WY - Jackson: PLANNING AND ZONING COMMISSION/BOARD OF ADJUSTMENT

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PLANNING AND ZONING COMMISSION/BOARD OF ADJUSTMENT

AGENDA PLANNING AND ZONING COMMISSION

The New Business items have been placed on the agenda in the order they were received. Please note that at 9:00 p.m., the Commission will evaluate the remainder of the agenda to determine if time constraints will permit the full agenda to be heard at this meeting. All items not heard at this meeting will be postponed to the next regularly scheduled PC/BOA meeting of July 5, 2018 or to a special meeting scheduled by the Commission. The regular meeting of the Planning and Zoning Commission/Board of Adjustment will be held on Wednesday, June 20, 2018. The meeting will be held in the Council Chambers of the Town Hall. Agenda for the meeting is as follows:
Tagged Passions:boards and commissions, planning, business, and zoning

NOTICE: THE VIDEO AND AUDIO FOR THIS MEETING ARE STREAMED TO THE PUBLIC VIA THE INTERNET AND MOBILE DEVICES WITH VIEWS THAT ENCOMPASS ALL

AREAS, PARTICIPANTS AND AUDIENCE MEMBERS PLEASE SILENCE ALL ELECTRONIC DEVICES DURING THE MEETING

CALL TO ORDER

ROLL CALL MATTERS FROM PUBLIC

APPROVAL OF MINUTES

180502 MINUTES.PDF 180515 MINUTES.PDF OLD BUSINESS NEW BUSINESS Board Of Adjustment Item P18-111: Variance For Parking - Apline Cottages, 437 N. Glenwood Street P18-111 BOAREPORT180620.PDF Planning Commission
Tagged Passions:boards and commissions, streets, planning, business, and parking

Item P18-128: Development Plan, 480 W. Pearl Ave.

P18-128 PCREPORT180620...PDF MATTERS FROM COMMISSION AGENDA FOLLOWUP
Tagged Passions:boards and commissions, development, and Development

MATTERS FROM STAFF

ADJOURNMENT

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AGENDA PLANNING AND ZONING COMMISSION

The New Business items have been placed on the agenda in the order they were received. Please note that at 9:00 p.m., the Commission will evaluate the remainder of the agenda to determine if time constraints will permit the full agenda to be heard at this meeting. All items not heard at this meeting will be postponed to the next regularly scheduled PC/BOA meeting of July 5, 2018 or to a special meeting scheduled by the Commission. The regular meeting of the Planning and Zoning Commission/Board of Adjustment will be held on Wednesday, June 20, 2018. The meeting will be held in the Council Chambers of the Town Hall. Agenda for the meeting is as follows:
Tagged Passions:boards and commissions, planning, business, and zoning

NOTICE: THE VIDEO AND AUDIO FOR THIS MEETING ARE STREAMED TO THE PUBLIC VIA THE INTERNET AND MOBILE DEVICES WITH VIEWS THAT ENCOMPASS ALL

AREAS, PARTICIPANTS AND AUDIENCE MEMBERS PLEASE SILENCE ALL ELECTRONIC DEVICES DURING THE MEETING

CALL TO ORDER

ROLL CALL MATTERS FROM PUBLIC

APPROVAL OF MINUTES

180502 MINUTES.PDF 180515 MINUTES.PDF OLD BUSINESS NEW BUSINESS Board Of Adjustment Item P18-111: Variance For Parking - Apline Cottages, 437 N. Glenwood Street P18-111 BOAREPORT180620.PDF Planning Commission
Tagged Passions:boards and commissions, streets, planning, business, and parking

Item P18-128: Development Plan, 480 W. Pearl Ave.

P18-128 PCREPORT180620...PDF MATTERS FROM COMMISSION AGENDA FOLLOWUP
Tagged Passions:boards and commissions, development, and Development

MATTERS FROM STAFF

ADJOURNMENT

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MINUTES PLANNING AND ZONING COMMISSION

Tagged Passions:boards and commissions, planning, and zoning

TOWN OF JACKSON, WYOMING May 2, 2018

The meeting of the Planning and Zoning Commission was called to order at _5:30_ p.m. on 5/2/18, in the Town Hall Council Chambers. ROLL CALL: _x_Adam Janak, _x_ Anne Schuler, _x_ David Vandenberg, _x_ Jamie Farmer, _x_ Katie Wilson (arrived at 5:37pm) STAFF: Brendan Conboy, Paul Anthony
Tagged Passions:boards and commissions, agriculture, planning, and zoning

MATTERS FROM THE PUBLIC:

APPROVAL OF MINUTES:

1.
March 21, 2018 2. April 18, 2018

A motion was made by: __Schuler___ seconded by: __Janak__ Motion approved by a __4__ to __0__ vote. OLD BUSINESS: New NEW BUSINESS: PLANNING COMMISSION

Tagged Passions:boards and commissions, planning, and business

1.
Item P18-095: Request for an amendment to a Development Plan for the Westview Townhomes address at 1255 West Highway 22.

STAFF PRESENTATION: Tyler Valentine APPLICANT PRESENTATION: None PUBLIC COMMENT: None PC DISCUSSION: None MOTION: I move to continue this item to a date unknown but no longer than 180 days from May 2, 2018. A motion was made by: __Schuler___ seconded by: __Janak__

Tagged Passions:development and Development

PC/BOA Draft Minutes Page 2

Motion approved by a __4__ to __0__ vote.

2.
Item P18-047, 048, 049: Request for approval of a Sketch Plan, Zoning Map Amendment, and Conditional Use Permit to develop a new educational center for Central Wyoming College.

No additional detail provided

Tagged Passions:university and zoning

STAFF PRESENTATION: Brendan Conboy

APPLICANT PRESENTATION: Brendan Schulte, Amy

PUBLIC COMMENT: None

PC DISCUSSION: Concerns about parking, snow storage, and dumpster location there is a need for a management plan. Employee housing not included. Bike storage is important and they have good locations and good design.

MOTION: Item A: I move to recommend approval to the Town Council approval of a Sketch Plan to develop a new two-story CWC Jackson Center for the property located at 235 and 255 Veronica Lane, subject to the department reviews attached hereto and 4 conditions of approval:

Tagged Passions:council, property, Bicycles, snow, parking, bicycles, and housing

1.
At Development Plan submittal the applicant shall provide a landscape plan prepared by a Wyoming Landscape Architect.

No additional detail provided

Tagged Passions:buildings and grounds, development, and Development

2.
At Development Plan submittal the applicant shall indicate the location and dimensions of required trash and recycling enclosures.

No additional detail provided

Tagged Passions:recycling, development, and Development

3.
At Development Plan submittal the applicant shall coordinate with the pathways Department regarding bicycle parking location, design, and quantity.

No additional detail provided

Tagged Passions:development, Bicycles, parking, bicycles, and Development

4.
At Development Plan submittal the applicant shall provide a parking management plan and snow management plan.

A motion was made by: __Janak___ seconded by: ___Schuler___ Motion approved or not approve by a __5__ to __0__ vote. Item B: I move to recommend approval to the Town Council approval of a Zoning Map Amendment for the property located at 235 and 255 Veronica Lane from Auto-Urban Commercial (AC-ToJ) to Public-Semi-Public (P/SP-ToJ), subject to the department reviews attached hereto. A motion was made by: __Janak___ seconded by: ___Farmer___ Motion approved or not approve by a __5__ to __0__ vote.

Tagged Passions:council, transportation, property, commercial, development, snow, parking, zoning, and Development

PC/BOA Draft Minutes Page 3

Item C: I move to recommend approval to the Town Council approval of a Conditional Use Permit for the Institutional: Education/Daycare use for a CWC Jackson Center for the property located at 235 and 255 Veronica Lane, subject to the department reviews attached hereto and 1condition of approval:
Tagged Passions:council, property, education, Child Care, and preschool

1.
The CWC-Jackson center shall schedule the majority of classes at times during the day that do not coincide with peak hour traffic volumes (7 to 9 a.m. and 4 to 6 p.m.) in order to lessen traffic impacts.

A motion was made by: __Janak___ seconded by: ___Schuler___ Motion approved or not approve by a __5__ to __0__ vote. MATTERS FROM COMMISSION: AGENDA FOLLOWUP:
Tagged Passions:boards and commissions and traffic

MATTERS FROM STAFF:

ADJOURN: 6:26 pm A motion was made by: __Schuler___ seconded by: __Janak__ Motion approved by a __5__ to __0__ vote. MINUTES SPECIAL MEETING PLANNING AND ZONING COMMISSION TOWN OF JACKSON, WYOMING The meeting of the Planning and Zoning Commission was called to order at 5:30 p.m. on 5/15/18, in the Town Hall Council Chambers. ROLL CALL: _x_Adam Janak, _x_ Anne Schuler, _x_ David Vandenberg, _x_ Jamie Farmer, _x_ Katie Wilson
Tagged Passions:boards and commissions, agriculture, planning, and zoning

STAFF: Paul Anthony, Tyler Sinclair

MATTERS FROM THE PUBLIC: N/A

APPROVAL OF MINUTES: N/A

OLD BUSINESS: N/A NEW BUSINESS: N/A PLANNING COMMISSION
Tagged Passions:boards and commissions, planning, and business

1.
Item P17-077: Character Districts 3 - 6 and Town Parking Standards LDR Update

STAFF PRESENTATION: Paul Anthony APPLICANT PRESENTATION: N/A PUBLIC COMMENT: N/A PC DISCUSSION: N/A MOTION: Item A: Text Amendment

Tagged Passions:parking

I
move to recommend APPROVAL of P17-077, the Districts 3 - 6 and Town Parking amendments to the text of Town of Jackson Land Development Regulations, dated March 16, 2018, and as presented by Staff, finding pursuant to Section 8.7.1.C, Findings, that P17-077 is 1) Consistent with purposes of LDRs, 2) Improves consistency with other LDRs, 3) Provides flexibility with standards that clearly define desired character, 4) Necessary to meet changes or public necessity, 5) Improves implementation of Comprehensive Plan, and 6) Consistent with other Town Ordinances; subject to the following modifications:

No additional detail provided

Tagged Passions:strategic, ordinance, development, regulation, parking, Development, and housing

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Additional modifications identified by the Planning Commission on May 14, 2018.

Item B: Zoning Map Amendment

Tagged Passions:boards and commissions, planning, and zoning

PC/BOA Draft Minutes Page 2

I
move to recommend APPROVAL of P17-077, the District 3 - 6 and Town Parking amendments to Official Zoning Map, dated March 16, 2018, and as presented by Staff, finding pursuant to Section 8.7.2.C, Findings for Approval, that P17-077 is 1) Consistent with purposes of LDRs, 2) Improves implementation of desired future character, 3) Necessary to meet changes or public necessity, and 4) Consistent with other Town Ordinances; subject to the following modification:

No additional detail provided

Tagged Passions:ordinance, parking, zoning, and housing

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Additional modifications identified by the Planning Commission on May 14, 2018.

A motion was made by: Adam Janak seconded by: Ann Schuler Motion approved by a _5__ to _0__ vote.

Tagged Passions:boards and commissions and planning

MATTERS FROM COMMISSION: N/A AGENDA FOLLOWUP: N/A MATTERS FROM STAFF: N/A

ADJOURN: 7:11 PM A motion was made by: Adam Janak seconded by: Jamie Farmer Motion approved by a __5__ to __0__ vote. STATEMENT/PURPOSE This item was continued from the last Board of Adjustment meeting on June 6, 2018. The applicant is requesting a variance to allow an 8 primary street parking setback where the LDRs require a minimum 30 parking setback for a new three-story development at the property addressed at 437 N. Glenwood Street. APPLICABLE REGULATIONS Section 8.8.2. Variances Section 2.2.4. Commercial Residential-2 (CR-2) LOCATION The subject property is described as Lot 4, Block 2, Jones Addition, and is addressed as 437 N. Glenwood Street. An aerial photo and zoning map are shown on the following page:
Tagged Passions:boards and commissions, property, commercial, development, agriculture, regulation, parking, zoning, Development, and housing

TOWN OF JACKSON BOARD OF ADJUSTMENT

AGENDA DOCUMENTATION

PREPARATION DATE: JUNE 15, 2018 SUBMITTING DEPARTMENT: PLANNING MEETING DATE: JUNE 20, 2018 DEPARTMENT DIRECTOR: TYLER SINCLAIR

PRESENTER: TYLER VALENTINE SUBJECT: ITEMS P18-111: REQUEST FOR A VARIANCE FROM THE 30 PRIMARY STREET PARKING SETBACK IN THE CR-2 ZONE AT THE PROPERTY LOCATED AT 437 NORTH GLENWOOD STREET.
Tagged Passions:property, streets, planning, and parking

APPLICANT: KINSEY, LLC - CORNELIUS KINSEY

No additional detail provided

OWNER: ABILENE, LLC - TYLER DAVIS

No additional detail provided

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BACKGROUND/ALTERNATIVES

Existing Site Characteristics The subject property is located within District 2 of the 2012 Comprehensive Plan and is zoned CR-2 (Commercial Residential-2). The surrounding zoning to the north, east and south is CR-2 with Rural (R-ToJ) to the west. This property is also located within the LO (Lodging Overlay) which allows conventional lodging short-term rentals. The lot is 0.28 acres (approximately 12,197 sf) in size, is located at the dead- end of North Glenwood Street and backs up to Flat Creek to the west. Currently the site has three single-story structures: two 1,500 sf duplexes (short-term rentals) and one 300 sf studio (short-term rental). The existing parking area is nonconforming because it abuts the primary street property line which is currently not allowed under the newly adopted CR-2 zoning.

No additional detail provided

Tagged Passions:strategic, property, commercial, short-term rental, rental, rural, parking, zoning, and drugs

Applicant s Request The applicant is seeking to demolish the existing single-story studio (short-term rental) and replace it with a new three-story building comprised of four (4) conventional lodging units. The two 1,500 sf duplexes (short- term rentals) towards the back (west) of the site will remain which leaves the front third of the lot open for potential new development and associated parking. The challenge is that the CR-2 zoning requires parking to be located 30 back from the primary street property line which significantly limits the remaining usable area for parking on this site. In addition, the northeastern corner of the lot has a 20 wide by 70 deep Town sewer easement that prohibits physical development such as structures which further restricts use of the front third of the lot. In other words, unless the entire site is scraped, meeting the current CR-2 parking setback regulations would only allow approximately 4-5 parking spaces which isn t enough to support the existing development (4 short-term rentals), not alone new development.

In an effort to make the best use of available site area, the applicant is requesting that the 30 parking setback be reduced to 8 so that eight (8) parking spaces can be provided to meet the existing development and the proposed new development. Since the existing 4 short-term rentals generate 6 parking spaces and the 4 new lodging units generate 3 spaces totaling 9, the proposed 8 spaces will not cover the overall development. Thus the applicant will need to convert two of the existing short-term rentals to conventional lodging by removing the kitchens. This will bring the parking requirement down to 8 spaces consistent with the plan. In regards to the design, the first floor is a stairway access leading to the upper floors with dimensions of 24 wide by 8 deep. This first floor portion of the design will be what screens the parking located directly behind. The second and third floors, which consist of 4 lodging units total (2 each floor), will cantilever over the entire parking area. From the street view, the first two floors are both 24 wide with the third floor slightly wider at just over 30 wide. This design is due to the 20 sewer easement and need to a minimum 20 wide vehicular access. STAFF ANALYSIS

Tagged Passions:Utility, utility, property, short-term rental, development, rental, sewer, regulation, easement, parking, zoning, and Development

When considering the requested variance, it is helpful to understand the intent behind the new CR-2 zoning that the Town adopted in January 2016, specifically regarding the new parking setbacks. Parking in District 2 (DC, CR-1, CR-2 OR zoning) now has setback requirements for primary and secondary street frontages. With the previous AC zoning, parking was allowed to be located most anywhere on a lot with a few exceptions. The Town made a conscious decision to pull the buildings closer to the street and in return push parking to the side or rear of structures in order to screen vehicles from public view and reduce the number of curb cuts.Staff would like to note that the Town spent a considerable amount of time adopting the new zoning regulations within District 2 and consciously made changes that affect new and existing development in order to achieve a certain improved character in the Commercial Core in Town. In other words, staff is cautious to vary so soon from the regulations that took several years to adopt. That being said, staff s role is to review

Tagged Passions:commercial, development, regulation, parking, zoning, and Development

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and analyze each request according to the LDRs, specifically as it relates to the six legal findings that all need to be made in order to grant a Variance.

Tagged Passions:legal and grant

Review of Findings As stated below under the legal findings, staff was able to make all of the six findings for the Variance requested. First and foremost staff was able to identify special circumstances which are peculiar to the land which are not typically found on most lots. The lot has 20 -wide sewer easement at the front of the property that significantly constrains development, and is located at the dead end of North Glenwood where there is little pedestrian traffic. As the applicant attempts to develop the rest of the site, the existing easement and 30 parking setback have essentially been deterrents in allowing any new lodging development because the remaining areas near the front are so constrained that one would need to scrape the lot in order to fit enough parking to accommodate its uses. The applicant has only used 3,000 sf of their allowed 9,750 sf and unless relief is granted to the parking setback, little to no additional square footage could be added which deprives the owner reasonable use of this portion of the site.

Tagged Passions:Utility, utility, property, legal, development, Pedestrian, sewer, easement, traffic, grant, parking, drugs, and Development

Staff finds that reducing the 30 parking setback to 8 gives the applicant the ability to reasonably develop their site within its own constraints. Beyond the requested variance, the applicant is meeting all other physical development standards found within the CR-2 zoning district. In addition, the parking will still be screened from public view by a 24 wide building on the ground level which is the general goal and intent of the 30 parking setback, to keep parking out of view. The proposed design will also improve circulation by allowing vehicles room to maneuver within the site versus the current situation which forces parked vehicles to back out onto the street. Furthermore, this lot is not located on a typical through street with traffic and pedestrians passing by. It is located at the dead end of North Glenwood and if the goal of the standard is to hide the parking then the site s hidden location contributes to this goal. In general, staff supports the variance and is recommending approval to the Board of Adjustment on the findings below.

PUBLIC COMMENT Staff has received no public comment at this time. STAFF FINDINGS Pursuant to Section 8.8.2 Variances of the Land Development Regulations, the following findings shall be made prior to granting the Variance.

Tagged Passions:development, Pedestrian, regulation, traffic, grant, parking, zoning, drugs, Development, and housing

1.
Special conditions and circumstances exist. There are special circumstances or conditions which are peculiar to the land or building for which the Variance is sought that do not apply generally to land or buildings in the neighborhood.

Tagged Passions:neighborhood

Complies. As conditioned, staff was able make the above finding related to special circumstances and/or conditions related to the land or building. Specifically, staff found that the 20 wide by 70 deep sewer easement is not common and it significantly restricts the available areas for physical development at the front of the site which is where the LDRs require the building to go. In addition, unless the entire site is scraped, application of a 30 parking setback would not allow enough parking to accommodate any new physical development and also wouldn t provide enough space to meet the current parking demands for the two existing buildings (short-term rentals). Furthermore, the site is not located on a typical through street where screening parking would otherwise be a high priority, but rather at the dead end of North Glenwood which is less traveled and not on a major thoroughfare.

No additional detail provided

Tagged Passions:Utility, utility, streets, short-term rental, development, rental, travel, sewer, easement, parking, drugs, and Development

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2. Not result of applicant. The special circumstances and conditions have not resulted from any willful

No additional detail provided

modification of the land or building.

Complies. Staff finds that the special circumstances mentioned above in Finding 1 are not a result from any willful modification of the land or building. The sewer easement existed since the early 1990s well before the 1994 LDRs and before the owner purchased the property.

No additional detail provided

Tagged Passions:Utility, utility, property, purchasing, sewer, and easement

3.
Strict application deprives reasonable use. The special circumstances and conditions are such that

strict application of the regulation sought to be varied would create a hardship on the applicant far greater than the protection afforded to the community.

Tagged Passions:regulation

Complies. As conditioned, staff was able to make the above finding that the strict application of the primary street parking setback deprives the owner of reasonable use of the site. As mentioned in Finding 1, staff identified special circumstances and/or conditions related to the site, specifically related to the existing 20 x 70 sewer easement at the front of the site being very uncommon. With the existing easement and the 30 parking setback, the only possible option to expand the site is through demolition of nearly all structures. Even after the applicant removes the studio building, the site still doesn t have enough room leftover to meet the current parking demands for the 4 short-term rentals. As stated above, the applicant plans to remove the studio which leaves the site with 3,000 sf of development. In total this site allows a .80 FAR which is approximately 9,750 sf. The applicant seeks to reasonably use their site and their allowed FAR by reducing the parking setback to 8 to provide the necessary parking needed without forcing unnecessary demolition of other structures.

No additional detail provided

Tagged Passions:Utility, utility, demolition, streets, short-term rental, development, rental, sewer, easement, parking, and Development

4.
Minimum Variance. The variance sought is the minimum variance necessary to provide balance

between the purpose of the regulation sought to be varied and its impact on the applicant.

Tagged Passions:regulation

Complies. Staff finds that an 8 parking setback is the minimum variance necessary to provide balance between the purpose of the regulation and its impact on the applicant. The intent of the parking setback regulation is to screen parking so that vehicles are generally not visible from public view. With the subject site, the site will still have an 8 deep by 24 wide building on the ground level which will provide adequate screening of the parking lot. Eight feet is the minimum because that was enough space to fit 8 parking spaces and enough room to allow the ground level building to have internal stair access. In additional to the ground level screening, the property is at the end of North Glenwood Street which is less traveled, generally out of sight and doesn t have as much of a need to screen parking compared to a site along a through street in the downtown.

No additional detail provided

Tagged Passions:property, streets, downtown, travel, regulation, and parking

5.
Not injurious to neighborhood. The granting of the Variance will not be injurious to the

No additional detail provided

Tagged Passions:grant and neighborhood

neighborhood surrounding the land where the Variance is proposed, and it is otherwise not detrimental to the public welfare.

Complies. Staff finds that this request will not be injurious to the surrounding neighborhood. The proposed plan will allow a sufficient amount of parking consistent with the uses on-site. In addition, the plan will also improve the parking layout reducing the need for vehicles to back out onto North Glenwood which is how the current parking lot functions. Furthermore, the parking will be screened from public view by a building on the ground level which is an improvement from the current situation where parking is visible from the street. 6. Consistent with the LDRs. The granting of the Variance is consistent with the general purpose and
Tagged Passions:streets, grant, parking, and neighborhood

intent of the Land Development Regulations.

Tagged Passions:development, regulation, and Development

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Complies. Staff was able to find that the requested variance is consistent with the general purpose and intent of the Land Development Regulations. One of the main goals in the CR-2 zone is to transition downtown design toward urban solutions and away from auto-orientated. Among the new zoning standards put in place, the building setback range is an important standard in achieving the general goal of urban design. Although the applicant s request is to reduce the parking standard, the ground level building provides ample screening of the parking which is the general purpose of the standard. In addition, the standard was intended to screen parking because most properties are located on busy through streets with high public activity. However with the subject lot it is not located on a through street but rather at the dead end of North Glenwood which receives far less public activity. Beyond the parking variance, the applicant is meeting all other physical development standards and is found to be consistent with the LDRs in that regard.

ATTACHMENTS Applicant Submittal Departmental Reviews RECOMMENDATIONS/ CONDITIONS OF APPROVAL The Planning Director recommends approval of Item P18-111, a Variance to allow an 8 primary street parking setback where 30 is required for a new three-story lodging building for property addressed as 437 N. Glenwood Street subject to the Land Development Regulations, the attached department reviews and the following condition of approval:
Tagged Passions:transportation, property, downtown, development, regulation, planning, parking, zoning, drugs, and Development

1.
Prior to issuance of a Certificate of Occupancy for the new lodging building, the applicant shall have applied for a separate Building Permit and remove the kitchens in two of the four short-term rental units.

SUGGESTED MOTION

Tagged Passions:short-term rental and rental

Based upon the findings for a Variance as presented in the staff report related to 1) Special conditions and circumstances exists; 2) Not result of applicant; 3) Strict application deprives reasonable use; 4) Minimum Variance; 5) Not injurious to neighborhood; and 6) Harmony with LDRs as presented by the applicant and staff for Item P18-111, I move to approve a variance to allow an 8 primary street parking setback where 30 is required for a new three-story lodging building for the property addressed at 437 N. Glenwood Street, subject to the departmental reviews attached hereto and one condition of approval:

Tagged Passions:property, streets, parking, and neighborhood

1.
Prior to issuance of a Certificate of Occupancy for the new lodging building, the applicant shall have applied for a separate Building Permit and remove the kitchens in two of the four short-term rental units.

No additional detail provided

Tagged Passions:short-term rental and rental

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9 April 2018 Tyler Sinclair Town of Jackson Planning and Development 150 East Pearl Avenue Jackson, WY 83001 Mr. Sinclair, The applicant, Abilene, LLC, is requesting approval for a Variance for 437 North Glenwood Street. Please review the following findings for section 8.8.2.

Tagged Passions:streets, development, planning, Development, and housing

BACKGROUND: The applicant/owner is Abilene, LLC. The applicant owns a lot defined as Lot 4, BLK. 2, Jones, (commonly known as 437 North Glenwood Street). The lot is zoned CR 2 (Commercial Residence 2). The lot currently has three structures for lodging of (4) two bedrooms and (1) studio units. The site has been heavily disturbed over the years and no longer features native vegetation. The lot is approximately .28 acres. The applicant proposes replacing the studio with a structure with (4) two bedroom lodging units that is a three story structure with parking tucked under the building per 2.2.1.E and a street wall along North Glenwood Street.

The applicant is seeking relief from 2.2.2.1 in the LDRs a parking setback from a primary street above ground of 30 . The applicant would like to reduce the distance from 30 to 8 . VARIANCE (8.8.2) FINDINGS:
Tagged Passions:commercial, streets, parking, and zoning

1.
The site has a twenty feet easement from the Town of Jackson for service of a sewer line that runs from the front of the property into the property by 70 . This easement encompasses forty percent of the front of the lot since the total width of the lot is fifty feet wide and is 11.5 (1,400 sq. ft. of easement/ 12,196.8 sq. ft. of property) of the entire property. The easement will not allow any structures to be built on this property since the Town of Jackson will require access to the sewer. The property to the north 425 North Cache Street has the same sewer system running through the property. The Town of Jackson did not encumber their property with an access easement and were allowed to build structures over the sewer while the Town of Jackson will not allow any buildings to be built over Abilene s property. Therefore the easement for the sewer is peculiar to this lot for which the variance is sought that does not apply generally to land in the neighborhood.

Tagged Passions:Utility, utility, property, streets, sewer, easement, and neighborhood

2.
The easement was placed on the property by the Town of Jackson when they put in the sewer line in May 1991, long before the applicant owned the property. The owner did not willfully modify the land or buildings for the sewer easement.

Tagged Passions:Utility, utility, property, sewer, and easement

3.
This property is located in District 2.3 in the Comp Plan. The Comp Plan calls for new buildings to be pulled to the street, creating an attractive street wall with parking located predominantly underground or out of sight. The parking cannot go underground due to the high water table in this location and the possibility of flooding due to the propinquity to Flat Creek. The Comp plan simply states that the parking be out of sight and an attractive street wall be created. The owner is not trying to usurp the intention of the Comp plan by moving the parking from 30 to 8 from the street. The proposed building will still create the screen for the parked cars and the

No additional detail provided

Tagged Passions:Utility, utility, flooding, property, streets, water, and parking

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street wall in the intention of the Comp plan for this area. The special conditions placed on this property by the easement if strictly adhered would cause a hardship by reducing the number of parking places that the applicant could place on the property, which protects the neighbors by creating less strain on the street parking in the neighborhood. By reducing the hardship of the setback from 30 to 8 and still screening the parked cars protects the community from the eye sore of seeing the cars while increasing the on site parking.

4. The regulation of the 30 setback for the parking is for new projects to provide an attractive street wall that screens the pedestrian from seeing the parked cars while walking by the property. This property is located at a dead end of North Glenwood Street and does not provide access through to any local properties. Most of pedestrian traffic in front of this property will have a destination only to this property or the property across the street, which will limit the number of pedestrians. The intent of the regulation can be met by reducing the setback from 30 to 8 , which can still provide an attractive street wall and a screen to block the view of the parked cars. The proposed 8 setback strikes a balance between the hardship of the sewer easement and the 30 parking setback by still providing a structure to screen the parked cars. The applicant is not asking for zero foot setback which would not be in the intent of the Comp Plan.
Tagged Passions:Utility, utility, property, streets, Pedestrian, sewer, regulation, easement, traffic, parking, drugs, and neighborhood

5.
The applicant has proposed the new development for the property on the street side rather than on the Flat Creek side of the property. Because of the sewer easement, the easiest area on the property to develop is next to Flat Creek, which does not have the easement. The applicant has chosen to pursue a much riskier and laborious process of applying for the variance rather than the easier route of developing the area on Flat Creek. The Comp Plan calls for future enhancements and redevelopments should seek to incorporate Flat Creek as a recreational and ecological amenity for the entire community. If this variance is granted, it will not be injurious to the neighborhood surrounding the property and is not detrimental to the public welfare. The public welfare is to protect Flat creek as a recreational corridor and this variance would not place any additional strains on the corridor.

Tagged Passions:Utility, utility, property, streets, development, corridor, sewer, easement, recreation, grant, neighborhood, and Development

6.
The general intent of the LDRs is to provide an attractive street wall for pedestrians and protect Flat Creek as a recreational corridor per the Comp Plan. The granting of this variance is consistent with the LDRs because as above mentioned the project would protect Flat Creek and afford the street wall. The true intent of the LDRs is for new projects to build street walls across the entire front of the property. Due to the sewer easement, the owners can only provide a street wall for sixty percent of the property. The intent of applicant is to provide a street wall for as much of the property as they can to block the view of the parking.

Tagged Passions:Utility, utility, property, streets, corridor, Pedestrian, sewer, easement, recreation, grant, and parking

REQUEST: The applicant respectfully requests based on the above findings that the planning department recommends the approval of this Variance for 437 North Glenwood Street. Thank you for your assistance with this request. Please contact me should you have any questions or concerns regarding this request. Best Regards,

Cornelius Kinsey, AIA NCARB
Tagged Passions:streets and planning

10
11

437 N. GLENWOOD ST. PROPOSED PARKING SCALE: 1 = 40' (11X17)

No additional detail provided

Tagged Passions:parking

12
AutoCAD SHX Text 4

AutoCAD SHX Text 6 AutoCAD SHX Text 7 AutoCAD SHX Text 8 AutoCAD SHX Text 9 AutoCAD SHX Text 2

AutoCAD SHX Text PERRY STREET

AutoCAD SHX Text 2-2 AutoCAD SHX Text 2-1 AutoCAD SHX Text 1-2 AutoCAD SHX Text 1-1 AutoCAD SHX Text DATE AutoCAD SHX Text SURVEYED AutoCAD SHX Text ENGINEERED AutoCAD SHX Text DRAWN AutoCAD SHX Text CHECKED AutoCAD SHX Text APPROVED AutoCAD SHX Text REV. AutoCAD SHX Text DRAWING NO AutoCAD SHX Text JOB TITLE AutoCAD SHX Text JOB NO AutoCAD SHX Text DRAWING TITLE AutoCAD SHX Text EXHIBIT 2 AutoCAD SHX Text 18-041-01 AutoCAD SHX Text 437 N GLENWOOD
Tagged Passions:streets

AutoCAD SHX Text JACKSON WY, 83001

AutoCAD SHX Text SC PARKING LAYOUT

Tagged Passions:parking

AutoCAD SHX Text 2/21/2018

AutoCAD SHX Text rcs AutoCAD SHX Text MB

AutoCAD SHX Text 5/21/18

AutoCAD SHX Text EXISTING SITE LEGEND AutoCAD SHX Text SEWER MAIN (APPROX. LOCATION) WATER MAIN (APPROX. LOCATION) STORM SEWER (APPROX. LOCATION)

Tagged Passions:Utility, utility, sewer, and water

AutoCAD SHX Text GLENWOOD ST

AutoCAD SHX Text N AutoCAD SHX Text 0 AutoCAD SHX Text 20 AutoCAD SHX Text 40

437 N. GLENWOOD ST. PROPOSED PARKING SCALE: 1 = 40' (11X17)

No additional detail provided

Tagged Passions:parking

13
AutoCAD SHX Text 4

AutoCAD SHX Text 6 AutoCAD SHX Text 7 AutoCAD SHX Text 8 AutoCAD SHX Text 9 AutoCAD SHX Text 2

AutoCAD SHX Text PERRY STREET

AutoCAD SHX Text 2-2 AutoCAD SHX Text 2-1 AutoCAD SHX Text 1-2 AutoCAD SHX Text 1-1 AutoCAD SHX Text DATE AutoCAD SHX Text SURVEYED AutoCAD SHX Text ENGINEERED AutoCAD SHX Text DRAWN AutoCAD SHX Text CHECKED AutoCAD SHX Text APPROVED AutoCAD SHX Text REV. AutoCAD SHX Text DRAWING NO AutoCAD SHX Text JOB TITLE AutoCAD SHX Text JOB NO AutoCAD SHX Text DRAWING TITLE AutoCAD SHX Text EXHIBIT 1 AutoCAD SHX Text 18-041-01 AutoCAD SHX Text 437 N GLENWOOD
Tagged Passions:streets

AutoCAD SHX Text JACKSON WY, 83001

AutoCAD SHX Text SEWER EASEMENT

Tagged Passions:Utility, utility, sewer, and easement

AutoCAD SHX Text 2/21/2018

AutoCAD SHX Text rcs AutoCAD SHX Text MB AutoCAD SHX Text EXISTING SITE LEGEND AutoCAD SHX Text SEWER MAIN (APPROX. LOCATION) WATER MAIN (APPROX. LOCATION) STORM SEWER (APPROX. LOCATION)

Tagged Passions:Utility, utility, sewer, and water

AutoCAD SHX Text GLENWOOD ST

AutoCAD SHX Text N AutoCAD SHX Text 0 AutoCAD SHX Text 20 AutoCAD SHX Text 40

Town of Jackson

PLANNING Project Plan Review History 1Page6/15/2018
Tagged Passions:history and planning

Project Number P18-111 Variance for Parking - Alpine Cottages

437 N GLENWOOD STREET JACKSON WY 83001 JOHNSTONE, HANS D. NANCY B. Project Name PARKING Type Subtype
Tagged Passions:streets and parking

Applied Approved Closed Expired Status

4/10/2018 STOL OwnerApplicant Cornelius Kinsey

Site Address City State Zip

Parcel No JOSEPH R JONES ADDITION Subdivision 22411628402002 General Plan STAFF REVIEWStatus VARIANCE

Tagged Passions:subdivision and property

Type of Review Contact

Dates

Sent Received Status

Due Remarks Notes Building Jim Green 4/11/2018 5/2/2018NO COMMENT Fire Kathy Clay 4/11/2018 5/2/2018NO COMMENT Legal A Cohen-Davis 4/11/2018 5/3/2018 (5/3/2018 5:02 PM AC) Pursuant to Wyoming State Statute 15-1-608 and Section 8.8.2 of the Jackson LDR s, the Board of Adjustment to must make all required findings in order to authorize or grant a variance adjusting the strict application or any provision of an ordinance. 5/2/2018APPROVED W/CONDITION Pathways Brian Schilling 4/11/2018 4/20/2018 (4/23/2018 11:28 AM STOL) No comments from Pathways. Brian Schilling 5/2/2018NO COMMENT Planning Tyler Valentine 4/11/2018 6/15/2018 (6/15/2018 10:31 AM TV) Please see staff report 5/2/2018APPROVED W/CONDITION
Tagged Passions:legal, ordinance, planning, grant, and housing

Police Todd Smith

4/11/2018 4/11/2018 No Concerns from the JPD. Todd5/2/2018APPROVED Public Works Brian Lenz 4/11/2018 5/28/20185/2/2018APPROVED W/CONDITION Tyler ValentineReport By: Project Reviews
Tagged Passions:public works, Public Works, and public safety

14
Type of Review Contact

Dates

Sent Received Status

Due Remarks Notes (5/8/2018 9:52 PM BTL) APPROVED with Conditons No structural or physical components of the building shall encroach on the easement area at a height less than the 20 feet indicated. (5/28/2018 10:14 AM BTL) Variance Review APPROVED with Conditons (5/30/2018 5:36 PM BTL) Variance Review APPROVED with Conditions
Tagged Passions:easement

P18-111 Abilene, LLC -Tyler Davis 437 N. Glenwood St.

*The following comments are being provided for use in preparation of future variance submittals.

PRIOR TO VARIANCE APPROVAL:

Applicant shall provide a revised or new easement for the sewer that completes the missing southeast corner ( 11 X15 ) of the existing easement. Including legal description and sketch. Town shall provide the easement instrument language for review and approval. The proposed driveway access at the north end of Mercill is a snow storage area for the Town of Jackson plowing operations . Applicant shall enter an agreement, in a form acceptable to the Town Attorney, to provide snow removal at the driveway and acknowledge that there will be above average snow accumulation than for a typical driveway.
Tagged Passions:Utility, utility, legal, snow, sewer, and easement

Drawings (plan and elevation) shall be revised to show the existing sewer main location and dimension the proposed encroachment into the easement.

No additional detail provided

Tagged Passions:Utility, utility, encroachment, sewer, and easement

Clarify if the encroachment into the easement is habitable or a deck space.

Tagged Passions:encroachment and easement

Town Public Works order of preference for encroachment is none of the structure encroach into the easement area, a non-habitable space like a deck, and lastly a habitable space.

No portion of the structure shall encroach into the easement at a height of less than 20 feet.
Tagged Passions:public works, Public Works, encroachment, and easement

TC Housing Authority Stacy Stoker

4/11/2018 5/2/2018NO COMMENT Tyler ValentineReport By: Project Reviews

Tagged Passions:housing

15
PURPOSE/REQUESTED ACTION

The applicant, representing the Elk Country Inn, is requesting approval of a Development Plan to redevelopment and expand of a portion of their site which consists of a new three-story hotel building with employee housing totaling 16,844 sf and relocation of 7 existing cabins for the located at 480 W. Pearl Avenue. APPLICABLE REGULATIONS

Tagged Passions:development, hotel, regulation, Development, and housing

Section 8.3.2. Development Plan

LOCATION The property is located at 480 W. Pearl Avenue and legally known as PT NW1/4NE1/4, SEC. 33, TWP. 41, RNG. 116. An aerial photo and zoning map are shown below:
Tagged Passions:property, development, zoning, Development, and housing

TOWN OF JACKSON PLANNING COMMISSION

AGENDA DOCUMENTATION
Tagged Passions:boards and commissions and planning

PREPARATION DATE: JUNE 15, 2018 SUBMITTING DEPARTMENT: PLANNING MEETING DATE: JUNE 20, 2018 DEPARTMENT DIRECTOR: TYLER SINCLAIR

PRESENTER: TYLER VALENTINE SUBJECT: ITEM P18-128: DEVELOPMENT PLAN FOR A NEW THREE-STORY HOTEL WITH
Tagged Passions:development, hotel, planning, and Development

EMPLOYEE HOUSING LOCATED WITHIN THE COMMERCIAL RESIDENTIAL-2 (CR-2) ZONING DISTRICT.

APPLICANT: MICHELLE LINVILLE, LINVILLE ARCHITECTS

Tagged Passions:commercial, zoning, and housing

OWNER: LASTING LEGACY, LLC

BACKGROUND This project is located on a 2.72 acre (118,483 sf) lot within the Commercial Residential-2 (CR-2) zoning district and Lodging Overlay. The site is home to the Elk Country Inn and consists of 83 conventional lodging units (cabins and buildings), 1 short-term rental unit and 16 residential units (ARUs and employee units). Development on the site first began in 1978 and gradually continued until today. The total cumulative existing square footage is just under 50,000 sf and the lot allows a total of 94,787 sf based on a 0.8 Floor Area Ratio (FAR). The site fronts three roads: Pearl Avenue to the north, Clissold Street to the east and Flat Creek Drive to the west. Vehicular access can be taken from one entrance on Flat Creek Drive and three entrances on Pearl Avenue. On March 19, 2018 the Town Council approved a Sketch Plan (Item P17-249) for a new three-story hotel building with employee housing with the following conditions of approval:
Tagged Passions:council, commercial, short-term rental, development, rental, hotel, zoning, Development, and housing

1.
Prior to Development Plan submittal the applicant shall provide a landscape plan prepared by a Wyoming Landscape Architect which reflects the minimum plant unit requirement with adequate screening along Pearl Avenue.

No additional detail provided

Tagged Passions:plant, buildings and grounds, development, and Development

2.
Prior to Building Permit submittal, the applicant shall work with the adjacent property owner to the east to find a resolution that satisfies the concerns from Pathways. Specifically, the existing landscape island that straddles the dividing property line shall either be kept and/or improved, or be removed and replaced with a shared access no wider than 24 .

Project Description As stated above, the applicant has received Sketch Plan approval and is now pursuing their Development Plan which is the final step prior to submission of a building permit. The applicant is proposing to remove the existing 1,568 sf single-story laundry building located north of the large grassy area and replace it with a new 16,844 sf three-story (45 tall) hotel with 5,400 sf basement totaling 22,244 sf. The new development will consist of 20 new lodging units, 2 deed restricted employee units, lobby, breakfast room, exercise room, indoor/outdoor pool and new side entry porte cochere. One of the 20 new lodging units is a result of converting the existing lobby at the northwest corner of the lot to a lodging unit. With the conversion of the existing lobby, the existing porte cochere and pedestrian areas fronting Pearl Avenue will be replaced with a new compliant 5 wide attached landscape strip with an 8 wide detached sidewalk. Access will be improved with the removal of one (middle) of the three vehicular access points along Pearl Ave. Vehicular circulation off Pearl Avenue at the western access point will be a one-way entrance which leads to a porte cochere attached to the west side of new hotel. The eastern access point will become a one-way exit and the Flat Creek access point will remain a one-way exit. Furthermore, 7 cabins currently located adjacent to Pearl Avenue will removed and 6 of them will be relocated to the rear of the lot. The following is a breakdown of each floor by size and use: LEVEL SIZE USES Basement 5,400 sf 2 deed-restricted employee rental units

Tagged Passions:property, buildings and grounds, streets, development, rental, hotel, Pedestrian, and Development

4
lodging units First Floor 7,786 sf 2 lodging units

Lobby/breakfast area/office/mechanical/exercise room Second Floor 5,305 sf 5 lodging units Third Floor 4,517 sf 8 lodging units Existing Lobby Conversion Existing 1 lodging unit TOTAL 22,244 SF 20 lodging units

2
employee units

Compliance Summary: The applicable dimensional limitations for the project are shown below.

STANDARD COMMERCIAL RESIDENTIAL-2 (CR-2) PROPOSED COMPLIES? FAR 118,483 sf x 0.8 = 94,787 sf Existing: 48,917 sf Proposed: 16,844 sf
Tagged Passions:commercial and compliance

Total: 65,761 sf

Yes LSR 118,483 sf x 0.1 = 11,848 sf 31,473 sf Yes Plant Units 1 per 12 new parking spaces +

Tagged Passions:plant and parking

1
per 1,000 sf of LSR = 13 plant units

Tagged Passions:plant

13
plant units Yes

Maximum Lot Coverage

Tagged Passions:plant

N/A N/A Yes

Minimum Lot Size 7,500 SF

118,483 sf Yes Height (Max) 46 if roof pitch 5/12 42 if roof pitch < 5/12 45 (front pitched) 36 -6 (flat rear) Yes Height (Min) 24 or 2 stories

3
stories Yes

Density No limit No Limit Yes Parking 78 spaces 79 spaces Yes (see parking section below) STANDARD COMMERCIAL RESIDENTIAL-2 (CR-2) PROPOSED COMPLIES? Bicycle Parking 1 per 10 new parking space required = 2
Tagged Passions:commercial, Bicycles, parking, and bicycles

12
Yes

Max Curb Cut 24 24 Yes Pedestrian Frontage 13.5

Tagged Passions:Pedestrian and zoning

5
attached landscape 6 detached clear width

13.5 5 attached landscape 8 detached clear width Yes Primary Street Yard Setback
Tagged Passions:buildings and grounds and streets

0
10

8
Yes

Secondary Street Yard Setback
Tagged Passions:streets

0
10 N/A Yes

Rear Yard Setback 10 South: +100 Yes Side Interior Yard Setback

No additional detail provided

5
East: +30 West: +70

Yes

Number of Stories In LO: 3 3 Yes Street Fa ade Width Pearl: 70 of 215 = 150.5 Existing: 31.5

Proposed: 74 Total: 105.5 Yes1
Tagged Passions:streets

3rd-story step-back 10 15 Yes Transparency Ground story: 40

No additional detail provided

Upper stories: 20 Ground story: 40 Upper stories: 20

Yes

Blank Wall Area Primary Street: 35 Less than 35 Yes Story Height Ground story: 12

Upper stories: 7 -6 Ground story: 12 Upper stories: 9 -7 Yes
Tagged Passions:streets

1
The applicant is not scraping the entire lot, but rather redeveloping a portion of the lot fronting Pearl. Staff determined that since the applicant is significantly improving the street fa ade width and full compliance with the Street Fa ade Width requirement would cause new issues with access and circulation since some development fronting Pearl will remain.

Staff Analysis Current LDRs As shown in the dimensional limitation table above, the project meets all applicable LDR regulations related to physical development, and in some areas exceeds the requirements. In general, the applicant has successfully incorporated a new three-story building within an existing site while significantly improving and simplifying vehicle circulation in addition to improving over 200 of pedestrian frontage with compliant sidewalks and landscaping. Site Design As mentioned above, the project site is large (2.72 acres), has existing development that will remain and fronts three streets. The principal design challenge is to redevelop only a portion of the site, with existing development to remain, while reducing significant impacts on access (vehicular and pedestrian), parking and circulation. In general, the applicant has done a credible job at addressing these concerns with the removal of a curb cut, implementation of one-way circulation and pedestrian improvements. In addition, the placement of the building is consistent with the CR-2 zoning district and meets all applicable regulations, such as setbacks, sidewalks, height, etc. Furthermore, parking is mostly hidden from public view on Pearl Avenue except for the two vehicular access points which serve as circulation and parking. Staff finds that the site design is well laid out and functional.
Tagged Passions:compliance, development, Pedestrian, regulation, parking, zoning, and Development

Access/Circulation/Traffic

Tagged Passions:traffic

Traffic Analysis: A traffic impact analysis prepared by Nelson Engineering has been provided as part of this application. In summary, the analysis concludes that the proposed development will add an additional 14 trips per hour during the PM peak period to the adjacent transportation system. The analysis concludes that The proposed development is expected to only slightly augment the current trip generation, and is expected to remain similar in nature The additional 14 trips per hour crested by this development will be easily absorbed into a network that currently handles 2,389 trips per hour.

No additional detail provided

Tagged Passions:transportation, development, traffic, and Development

Based upon the information provided, staff finds that the use of the existing signalized intersection in the immediate area (5-way) can adequately serve the proposed development and no transportation improvements are necessary.

Vehicular Access/Circulation: As stated above in the project description, the project will remove one vehicular access point on Pearl Ave and continue to allow vehicular access from the remaining two access points. Circulation will be significantly improved because the western entrance on Pearl Ave will be a one- way entrance and the eastern entrance will be a one-way exit. Guests entering the site on Pearl Ave will have the option to continue around the new hotel and exit back onto Pearl Ave or the option of exiting out through the Flat Creek Drive access point. The Town engineer supports this new circulation plan as it reduces curb cuts and consolidates vehicular access. Signage will be crucial to communicating the circulation to the public and the applicant has proposed One-Way Do Not Enter signs in all of the correct locations.
Tagged Passions:transportation, signage, development, hotel, advertising, and Development

Based upon the information provided, staff finds that the proposed access plan is functional and meets the LDR requirements for a Development Plan.

Trash/Snow Storage/Bicycle Parking This is a large site and benefits from ample land to store snow even though a large portion of the lot is paved for parking and circulation. The applicant has identified seven locations on the site for snow storage which meets the minimum standards found in the LDRs. Trash enclosures have been provided to the south of the new hotel consistent with the requirements of the LDRs. Bicycle parking has been provided on both sides of the new hotel allowing 12 bikes to park which exceeds the 2 space requirement. Streetscapes/Pedestrian Access Pedestrian Access: As mentioned above, the applicant will reconstruct and improve the existing sidewalk on Pearl Avenue for the entire linear width of the site. The proposal will eliminate one curb cut and the existing porte cochere and provide an approximate 22 wide pedestrian frontage from the curb to the face of the building that will exceed the new District 2 pedestrian requirements and the Community Streets Plan. This includes a 5 wide attached landscape strip with trees and an 8 wide detached sidewalk. The remaining areas between the sidewalk and the building will include landscaping grasses, trees and shrubs. In regards to on- site pedestrian access, new internal sidewalks will be added on both sides of the hotel providing walking access from the hotel to Pearl Avenue. In addition, this site has existing internal sidewalks connecting to both Flat Creek Drive and Clissold Street which provide additional options for guests to walk to and from the site. Landscaping Plant Units: The applicant has provided a landscape plan prepared by a Wyoming Landscape Architect to meet a past condition of approval part of the Sketch Plan. The landscape plan currently shows 13 plant units which is the minimum plant unit requirement for the proposed new LSR and parking. Staff finds that 13 plant units is sufficient to adequately screen the site and based on the current plan the trees and shrubs
Tagged Passions:plant, buildings and grounds, commercial, streets, development, Bicycles, hotel, Pedestrian, snow, streetscape, parking, zoning, bicycles, and Development

are placed properly. Staff has added a condition of approval that prior to issuance of a Building Permit the applicant provide a bond for 125 of the cost of the proposed landscaping.

Landscape Island: Pathways previously provided comments concerning the existing landscape island which straddles the property line between the subject site and the lot to east. On either side of the landscape island was vehicular entrances for both sites spanning a total width of about 32 . The previous design at Sketch Plan had shown the landscape island removed leaving a wide expanse in which pedestrians would have to cross which was a safety concern. A condition of approval was added that the applicant work with the adjacent property owner to find a suitable solution that involves leaving and/or improving the existing landscape island or providing shared driveway access which ultimately will shrink the width of the vehicular access to no more than 24 wide. As shown on the site plan, the applicant has addressed this condition by deciding to improve the existing landscape strip so that it serves as a break between the two properties entryways. Staff finds that the pedestrian frontages, as conditioned, meet the LDRs and intent of the Comprehensive Plan. Parking The following table shows the parking requirements:

Tagged Passions:strategic, property, buildings and grounds, Pedestrian, sites, parking, zoning, and bond

Use Unit Parking Ratio of

Tagged Passions:parking

Units/Rooms Requirement

Existing Lodging .75/room 82 61.5 Existing Short-Term Rentals 1/DU if < 2 bedrooms and < 500 sf; otherwise, 1.5/DU
Tagged Passions:short-term rental and rental

1
1.5

Existing ARUs/Employee Housing 100 Shared 16 100 Shared Proposed Lodging .75/room 20 15 Proposed Employee Housing 100 Shared 2 100 Shared TOTAL REQUIRED 78
Tagged Passions:housing

Based upon the CR-2 parking standards, only the 20 new lodging units generate parking. The two deed restricted employee units benefit from 100 shared parking according to Section 6.2.2.B Shared Parking. Based on the submitted site plan and above analysis, staff finds that the proposed parking plan meets the intent of the LDR standards based on the provision 79 spaces where 78 are required. Also, the site has five (5) on-street spaces on Pearl Avenue and eight (8) on-street spaces on Clissold Street as additional overflow parking. Although these on-street spaces cannot be used to meet the applicant s parking requirement, they are helpful from a practical standpoint as they provide some overflow parking. The applicant also has the option to petition the Town Council to reserve some for valet parking.

Affordable/Employee Housing The applicant is required to provide employee housing for the proposed hotel minus any credits for existing development. The total requirement is as follows: Thus, the total employee housing mitigation requirement is 927.5 square feet. The applicant is providing a total of 942 sf employee housing which slightly exceeds the minimum requirement. All of the housing is proposed on-site and the applicant proposes to provide two deed restricted units in the basement. The two basement studios, 480 sf 462 sf, meet the mitigation requirement and are consistent with the JTCHA livability standards. A draft deed restriction was provided with this application and prior to Certificate of Occupancy for the hotel, the applicant will be required to work the JTCHA to record the deed restrictions with the County Clerk. Staff finds that the applicant s employee housing mitigation plan meets the LDR requirements. DRC Review/Building Design This item was reviewed by the DRC twice during Sketch Plan in which the DRC added three conditions of approval (shown below) related to the character of the building fitting into the Intermountain West. On the second visit to the DRC the applicant satisfied all conditions and the DRC recommended approval to the Town Council.
Tagged Passions:council, streets, development, hotel, parking, Development, and housing

1.
The applicant shall investigate a design and building character that are in line with the Vision Statement

Tagged Passions:strategic

found in the Design Guidelines that states Future development should consider the regional vernacular of the Intermountain West while inspiring innovative design and creativity that emphasizes a positive pedestrian experience . Specifically, the DRC felt the design was foreign to Jackson, the Intermountain West and the existing site. In addition, the choice of materials increased the perceived mass of the building. The transition of styles from the Old World European to the modern back of the building should be reconsidered to create a more compatible transition. The size and types of the windows are out of touch with the existing site.

Tagged Passions:materials, development, Pedestrian, and Development

2.
As the applicant considers a design that fits into the Intermountain West and with the existing development on the subject site, the following principles in the Design Guidelines shall be addressed: Location, connection, composition, street wall, massing and public space.

3. Upon revisiting the DRC, the applicant shall provide a materials sample board and it is highly recommended that a massing model be included that includes neighboring buildings for context.
Tagged Passions:materials, streets, development, and Development

With this Development Plan submittal, the design went back before the DRC on May 9, 2018 to present a consistent design in keeping with the Sketch Plan. No major changes to the architecture, design or materials we presented and the DRC unanimously recommended approval to Town Council as presented

Staff Findings Development Plan. All Development Plan proposals may be approved only if all of the following findings are made: Use Square Footage Requirement Requirement Existing Credit (laundry building cabin to be removed) 1,568 sf 47 / 1,000 73.7 sf
Tagged Passions:materials, council, development, and Development

New Lodging (includes lobby, breakfast room, exercise rooms, etc.)

21,302 sf 47 / 1,000 1,001.2 sf 73.7 sf 1,001.2 sf Net Total 927.5 sf

1.
Comprehensive Plan: The proposed project is consistent with the desired future character described for the site in the Jackson/Teton County Comprehensive Plan.

The subject property is located within District 2 Town Commercial Core, specifically within Subarea 2.3 Downtown. Subarea 2.3 Downtown: This large, mixed-use, TRANSITIONAL Subarea currently consists of a variety of retail, restaurant, office and other commercial activities, along with long-term residences and lodging in a variety of building sizes and forms. Downtown is the center of civic, cultural, economic and social activity for our community as well as the center of the visitor experience, as a significant amount of lodging is located here. The existing character and built form is varied and inconsistent. The goal of this subarea is to create a vibrant mixed use area by accommodating a variety of uses and amenities. The Subarea will be the starting point for the development of a refined Lodging Overlay boundary and future discussion of the type and size of lodging desired. A key challenge will be to provide a balance between lodging and long-term residential housing. Future structures will be predominantly mixed use, while multifamily structures will be allowed if it properly addresses the street. Commercial uses that create an active and engaging pedestrian experience will be predominantly located on the first and second floors of buildings. Example of these units include restaurants, bars, a variety of retail shops and commercial amusement. Furthermore, as portions of the subarea will be located within a future Downtown Retail Shopping District, uses such as office, residential and lodging will be predominantly located on upper floors. A goal of the subarea will be to create a consistent building size and form. In the future, a variety of two to three story buildings are desired. Buildings should be located to create an attractive street wall and take advantage of good urban design principles including massing, articulation and the provision of public space. The pedestrian realm will be of great importance in this mixed use subarea, and emphasis should be placed on adding improvements focusing on the pedestrian experience. Parking should continue to be provided predominantly in public lots and on the street to create a vibrant, walkable area that is orientated to the pedestrian. On-site parking should be predominantly underground or screened from view. Future redevelopment should enhance the Flat Creek corridor for recreational and ecological purposes. Buildings should front onto the creek to provide opportunities for interaction and enjoyment of this community resource.

Tagged Passions:restaurants, strategic, property, commercial, streets, downtown, development, corridor, Pedestrian, recreation, parking, Development, and housing

Complies. Staff finds that the project is consistent with the described vision for Subarea 2.3. Both the current and proposed uses fit within the lodging overlay and are consistent with the physical development standards within the CR-s zoning district. From a pedestrian standpoint, the proposed project will benefit the public with new compliant sidewalks and landscaping to encourage walking. Also, the ground level uses facing Pearl Ave consist of lobby and a breakfast area which are the more engaging uses typically found within hotels. In addition to the new sidewalks, the building will be setback approximately 22 from the back of curb and the areas between the building and the sidewalk will be amply landscaped creating a much improved pedestrian experience from what currently exists. Parking will mostly be screened from the street, however since the proposed development is only for a portion of the site, parking will be visible along both vehicular access points. In regards to size and scale, the new project will be larger than surrounding development but consistent with the new CR-1 zoning regulations which allows what is being proposed. However, moving east along Pearl Avenue the development patterns begin to better match the subject project in terms of scale and bulk which is consistent with the vision for this subarea. Furthermore, the project will create a new and attractive street wall with recessed third floor that will provide an improved pedestrian and guest experience.

No additional detail provided

Tagged Passions:strategic, buildings and grounds, development, hotel, Pedestrian, regulation, parking, zoning, and Development

In addition, Staff finds that the application should be reviewed for consistency specifically with the policy objectives of District 2 Town Commercial Core as follows

No additional detail provided

Tagged Passions:commercial and policy

Common Value 1: Ecosystem Stewardship

Complies. Not Applicable. Common Value 2: Growth Management Policy 4.1.b: Emphasize a variety of housing types, including deed-restricted housing

Tagged Passions:policy, growth, and housing

Complies. Staff finds that although the proposed project is primarily lodging in nature, the applicant has provided two deed restricted employee rental units which meet the minimum requirements of the LDRs, thus the project complies with Policy 4.1.b.

Policy 4.1.d: Maintain Jackson as the economic center of the region

Tagged Passions:policy and rental

Complies. Staff finds that the proposed project will maintain Jackson as the economic center of the region by improving an undeveloped site and by enhancing Pearl Avenue which serves as an important corridor within Town limits.

Policy 4.2.c: Create vibrant walkable mixed use subareas

Tagged Passions:policy and corridor

Complies. Staff finds that the proposed project provides a significant improvement to this section of Pearl Avenue as it creates compliant pedestrian sidewalks along a busy town corridor. Although the proposed use is mostly lodging, the new development will enhance the activity in the section on Pearl Ave and accommodate foot traffic with the new pedestrian elements. In addition, the reduction of one vehicular entrance will also create a safer experience for pedestrian traffic.

Policy 4.2.d: Create a Downtown Retail Shopping District Complies. Not applicable. Policy 4.2.f: Maintain lodging as a key component in the downtown Complies. Staff finds the proposal directly meets the intent of Policy 4.2.F as it provides a new three- story hotel.

Tagged Passions:streets, policy, downtown, development, hotel, corridor, Pedestrian, traffic, and Development

Policy 4.4.b: Enhance Jackson Gateways

Complies. Although not a gateway, Pearl Avenue is often viewed as an important corridor and the proposed project will enhance pedestrian and vehicular experience with improved sidewalks and landscaping. Policy 4.4.d: Enhance natural features in the building environment Complies. Not Applicable.

Tagged Passions:streets, policy, corridor, Pedestrian, gateway, environment, and Conservation

Common Value 3: Quality of Life

Policy 5.2.d: Encourage deed-restricted rental units
Tagged Passions:policy and rental

Complies. The applicant is meeting their employee housing requirement in the form of two, on-site deed restricted units.

Tagged Passions:housing

Policy 6.2.b: Support businesses located in the community because of our lifestyle

Tagged Passions:policy and business

Complies. Although the development will mostly serve tourists and guests, the proposed pedestrian improvements will benefit all who use them including local business employees and patrons.

Policy 6.2.c: Encourage local entrepreneurial opportunities Complies. Not applicable. Policy 6.3.a: Ensure year-round economic viability
Tagged Passions:policy, development, Pedestrian, business, and Development

Complies. Staff finds that the proposed project ensures year-round economic viability because lodging is needed year-round for tourists and guests.

Policy 7.1.c: Increase the capacity for use of alternative transportation modes

Tagged Passions:transportation and policy

Complies. As conditioned, staff finds that the capacity for alternative transportation modes is slightly increased with the provision of bicycle parking and with improved pedestrian sidewalks and streetscapes. This site is already located within walking distance to the Downtown Core thus foot and bike traffic are already viable options. Furthermore, this site is within close walking distance to the bus stops at the 49 er Inn and Flat Creel/Hoback Sports.

No additional detail provided

Tagged Passions:Public Transit, transportation, streets, downtown, Bicycles, hotel, Pedestrian, sports, streetscape, traffic, parking, and bicycles

2.
NRO/SRO: The proposed project achieves the standards and objective of the Natural Resource

No additional detail provided

Overlay (NRO) and Scenic Resources Overlay (SRO).

Complies. Not applicable. The property is not located within the Natural Resource Overlay (NRO) or Scenic Resources Overlay (SRO).

Tagged Passions:property

3.
Impact on Public Facilities: The proposed project does not have a have a significant impact on

No additional detail provided

public facilities and services, including transportation, portable water and wastewater facilities, parks, schools, police, fire, and EMS facilities.

No additional detail provided

Tagged Passions:Utility, utility, parks, transportation, EMS, public safety, education, services, sewer, and water

Complies. As conditioned, staff finds that the proposed project will not have significant impacts on public facilities and infrastructure. In addition, the new building will be fire sprinkled which is helps reduce impacts on the Fire Department. Furthermore, the removal of the existing porte cochere and removal of one curb cut significantly improves vehicular circulation and safety on Pearl Avenue.

No additional detail provided

Tagged Passions:fire departments and districts

4.
Design Guidelines: The proposed project complies with the Town of Jackson Design Guidelines, if

applicable.

Complies. Staff finds that the application complies with the Town of Jackson Design Guidelines based on the applicant going before the DRC on three occasions and receiving unanimous support for all DRC members.

No additional detail provided

5.
LDR Compliance: The proposed project complies with all relevant standards of these LDRs and

No additional detail provided

Tagged Passions:compliance

other Town Ordinances.

No additional detail provided

Tagged Passions:ordinance

Complies. Staff finds that the application meets all standards required of the LDRs for development in the CR-2 zoning district. Staff also finds the project to be in compliance will all other Town Ordinances.

No additional detail provided

Tagged Passions:compliance, ordinance, development, zoning, and Development

6.
Past Approvals: The proposed project is in substantial conformance with all standards or conditions

of any prior applicable permits or approvals.

Complies. The applicant has submitted a Development Plan which is in strong conformance with the previously approved Sketch Plan and no major changes have been made. In addition, the applicant met all conditions of approval from the previous Sketch Plan that pertain to this Development Plan such as providing a landscape plan prepared by a Wyoming Landscape Architect.

ATTACHMENTS Department Reviews Applicant Submittal STAKEHOLDER ANALYSIS
Tagged Passions:buildings and grounds, development, and Development

The main stakeholders are the adjacent property owners, public and tourists who utilize the sidewalks.

PUBLIC COMMENT None. FISCAL IMPACT There will be no significant fiscal impact to the Town if the proposed project is approved. STAFF IMPACT There will be no significant impact to staff resources if the proposed project is approved. LEGAL REVIEW Complete. RECOMMENDATIONS/ CONDITIONS OF APPROVAL The Planning Director recommends approval of Development Plan (P18-128) for a three-story hotel building with employee housing on a property located at 480 W Pearl Avenue, subject to the department reviews attached hereto and the following conditions of approval:

Tagged Passions:property, legal, streets, development, hotel, Pedestrian, planning, Development, and housing

1.
Prior to issuance of a Building Permit the applicant shall provide a landscape bond in the amount of 125 of the cost of the required plant units.

No additional detail provided

Tagged Passions:plant, buildings and grounds, and bond

2.
Prior to issuance of a Certificate of Occupancy for the hotel the applicant shall work with the Jackson Teton County Housing Department to record the required deed restrictions against the property.

No additional detail provided

Tagged Passions:property, hotel, and housing

3.
The Development Plan shall expire within 18 months of Town Council approval unless a Building Permit for the project is submitted by December 22, 2019.

SUGGESTED MOTIONS

Tagged Passions:council, development, and Development

Based upon the findings for a Development Plan as presented in the staff report and by the applicant related to 1) Consistency with the Comprehensive Plan; 2) Achieves purpose of NRO SRO overlays; 3) Impact of public facilities services; 4) Compliance with Town Design Guidelines; 5) Compliance with LDRs Town Ordinances; 6) Conformance with past permits approvals for Item P18-128, I move to recommend approval to the Town Council approval of a Development Plan to develop a three-story hotel building with employee housing for the property located at 480 W Pearl Avenue, subject to the department reviews attached hereto and the following conditions of approval:

Tagged Passions:council, strategic, property, compliance, services, ordinance, development, hotel, Development, and housing

1.
Prior to issuance of a Building Permit the applicant shall provide a landscape bond in the amount of 125 of the cost of the required plant units.

No additional detail provided

Tagged Passions:plant, buildings and grounds, and bond

2.
Prior to issuance of a Certificate of Occupancy for the hotel the applicant shall work with the Jackson Teton County Housing Department to record the required deed restrictions against the property.

No additional detail provided

Tagged Passions:property, hotel, and housing

3.
The Development Plan shall expire within 18 months of Town Council approval unless a Building Permit for the project is submitted by December 22, 2019.

No additional detail provided

Tagged Passions:council, development, and Development

30
7.

No additional detail provided

41
3.

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. P EA R L AV EN U E JA C KS O N , W YO M IN G EXISTING SITE PLAN Th e Ar ch ite ct re ta in s in te lle ct ua l p ro pr ie ta ry ri gh ts o ve r an y ar ch ite ct ur al d oc um en ts / w or k th at h

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a w rit te n st ip ul at io n to th e co nt ra ry . Irrigation Control Valve Electrical Outlet Spigot

24
Dia. Manhole/Water

VavleSwing Set Flow Line Post Rail Fence

Tagged Passions:Utility, utility, transportation, and water

2x2' Stone Posts w/ Rail Fence

CP No. 2 Elev.=101.8

Tagged Passions:transportation

Mag Nail Found

Area of Snow Storage. Edge of Asphalt is Approximate

W E I I I I I I P T Spa LaundryG Side Walk Grass Asphalt Grass Asphalt AsphaltAsphalt Grass 100.0 100.0 101.0 100.3 100.2 100.1 100.7 99.8 99.698.4 98.8 99.3 100.0 100.4 100.9 99.7 100.0 99.7 101.0 101.2 100.4 99.9 100.2 101.7 101.1 100.7 100.0 99.6 99.9 100.2
Tagged Passions:snow

24
24

No additional detail provided

24
24

No additional detail provided

24
24

No additional detail provided

16
101.1

101.5 99.9 99.7 99.5 99.3 99.7 99.4 99.3 99.8 99.8 99.9 100.3 100.5 100.5 100.0 Covered Deck FF=100.4 Elk Country Inn 2.72 Acres Rec S S W N 89 35'25 W 275.09' S 00

Tagged Passions:hotel

2
6'

39
W

No additional detail provided

14
9.

96 ' S 89 31'24 E 215.36' 99.3 99.8

0
28

2.
55

' West Pearl Avenue Landscaping

1
=20'

EXISTING SITE PLAN C lis so ld S tre et EXISTING 'A' BLDG EXISTING SETTLER BUILDING EXIST CT CAN 3 PHASE POWER VERIFY IN FIELD

2
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41
3.

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th e ar ch ite ct a re un de rta ke n fo r a nd a re p er fo rm ed in th e in te re st o f t he na m ed o w ne r f or th

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No additional detail provided

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2' -0

No additional detail provided

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5'-0 13'-8 1/2

No additional detail provided

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2' -0

No additional detail provided

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5'-0 13'-8 1/2

No additional detail provided

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