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HomeMy WebLinkAboutExhibit A.1_Temporary Use Review Criteria_Staff FindingsExhibit A.1 Temporary Use Review Criteria Staff Findings Page | 3 TEMPORARY USES Land Use Code Section 26.450.030 When considering a development application for a temporary use or an insubstantial temporary use, the Community Development Director or City Council shall consider, among other pertinent factors, the following criteria as they or any of them, relate thereto: A. Location, size, design, operating characteristics and visual impacts of the proposed use. Staff Response: The Applicant proposes to erect two tents in the Fountain Courtyard to supplement operations of the Special Events tent for up to 40 days per year through winter 2026-2027. Staff is generally supportive of the proposed tents for two reasons: (1) they are compatible with uses allowed within the Lodge (L) zone district and will complement existing resort operations; and (2) they are modest in size resulting in little to no visual impact on the surrounding neighborhood. As previously mentioned, Council approved the special events tent within the Fountain Courtyard for 40 days per year through 2027. The tent is intended to accommodate one- off events that are typically associated with a resort such as weddings, corporate retreats, etc. Because these types of functions are integral to a resort operation, Staff finds that impacts related to traffic congestion, parking management and employee generation to be minimal. The Fountain Courtyard is surrounded by prominent four- story walls of the hotel, shielding these structures from view from the adjacent neighborhood and rights-of-way. The presence of the proposed tents will likely have little to no impact on the character of the immediate vicinity. Staff finds this criterion to be met. B. The compatibility of the proposed temporary use with the character, density and use of structures and uses in the immediate vicinity. Staff Response: The St. Regis Resort is located within the Lodge zone district and has a Planned Development overlay. The property is built large enough to accommodate temporary structures in various locations simultaneously. The Fountain Courtyard is sunken below the street-level and are surrounded by prominent four-story walls of the hotel. The presence of the proposed structures will likely have little impact on the character of the immediate vicinity. Staff finds this criterion to be met. C. The impacts of the proposed temporary use on pedestrian and vehicular traffic and traffic patterns, municipal services, noise levels and neighborhood character. Staff Response: Conversely, the proposed tents are intended to complement operations of the Special Events Tent by providing sufficient space for back of house needs and a more comfortable environment for patrons walking from inside the resort to the Special Events tent. The proposed tents are not intended to augment existing resort operations nor accommodate uses that are not allowed-by right within the Lodge zone district. Given the limited scope of operations associated with the tents, Staff does not believe Exhibit A.1 Temporary Use Review Criteria Staff Findings Page | 4 that vehicular and traffic patterns, noise levels and neighborhood character to be significantly impacted. Staff finds this criterion to be met. D. The duration of the proposed temporary use and whether a temporary use has previously been approved for the structure, parcel, property or location as proposed in the application. Staff Response: Prior to 2017, staff administratively approved temporary structures on an as-needed basis for the St. Regis. Starting in 2017, staff worked with the applicant to memorialize long-term approvals for temporary structures by bringing the requests to City Council for review. Council approved Resolution #158, Series of 2017 to allow the installation of a tent for up to 40 days per year within the Fountain Courtyard for five years with the ability to renew for up to ten years. Council approved the renewal of the Special Events Tent for an additional five years from winter 2022 -2023 – winter 2026 – 2027 via Resolution #128, Series 2022. The tents proposed in this application are intended to complement the Special Events tent and will be installed during the same 40-day period for up to four years (through Winter 2026 – 2027). Staff finds this criterion to be met. E. The purposes and intent of the zone district in which the temporary use is proposed. Staff Response: The purpose of the Lodge zone district is to encourage the operation of lodges, tourist-oriented multi-family buildings, high occupancy timeshares, and ancillary uses compatible with lodging to support the City’s resort economy. The temporary uses that are proposed would support that purpose. Staff finds this criterion to be met. F. The relation of the temporary use to conditions and character changes which may have occurred in the area and zone district in which the use is proposed. Staff Response: Character changes in the area and zone district have not changed to the extent that temporary/seasonal structures are impact. The proposed use of the subject tents is consistent with the uses allowed pursuant to the Lodge zone district. Staff finds this criterion to be met. G. How the proposed temporary use will enhance or diminish the general public health, safet y or welfare. Staff Response: The proposed tents are intended to improve operations and working conditions for existing hotel employees. One of the tents will provide a covered environment for back of house operations during winter months. The other tent will provide a covered walkway for patrons accessing the Special Events tent. These uses are consistent with the Lodge Zone district and complement the Special Events tent. Staff finds this criterion to be met.