[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6629598,"mediaKeyId","2703513-b44022c7133fd031d65b9b20bb315e0b","parentId",2703513,"title","Planning commission backs sketch plan for mixed‑use hotel/condominium project, raises contamination and loading‑zone concerns","audioSeconds",3647,"startMs",6297000,"endMs",9944000,"viewUrl","/Search/View?dp=1&key=2703513-b44022c7133fd031d65b9b20bb315e0b&start=6297&end=9944","thumbnailUrl","https://assets.pipeline.soar.com/2703513-b44022c7133fd031d65b9b20bb315e0b/thumbnail_6297000.jpg","articleUrl","/articles/6629598/Wyoming/Planning-commission-backs-sketch-plan-for-mixeduse-hotelcondominium-project-raises-contamination-and-loadingzone-concerns","mediaUrl","https://secure.pipeline.soar.com/6629598-647bbf067d83b4a6c666b0623ba3b8bf/orig.mp4?Expires=1770488116&Signature=AzcZz6xXItr4MPfFxyO0iOHwe-JGS~QIhvIu7uX2BKc9JXiNHPWO35Ym1gkggiQqRXlbCnx7XhAtIoz-Gt8wkxVKyy~H0ocmFne0wh1VihJhU7BdD~OZ9csWWyMgnrJwqrTPJswl3I4Qynif~f-M77eXUZI6G8IUbSsgNCYjx7iPvuajbPcvQZAjV80fFot972k6h34wpQNw1zBfbHN2qrxf~rkyhhujHB0V~QMIurdSM0zTfpWq9IErX9W~r4wF9A1a3ci~F3YwH64O3bXiXFgWCF4WFMsHHK9NOPJCCvwUr2yTfPZGCysCLZvhRFgX1PfFq17w~HCObNI6dzH7Rg__&Key-Pair-Id=KUT5TJCACFTXG","author","Jackson","date","2025-03-19T00:00:00Z","article","The Town of Jackson Planning Commission on March 19 voted to recommend approval of a sketch plan for P204‑170, a proposed approximately 190,000‑square‑foot mixed‑use project with hotel and condominium components, five buildings and underground parking. Staff recommended approval with conditions; the commission voted to forward the sketch plan to the town council for the April 21 meeting.

Tyler Valentine, town planning staff, said the project team reduced the footprint of the east‑side basement to avoid the northern area associated with a historical benzene plume and that the revised site plan shows a landscape‑service ratio (LSR) of about 15%, above the minimum required. He told commissioners staff had added conditions requiring final, development‑plan level details — including final square‑foot allocations for restaurant and amenity spaces and a geotechnical and remediation plan prior to development approval.

The applicant team said they had revised building massing following the Design Review Committee (DRC) feedback to create greater continuity along North Cache Street and to move basement parking away from the plume area. Brad Wexep, identifying himself as a project representative for Mogo Capital, said the design changes and DRC recommendations produced a \"better project\" and that the team had validated housing‑credit and LSR calculations with staff.

Two subjects generated the most scrutiny from commissioners and the public: contamination monitoring and the alley loading/access plan. Amy Kershaw of the Jackson Hole Conservation Alliance asked the commission to include staff‑recommended conditions addressing contamination and to require that an updated traffic study follow county transportation‑study guidelines. In public comment, another speaker noted the applicant is building other housing projects in the valley and said a third‑party traffic analysis would be prepared.

On contamination, staff and the applicant described ongoing environmental analysis. Valentine noted the project team had supplied a geotechnical and environmental report and would bring a remediation plan and any required DEQ (state environmental agency) coordination to the development plan stage. Commissioners asked whether the town or DEQ would require long‑term monitoring after construction; staff said DEQ is the technical regulator for petroleum‑related contamination and that remediation plans and monitoring requirements will be developed in that permitting process and submitted with the development‑plan package.

Commissioners also questioned how loading and deliveries would operate where a hotel’s service and deliveries are planned on the west side of an alley while the development’s residential Building A fronts the east side of the same alley. Several commissioners asked the applicant to further study alternate loading configurations or time‑of‑day delivery restrictions to limit noise and activity near residential entries, and to document how common areas, trash storage and snow storage would be managed if ownership of residential units is later separated from hotel ownership.

Other technical items: staff reported parking calculations changed modestly (staff noted a small reduction in unit counts and a drop from about 112 to 109 keys in one revision), the project shows opportunities for mechanical stacker parking and for on‑site parking if a requested reduction is not approved, and the DRC recommended cohesive materials and stepped upper floors on north Cache to reduce perceived massing.

Action taken: the commission voted to recommend approval of Sketch Plan P204‑170 to the town council, subject to the conditions in the staff report dated March 19, 2025. The item was scheduled for town council consideration on April 21.

What’s next: the applicant will continue design work and must submit a full development‑plan application that addresses the staff conditions, the geotechnical/remediation plan and any traffic‑mitigation requirements before the town council takes final action.","mediaType","Video","parentTitle","Jackson - Joint Planning Commission - Mar 19, 2025","oneSentenceSummary","The Town of Jackson Planning Commission voted on March 19 to recommend approval of Sketch Plan P204‑170 — a roughly 190,000‑square‑foot, five‑building mixed‑use hotel and condominium project — to the town council, subject to staff conditions and further study of contamination monitoring and alley loading arrangements.","taxTitle","Jackson Planning Commission, Jackson, Teton County, Wyoming","taxId",68753,"location","Wyoming","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6629604,"Joint planning staff warn county and town are nearing 7% growth trigger; recommend scoping for next comp‑plan review",4968,222000,5190000,"/Search/View?dp=1&key=2703513-b44022c7133fd031d65b9b20bb315e0b&start=222&end=5190","https://assets.pipeline.soar.com/2703513-b44022c7133fd031d65b9b20bb315e0b/thumbnail_222000.jpg","/articles/6629604/Wyoming/Joint-planning-staff-warn-county-and-town-are-nearing-7-growth-trigger-recommend-scoping-for-next-compplan-review","https://secure.pipeline.soar.com/6629604-7b9faccc0a9ab32a1fc0421ac01ca250/orig.mp4?Expires=1770488116&Signature=ZyTBJelMXxmxRFUPcAY9cuQecdBzIjzGpK3Qc47zyhr31Jo5RtMzKGi9grl0XpHieuKmXh2~Sg0ArBiwFCVo2v5hBg5CAhM1t3ady6WDXe4vbH~nYYG~117-LFNaB4SawdMMuDKzsceh7Kvdw7iAT0TLhYQuGgBduIpxUaBRMINRUMVr4aEhZzR1YZ-SVhwqgfq4Prcf~YK3bKk~sK0LgIHAphUtp24lPZL9vdPbfJYd~yz5qQftegDfZPoI-BPrPcjAc2KLbaFLyIQj8IUkJE4y02JJVQ9U4EfY7eL2qwMvppF7W2-7pgPcXN-DvCKgVRxlUUZ7uzgZy8cSt3k3FQ__&Key-Pair-Id=KUT5TJCACFTXG","Ryan Costner, a joint long‑range planner for the Town of Jackson and Teton County, told the joint planning commissions on March 19 that the community’s indicator report and a new interactive dashboard show the county is approaching a 7% residential growth trigger that would prompt review of the joint comprehensive plan.

\"We are just about there. We are at 6.7% now,\" Costner said, explaining the trigger is tied to residential unit growth and not commercial development. He said most recent units are deed‑restricted housing in town and that the location of growth — within complete neighborhoods rather than rural areas — is meeting a key policy goal of the plan adopted in 2012 and updated in 2020.

The indicator report, Costner said, also shows rising vehicle miles traveled and greenhouse‑gas emissions, and continued job growth that is outpacing housing production. He described the new interactive dashboard, now available at JacksonTetonPlan.com, as a way for commissioners and the public to examine trends over more than 20 years of data.

Why it matters: the comprehensive plan includes an adaptive‑management program that uses monitored indicators to trigger further planning if metrics move beyond stated thresholds. Commissioners were asked to weigh in on a recommended FY26 work plan and on whether staff should begin scoping the next comprehensive‑plan revision to limit unnecessary consultant expense and better define the scope of any amendment.

Staff and commissioners discussed several resource and policy follow‑ups. County planner Erin Monroe (county long‑range planning) and other staff described recent work including the County Natural Resources Overlay update, review of the Scenic Preserve Trust, and the Smith‑Collins LDR amendments. Costner and Monroe said staffing capacity is limited after the long‑range team lost a planner position last year, and that programmatic items may need to be prioritized.

County staff and commissioners flagged water quality and monitoring as a top new program need. Chris Peltz, a county staffer, said the county has set aside funds for monitoring and is partnering with state and federal groups and university researchers. \"We have in our capital budget as well as our ongoing budget, half a million dollars directed toward monitoring over the next several years,\" Peltz said; he called monitoring complex and noted some measures require laboratory analysis.

Commissioners pressed staff about whether new or different indicators should be added to the dashboard — for example, tracking renewable energy production or groundwater metrics — and how indicators connect to the work plan and to allocation of staff time and public dollars. Costner and others said indicators come from the comprehensive plan’s policy priorities and adding indicators or changing them would generally require a plan amendment or a separate policy decision.

On specific program priorities, staff recommended: (1) scoping a possible comp‑plan amendment now so elected officials can decide how big a rewrite, if any, is needed; (2) advancing water‑quality‑related LDR amendments on the county list; (3) continuing to resource conservation programs and the dashboard; and (4) asking the commissions to advise elected officials on which town and county LDR items to prioritize.

Action taken: the Teton County Planning Commission voted to recommend that the Board of County Commissioners adopt the proposed FY26 implementation work plan dated April 15, with suggested conditions and follow‑up (motion carried). The town planning commission separately discussed and prioritized several town projects for referral to town council, including a workshop on town LDRs scheduled for April 21.

What’s next: staff will carry commission comments into a staff report to elected officials and return later with scoped proposals for any comp‑plan work, formal LDR amendments and associated monitoring plans that would set technical details for water‑quality and other environmental metrics.","Joint long‑range planning staff presented the annual indicator report and FY26 work plan, saying residential growth is near the 7% trigger that would prompt a comprehensive‑plan review, while calling for targeted scoping, more monitoring of water and natural resources, and a prioritized work program given limited staff capacity.","actionData","errors"]

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Planning commission backs sketch plan for mixed‑use hotel/condominium project, raises contamination and loading‑zone concerns

Joint planning staff warn county and town are nearing 7% growth trigger; recommend scoping for next comp‑plan review