PLANNING & ZONING COMMISSION

        DRAFT MEETING MINUTES                              

 

 

EDELWEISS LODGE AND SPA

TAOS SKI VALLEY, NEW MEXICO

 

WEDNESDAY, APRIL 2, 2008 1:00 P.M.

 

I.          CALL TO ORDER & ROLL CALL

Commissioner Tom Wittman called the meeting to order. A quorum was established with Commission members Elisabeth Brownell, Mary Mortimer, Susan Nichols, Richard Duffy and Chris Stagg present.  Steve Ruppert was absent.

 

II.         APPROVAL OF THE AGENDA

Wittman asked to add under Miscellaneous A.  A recap on the decision about the Mettler property from the previous meeting, and B. A discussion on possible revisions to the zoning ordinance.   

MOTION:  To approve the agenda as amended.

Motion: Mary Mortimer      Second: Richard Duffy          Passed: 6-0.

 

III.        APPROVAL OF THE MINUTES OF THE FEBRUARY 4, 2008 MEETING

MOTION:  To approve the minutes as presented.

Motion:  Mary Mortimer     Second: Chris Stagg               Passed: 6-0.

 

IV.        NEW BUSINESS

A.  PUBLIC HEARINGS: Application for extension of time on Conditional Use Permit for commercial recreation and farming on Pattison Lands, and Application for Conditional Use Permit for Temporary Building Placement on Pattison Lands, by Northside at Taos Ski Valley, Inc.

Staff explained that the Conditional Use Permit for Northside at Taos Ski Valley, Inc. was granted at the October 2, 2006 P&Z meeting for a period of 18 months and expires in April.  Northside  has applied for an extension of time for the permit.  Staff has been concerned about the extent to which the applicant has addressed the conditions imposed on the CUP in 2006. It seems that all of the conditions had been met, save the parking.  Pattison submitted a tree thinning plan, although Stagg mentioned that thinning for ski trails is allowed within Village limits.  There was discussion as to the amount of responsibility that the Planning and Zoning Commission has in monitoring a business that applies for a CUP.  Bruce Kelly explained that the P&Z obligation extends to insuring that a CUP is given to someone who is following the law, and that Don Schieber had wanted Northside to show how they were going to comply with the law, including the skier safety act. Kelly explained that the Village has a method to investigate any business that seems unsafe, if that were the case.  Wittman said that the P&Z Commission should keep its focus on use of the land, parking, and similar issues.  The applicant has recently retained a consultant specializing in ski area management who will address a management plan, although Wittman suggested that the Village should not have to review a plan annually.  Roger Pattison and Christof Brownell from Northside related that they have tried to communicate with Village Staff about the operation, that they are aware of the difficult terrain and the risks involved, and that they will market the winter activities as requiring advanced expert skill levels.  

PUBLIC HEARING: Kerrie and Roger Pattison spoke in favor of granting the Conditional Use Permit saying that the enterprise will help Taos Ski Valley.  Wayne Nichols, homeowner, spoke in favor noting that it adds variety and diversity and will add to the long term viability of the Village.  Henry Caldwell, business owner, spoke in favor saying that Northside offers a different kind of experience for visitors, and Hil Davidson, homeowner, spoke in favor as he suggested that the business would add to economic development.  Christof Brownell also spoke in favor, saying he wants to work in the business.  Tom Walsh, property owner, spoke against granting the permit as he owns property near the gate used for entrance and said he is concerned about parking near the gate and the status of the road.  The Public Hearing was closed. 

MOTION: Move to approve an extension of time on the Conditional Use Permit granted on October 2, 2006 for another 18 months with the same conditions applying for tree thinning, parking, port-a-potties, motorized uses, temporary building placement, special events permits, EMS services, and road improvements as before.

Motion: Chris Stagg     Second: Richard Duffy

During the discussion period Mortimer asked if there would be a limit to the number of people allowed at one time, but this is not stated as a regulation anywhere.  Visitors Chris Wells and Barbara Shephard asked if the activity would limit snowshoeing and hiking in this area but it was clarified that this is private land owned by the Pattisons.  Pattison clarified that the yurt in Bull-of-the-Woods is on Forest Service land, and he also explained that snowcats would be used only for grooming the skiing area.  He said that there would not be any parking outside the entrance gate. 

There was a call for the vote.  Passed: 6-0

PUBLIC HEARING: Kerrie and Roger Pattison, Hil Davidson, Christof Brownell, and Wayne Nichols spoke in favor of granting a Conditional Use Permit for Temporary Building placement.  No one spoke against.  The Public Hearing was closed.

Staff explained that the building would require only limited grading, and that it would be solar powered to heat it.  Water is not available to the building, and it will be used for equipment storage. 

MOTION: To approve a Conditional Use Permit for Temporary Building placement as shown on the map. 

Motion: Chris Stagg     Second: Elisabeth Brownell    Passed: 6-0

           

V.         OLD BUSINESS

 VI.       MISCELLANEOUS       

A.  Concerning the Subdivision and Variance to the minimum lot size approved fo the Mettler property at the February meeting, it was explained that the minimum lot size had increased recently with adoption of the cluster subdivision regulations from .2 acres to .33 acres, requiring the variance.  This particular lot has access to both the top portion from Phoenix Switchback and the bottom portion from Twining Road.  A lot can be subdivided in a family transfer, but if one portion is then sold, it becomes an illegal subdivision.

B.  Concerning possible revisions to the existing zoning ordinance, Staff explained that one of the main objectives is to regulate how buildings are built on slopes.  Buildings should be terraced up and should not require the lot to be cleared for a flat, level spot.  Dirt and spoils from a lot should not need to be taken elsewhere.  Density will not necessarily be regulated in the revised ordinance, but there will be some addressing of design guidelines.  In other discussion, there was suggestion that the dark skies regulations in the existing zoning ordinance should be monitored throughout the Village.  These regulations may be revised.            

VII.       ANNOUNCEMENT OF THE DATE, TIME & PLACE OF THE NEXT MEETING: Monday, May 5, 2008 at 1:00 p.m at the Edelweiss Condominiums.

VIII.      ADJOURNMENT           

MOTION:  To adjourn.

Motion: Chris Stagg  Second: Mary Mortimer  Passed: 6-0

_______________________

Tom Wittman, Chairperson