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Council delays Snow King master‑plan redevelopment after neighbors and council cite "canyon" massing concerns
Summary
Developers returned to the council with revisions to three Snow King master‑plan lots (53, 57, 58). Staff continued to recommend approval, but several council members said a three‑foot third‑floor setback on the north building did not adequately address the perceived "canyon effect"; council continued the item to July 21 for more targeted design refinements.
Planning staff told the council the applicant had incorporated direction from previous reviews and that staff continued to find the three development plans generally compliant with the Snow King master plan. The key technical changes presented by the applicant included re‑adding a continuous sidewalk and increasing landscape buffers along the eastern edge of Lot 57 and stepping back portions of the third floor by about three feet to reduce the perceived canyon effect between the proposed buildings and the existing Grandview building.
Applicant SR Mills of Fair Development and architect Joe Manjorno (Northworks) emphasized that the team had adjusted massing elements and prepared sun studies and renderings to show how light reaches the neighboring property at different times of year. "We think that project is certainly better because of it," SR Mills said, describing the revisions as responsive to council direction.
Several council members, including Mayor Jorgensen, said they remained concerned that the three‑foot stepback on the north building did not produce the same visual relief achieved by larger setbacks on the south building. One councilor said, "I don't think the 3 foot addresses the concern to the same level that it does on the east end of the South Building." Council members asked the applicant to refine corner articulation and consider additional erosion of the building corners or other design tools to break up massing before bringing the plans back.
Outcome: The council voted unanimously to continue the three development plans to the July 21 regular meeting and asked the applicant to supply revised materials that more directly address the east‑end and corner treatments around Lot 57.
Context: These are the third review hearings for the lots in question; council and staff have previously discussed floor‑area transfers among the master‑plan lots and the need to interpret subjective design guidance in the master plan (bulk, scale and character).
