275-unit apartment complex in Edwards one step closer to approval

The Eagle County Planning Commission Wednesday recommended approval of the West End project in Edwards, but it took some time.

Wednesday’s meeting lasted about three hours, and was the board’s second meeting regarding the project. The plan, proposed by East West Partners, calls for 275 studio, one- and two-bedroom apartments on a site just west of the Gashouse restaurant.

The plan is complicated. Access includes a loop road through the West End property, as well as land owned by owners of the Gashouse and Edwards Plaza. The loop road will ensure that every vehicle entering or leaving the property will make a right turn.

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Chris McGranahan, a traffic consultant for the developers, noted that the traffic plan has been approved by the Colorado Department of Transportation, which controls access to U.S. Highway 6. McGranahan said the agreement with the state agency and Eagle County officials took “many years,” and was only approved in 2023.

“Traffic studies tend to be complicated, and this one is even more so,” McGranahan said.

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Highway access levels of service are measured in letter grades. Like school, an F is a failing piece of road. The projected levels of service at peak hours range from D to E.

The amount of traffic into and out of the project concerned some commission members.

How much traffic?

Commission member Vern Brock said he believes the project could increase local traffic by 50%. McGranahan replied the studies show the traffic increase is “nowhere near” that number.

Still, West End’s development will create traffic delays at the roundabout. County Engineer Ben Gerdes noted that the 2040 estimated peak-time delay could be just less than 45 seconds when West End and the Edwards RiverPark are complete.

Some commission members were also concerned about the proposed on-site parking rate of 1.13 spaces per bedroom.

Jim Telling of East West Partners told commission members that the parking will be managed through an on-site system. And, he added, tenants will pay extra for parking.

Community members at the meeting largely supported the plan.

Todd Williams of Riverwalk told commission members that West End is an opportunity to provide more deed-restricted housing in the area. And, he noted, proximity to bus stops and many of Edwards’ shops and restaurants provide an opportunity for “multi-modal” transportation.

Mark O’Sullivan of Edwards Plaza told commission members that “We’re very excited” to have West End as a potential neighbor. And, O’Sullivan added, Edwards Plaza tenants are excited to have people living right next door.

Craig Cohn of Vail Health noted that the valley is “thousands of units” short on housing right now. West End, he said, is being developed by a private company, using private funding.

Is it too big?

“I believe this is the right place for a project of this size and scale,” Cohn said.

But longtime resident Don Welch said while “I’m for workforce housing,” the proposed building is too big for the site.

“I think the site needs to be developed, I just think (this is) the wrong project,” Welch said.

Edwards resident Joanna Kerwin also said West End is “where housing belongs.” But, she added, she’s “extremely concerned” about additional traffic, wondering how people in the Homestead neighborhood would safely evacuate in case of emergencies.

During the commission’s discussion, board member Bob Warner said he doesn’t think the proposal meets the standards of the Edwards sub-area plan.

“This will change Edwards forever,” Warner said, adding that in his view, either the proposal or the sub-area plan needs to change.

But commission member Patrick Scanlan noted that the project has been endorsed by the Edwards Metropolitan District, adding that West End is a “best-case” solution for the property.

Warner’s questions about master plan compliance led him to vote no on three of the four motions before the board regarding zoning changes, code variances and compliance with the county’s 1041 environmental regulations. Warner’s was the lone dissenting vote on any of the motions for.  

The West End project now goes to the Eagle County Board of Commissioners. That group has the final say on the application.