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II. ANALYSIS A. Compliance with County Ordinances Ski resorts are permitted uses in the RE-1 district,but a conditional use permit is required for night-time operation. Ancillary uses, such as parking lots, associated with permitted uses are also allowed. B. Compliance with Adopted Plans Town Land Use Plan The current Town of Vermont Land Use Plan, last amended in 1992, shows the proposed rezone area as within an agricultural preservation area. For residential development,the town requirements include: • proof of suitability for a septic system; • public road frontage; • a maximum density of one unit per 35 acres owned on January 1, 1985; • building location must minimize loss of trees and grading of land; • driveway must provide for safe passage of emergency vehicles; • no land with a slope of over 25%may be disturbed, and; • erosion control plans for all cuts and fills. A considerable portion of the proposed RH-2 lot, including the entire road frontage, has slopes that exceed 25%. The soils on this lot are problematic at best for septic system installation. Without a detailed site plan, and possibly field verification, it is impossible to tell whether the standards of the town plan are met. The 1992 plan does allow commercial recreation proposals in agricultural preservation areas, subject to the following limitations: • those uses having minimal impact on the natural environment; • uses with access to a state or county highway. If a town road is involved,the applicant must demonstrate minimal impact to neighbors. If the town road requires improvement,the applicant will be asked to pay their share of such improvement. • the size of the proposal must be limited to protect the rural character and preserve the natural beauty of the town. The plan does not make a distinction between expansion of existing recreational uses and the creation of new ones. Again, without a detailed site plan,the impact of the current petition is difficult to judge. It is not clear from the application exactly where on the 14 acre lot the new parking lot would be, nor what use would be proposed for the remaining portion of this lot. The Town of Vermont has an amendment to their land use plan pending under County review (County Board Resolution# 21). The County is currently awaiting surrounding community and RPC comments before the ZNR's scheduled public hearing on July 28, 1998. If approved,this plan amendment would make the following changes to policies relevant to this petition: • require development on slopes greater than 20%to adopt measures that reduce soil loss to 15 tons per acre or less; • require development within 1,000 feet of any surface water or wetland to reduce soil loss to 7.5 tons per acre or less, and; 2