar site changes; neighbors said the changes were insufficient to fix the project’s scale and the “canyon” effect along the street.

The vote followed presentations from town planning staff and the applicant team, extensive public comment from nearby owners, and a commission discussion that weighed the town’s Snow King master plan, the town’s land development regulations, and pedestrian‑scale considerations. Planning staff told the commission they found the revised site plan met the specific condition that had prompted the April continuation. Several commissioners and multiple public speakers said the project still overwhelmed the adjacent development in bulk and pedestrian character.

Tyler Valentine, town planner, summarized the history of the application and the condition that prompted the resubmittal. He told commissioners staff had asked the applicant to add landscaping and reduce the apparent bulk and scale of the building’s southeast/eastern corner. “From staff’s review, as it relates to that specific condition, we did find that it met it,” Valentine said.

Representing the applicant team, Adriana of Northworks Architects and another project team member described a package of changes: removal of a third‑floor balcony on the building’s eastern corner, reduced roof overhangs, additional landscape planting in front of the parking garage, and shifting the easternmost third‑floor unit west by about 11½ feet and south by about 15 feet. The applicant said the changes reduced the plan by a little over 500 square feet and removed the eastern third‑floor balcony that had contributed to the canyon effect.

Opposition from neighbors was led by Richard Lurie, president of the Grandview Homeowners Association, and unit owner Kyle Levine. Lurie told the commission the revised plans “continue to fail to comply with the Snow King master plan, and they should be rejected,” and he described the south building as substantially larger in height, unit count and length than the adjoining Grandview building. Levine said the project produced “an unwelcoming, very tight, potentially dark environment” on the approach up Upper Snow King Loop and argued the changes were too small to address the condition the commission had imposed in April.

Commissioners focused their discussion on three main issues: whether the plans complied with the master plan and design guidelines, whether staff’s findings were adequate, and whether additional conditions should require further modifications to improve pedestrian character and affordable‑unit livability. Commissioners repeatedly noted that the Snow King master plan provides allocations and guidelines that are not highly prescriptive, which made judgments about compatibility inherently subjective.

On affordable housing and parking, the applicant stated the project includes 12 affordable units (two three‑bedroom units, six two‑bedroom units and the remainder one‑bedroom units) and that larger units would be served by tandem parking spaces so two vehicles could be accommodated. Planning staff and the housing department had reviewed the fee‑in‑lieu calculation and bedroom/AMI breakdown and considered that matter resolved for the staff recommendation; the commission recorded concern about the livability and daylighting of some workforce units and asked that those concerns be noted to the Town Council.

Commissioner discussion produced differing views: several commissioners said they were persuaded by staff that the revised plans met the development‑plan findings; several others and multiple public commenters said the project still violated the master plan’s requirement that buildings on Lot 57 be compatible “in bulk, scale, and character” with Grandview. A majority of commissioners voted to recommend approval to town council subject to staff conditions; commissioners asked staff to forward a record of public concerns—particularly about pedestrian experience, affordable‑unit livability and the perceived canyon effect—to the council.

The commission also used the meeting record to note items for Town Council consideration and to ask the applicant and staff to continue refining pedestrian connections and screening as part of final design and permitting.

Votes at a glance

- P24‑174 (Lot 57, 510 Upper Snow King Loop): Commission motion to approve the development plan with staff findings and the four conditions in the May 21, 2025 staff report. Motion by Commissioner Schubert; second by Commissioner Smith. Motion passed; one commissioner recorded opposition. (For record: commissioners present at roll call included Commissioner Wilson, Commissioner Vonage, Commissioner Schueller/Schubert, Commissioner Smith, Commissioner Stanley, and Commissioner Wise via Zoom.)

- P25‑019 (180 King Street): Motion to continue to the June 18, 2025 Planning Commission meeting. Motion passed.

- Chair and vice chair nominations: Commissioners nominated and approved Thomas as chair and Laura as vice chair during matters from the commission.

What happens next

The commission’s approval sends P24‑174 forward to the Town Council with the commission’s motion, staff findings and the record of public comments. Town Council will consider the project and the commission’s recommendation at a future meeting. The applicant may continue design refinements during Council review and the subsequent building permit process.

Ending note

Commissioners asked staff to forward a clear record of neighborhood concerns—particularly pedestrian connections, screening, and workforce‑unit daylight and livability—to the Town Council as part of the commission’s recommendation. The commission’s packet and the record include renderings, a revised site plan and the master plan pages cited by public commenters; those materials are available in the meeting record.