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s;�.,,��nsi.,, r. -�� sooK 6179 PA6E76O ,���;,�. ,
AN ORDINANCE OF THE BO�ItD OF COUNTY CObIlKISSIONERS,
OF PITKIN COIINTY, COLORADO, AMENDING TfIE IAW IMPACT SIIBDIVISION .
REGIILATIONS, SECTION 4-6.1 OF THE PITKIN COUNTY LAND USE CODE
Ordinance No. 89-,[7Z
t•;t,i.>.,.:
WFiFRF.AS� Resolution No. 87-34, Resolution No. 88-64 and 4„�„_ .,
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Resolution No. 88-65 adopted and amended the Pitkin County Low -
Impact Subdivision Regulations; and
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� WFIEREAS, Section 4-6.1(F) o£ these regulations reads as :
follows:
�!
"The provision of this Section 4-6.1 shall expire two ti}�;-,..'
� •1
�_
, years from the date of adoption (August 25, 1987), �
'� unless the Board of County Commissioners, after a
� Public Hearing to be held approximately six months
�y prior to such date, determines ta extend the effective �t' .
� date of the regulations either in their present form or [�
� with amendments." •
� � �
� WHEREAS, at numerous work sessions and following a public ;
:� hearing on September 26, 1989 the Board of County Commissioners i
has determined that modification to the Low Impact Subdivision �
;':� Regulations is appropriate. �
3.
_ NOW, Tf�REFORE, BE IT ORDAINED BY THL BOARD OF COIINTY `
COMP�LCSSIONERS OF PITKIN COIINTY: �
,`� Section 1. that it does hereby repeal Section 4-6.1 of the ��
� Pitkin County Land Use Code and Re-enact the same to read as
follows:
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' BOON 6O9 PAGE7U1 ���7:�;,"
Ordinance No. 89-f��
Page 2
4-6.1 TAW IMPACT SIIBDIVISIONS
(A) Intent
Low impact subdivisions are intended to offer an alternative
to the full subdivision process and competition in the ,'•.".?:;,'"
growth manageraent quota system. The underlying intention of ;r;;i;.=
this regulation is to aid in the preservation of critical �.':?.--
wildlife, agricultural and scenic lands in the Pitkin County '
. Down Valley Area and to maintain open space. This ;
� regulation is also intended to provide a way far property � . :�, :
owners to subdivide lots for housing for family members or '
-� workers, or to subdivide portions of their lands to aid in
the continuing viability of agricultural aperations. Low
impact subdivision applications meeting the requirements of
.� these regulations shall be exempt from Sections 5-300.3
(employee housing) and, pursuant to Section 5-510.2(d), `.
shall be exempt from the Growth Management Quota System and ��
� may be submitted and considered at any time during the year.
�- ,� Such subdivisions are deemed to not have impacts which need ��'i."
,_;� to be addressed under such regulations. �•? `
:�
`� (B) Purpose
'�i
��i The purpose of this regulation is to give ranchers or large
�<^� landowners the ability to subdivide tracts of land, which _
may not meet the minimum lot size requirements of the
�n.�:�. underlying zone district, provided that the density of the
total parcel complies with the requirements of the
�`� underlying zone district. Lots created pursuant to this
section shall be consistent with the design guidelines
outlined in Section 4-6.1(d). Examples of the form that Low
:''t;q Impact Subdivision might take are as follows:
',,:'3 (i) A clustered PUD development whose lots are located
'� outside of any critical wildlife habitat, scenic foreground,
,_�;;� irrigated meadows, or land used for agricultural purposes
and/or which maintains large, continuous areas in open
� space; or
(ii) The creation of lots which meet or exceed the ,_
°"` underlying zone district minimum lot size yet restrict `
,:,� development within agricultural, scenic and wildlife areas
and which have cooperative working arranqements (or use
other similar approaches, to maintain the integrity of the �
-� agricultural operation and/or the wildlife habitat and/or � -
the scenic or open space lands. ;::.
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. BOON UO7 PAGE7U� �':=�;L•:;;,
Ordinance No. 89-�7
Page 3
(C) Requirements
The following shall apply to all applications for low impact
subdivisions:
(i) Low impact subdivision shall only be allowed in the AF- �:";':z'" - *
1, RS-20 and RS-30 zone districts on lands located within ,�-�:•'�::��
���.•-.;_.
the boundaries of the Down Valley Planning area as 5.-:?;~•."
identified on Exhibit "A" of Resolution #88-64. In addition, ��=:.:�,._
the parcel must contain lands within the AWR (agriculture/ 4!!" ''
F..•:".
wildlife/reserve) designation, as is indicated in the Down
valley Comprehensive Plan. In the event that a parcel of �
land proposed for development is located within both the
Down Valley area and Aspen area, or Crystal River/Frying Pan �
areas, the applicant shall be eligible to apply for a low
impact subdivision for that portion located in the Down
' Valley Planning area. An applicant seeking a low impact �� ,
E subdivision for a parcel of land located within both the
Down Valley a�ea and Aspen area or Crystal/Frying Pan areas � �•"•
, r.,,
� shall be required to meet with the Planning commission in a
� pre-application conference as provided in Section 5-2.3 of
� the Land Use Code in order to determine which portion of !
land is located in the Down Valley area. The Planning and
2oning Commission decision shall include but not be limited
'' to the following criteria: topography, natural features and
access. Regardless of location, a low impact subdivision
shall only be available for parcels of land which already
y contain one dwelling unit or which qualify for a growth '
� management exemption for a dwelling unit pursuant to Section �
5-510.2(c) . i
i (ii) Applicants are entitled to subdivide up to four (4)
a lots in a low impact subdivision when these requirements are
A met. For each dwelling unit which is to be obtained
; pursuant to these regulations, the applicant shall be
'. required to have a minimum of two and one half (2 1J2) times
' the minimum lot area required in the underlying zone
� district tor each newly created lot. The applicant shall be
able to meet this requirements by either subdividing a lot
of such size, locating the new unit on the lot, and
� permanently restricting the lot against further subdivision
S or additional development; or by subdividing a smaller lot, `
which need not meet the minimum lot area required in the ;;Y
� zone district, and by making up the acreage required by the �
E placing restrictions against further development on that lot �_�
y and other lands which are fully undeveloped within the
fathering parcel. In any case, the entire parcel shall be ''-'�-
� deed restricted against further development. ,� �`�?:;;' :.
; (iii) Applicants shall also be provided the option of �,� ��
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Ordinance No. 89-,(�� EOON UO9 PqGE7UJ ��`����`r�y,
Page 4
developing one permanent moderate housing (PMH) lot within
the subdivision, provided that such lot shall meet price
restrictions approved by the Aspen/Pitkin Housing Authority
and occupancy guidelines of the Aspen/Pitkin Housing
Authority, for qualified low and moderate income employees. ,_
Any lots created pursuant to these provisions shall be sale
lots and shall be exempt from any calculation of minimum lot ���?: -
area per dwelling unit for the entire parcel, and shall not �
count as a unit of density. Lots created in this manner may "'+ �
be of a size equal to or less than the minimum lot size of �� -
the underlying zone district. �=Sr;�;
. , :
(iv) Subject to the li�itations specified herein, applicants
who shall have obtained the riqht to subdivide through the '"' '
full subdivision process, Growth Management process or ��,.;. :
Growth Management exception process as listed in Section 5-
51-.2(c) (d) (e) (g) and (i) prior to August 25, 1987 shall be ;;j._• ;, .
� pertnitted to apply for additional development through these �' `
provisions on said lands. Any lots for which such rights ���--
,.,.:..
` � have already been obtained on said lands must be deducted ; r�:;_
a £rom the cumulative total number of lots which may be
j obtained on such lands by the low impact subdivision
exemption. Existing units on the parcel which have not
previously been subdivided from the parcel, except as
provided for in Section (vii) below, shall not count against
the cumulative total number of lots which may be approved
' unless the land on which they are located is subdivided as a
� separate lot. This subsection does not apply to any lands
4 on which a restriction against further development has been
placed, and such lands shall not be eligible for additional
development pursuant to these regulations.
a
� (v) No illegal dwelling units shall exist on the property,
or illegal dwelling units shall be legalized pursuant to
� Section 3-8.13(d) of the Land Use Code or otherwise. Any
; dwelling unit unable to meet the criteria of Section 3-
; 8.13(d) or qualify for approval under these regulations,
� shall be demolished as a condition of approval and prior to
issuance of any building permit for a residence in a low
° impact subdivision exemption. -
� (vi) An applicant may request approval through the Low '�
° Impact Subdivision Regulations for a parcel of land as it !�"
j was configured as of January 1, 1987. Parcels created after
i such date shall not be eligible for low impact subdivision, '� ,
provided that if the subdivision was for fully developed
� land of 35 acres or greater, then the fathering parcel shall
remain eliqible for low impact subdivision. However, on �
j eligible lands, lots may be created through the Low Impact
� Subdivision Regulations over a series of years and need not �tii
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Ordinance No. 89-�
Page 5 BOON 6�9 PA�E764
be created all at one time. For parcels of land subdivided
between January 1, 1987 and September 15, 1987 to be
eligible for a low impact subdivision, the applicant shall .
be required to demonstrate to the sole satisfaction of the
Board of County Commissioners that the subdivision did not �;;`{'.-.:=
create lots in addition to those to which the fathering -.•�-:�: -
arcel is alread entitled ursuant to this Section 4-6.1. ��'- �
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(vii) All lots created through the Low Impact Subdivision �� ` • �
���;.',''.,�-
� process shall be single family lots, as defined in r;.... =:
subsection 4-6.2(c) (i) provided that if the lot does not �;'` ' - '_
meet the minimum lot area requirement of the underlying zone
district, as provided in subsection 4-6.1(c)(ii), it shall "' '
not be eligible to contain an accessory dwelling unit.
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(viii) The approval of a low subdivision must be based upon �`�
finding by the Board (upon recommendation by the Planning `1
and Zoning Commission) that an application is found to be 1 �
I�1::`•'_.
low impact in nature. Such a datermination must include „_r•.-
� d findings by the Board that all of the following basic
�i requirements have been satisfied.
i
a. The clustering of building sites satisfactorily
avoids significant disruption of land from its
natural state (in lieu of this requirement the
Board may determine during the review process that
a decentralized lot configuration which avoids
� significant disruption of land from its natural
a state is preferred and meets this requirement), '
t .
b. The lot configuration is desiqned in a manner
� which satisfactorily avoids significant land
� disruption from the installation of essential
utilities such as water, sewer, electric and
� telephone lines. -
� c. The lot configuration satisfactorily avoids
� significant land disruption for subdivision access
� roads. The construction of new roads which change
the basic character of the land and the upgrading
i of existing roads which results in significant ��
� land disruption is not permitted. No cuts or }F-
fills which exceed the ability to be revegetated r_,
j as determined by the County shall be permitted. �
f
d. The lot configuration is desiqned to
isatisfactorily avoid significant visual impacts on �
� scenic amenities as viewed from public roadways ti : , :-
; and to preserve the rural character of the land. ,.�'
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BQON PAGE7U5 :^�s:�.��{;=�e::`
Ordinance No. 89-f�,�
Page 6
e. The lot configuration satisfactorily avoids
interference with agriculture and wildlife. New
roads shall not be permitted to bisect critical,
big game miqratory routes, winter range or calving
areas.
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(Dj Low Impact Subdivision Development Guidelines: ' #�.;,.:��
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(i) Locational Site Planning Guidelines
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a. Lands provided as open space shall he in large :,., : rr
� contiguous tracts. _fi`:' .
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(ii) Visual Site Planning Guidelines '=� `` -
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a. Land uses shall utilize existing topography such �fr ,
as ridges and hills to screen buildings and �,ti
roadways. �;;;
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b. Land uses shall not rely upon large landforms and ` r�'.'
«: manmade visual barriers to justify buildinq in '.
scenic areas, but manmade landforms may be used on + i
' a limited basis to complement development.
(iii) Guidelines to Minimize Interference with Agricultural
and Wildlife
a. Applicants shall adopt covenantis which are �
intended to minimize interference with agriculture
and wildlife, including, but not limited to
provisions for adequate water rights, prohibition
of dogs, and maintenance of fencing between
residential and agricultural uses.
b. Where appropriate, developments shall utilize
� Planned Unit Development (PUD) regulations to
, create lots which are smaller than the minimum lot
size of the Land Use Code for the underlying zone
districts.
�.
c. Roads serving developments shall be constructed at
a sufficient distance from property boundaries so ;`•..
that normal maintenance including snow removal
does not damage aqricultural fences. � �
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d. Developments shall make provisions which ensure
the maintenance of fences if development sites
adjoin stock operations. { .�
e. Developments which are not permanently oacupied �L t .
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eaaK U�9 PAGE76U ' rf'����'�''
' OrdinanCe No. 89-D.r
Page 7
shall make provisions to ensure adequate
maintenance for irrigation ditches which traverse
the site.
f. Developments shall make provisions to ensure •
historic acaess to ditches, headgates, or roads �•;"+`t+' `_
used to maintain agricultural fences. Al.ternate ''�,�;:,:s.,•
access easements suitable for these purposes may '�, q _''-
'•; be considered.
i �. ,,, .
' (E) Submission Contents r :
i �'` --
� (i) a. Submit those documents required by Section 6-1 of �:.,,.
this Code which are not otherwise addressed below.
�
(ii) Provide a written description of: �.
� a. How the proposed development meets the %� ,
� requirements of subsection (a) through (d) above.
` �r*'``.;.
`f.-.
� b. How the proposed development meets the applicable
� general policies and requlations of the Pitkin
County Land Use Code.
:i
{ (iii)a. Provide a map categorizing the property as to
those lands which are used for agricultural
7 purposes, contain wildlife habitat, or have scenic
-tl or open space values.
4�
�s (Fj Sunset Provision •�'
;�
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� (i) The provision of this Section 4-6.1 shall expire two
years from the date of adoption (December 12, 1991),
unless the Board of County Commissioners, after a
.� Public Hearing to be held approximately six months ,
prior to such date, determines to extend the effective
date of the requlations either in their present form or
� with amendments.
INTRODIICED, FIRST READ, AND SET FOR PUBLIC HEARING at the
�
i
�i�' regular meeting on the 24th day of October, 1989. �`.�.
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! NOTICS OF PIIBLTC HEARING PITBLISE�D IN THE ASPEN TIMES oII the
� 2nd day of November , 1989. r tA.� _,,.,
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Ordinance No. 89-�
Page 8
�
� APPROVED AND ADOPTED AFTBR SECOND READING AND P'[7BLIC HEARTNG
�
� on the 12 day of December , 1989.
! ;'"�'•s::'
j PLTBLISHED AFTER ADOPTION IN THE ASPEN TIMES on the Zlst day ��:t.i>;,.:
of December , 1989. � t _;,
_I-; BOARD OF COUN'PY CONII�SSIONERS � :_:
� OF PITRIN COIINTY� COLORADO �'
E
� �/1 n ,-�
.ii . B]� "+Y �'Z�� ILQJ�.� - -
Colette Penne, Chairman �
I _,�,,
.{i ATTEST: J � ���
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`� anette Jone ,
;� eputy Count Clerk `�
. ��� ''. '
APPI20VED AS TO FORM: APPROVED AS TO CONTENT: ':� ^
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