Applicant outlines three‑story mixed‑use plan for 57 Razor Drive; commissioners press parking, traffic and housing questions

An applicant seeking to redevelop 57 Razor Drive presented a preliminary plan June 18 to the Keystone Planning and Zoning Commission for a three‑story mixed‑use project that would require amending the site’s planned unit development (PUD).

Jessica, planning staff, told the commission the meeting was a nonbinding work session and that staff had "not done evaluated the proposal under all of the applicable criteria," adding the materials presented did not yet support a full application. The applicant was identified as Brandon Kellogg.

Brandon said the proposal would keep the existing 41‑foot height limit but would request amendments to allow larger square footage and broader commercial uses on Tract A. He described a ground‑floor tap room facing Highway 6, parking accessed from Hansen Drive, rooftop solar, and a 10‑unit condo‑hotel above with amenity and co‑working space. "We're uncompromising on this part of our approach," he said of the project's energy goals, citing prior net‑zero houses his company has built.

On parking, Brandon said the building fits 10 covered spaces and that the team had discussed purchasing additional surface spaces from the adjacent Mountain Plaza owner to meet a projected need. He summarized the rough math: 10 in‑building spaces, nine in front of the lot, and an intent to buy roughly 17–20 additional spaces, which he said would “park the whole project and then some.” He and commissioners agreed those numbers were preliminary and requested a documented parking analysis and legal agreements showing whether adjacent spaces are available and could be dedicated.

Commissioners pressed the applicant on three consistent themes: parking and peak‑time conflicts, traffic at the Razor Drive/Highway 6 intersection especially during festival and winter peaks, and whether the proposed condo‑hotel use would be treated as commercial or residential for code and workforce‑housing requirements. Staff noted "condo hotel" is listed under commercial uses in the development code; commissioners asked for clarity on how ownership and operator rules would affect occupancy and potential employee‑housing obligations under code if residential elements were introduced.

Other technical questions included whether large delivery vehicles could safely use the proposed loading alley and whether a turning‑radius study would be required as part of future civil plans; how rooftop solar and mechanical equipment would fit under the 41‑foot height limit; how accessibility (ADA) parking would be provided; and snow‑storage plans, for which the applicant suggested the alley could serve as on‑site snow storage.

Design concerns surfaced as well. Several commissioners asked for materials, massing and elevations that demonstrate how the modern designs proposed would fit near existing single‑family neighborhoods and Keystone’s alpine character. Brandon said the team intends to explore material strategies and maintain height limits while shaping the roof for solar exposure.

Chair and staff repeatedly reminded the commission and the applicant that no decision would be made at the work session. The applicant said the next formal submittal would include required Class‑5 materials, traffic and parking studies and civil plans. Public comment included the property owner and a nearby resident who expressed concern about height, deliveries and parking impacts.

The commission did not vote on the proposal; the meeting concluded with a motion to adjourn at 7:02 p.m. The applicant will return with a fuller application and the technical studies requested by commissioners.