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HomeMy WebLinkAboutExhibit E _Rezoning ReviewExhibit E Rezoning Review 1 26.310.090. Rezoning - Standards of review. In reviewing an amendment to the Official Zone District Map, the City Council and the Planning and Zoning Commission shall consider: A. Whether the proposed amendment is compatible with surrounding zone districts and land uses, considering existing land use and neighborhood characteristics. Staff Findings: The applicant is proposing to rezone the property from Conservation (C) to Ski Area Base (SKI). The purpose of the SKI zone district “is to provide for areas which allow for a mixture of uses related to ski area uses and operations, including skiing and appurtenant uses and structures, ski area administrative offices, recreation, lodge/hotel, retail, restaurant and bar uses, tourist-oriented service uses, residential uses, and short term vacation rentals.” The site is located at the termination of S. Aspen Street, west of the Silver Queen Gondola, and this portal provided the original access to the ski area. The proposal includes a new high speed ski lift, administrative offices and skier services, lodge rooms, multi-family units, and a restaurant/bar. Figure 1: Existing zone districts Parcels adjacent to the property are zoned Lodge (L) and Lodge Preservation PD (LP/PD). These zone districts permit lodge and multi-family housing among other uses, and the LP zone district specifically permits uses associated with outdoor recreation facilities and events. Multi-family housing is the predominant use in the surrounding area with the ability to short term rent the units. These zone districts and uses are compatible with the SKI zone district proposed. Staff finds the SKI zone district to be appropriate, and finds this criterion to be met. Exhibit E Rezoning Review 2 B. Whether and the extent to which the proposed amendment would result in demands on public facilities and whether and the extent to which the proposed amendment would exceed the capacity of such public facilities including, but not limited to, transportation facilities, sewage facilities, water supply, parks, drainage, schools and emergency medical facilities. Staff Findings: The applicant has commissioned a report from Sopris Engineering LLC to determine the impacts of the proposed development on public facilities. This report states that the utility upgrades associated with the recently approved One Aspen (South Aspen Street Townhomes) development to the north of the subject site will provide the appropriate capacity to accommodate several major utility systems associated with the proposed development, including transporting potable water to the site and the removal of wastewater. The Aspen Consolidated Sanitation District has required a study to estimate the anticipated daily average and peak flows for the project, and will require final approval of the on-site sanitary sewer utility plans, as well as plans related to oil and grease interceptors, oil and sand separators, plumbing plans for the pool and spa, and discharge plans for the glycol snowmelt and heating systems. Staff anticipates minimal impact to the City’s parks, schools, and emergency medical facilities. The City’s Engineering Dept. has identified a potential transportation issue with the drop off area on Dean St. being underutilized with this new development. Engineering posits the majority of drop off stops will occur at the cul-del-sac at the end of S. Aspen St. which is undersized for city standards and will be unable to accommodate the anticipated traffic. Engineering is also not supportive of the minimal pedestrian accommodations around S. Aspen St. through the site. More pedestrian facilities should be proposed with the increase use to this area. Lastly, Engineering is requiring a drainage report that will integrate the drainage plans for the proposed development with that of One Aspen. Staff finds this criterion to not be met. C. Whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment. Staff Findings: The area is already disturbed by the existing ski lift and building on the site. The proposed development is much larger in scope and will require extensive grading to accommodate the ski lift and other development. The site is located above 8040 feet mean sea level and is therefore subject to the heightened 8040 Greenline Review for development within an environmentally sensitive area. This will be reviewed specifically in a different exhibit of review criteria. To ensure the development does not exacerbate naturally occurring ground movement, the Engineering Dept. has required inclinometers to be installed prior to and during construction to monitor ground movement. An inclinometer will be required to remain on-site and bi-annual readings taken. Furthermore, Engineering is requiring an agreement be put in place that should a Stability Improvement District be created for the Strawpile slope, Gorsuch Haus will be required to join the district. Staff finds this criterion to be met. Exhibit E Rezoning Review 3 D. Whether the proposed amendment is consistent and compatible with the community character in the City and in harmony with the public interest and the intent of this Title. Staff Findings: The proposed zoning amendment from Conservation (C) to Ski Area Base (SKI) is consistent and compatible with the City’s community character and in harmony with the public interest and intent of Title 26. Ski and hospitality industries are important to the success of Aspen’s economy. The development proposes to enhance a currently underutilized ski area by providing a faster, more modern ski lift, skier services, a bar/restaurant area for lounging, as well as an outdoor seating area. The lodge and residential uses are consistent with the character of the uses in the surrounding area, and will provide more options for visitors to Aspen. Staff finds this criterion to be met.