ACTIVITY #: PL-15-1041 Steamboat Ski Area Zone Change HEARING DATES: Planning Commission: 11/19/15 at 6:00 pm Board of County Commissioners 12/7/15 at 1:30 pm pre-hearings: Board of County Commissioners: 12/8/15 at 2:00 pm PETITIONER: PETITION: LOCATION: Steamboat Ski and Resort Corp. Zone change from Agriculture/Forestry (A/F) to Outdoor Recreation (OR) Steamboat ski area ZONE DISTRICT: Existing: Agriculture/Forestry (A/F) STAFF CONTACT: Proposed: Outdoor Recreation (OR) Alan Goldich, agoldich@co.routt.co.us ATTACHMENTS: Applicant s narrative Map of area to be re-zoned GIS comments USFS letter History: The Steamboat Ski Area (Ski Area) was zoned OR on March 7, 1972. All development in the OR zone district requires approval of a Planned Unit Development (PUD) plan under the Routt County Zoning Regulations. The initial Conceptual PUD plan for the Ski Area was approved in 1983. Over the years there have been multiple amendments to the PUD for the ski area. The most recent amendment approved by the county occurred June 23, 2015. Originally county zoning was kept track of on a paper map. In 2004 the county digitized the paper zoning map. The current ski area zoning was taken from this map. Project Description: After the most recent PUD plan was approved, staff began working on the PUD plan to be recorded. Staff noticed that the US Forest Service approved Special Use Permit boundary (and some existing ski area runs and lift terminals) were outside of the county approved OR zoning. This application is meant to resolve the discrepancy between the county approved zoning and the USFS Special Use Permit boundary and the existing facilities. 1 of 9
PC 11/19/15 BCC 12/8/15 at 2:00 pm Activity # PL-15-1041 Steamboat Ski Area Zone Change Compliance with the Routt County Master Plan, Sub Area Plans and Zoning Resolution The Routt County Master Plan, Sub Area plans and Zoning Resolution contain dozens of policies and regulations regarding land use. Section 5 of the regulations are designed to limit or eliminate conditions that could negatively impact the environment and/or use of surrounding properties, and shall apply in all Zone Districts and to all land uses unless otherwise noted. Section 6 Regulations apply to all Minor, Administrative, Conditional or Special uses allowed by permit only, PUD plans, Site plans, and Subdivisions. The following checklist was developed by Planning Staff to highlight the policies and regulations most directly applicable to this petition. The checklist is divided into two (2) major categories: 1. Zoning Amendment Standards 2. Community Character and Visual Concerns Interested parties are encouraged to review the Master Plan, Sub Area plans and Zoning Resolution to determine if there are other policies and regulations that may be applicable to the review of this petition. Staff Comments are included at the end of each section, highlighting items where the public, referral agencies, or planning staff have expressed questions and/or comments regarding the proposal. Staff comments regarding compliance with regulations and policies are noted in bold below. Zoning Amendment Standards Applicable Regulations Routt County Zoning Resolution 8.2.1 Standards for Zoning Amendments Part 1 8.2.1.A 8.2.1.B 8.2.1.C 8.2.1.D 8.2.1.E In any petition for zoning amendment, the petitioner shall have the burden of showing that all of the following exist: That the proposed zone change is consistent with the goals and policies of the Master Plan and any applicable sub-area plans. That the area in question possesses geological, physiological and other environmental conditions compatible with the characteristic of the Zone District requested. That the advantages of the Zone District requested substantially outweigh the disadvantages to the County and neighboring land occasioned by the amendment. That the applicable provisions of these Regulations have been met That in the case of a zone amendment request that would increase allowable residential, commercial, or industrial density, that adequate facilities such as roads, water and sanitation, fire protection, emergency services and public utilities shall be available to serve the areas. 8.2.2 Standards for Zoning Amendments Part 2 In addition, zoning amendments shall be allowed only after the petitioner demonstrates that rezoning is necessary for one or more of the following reasons: Routt County Planning Department 2 of 9
PC 11/19/15 BCC 12/8/15 at 2:00 pm Activity # PL-15-1041 Steamboat Ski Area Zone Change 8.2.2.A 8.2.2.B 8.2.2.C 8.2.2.D The existing Zone District is inconsistent with the policies and goals of the applicable Master Plan and any applicable adopted area or community plan; or The area for which rezoning is requested has changed or is changing to such a degree that it is in the public interest to encourage a new use or density in the area; or The proposed rezoning is necessary in order to provide land for a demonstrated community need; or The existing zone classification currently shown on the Official Zoning Map is an error. Staff comments: This area of the county has been zoned OR since the enception of zoning, making it compliant with the Master Plan. This area is currently used as a ski area and will continue to be used as such. This area has an approved PUD plan which is a requirement of this zone district. The infrastructure to support this zone change and the use are currently present on the site. This zone change request is in compliance with standard A, B, and D of Part 2. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No Community Character and Visual Concerns Applicable Regulations Routt County Zoning Resolution 6.1.7.K Land Use Compatibility. 6.1.7.O Historical Significance. Staff comments: The ski area is already in place in this area and has been since 1972. **Is the application in compliance with the Policies and Regulation outlined above? Yes or No PLANNING COMMISSION / BOARD OF COUNTY COMMISSIONERS: Approve the Zone Change request without conditions if it is determined that the petition will not adversely affect the public health, safety, and welfare and the proposed use is compatible with the immediately adjacent and nearby neighborhood properties and uses and the proposal is in compliance with the Routt County Zoning Regulations and complies with the guidelines of the Routt County Master Plan. The applicable provisions of Sections 5 and 6 have been reviewed and appropriate findings and conditions are included in the approval outlined herein. Approve the Zone Change request with conditions and/or performance standards if it is determined that certain conditions and/or performance standards are necessary to ensure public, health, safety, and welfare and/or make the use compatible with immediately adjacent and neighborhood properties and uses and/or bring the proposal into compliance with the Routt County Zoning Regulations and Routt County Master Plan. Deny the Zone Change request if it is determined that the petition will adversely affect the public health, safety, and welfare and/or the proposed use is not compatible with the immediately adjacent and nearby neighborhood properties and uses and/or the proposed use is not in compliance with the Routt County Zoning Regulations and/or the Routt County Master Plan. Make Routt County Planning Department 3 of 9
PC 11/19/15 BCC 12/8/15 at 2:00 pm Activity # PL-15-1041 Steamboat Ski Area Zone Change specific findings of fact; cite specific regulations or policies by number from the Routt County Master Plan, and the Routt County Zoning Regulations. Table the Zone Change request if additional information is required to fully evaluate the petition. Give specific direction to the petitioner and staff. FINDINGS OF FACT that may be appropriate if the Zone Change is approved: 1. The proposal with the following conditions meets the applicable guidelines of the Routt County Master Plan and is in compliance with the applicable provisions of Sections 8 of the Routt County Zoning Regulations. CONDITIONS that may be appropriate may include the following: 1. The change of zone from Agriculture/Forestry to Outdoor Recreation shall become effective upon signing of a resolution amending the Official Zoning Map by the Board of County Commissioners and recording of said resolution in the Routt County Clerk and Recorders Office. 2. The zone change resolution shall be recorded concurrently with the Final PUD plan for the ski area. Routt County Planning Department 4 of 9
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PUD Zoning Added Parcels Parcel 1 SE1/4NE1/4 Section 27, Township 6 North, Range 84 West of the 6 th P.M. Parcel 2 SW1/4NW1/4 Section 26, Township 6 North, Range 84 West of the 6 th P.M. Parcel 3 N1/2NW1/4SW1/4 Section 26, Township 6 North, Range 84 West of the 6 th P.M. Parcel 4 S1/2NE1/4 Section 35, Township 6 North, Range 84 West of the 6 th P.M. Parcel 5 SW1/4NW1/4 Section 36, Township 6 North, Range 84 West of the 6 th P.M. Parcel 6 SW1/4 Section 36, Township 6 North, Range 84 West of the 6 th P.M. Parcel 7 S1/2SE1/4 Section 36, Township 6 North, Range 84 West of the 6 th P.M. Parcel 8 N1/2NE1/4 Section 1, Township 5 North, Range 84 West of the 6 th P.M. Parcel 9 S1/2NW1/4 Section 5 Township 5 North, Range 83 West of the 6 th P.M. 6 of 9
C TY 2 UN 3 O AD RO Ski Area Lands to be Re-zoned O/R Zoning Areas to betext re-zoned to O/R USFS Special Use Permit Boundary E Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, 7 of 9 AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community
From: To: Subject: Date: Robert Felinczak Alan Goldich RE: ski area Tuesday, October 27, 2015 9:48:04 AM It looks good to me, all the added parcels also match their legal. Let me know if you need anything else. Robert From: Alan Goldich Sent: Thursday, October 22, 2015 2:23 PM To: # GIS Subject: ski area The ski area has an application in for a change of zone. Portions of the ski area and the USFS SUP boundary are outside of the county approved PUD zoning. This application is to remedy that. Could one of you please take a look at the legal description of the area to be re-zoned to make sure that it encompasses the SUP boundary and all ski area facilities, including runs and lifts? I took a look at it and it appears that it does. Just want a second set of eyes on it. The legal and map are attached and the original map that Robert made for this is in my folder on the Q: drive. Thanks. Alan Goldich Routt County Planning 970-879-2704 PO Box 773749 Steamboat Springs, CO 80477 Agoldich@co.routt.co.us 8 of 9
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