HomeMy WebLinkAboutCliff notesCommunity Development (Planning)
Land Use Reviews:
Subdivision – Major
• Land Subdivision
• Vehicular Rights of Way
Existing Proposed
Parcel 1 23, 897 44,500
Parcel 2 10,917 23183
Parcel 3 2973 10532
Parcel 4 240 375 213303
Rights of way 13,586
• Odd Configuration of replatted lots, does not follow townsite or even the somewhat rectangular
lots along S. Aspen.
• Is vacating these rights of way in the best interest of the community? Can/do some of the rights
of way provide access for pedestrians to the mtn/forest service lands?
• State law requires vacation down the middle of the r-o-w so both adjacent property owners gain
acreage (Hill St – was any of it vacated with Lift One Lodge?). May be okay.
• Want to understand the existing easements better.
• Any issues with county boundary as it relates to lot reconfiguration/ should county land have a
conservation easement on it.
Rezoning
• Is this request compatible with surrounding land uses and zone districts? Subject property is
currently zoned conservation and the surrounding zone districts are zoned Lodge,
predominantly with residential multi-family development on it, the exception being Lift One
Lodge. Why is Ski the appropriate request rather than Lodge?
Planned Development – Project Review
• The overall design changes the historic access and visibility of the lift. The northern end of the
building wraps around the lift, effectively privatizing it from the community and creates pinch
points. Could someone ski on the Aspen St. right of way to the cull-de-sac? The ski corridor is
quite narrow along the eastern side. This are should be reconsidered, with more open access to
the lift, better visibility from the street. Can the lift move lower on the slope with a change in
the site plan and building.
• Need to get a better understanding of retaining walls.
• Uses: is having the restaurant at the southernmost part of the building ideal if the lift is lower?
• ADA access needs to be rethought.
Commercial Design Review – Conceptual
• Architecture seems fine, but need to look at roof forms, height of building and how mass
compares to Lift one Lodge.
ESA: 8040 Greenline and Mountain View Plane
• Development is within Wheeler View plane. Not much discussion what do we think of potential
impact. No 3d showing building.
Vesting
• 10 year requested, what did Lift One Lodge get? (5 years LOL)
GMQS
Affordable Housing – 1, 2-bedroom unit. How are they providing off-site AH?
Expansion or new commercial development - existing 2,070 (need to confirm at building permit),
proposed is
Lodge Development
60 lodge units (check floor plans for lock-off doors)
21 keys (7 units) timeshare
81 keys total
Lodge density = 45,550 / 81 keys = 1 unit per 562 sq. ft. of lot area (proposed lot gross not net as
calculated by applicant). Requires FM development mitigated at 30% and lodge/net leasable at 60%.
Lot area for density for Lift one Lodge was 537 sq. ft. of lot Area per unit for lodge units. Note on
ordinace says applicant is seeking special review for average unit size. Ordinance notes LOL has 84 lodge
bedrooms with a credit of 28, mitigation for 46 which generates 23 employees, mitigated at 30% which
hit the 500 unit size. Lot size for Lot 1 = 41,258/81=509…. Memo said 1 unit per 238 sq. ft…no idea
New Free- market residential units within a multi-family or mixed use project
multi-year development allotments,
• Conservation allows for ski lifts and ski facilities as a conditional use and a single family home.
• Lodge (L) allows for hotel (food-service for on-site guests is accessory), free-market residential,
AH and “uses associated with outdoor recreation facilities and events.” Retail and restaurant
use re a conditional use.
• Ski Area Base (SKI) allows for alpine and Nordic ski areas and related uses to support ski are
operations, lodge units, hotel, multi-family, affordable housing, ski area admin offices,
restaurants, bars.
• Lift one lodge has height points from 34.6 to 56 feet
Dimensional Standards
Dimensions Conservation Lodge PROPOSED
(SKI*)
Minimum lot size 10 acres 3,000 44,550 (Lot 1)
Minimum net lot area
per dwelling unit 10 acres NA
Minimum lot width 400 ft. 30 ft. +/- 60 ft.
Front yard 100 ft. 5 ft.
Side yard 30 ft. 5 ft.
Rear yard 30 ft. 5 ft.
Maximum height 25 ft. 28 ft.** 49 ft.
Cumulative floor area 4,326 – 5,769 sq. ft.
(SFR)
1:1**
27,112 -36,150 sq. ft. 67,781 sq. ft.
Lodging floor area NA 1:1
27,112 -36,150 sq. ft.
Commercial floor area NA .25:1
6,778 - 9,037
Multi-family floor area NA .25:1
6778 - 9,037
Affordable housing floor
area NA .25:1
6,778 - 9,037
Maximum multi-family
size cap NA 1,500
(2,000 with a TDR) NA
Minimum
off-street
parking
spaces
Lodge NA 81 keys = 40.5 81 keys = 40.5
Residential Max 2 per residence 7 units = 7 7 units = 7
Commercial NA 9111 or 7041 = 9.1
or 7
9111 or 7041 = 9.1 or 7
Total:
Public Amenity Space NA 25% NA
1) The Applicant is proposing to rezone the property to Ski Area Base (SKI). All of the dimensional
standards are set by adoption of a Planned Development.
2) Height and Floor Area allowances are based on the proposed lot having less than 1 lodge unit per
500 sq. ft. of gross lot area (81 keys/ 44,550 sq. ft. = 1 lodge key per 550 sq. ft. of lot area). The Lodge
zone district permits a density adjustment via Special Review approval to allow a project to qualify for
greater height, Floor Area allowances as well as less mitigation requirements.
36,150 is net lot w/out vacated rights of way