Massive West End development in Edwards gets green light from Eagle County

The Eagle County Board of Commissioners approved the West End development in Edwards on Monday, though more work remains to be done before construction can begin.

During deliberations, commissioners said East West Partners’ proposal was not perfect, but said the 275-unit lease was “adequate” and met a desperate need for housing in the valley.

Although public comment was limited to a few changes to the plan — variances that had been removed since the last hearing on Aug. 5 — the hearing room was still largely filled with residents, most of whom opposed the plan.

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Residents spoke at the meeting about traffic impacts, as well as the size of the proposed building and its potential effects on adjacent Eagle River Reserve open space.

Although most public comments on the proposal were closed after the Aug. 5 meeting, changes to a proposed retaining wall were open for public comment.

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Residents still unhappy

Resident Joanna Kerwin said while the wall would not encroach on open space, it would still have to be removed to reduce the height of the building.

During the candidate’s introduction, Kevin Murphy, vice president of real estate development for East West Partners, responded to an earlier question from commissioners about where residents would receive their mail by saying the building would have a mail room, adding that his company had been in contact with Rep. Joe Neguse’s office about making it an official postal facility.

Commissioners, along with residents, also expressed concern about traffic, particularly regarding the proposed circular road through three properties: the West End, the Gashouse Restaurant and Edwards Plaza. The road will only allow residents and customers to turn right in and out of the area.

Residents wondered why the traffic study used in the approval was from early 2020.

Murphy noted that the study was conducted in early March of that year, before the economic shutdowns caused by the COVID-19 pandemic.

Later in the hearing, Eagle County Engineer Ben Gerdes said the initial approval of the loop road and access plan by the Colorado Department of Transportation — which controls both the Edwards Access Road and U.S. Highway 6 — was granted for a previously approved plan. Gerdes said the numbers from the initial traffic study were adjusted to account for growth, as well as other approved developments. Other adjustments were made because the previously approved plan included about 100,000 square feet of commercial space, which was expected to generate more traffic.

Having trouble getting to I-70?

During the commissioners’ deliberations, Jeanne McQueeney expressed concern that people leaving the loop road and heading toward Interstate 70 would be in the right lane and then have to immediately move to the left lane, which could cause more traffic jams.

Murphy responded that the same traffic pattern is in place at the Westin Riverfront Village in Avon.

Commissioner Kathy Chandler-Henry said that with 275 studios, one- and two-bedroom apartments on the site, “it’s not just going to be new occupants.” Perhaps, she added, families will be able to live closer to their workplaces, which could ease traffic.

Responding to concerns from some residents about impacts on the Eagle River Reserve, Chandler-Henry said having density next to open space is essential, both for the open space and for residents.

Commissioner Matt Scherr noted that new development inevitably brings more traffic, adding that the expansion of transit with the arrival of Core Transit could perhaps ease car traffic in the area. This site, he added, is a good place to expand transit service. And, he noted, a project with fewer units but more commercial space could increase traffic at this busy intersection.

Chandler-Henry said she and the other commissioners had to weigh a multitude of land use and other standards in deliberating the fate of West End’s application, requiring the passage of 11 separate motions.

“It’s not ideal,” Chandler-Henry said. “But it’s good enough.”