Planning commission recommends approval of Elevation Condominiums site plan despite pending appeal

The Snyderville Basin Planning Commission voted unanimously on Feb. 13 to recommend approval of the final site plan and condominium plat for the Elevation Condominiums, a six‑unit hotel‑lodging project at 2306 West Red Pine Road in Canyons Village.

Staff senior planner Tiffany Robinson told the commission the proposal complies with the Canyons site‑specific design guidelines and noted a prior Summit County Council action left a plat note limiting primary access and limiting built density on the parcel to roughly 25,000 square feet. Robinson said the current set of plans does not increase the overall allowed square footage on the parcel and that staff recommends forwarding approval with the findings, conclusions and conditions in the staff report.

Applicant Tony Tyler told the commission the team had made a number of design changes with staff input: exterior guest parking was removed and replaced with expanded landscaping, a 50‑foot landscape buffer was added and a previously proposed gate and wall were dropped at the fire district's request. Tyler said the team will not expand unit square footage beyond the plan on file and stated a written commitment not to build more than the 25,054 square feet shown on the plans.

Tyler also described sustainability elements being incorporated into the units — high‑performance building envelopes, triple‑pane windows and rooftop photovoltaic systems — and said the project incorporates many Passive House principles even though full Passive House certification is not feasible for the scheme because the units require gas fireplaces.

Commissioners questioned parking and operations. Tyler said end units will include three‑car garages and the design includes two‑car garages for most units; he said many short‑term guests use Hyatt Centric parking and valet rather than driving directly, and cited occupancy data his team compiled showing roughly 35% of winter guests and about 70% of summer guests arrive by car. Staff also explained that Rocky Mountain Power requires separate meters by building and that utility billing is structured through the homeowners association.

Legal counsel advised the commission that a council‑level appeal filed by nearby HOAs concerns the council’s reversal of the commission’s prior plat decision and does not prevent the commission from completing its review of technical conformity to code. Counsel noted that the applicant assumes the risk of moving forward while the appeal is pending.

Commissioner John moved to forward a positive recommendation to the Summit County Manager based on the staff report’s findings and conditions; the motion was seconded and passed by roll call 7‑0. The county manager will hold a subsequent public hearing and make the final land‑use decision.

Meeting record: The motion to recommend approval was made during the Feb. 13 Planning Commission meeting and passed unanimously. No construction or permit decision is final until action is taken by the Summit County Manager and any outstanding appeals are resolved.