HomeMy WebLinkAboutBocc Packet 02262014 West of Maroon Master Plan & RezoningMEMORANDUM
TO: Pitkin County Board of County Commissioners
FROM: Mike Kraemer, Planner 1 /<
TIIRU: Cindy Houben, Community Development Director "
4.1C,
RE: Staff Initiated Land Use Code Amendment and Rezoning/Implementation of the West of
Maroon Creek Master Plan
DATE: February 26th, 2014
REQUEST: The Planning and Zoning Commission (P&Z) recently adopted the West of Maroon Creek
Plan (WOMP) which establishes "guidelines" for future development. Chapter 3, Section 1 and 2 of the
Plan specify scenic guidelines for the WOMP Planning area and the five (5) activity nodes of
development. Included in the Plan are action items, one of which specifically states: "Adopt West of
Maroon Creek Scenic Guidelines and modify Land Use Code provisions as necessary to implement
policy.- The purpose of the proposed Land Use Code Amendments and Rezoning will be to carry
forward the direction of the WOMP.
Staff proposes to create an overlay zone district from these scenic guidelines and rezone the planning
area to the new overlay zone district. The purpose of an overlay zone district is to apply specific
standards to a planning area in addition to the current zone district designation. If approved, all new
development applications will be required to adhere to these newly created standards.
Staff has drafted two (2) ordinances for the BOCC to review. Attachment A is a draft ordinance that
amends the Land Use Code to create the WOMP Overlay Zone District. Language has been used
verbatim from the WOMP with the exception of some minor changes. Attachment B is a draft ordinance
that rezones the planning area to the newly created WOMP Zone District.
PROCEDURE/PROCESS: The WOMP is an adopted Master Plan with action items, some of which
are recommended Land Use Code Amendments and Rezonings. Rezonings and Land Use Code
Amendments are two step review processes. The first step involves review and recommendation by the
Planning and Zoning Commission. This meeting is not a public hearing. After the Planning and Zoning
Commission makes its recommendation, the request is reviewed by the Board of County Commissioners
at a public hearing. Upon Board review, if substantial changes are made from the original
recommendation, the changes are submitted back to the Planning and Zoning Commission for approval,
recommendation, or suggestions and brought back to the Board of County Commissioners for final
review.
On December 10th, 2013 the P&Z reviewed the draft ordinances amending the Code and rezoning the
planning area. The P&Z made minor changes to the ordinance to create more effective Code language. For
example, language in the ordinances that used words such as "encouraged" were recommended to be
replaced with language such as "shall". Staff has made these minor changes to the ordinances. On a 6-0
vote, the P&Z recommended approval to the BOCC.
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STAFF COMMENTS:
The following Code standards apply to requests for Land Use Code Amendments and Rezonings:
LAND USE CODE TEXT AMENDMENTS 2-30-40(i):
The following shall apply to applications for Land Use Code Amendments:
(A) Each Land Use Code text amendment shall be consistent with the Pitkin County Comprehensive Plan;
Response: All code amendments are consistent with the 2011 AACP and the recently adopted WOMP.
(B) Land Use Code text amendment shall be drafted in a form consistent with the organizational format
and style of this Land Use Code;
Response: Staff has accomplished this.
(C) Code text amendments shall repeal and reenact entire Code sections rather than just specific sentences
or sub -sections.
Response: If the Code Amendment is approved, entire Code sections will be repealed and reenacted.
REZONING:
The proposed rezoning must comply with the following standards of Sections 2-30-40(i) and 2-40-
10(c)(2&3):
Sec. 2-30-40(i). An application for two-step review shall be recommended for approval and shall be
approved if it complies with: (a) All applicable provisions of this Land Use Code; (b) All applicable
Land Use Policies listed in Section 1-60; and (c) All prior development approvals applicable to the
subject properly.
Response: The applicable provisions of the Code are addressed throughout this memorandum. Staff
feels that this request is consistent with the County's policies for the reasons stated herein.
Staff feels that Policy 1-60-20: Conformance with the Pitkin County Comprehensive Plan is the most
appropriate policy for this request. The applicable comprehensive plan is the 2011 Aspen Area
Community Plan (AACP) and the recently adopted WOMP. The 2011 AACP designated a "sub -plan" be
created west of Castle Creek Road and, the adoption of the WOMP, formalizes this required direction.
Amending the Land Use Code and creating the WOMP overlay zone district furthers this direction and
will require all development to adhere the standards created in the new zone district.
Sec. 2-40-10(c)(2). hi addition to complying with the provisions of Sec. 2-30-40(i) in connection with
each proposed rezoning, the Board shall consider the following:
(a) Whether there have been changed conditions affecting the subject parcel or the surrounding
neighborhood that support the proposed amendment;
Response: Staff feels that the planning area has changed in the sense that development pressures could
force unsightly development that is not consistent with the character and scenic qualities of the "gateway
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into Aspen". Rezoning the planning area will require development to comply with standards that would
otherwise be subject to "guidelines" in the WOMP. Additionally, the WOMP clearly establishes a
preferred development pattern through the use of nodes.
(b) The effect of the proposed rezoning and development on traffic generation and road safety.
Response: No development is proposed and this section is not applicable.
Sec. 2-40-10(e)(3). A proposed rezoning shall not be approved, and should not be recommended for
approval, unless the decision making body finds that the proposed rezoning will result in development or
activities that:
(a) Are consistent with the applicable Pitkin County Master Plan(s);
Response: As stated previously, the 2011 AACP and the WOMP are the applicable Master Plans for
review of this request and there is consistency with these plans.
(b) Are consistent with all applicable sections of this Land Use Code;
Response: Staff feels that this request is consistent with all applicable sections of the Land Use Code.
(c) Are compatible with surrounding zone districts and land uses, considering existing land use and
neighborhood characteristics;
Response: Staff feels that the surrounding zone districts and the land uses are and will be consistent
with the WOMP Overlay Zone District. The Overlay will create consistency with how development is
reviewed and administered in the planning area.
(d) Do not 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;
Response: The rezoning will not exceed the capacity of public facilities.
(e) Do not result in significant adverse impacts on the natural environment;
Response: The rezoning will not result in significant adverse impacts on the natural environment.
(I) Are consistent and compatible with the community character; and
() Do not conflict with the public interest.
Response: As stated earlier, the request is consistent and compatible with the community character.
Staff has not received any comments from the public on this application.
RECOMMENDATION: Staff recommends that the BOCC adopt a motion to approve the Land Use
Code amendment to create the WOMP Overlay Zone District and rezone this planning area to the newly
created zone district at 1st reading, and set 2" a reading for March 12h, 2014.
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ATTACHMENTS
A. Draft ordinance amending the Land Use Code to create the WOMP Overlay Zone District
B. Draft ordinance applying the WOMP Overlay Zone District
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c-iM,5/1-7- 4
ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, AMENDING TITLE 8 OF THE PITKIN COUNTY CODE, SPECIFICALLY
THE 2006 LAND USE CODE TO CREATE THE WEST OF MAROON PLANNING AREA
OVERLAY ZONE DISTRICT
Ordinance No. - 2014
RECITALS
1. Pitkin County Community Development Staff has initiated a Land Use Code amendment to
amend the Pitkin County Land Use Code (PCLUC) to create the West of Maroon Planning Area
(WOMP) Overlay Zone District. Amendments will be made to following chapters and sections:
Chapter 3
EXHIBIT A - Section 3-70-50: West of Maroon Planning Area (WOMP) Overlay Zone District
Chapter 5
EXHIBIT B —Table 5-1.A and accompanying notes
Chapter 5
EXHIBIT C - Table 5-1.B and accompanying notes
Chapter 5
EXHIBIT D — Table 5-1.0 and accompanying notes
Chapter 5
EXHIBIT E — Table 5-1.D and accompanying notes
Zoning Maps
EXHIBIT F — WOMP Planning Area and Nodes
2. The Planning and Zoning Commission reviewed the proposed amendments at a regularly
scheduled meeting on December 10th, 2013. The Commission voted 6-0 to recommend approval
to the BOCC.
3. The BOCC reviewed the application at 1st Reading at a duly noticed public hearing on February
26th, 2014 and at a duly noticed public meeting on March 12th, 2014. Evidence and testimony
were presented with respect to this application.
4. The BOCC finds that the Land Use Code Amendment to create the WOMP Overlay Zone District
is consistent with Pitkin County's goals and policies regarding land use and development in the
County.
5. The BOCC further finds that the newly created WOMP Overlay Zone District is consistent with
County Comprehensive Plans and in compliance with Section 2-40-10.
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Ordinance No.
Page 2 of 26
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NOW, THEREFORE, BE IT ORDAINED by the Pitkin County Board of County
Commissioners that it hereby amends the above -referenced Sections of the of the 2006 Pitkin County
Land Use Code, as set forth in Exhibits A through F.
INTRODUCED, FIRST READ, AND SET FOR PUBLIC HEARING ON THE DAY OF
, 2014.
NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE ORDINANCE
PUBLISHED IN THE ASPEN TIMES WEEKLY ON , 2014.
NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE ORDINANCE POSTED ON
THE OFFICIAL PITKIN COUNTY WEBSITE ( www.aspenpitkin.com) ON THE DAY
OF 2014.
ADOPTED AFTER FINAL READING AND PUBLIC HEARING ON THE DAY OF
2014.
PUBLISHED BY TITLE AND SHORT SUMMARY, AFTER ADOPTION, IN THE ASPEN
TIMES WEEKLY ON THE DAY OF 2014.
THIS ORDINANCE SHALL BECOME EFFECTIVE 30 DAYS Al, I ER PUBLICATION FOLLOWING
FINAL ADOPTION BY THE BOARD OF COUNTY COMMISSIONERS.
ATTEST: BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
Jeanette Jones
Deputy Clerk
Robert A. Inner Jr.,
Chair
Date:
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
John Ely,
County Attorney
Cindy Houben,
Community Development Director
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Ordinance No.
Page 3 of 26
EXHIBIT A
- 2014
Section 3-70-50: West of Maroon Planning Area (WOMP) Overlay Zone District
(a) Intent:
The scenic emphasis of the West of Maroon Creek planning area is on natural vistas,
ridgelines, hillsides, sage open lands and riparian corridors. The open spaces between
designated activity nodes are equally important features to be maintained in order to
prevent sprawl and continuous development within the planning area. Throughout the
planning area, structures are intended to be low scale and transition from the height and
massing of the urban core of Aspen to the rural open spaces along the highway 82
corridor as one travels down valley (North). As one travels south, towards Aspen, a
distinct visual transition from low scale, non -continuous development within the planning
area to the more urban levels of development within the City of Aspen shall be
maintained. Architecture shall reflect the design objectives of the specific activity nodes
as found below.
(b) Locational Criteria:
The WOMP Overlay Zone District shall be applied to all parcels in all zone districts within
the mapped area identified on the officially adopted zoning map. Within this mapped
WOMP Overlay Zone District, are five (5) nodes that have additional design standards.
These nodes are: (1) Airport Business Center (ABC); (2) Pitkin County Airport; (3)
Buttermilk/Inn at Aspen; (4) Pomegranate/Aspen Country Inn; and (5) Highway 82
Corridor.
(c) Review Criteria
When applications are submitted for development within the West of Maroon Creek
planning area, all aspects of the visual appearance including design, landscaping,
lighting and signage shall be comprehensively planned. Priorities include maintaining
views of natural features along the Highway 82 and Owl Creek Road corridors.
Photographs referenced in Chapter 3, Section 2 of the WOMP depict protected "view"
and "view planes". These view and view planes shall be preserved when any
development is proposed within the WOMP Overlay Zone District.
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Ordinance No.
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Landscaping, lighting and signage within the planning area shall be minimal based on
appropriate design and placement of development within the designated activity nodes
of the West of Maroon Creek Plan.
If conflict arises between any portion of the Land Use Code and the standard(s) set forth
in the WOMP Overlay Zone District and Nodes, the more restrictive standard(s) shall
prevail.
(d) Review Standards:
THE FOLLOWING APPLIES TO THE ENTIRE WEST OF MAROON CREEK
PLANNING AREA:
Design:
1 The density, size and scale of development shall be designed to complement
rather than obstruct the natural environment as seen from Highway 82.
2. Ridgelines shall be unobstructed.
3. The appropriate design of development shall minimize the need for "man-made"
land forms used as tools for screening development or in order to protect a view
or designated view plane (see Section 2). Man-made landforms as part of a
structure (such as a buried or partially buried parking garage) on the Pitkin
County Airport are excepted from this guideline.
4. Where existing or natural topography allows, structures shall be lowered in the
ground to minimize height as seen from Highway 82 and Owl Creek Road and
pedestrian trails.
5. Maintain a 200 foot setback throughout the corridor except as has been explicitly
varied by previous land use approvals. For example, the 2004 Pitkin County
Airport Master Plan allows for a 100 foot setback from Highway 82.
6. All utilities shall be buried underground.
Landscaping:
1. Only native species shall be allowed within the WOMP area.
2. Planting arrangements shall mirror natural dispersion of plant groupings in the
surrounding natural landscape.
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3. When landscaping between Activity Nodes is altered, it shall be subject to
review; Green areas between nodes are critical for maintaining the scenic
objectives of these guidelines and the WOMP in general.
4. Disturbance of native vegetation shall be minimized when developing sites during
construction.
5. All riparian corridors (including ditches,) and native vegetation and natural plant
groupings contained within those corridors, shall remain undisturbed. For
Airport -specific guidelines, see "Pitkin County Airport Activity Node" Landscaping
section of these Guidelines. Note that this guideline is not intended to preclude
normal and appropriate ditch maintenance.
6. Native vegetation shall be used to break up the visual impact of continuous
impervious surfaces .such as parking areas.
7. No replacement trees shall mature to a height that would obstruct identified views
and view planes (see Section 2). The purpose of this provision is to preserve
views for the long term; however, to maintain variation and balance in a
landscape, up -to one quarter of the trees or shrubs installed per property may be
of a native variety that matures at a height that may obstruct views.
8. Drip and low flow irrigation shall be utilized in order to conserve water usage.
Lighting:
1. Exterior lighting shall be minimized. There shall be a balance between the safety
and security needs for lighting and the desire to preserve the night sky.
2. All outdoor lighting for new development shall be full cutoff fixtures installed in a
fixed down direction and 100% shielded. This will ensure that light trespass and
glare have a negligible impact on surrounding property.
3. No light source (bulb) from an outdoor light fixture of a new development shall be
visible beyond the property line. Shielding shall be required to reduce glare so
that neither the light source nor its image from a reflective surface shall be
directly visible from any place along the designated activity or building envelope.
If no building envelope or activity envelope has been designated the property line
shall be used. Shielding the source (bulb) of light shall consist of a metal housing
(cap) which directs the light downward or a covering with frosted glass or colored
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glass with a dense enough consistency to hide the light bulb. The complete
shielding with a metal cap is the preferred method.
4. In order to minimize light trespass on abutting property, illumination shall be
measured with a light meter using a foot-candle light measurement scale. The
light shall be measured at:
a. The edge of the activity or building envelope at 4 feet measured vertically
from grade and shall not exceed 0.1 foot-candles of light.
b. Directly under the light source at grade and shall not exceed 2.5 foot -
candles of light.
c. Between outdoor light sources and shall not exceed 0.5 foot-candles of
light.
d. On the property line of a subject parcel and shall not exceed 0.1 foot-
candles, measured at four feet (4') above grade. If no activity or building
envelope has been established the property line shall be used.
5. The maximum height of a freestanding outdoor light fixture for new multi -family
residential development and nonresidential development shall be twelve feet
(12'). This includes fixtures for parking areas, which shall be placed far enough
apart that the illumination between fixtures is 0.5 foot-candles.
6. All new outdoor lighting fixtures shall be energy efficient. Energy efficient lights
include all high intensity discharge (HID) lamps; high pressure sodium and low
pressure sodium. Metal Halide and Mercury vapor bulbs are not allowed.
7. Outdoor light fixtures used to illuminate flags shall use a very narrow cone of light
for the purpose of confining the light to the flag and minimize light trespass and
glare.
8. Lighting controls that automatically extinguish all outdoor lighting when sufficient
daylight is available using a control device or system such as a photoelectric
switch, astronomical time switch or equivalent functions from a programmable
lighting controller, building automation system or lighting energy management
system, shall be utilized whenever possible.
9. The outdoor light fixtures listed below shall be prohibited. Existing light fixtures
legally permitted or authorized prior to adoption hereof may be maintained.
a. Uplighting/backlit canopies.
b. Neon tubing or band lighting along building structures as articulation.
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Ordinance No.
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c. Flashing lights.
d. Illumination of entire building or illumination of building facades.
e. Floodlighting, up lighting.
f. Any light that imitates or causes visual interference with a traffic signal or
other necessary safety or emergency light.
g. Driveway lighting.
h. Mercury vapor lights and metal halide lights.
10. Walk way and path lighting must not exceed two (2) feet in height, must be fixed
in a down directed direction, must be less than 0.5 foot-candles between each
fixture and less than 0.1 foot-candles six (6) feet from the fixture, at the edge of
the activity envelope and/or the property line.
(Note: For lighting standards applicable to Pitkin County Airport, see "Pitkin County
Airport Activity Node" Lighting section of these guidelines.)
Signage:
1. Prohibit Canopy, Projecting, and Roof signs. An identification sign shall only be a
free standing or a wall sign.
2. Replacement or new signs shall be limited to one sign per business; either a wall
sign or a free-standing sign, but not both (except as may be modified under
specific guidelines outlined for the Airport Activity Node.)
3. On the west side of Highway 82, allow one identification sign per primary
entrance, except as may be modified under specific guidelines outlined for the
Airport Activity Node.
a. Maintain a setback of 10' from all property boundaries.
b. Sign placement shall not impede traffic or obstruct views.
c. No off -site signs shall be permitted unless approved by the County.
4. Signs at intersections shall only indicate the road name and not uses located
further along that road. For example, Stage Rd., Harmony Rd., Tiehack Rd.
5. Only identification signs shall be lit. Lighting shall be compliant with Section 7-20-
140 of the Pitkin County Land Use Code.
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Ordinance No.
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6. Ranch gates shall not be used as sign structures or located at any entrance drive
or roadway along the Highway 82 Corridor within the WOMP area. Ranch gates
are prohibited at entrances/exits onto Highway 82.
7. Address numbers shall comply with Pitkin County Board of County Commis-
sioner Ordinance 31-2012 pertaining to addressing.
8. Agricultural stands shall be allowed one sign no greater than 6 square feet in
addition to.any other signs approved for the site.
9. Two sided, back-to-back free standing identification signs are required.
The following standards shall only apply to the Airport Business Center (ABC)
Activity Node (Except where noted specifically for application to the ABC
Subdivision, the following guidelines apply to all properties within the Activity
Node):
Design:
1. The following height limits shall apply:
a. No structures within the ABC Subdivision shall exceed twenty eight (28)
feet to the midpoint and thirty (30) feet to the peak of the roof; or twenty
eight (28) feet for a flat roof.
Within two hundred (200) feet of the Highway 82 Right of Way,
structures within the ABC Subdivision are limited to fifteen (15)
feet to the peak of the roof, or to the high point of a flat roof, as
measured from existing grade.
ii. Within a perimeter of thirty (30) feet of the boundary of the ABC
Subdivision, structures shall not exceed fifteen (15) feet to the
peak of the roof, or to the high point of a flat roof, as measured
from existing grade.
b. Outside of the ABC Subdivision and within the two hundred (200) foot
setback from the Highway 82 Right of Way, all structures are limited to
fifteen (15) feet to the peak of the roof, or to the high point of a flat roof,
as measured from existing grade; buildings shall incorporate design
features that make the structure appear as one story as seen from the
Highway 82 Corridor and from pedestrian paths.
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c. Outside of the ABC Subdivision and outside of the two hundred (200) foot
setback from the Highway 82 Right of Way, structures are limited to
heights allowed in the underlying zone district.
2. Development within 200 feet of the Highway 82 Right of Way shall be lowered in
the ground whenever possible.
3. Articulated rooflines shall be utilized. A roofline shall not appear as a continuous
linear plane.
Landscaping:
1. Landscaping shall be native mixed species with varying heights and setbacks of
plantings in order to soften and complement the facades of buildings.
2. Along the 100 Road in the ABC subdivision and along the frontage roads within
the WOMP area, .native vegetation shall be used to break up the visual impact of
continuous impervious surfaces such as parking areas.
3. Plantings along Highway 82 shall not create or contribute to a vegetative tunnel
effect.
Signage:
1. Only wall signs shall be allowed along the frontage road and the 100 Road within
the ABC.
2. No signs shall be located between Highway 82 and the Frontage Road and/ or
the 100 Road except:
a. Those related to the rights -of -way.
b. One free standing Identification sign per ABC entrance.
3. One, back-to-back, two sided free-standing identification sign per ABC entrance
is required.
a. Sign shall be "anchored" on the ground with a base and/or landscaped
area.
b. Base and landscaping will be included as part of total sign structure
height.
c. Downward lighting is required.
The following standards shall only apply to the Pitkin County Airport Activity
Node:
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Design:
1. The appearance of any new development in the terminal area, as viewed from
Highway 82 and Owl Creek Road shall be similar to the current facilities which
include relatively low structures that are complemented by landscaping.
2. Development on the east and west side of the Pitkin County Airport runway shall
include low structures which appear to be one story in height, while serving their
intended purpose.
3. The rooflines and mass of structures shall be articulated and shall not appear as
continuous (as viewed from Highway 82 and Owl Creek Road), unless such
configuration is a necessary aspect of their intended purpose.
4. Use of architectural techniques such as partially buried, earth-bermed and/or
earth covered roof and structures such as the Pitkin County Airport Operations
Center (AOC), are a desirable means of limiting visual impacts.
5. While serving their intended purpose, structures, buildings and landscaping on
the Pitkin County Airport shall be designed so as not to obstruct views of Mt. Daly
and/or the Buttermilk Ski Area Mountain as viewed from Highway 82.
6. To the extent possible, undeveloped areas immediately beyond the ends of the
Pitkin County Airport runway shall remain undeveloped as a visual break
between Buttermilk to the south and shale bluffs to the north.
7. Maintain existing setback of 100 feet from property line along Highway 82.
8. Ensure that development, including structures, landforms and landscaping does
not create a tunnel effect along Highway 82 or Owl Creek Road.
Landscape:
1. Maintain weed control.
2. Maintain the south and north ends of the runway as unobstructed areas vacant of
tall plantings and containing native grasses and shrubs.
3. On the west side of the Pitkin County Airport near the Airport Operations Center
(AOC), maintain native plantings that mimic the surrounding Owl Creek corridor
landscape vegetation, which could include cottonwoods and aspens behind the
development contemplated to the north of the existing AOC structure.
4. Maintain the Owl Creek riparian corridor with native, natural vegetation where
consistent with the Aspen-Pitkin Airport Wildlife Hazard Management Plan.
Lighting:
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1. Lighting associated with the airside facilities at the Airport (runway/taxiway
system, deice pad, aircraft parking areas and other facilities located inside the
security fence) is regulated by the Federal Aviation Administration (FAA) for
safety and shall be exempt from these standards. Wherever the terms "outdoor
fixtures" and "exterior lighting" are used in this section, it shall be understood to
exclude fixtures or lighting associated with airside facilities. All other exterior
lighting at the Airport shall be designed to achieve a balance between the safety
and security needs of airport users and the desire to preserve the night sky.
2. Outdoor fixtures other than those associated with the runway/taxiway system and
deice pad shall be installed in a fixed down direction, shall be full cutoff fixtures
and 100% shielded. Shielding shall be required to reduce glare so that neither
the light source nor its image from the reflective surface shall be directly visible
from beyond the property line.
3. The maximum height of a freestanding outdoor light fixture shall be twelve feet
(12'). This includes fixtures for parking areas, which shall be spaced so as to
achieve an average illumination no greater than 0.5 foot-candles.
4. All new outdoor lighting fixtures shall be energy efficient. Energy efficient lights
include all high intensity discharge (HID) lamps (high pressure sodium and low
pressure sodium) and any other fixtures of equal or greater efficiency subject to
approval by the Community Development Department.
5. Outdoor light fixtures used to illuminate flags shall use a very narrow cone of light
for the purpose of confining the light to the object of interest and minimize light
trespass and glare.
6. Lighting controls that automatically extinguish all outdoor lighting when sufficient
daylight is available using a control device or system such as a photoelectric
switch, astronomical time switch or equivalent functions from a programmable
lighting controller, building automation system or lighting energy management
system, shall be utilized whenever possible.
7. The outdoor light fixtures listed below shall be prohibited. Existing light fixtures
legally permitted or authorized prior to adoption hereof may be maintained.
a. Uplighting/backlit canopies.
b. Neon tubing or band lighting along building structures as articulation.
c. Flashing lights.
d
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d. Illumination of entire building or illumination of building facades.
e. Floodlighting, up lighting.
f. Any light that imitates or causes visual interference with a traffic signal or
other necessary safety or emergency light.
g. Walkway and path lighting must not exceed three (3) feet in height (as
measured from the light source to existing grade) and must be down -
directed and shielded. LED lighting is required.
Signage:
1. Signage at the Pitkin County Airport shall be consistent with the Pitkin County
Airport Master Plan sign plan for exterior signs. If visual conflicts exist with the
intent of the body of these Scenic Guidelines along the highway corridor, the
Pitkin County Airport shall work with Community Development to resolve conflicts
and amend the Pitkin County Airport Master Plan signage plan where
appropriate.
a. One two-sided back-to-back free standing identification sign per entrance
is required.
The following standards shall only apply to the Buttermilk Activity Node:
Design:
1. The placement, height and massing of structures at the base of the Buttermilk ski
area shall maintain open views of the ski mountain.
2. Roof lines shall be articulated so as not to appear as one continuous linear
plane;
3. Maintain setback of 200 feet from Highway 82 Right of Way.
Landscaping:
1. Landscaping shall be native mixed species with plantings of varying heights and
setbacks to soften and complement the facades of buildings;
2. The parking area provides views of the ski mountain and continues to provide a
sense of open landscape. This area shall include native, low shrubs and grasses
in designated islands throughout the lot. Native plantings will provide needed
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drainage areas while limiting water usage, and provide green coverage
throughout the hard surface parking area.
3. Existing intermittent tree placement along Owl Creek Road and the Buttermilk
parking lot shall be maintained, and replacement trees shall be of a variety that is
limited to a height at maturity that will continue to provide views of the mountain.
To maintain mountain views, the density of the trees in this location shall not be
increased.
Lighting:
See General provisions above.
Signage:
1. Limit free-standing identification signs to one per primary entrance.
a. Sign shall be "anchored" on the ground with a base and/or landscaped
area.
b. Base and landscaping will be included as part of total sign structure
height.
c. Downward lighting is required.
2. One back-to-back, two-sided free standing identification sign per primary
entrance is required.
The following standards shall only apply to the Inn at Aspen Activity Node:
Design:
1. Maintain a setback of a minimum of 110 feet from the Highway 82 Right of Way.
2. Maintain height of 19 feet within the first 200 feet from the Highway 82 Right of
Way. Allow height to increase to underlying zone district height standard when
located more than 200 feet from the Highway 82 Right of Way.
3. Design structures using building materials and colors that blend with the
landscape.
Landscaping:
000 017
Ordinance No.
Page 14 of 26
-2014
1. Landscaping shall balance the need to complement development and maintain
background views of ridgelines.
2. A variety of native species shall be used as landscaping is replaced.
3. Allowed height of replacement trees at maturity shall be determined based on
siting of development and compliance with #1 above.
Signage:
1. Limit free-standing identification signs to one per primary entrance.
a. Sign shall be "anchored" on the ground with a base and/or landscaped
area.
b. Base and landscaping will be included as part of total sign structure
height.
c. Downward lighting is required.
2. One back-to-back, two-sided free standing identification sign per primary
entrance is required.
The following standards shall only apply to the Pomegranate 1 Aspen Country Inn
Activity Node:
Design:
1. To maintain views of backdrop ridgelines from Highway 82, maintain the height of
structures at no higher than the current level. A reduction in building height is
required as redevelopment occurs.
2. Maintain setback from the Highway 82 right of way as follows:
a. Pomegranate: 180 feet to condominium building. Setback for the
Pomegranate garages are subject to City of Aspen zoning and land use
approvals.
b. Aspen Country Inn senior housing: 195 feet to hip roof structure.
c. Aspen Country Inn housing (west building): 200 feet.
Landscaping:
1. Maintain vegetation to screen development until such time as redevelopment
occurs.
000018
Ordinance No.
Page 15 of 26
- 2014
2. Maintain the continuous creekside native vegetation as viewed from Highway 82
when heading downvalley.
3. Landscaping shall compliment architecture and maintain background views of
ridgelines; specifically the ridgeline views of Aspen Mountain, Highland Mountain,
ButtermilklTiehack Mountains shall not be blocked by vegetation.
4. Replacement landscaping shall be comprised of a variety of native species.
5. Allowed height of replacement trees at maturity shall be determined based on
siting of development and compliance with #3, above.
Lighting:
See general provisions above
Signage:
1. Limit free-standing identification signs to one per primary entrance.
a. Sign shall be "anchored" on the ground with a base and/or landscaped
area.
b. Base and landscaping will be included as part of total sign structure
height.
c. Downward lighting is required.
2. One back-to-back, two-sided free standing identification sign per primary
entrance is required.
000019
Ordinance No.
Page 16 of 26
-1014
EXHIBIT B
RS - RR
TABLE 5-1.A: G
Dimensional NOTE
Requirements Rural I
Zones
RS - RS -
160 35
LIR-
35
NOTE
2
TR-1 TR-2
NOTE NOTES
3 3, 4, 5
RS -
30
RS -
20
AR -
10
AR- 2
B-I SKI- WOMP
REC Overlay
Minimum Lot Area
(ac.)
N/A
35
160
35
35
35
35
30
20
10
2
MF =
15,000
OTH =
6,000
NOTE
6
M
Note 17
Minimum Usable Open
Space per Dwelling
Unit (sq. ft.)
800
M
Note 17
Minimum Lot Width
(ft.
N/A
400
400
400
N/A
400
400
400
200
50
M
Note 17
From Arterial Highways
Structures / Outside
Uses (ft.)
100 ft. setback for buildings/ 100 ft. setback for outside uses
NOTE 7
M
Note 17
From Major Roads
Structures / Outside
Uses(ft.)
100 ft. setback for buildings/ 50 ft. setback for outside uses
NOTE 7
M
Note 17
From Collector Streets
Structures/ Outside
Uses(ft.) .
50 ft. setback for buildings/ 25 ft. setback for outside uses
NOTE 7
M
Note 17
From Pro e Lines
Front Setback (ft.)
SR
SR
(1) Lot Size < 3 ac = 30 ft.;
(2) Lot > 3 ac. and < 10 acres = 50 ft.;
3) Lot > 10 acres = 100 ft.
30
M
Note 17
Side Setback (ft.)
SR
SR
(1) Lot < 7,500 sq. ft. = 5 ft.; (2) Lot ? 7,500 & < 30,000 sq. ft. = 10 ft.;
(3) Lot Size ? 30,000 & < 43,560 sq. ft. = 15 ft.; (4) Lot > 43,560 & < 3 ac. = 20 ft.;
5 Lot >3ac. & <20 ac. = 30 ft.: 6 Lot > 20 ae. = 50 ft.
10
M
Note 17
Rear Setback (ft.)
SR
SR
(1) Lot Size < 30,000 sq. ft. = 10 ft.;
(2) Lot ? 30,000 sq. ft. & < 10 ac. = 30 ft.;
3) Lot > 10 ac. = 50 ft.
10
M
Note 17
From Streams (ft.)
Maximum Height of
Princi.al. Structure ft.)
100
NOTE
20
14 15 and
20
NOTE 8
16
28
28
28
20
20
28
28
28
28
M
Note 17
28
M
Note 17
Maximum Height of
Accessory Structure
ft.
20
12
NOTE 9
20
20
20
15
15
20
20
20
20
20
M
Note 17
Maximum Height of
Exempt Agricultural
Buildings
Gross Floor Area
Exempt From GMQS
(Without GMQS
Allocation or TDR
Refer
to
Sec.
5-20-
70i)
N/A
N/A
NOTE
10
Refer to
5,750
NOTE
11
Sec. 5-20-70(i)
5,750
NOTE
11
5,750
N/A
1,000
N/A
2,500
NOTE 4
Refer to
5,750
NOTE
11
Sec. 5-20-70(i)
5,750
NOTE
11
5,750
NOTE
11
5,750
NOTE
12
N/A
N/A
Note 17
NOTE
M
Note 17
11
NOTE
13
000020
4
Ordinance No.
Page 17 of 26
- 2014
Purchase) (Base Max.)
Floor Area
Gross Floor Area After
GMQS Allocation
andlor TDR Purchase
(Final Max. Floor Area
N/A
NOTE
10
15,000
15,000
NOTE
11
15,000
NOTE 2
1,000
3,500
15,000
NOTE
11
15,000
NOTE
11
15,000
NOTE
11
15,000
NOTE
11
8,000
NOTE
11
M
Note 17
000 U2 1.
ABBREVIATIONS
M = As approved in Master Plan for SKI-REC zone district; HML = Hotel/Motel/Lodge; MF/L= Multi -family limited to 1,2,
or 3 Bedrooms; MF/ST = Multi -family Studio; MF/UL = Multi -family with more than 3 bedrooms: OTH = Other
t5`f'E` g` ""RA—zenedistric 'the maximum size of the Activity Envelope defined for each principal use shall be one-half
lWa Pe°ensional standards in the RR zone district may be varied by special review pursuant to the provisions of Sec.
3-40-20.
NOTE 2: As an alternative to the strict application of the area and bulk requirements, parcels in the LIR-35 zone district may
be developed as a cluster option, pursuant to the standards in Sec. 3-40-50(d), provided that the application includes the
entirety of the unsubdivided parcel and adjacent parcels held in common ownership as configured on January 16, 2000. If the
cluster option is used: (I) There shall be no more than one (I) principal single family dwelling unit per eighty (80) acres.
Actual lots may be smaller if accompanied with a preserved open space parcel that maintains one unit per 80-acre density. (2)
Maximum allowed final maximum floor area of all buildings shall be 15,000 square feet.; of which (a) 8,250 square feet shall
be exempt from growth management; and (b) additional square footage up to 15,000 square feet may only be obtained
through successful growth management competition or for use of transferable development rights.
NOTE 3: The maximum potential density and developability for properties within the TR-1 and TR-2 zone district shall be
based on the entire unsubdivided parcel. All buildings shall be included in the calculation of the floor area.
NOTE 4: For lands rezoned to a TR-2 zone district effective on or before January 26, 2005 existing vested rights in prior
development approvals are recognized, and property owners may continue to rely on those vested rights until their expiration.
Residential development in place or approved prior to January 26, 2005, shall not be deemed non -conforming relative to the
Pitkin County Land Use Code.
NOTE 5: As an alternative to the strict application of the area and bulk requirements, parcels in the TR-2 zone district may
be developed as a cluster option, pursuant to the standards in Sec. 3-40-70(d), provided that the application includes the
entirety of the unsubdivided parcel and adjacent parcels held in common ownership as configured on January 16, 2000. If the
cluster option is used: (1) There shall be no more than one (1) principal single family dwelling unit per fifty (50) acres.
Actual lots may be smaller if accompanied with a preserved open space parcel that maintains one unit per 50 acre density. (2)
Maximum final allowed floor area of all buildings shall be 3,500 square feet, all of which shall be exempt from growth
management; and no additional floor area may be obtained through the use of either TDRs or additional growth management
allocations. Heights and setbacks may be modified through the Two -Step Review process.
NOTE 6: Minimum lot area per principal use or dwelling unit (in square feet) shall be: MF/UL = 5,500; MF/L=3,200;
MF/ST = 2,500.
NOTE 7: Off-street parking, signs, and lights shall meet the setback requirements for outside uses. Access roads, highway
regulatory and directional signs, safety lighting, and safety features shall be allowed between the right-of-way and the
setbacks listed. Off street parking and lights don't need to meet the setback required on collector streets.
NOTE 8: In the RR zone district, building height is measured pursuant to Sec. 5-20-60(h)
NOTE 9: Not applicable to structures existing on the 5th of July, 2006.
NOTE 10: Floor area In the RR zone district is addressed in Section 5-20-80(i).
NOTE 11: For land located within the Frying Pan area, the final gross maximum floor area shall be 5,750 square feet; Gross
floor area for principal structure, including all below -grade space and attached accessory structures, shall be limited to 4,000
sq. ft.; up to 1,750 sq. ft. of gross floor area shall be allowed for accessory structures and uses that are detached from
principal structure. In the Capitol Creek/Snowmass area, the gross final maximum floor area shall be 8,250 square feet; and
within the Basalt Urban Growth Boundary, the gross final
maximum dwelling unit floor area shall be 5,750 sq. ft. In the Emma Caucus area, the final maximum gross floor area shall
be 8,250 square feet. These maximums shall not be exceeded with a GMQS allotment or use of TDRs. These maximums
shall also apply to a dwelling unit which is to be located on a parcel containing five hundred (500) acres or more unless the
parcel was legally created and received development approvals prior to July 5, 2006, in which case previous approvals
regarding house size shall apply.
NOTE 12: (1) Lot size
0--25,000 sq. ft. = .13 up to a maximum of 3,250 sq. ft. of floor area; (2) Lot size 25,001--50,000 sq. ft. = 3,250 sq. ft. of
floor area, plus 9 sq. ft. of floor area for each additional 100 sq. ft. in lot area up to a maximum of 5,500 sq. ft. of floor area;
(3) Lot size 50,001--100,000 sq. ft. = 5,500 sq. ft. of floor area plus 5 sq. ft. of floor area for each additional 100 sq. ft. in lot
area up to a maximum of 8,000 sq. ft. of floor area; (4) Lot size 100,000 and larger = 8,000 sq. ft. of floor area plus 1 sq. ft. of
floor area for each additional 100 sq. tt. in lot area.
NOTE 13: Notwithstanding any other provision of this Land Use Code, the base maximum gross floor area shall not exceed
4,000 square feet for lots and parcels < 1 acre; for lots and parcels >1 acre, then base maximum gross floor area shall not
exceed 5,750 square feet plus 1,000 square feet for each 10,000 square feet that parcel size exceeds one acre, up to a
maximum of 8,000 square feet on any one B-1 lot or parcel.
NOTE 14: An additional setback may be required or a lesser setback may be allowed pursuant to Sec. 7-20-80.
NOTE 15: Development of a micro hydroelectric energy system may be allowed in a setback pursuant to Section 7-20-80 (c)
and 4-30-50(k).
NOTE 16: Stream restoration projects may encroach into this setback pursuant to Sections 7-20-40 and 7-20-80
NOTE 17: All areas mapped within the WOMP Overlay Zone District shall be subject to Section 3-70-50.
Code repealed and reinstated (all sections) by Ord. 014-D-2006, 07-05-08; § 5-10-10 — Table 5-l.A (part) amended by Ord.
30-06, 10-11-06; Ord. 012-2008, 04-09-08; Ord. 023-07, 08-28-07; Ord. 022-08, 7-09-08; Ord. 024-08, 07-23-08, Ord. 019-
09,06-24-09; Ord 001 A & B-11,01-12-11)
000022
Ordinance No.
Page 19 of 26
EXHIBIT C
- 2014
R-30 R-15 R-1SA R-15B R-6 VR MHP WOMP
Overlay
TABLE 5-1.8: Dimensional Requirements
Urban/Suburban Residential Zone Districts
Other Than Affordable Housing Districts
LOTS
Minimum Lot Area (sq. ft.)
15,000
5,000
ote 14
30,000
15,000
15,000
NOTE 11
6,000
NOTE 1
NOTE 2
. 'um Lot Area Per Principal Use or
15,000
ote 14
30.000
Dwelling Unit (sq. ft.)
15,000
15 000
NOTE 11
b' 000
5,000
NOTE 2
Maximum Lot Area Per Principal Use or
ote 14
Dwelling Unit (sq. ft.)
11.999
Minimum Usable Open Space Dwelling
3,000
Note 14
per
6b00
Unit (sq. ft.)
3,000
3.000
1,500
1,500
NOTE 2
Minimum Lot Width (sq. ft.) 100
75
7 s
75
60
50 -
Note 14
I UM SETBACKS -
-
1.
From Arterial Highways
Structures / Outside Uses (ft.) 100 ft. setback for build ng.s i 100 ft. setback for outside uses
Note 14
I OTE 3
N/A
N/A
From Major Roads
Structures / Outside Uses (ft.) 100 ft. setback for buildings / 50 ft. setback for outside uses
ote 14
OTE 3
N/A
N/A
rom Collector Streets
Structures / Outside Uses (ft.) 50 ft. setback for buildings / 25 ft. setback for outside uses
ote 14
OTE 3
NI
N/A
From Property Lines
Front Setback (ft.) (1) Lot Size S 3 ac -- 30 ft.;
(2) Lot > 3 ac. and < 10 acres = 50 ft.;
(3) Lot > 10 acres = 100 ft.
30
NOTE 2
Note 14
Side Setback (ft.) (1) Lot < 7,500 sq. ft. = 5 ft.; (2) Lot 2 7,500 & < 30,000 sq. ft.
10 ft.;
3) Lot Size >_ 30,000 & < 43,560 sq. ft. = 15 ft.; (4) Lot >_
.3,560 & < 3 ac. = 20 ft.;
(5) Lot > 3 ac. & <20 ac. = 30 ft.; (6) Lot > 20 ac. = 50 ft.
NOTE 2
Note 14
' (1) Lot Size < 30,000 sq. ft. = 10 ft.;
NOTE 2
Note 14
ear Setback (ft.)
(2) Lot > 30,000 sq. ft. & < 10 ac. = 30 ft.; .
(3) Lot > 10 ac. = 50 ft.
10
100
20
NOTE 2
ote 14
From Streams (ft.)
NOTE 4, 12 and
MAXIMUM HEIGHT
Maximum Height of Principal Structure (ft.) 28
13
28
28
28
78
NOTE 4
NOTE 5
NOTE 2
Note 14
aximum Height of Accessory Structure (ft.) 20
20
20
20
20
NOTE 6
NOTE 2
ote 14
Maximum Height of Exempt Agricultural Refer to Sec.
uildings 5-20-70(i)
Floor Area
N/A
N/A
N/A
NOTE 10
N/A
N/A
N/A
Note 14
Note 14
Allowable floor area based on
13
Ratio (FAR)
.16
NOTE 7
30
NOTE 8
NOTE 2
5,750
5,750
ote 14
Gross Floor Area Exempt from Growth
anagement (without GMQS Allocation or OTE 9
5,750
5,750
5,750
NOTES
NIA
II 000023
Ordinance No. - 1014
Page 20 of 26
TABLE 5-1.B: Dimensional Requirements
Urban/Suburban Residential Zone Districts
Other Than Affordable Housing Districts
TDR) (Base Maximum) (sq ft)
Gross Floor Area After GMQS Allocation
and/or TDR Purchase (Final Max. Floor Area
R- 30 R -15 R-15A R-15B R-6 VR MHP WOMP
Overlay
15,000
15,000
10,250
5,750
4,000
NOTE 8
N/A
NOTES TO TABLE 5-1.B: Dimensional Requirements for Residential Zone Districts Other Than Affordable
Housing Districts
NOTE 1: 5,000 square feet, which shall include any land areas within the Redstone A Lots (as defined in this Land
Use Code)
NOTE 2: Dimensional requirements for the MHP zone district are found in Table 7-4. The dimensional
requirements for the Aspen Village Subdivision, Lazy Glen Subdivision, and Woody Creek Subdivision, are
described in the PUD Development guide approved by Pitkin County for each development.
NOTE 3: Off-street parking, signs, and lights shall meet the setback requirements for outside uses. Access roads,
highway regulatory and directional signs, safety lighting, and safety features shall be allowed between the right-of-
way and the setbacks listed. Off street parking and lights don't need to meet the setback required on collector
streets.
NOTE 4: An additional setback may be required or a lesser setback may be allowed pursuant to Sec. 7-20-80.
NOTE 5: Maximum height principal structures: twenty-four (24) feet to the top of ridge; fourteen (14) feet to the
top of eave (dormers excluded). See also Sec. 5-20-60(i) for Building Height calculation methodology.
NOTE 6: Maximum height accessory structures: twenty-one (21) feet to the top of ridge; twelve (12) feet to the top
of cave (dormers excluded). See also Sec. 5-20-60(i) for Building Height calculation methodology.
NOTE 7: The allowable floor area shall be based on the least restrictive of the following formulas: (a) 3,500
square feet (plus 30% for pre-existing duplexes); or (b) floor area ratio (FAR) = .20 (plus 30% of allowed floor area
for pre-existing duplexes). Only duplex units that existed prior to 1974 are permitted in the R-15A zone district,
and no dwelling unit in the R-15A zone district shall exceed 5,500 square feet of floor area.
NOTE 8: (1) Lot with 50-74 ft. frontage = 2,000 square feet; (2) Lot with 75-99 ft. frontage = 2,300 square feet; (3)
Lot with 100 ft or larger frontage = 2,500 square feet. See also Sec. 5-20-70 for Floor Area calculation
methodology.
NOTE 9: Lots in the Meadowood Subdivision are exempt from Growth Management up to the total of their
allowable floor area based on Floor Area Ratio PLUS the additional floor area allocated to each lot pursuant to
BOCC Resolution No. 99-124, or 5,750 square feet of floor area, whichever is greater (which total may exceed
5,750 square feet).
NOTE 10: The allowable floor area shall be based on the least restrictive of the following formulas: (a) 3,500
square feet; or (b) floor area ratio (FAR) = .20. Duplexes are prohibited in the R-1513 zone district and no dwelling
shall exceed 3,500 square feet in floor area, and 5,750 in gross floor area (max sq. ft.).
NOTE 11: For the R-15B zone district, the 15,000 square foot minimum relates to Lot Size, and not Lot Area as
defined in Section 11, Definitions.
NOTE 12: Development of a micro hydroelectric energy system may be allowed in a setback pursuant to Section 7-
20-80(c) and 4-30-50(k).
NOTE 13: Stream restoration projects may encroach into this setback pursuant to Sections 7-20-40 and 7-20-80
NOTE 14: All areas mapped within the WOMP Overlay Zone District shall be subject to Section 3-70-50.
0OCii24
Ordinance No.
Page 21 of 26
EXHIBIT D
-2014
TABLE 5-1.C: Dimensional Standards for
Affordable Housing Zone Districts
AH
Zone District
AH-PUD Zone District
For Lands
Previously Zoned
AH2/PUD
For Lands
Previously
Zoned
A113/PUD
For Lands
Previously
Zoned
AHP/PUD
For Lands
Zoned
AH/PUD
after
July 5, 2006
WOMP
Overla\.
Zsr.
Distric i
LO IS
Minimum Lot Area (sq. ft.)
6,00(1
3,000
(-, oo[!
Per Adopted
PUD
NOTE I
Per Adopted
PUD
Nrne
Minimum Lot Area Per Principal Use or
Dwelling Unit (sq. ft.):
_
,--
For Single Family Dwellings and Duplexes
on all lots
SFD = 3,000
DUP = 3,000
SFD= 3000
DUP = 1,500
SFD = 6,000
DUP = 3,500
Per Adopted
PUD
Per Adopted
PUD
NOTE 2
Note 8
For MF dwellings (1) on a lot of < 27,000
sq. R.; or
(2) on a lot> 27,000 sq. ft. and < 1 ae.
when approved by special review pursuant
to Sec. 2-40-20.
MFIS = 1,000
MF/1= 1,250
MF/2 = 2,000
MT13 = 3,000
MF/l7 =
400 sq. ft. per
BR
MF/S = 300; MF/1 =
400
MF/2 = 800; MF/3 =
1,200
MF/U = 400 sq. ft. per
BR
MF/S = 1,000
MF/1 = 1,250
MF/2 = 2,000
MF/3 = 3,000
MF/U = 400
sq. ft. per BR
Note 8
For MF dwellings on a lot > 27,000 sq. ft.
(unless varied by special review)
MF/S = 1,000; MF/1 =
1,250
MF/2 = 2,100; MF/3 =
3,630
MF/U 1,000 sq. ft. per
BR
Note 8
Minimum Usable Open Space per Dwelling
Unit (sq. ft.)
1,200
Per Adopted PUD
NOTE 1
], 00
Note 8
Minimum Lot Width (sq. ft.)
30
Per Adopted PUD
Per Adopted
PUD
NOTE 1
Note 8
MINIMUM SETBACKS
;
From Arterial Highways
Per Adopted PUD
Structures 1 Outside Uses (ft.)
200 / 100
Note 8
From Major Roads
Structures / Outside Uses (ft.)
1001 50
Note 8
From Collector Streets
Structures / Outside Uses (ft.)
50 / 25
Note 8
From Property Lines
Same as R-6
From Streams (ft.)
100
NOTE 3, 6, and
7
Note 8
MAXIMUM HEIGHT
000075
Ordinance No.
Page 22 of 26
- 2014
Maximum Height of Structures (ft.)
Principal = 28
Accessory = 20
Per Adopted PUD
Note 8
MAXIMUM DWELLING UNIT SIZE
'Pr
� _ _- - -
Maximum Floor Area per Dwelling Unit
and/or Maximum House Size
Total of all units
=
50 FAR
Per Adopted PUD
NOTE 4
Per Adopted
PUD
NOTE 5
Per Adopted
PUD up to a
maximum of
.50 FAR of
fatheringpar
eel
Note 8
NOTES TO TABLE 5-1.C: Dimensional Requirements for Affordable Housing Zone Districts
ABBREVIATIONS
DUP = Duplex; MF/S = Multi -Family Studio; MF/1— Multi -family 1 Bedroom; MF/2 = Multi -family 2 Bedroom;
MF/3 = Multi -family 3 Bedroom;
MFU = Multi -family with more than 3 Bedrooms; SFD — Single Family Dwelling
NOTE 1: For lands previously zoned AH2/PUD, AH3/PUD, and AHP-PUD, review and approval of AHP-PUD
applications shall be based upon the criteria in Sec. 3-50-80 including but not limited to neighborhood compatibility
and adjacent zone district regulations.
NOTE 2: As a general guideline, development density may be double that of the underlying zone district.
Additional density may be approved in specific cases where it is consistent with the Pitkin County Comprehensive
Plan and the development has been designed to avoid or mitigate adverse impacts on surrounding properties.
NOTE 3: An additional setback may be required or a lesser setback may be allowed pursuant to Sec. 7-20-80.
NOTE 4: The FARs shall be applied to the proposed fathering parcel. Floor area allocations on newly proposed
subdivided lots shall be determined as part of the PUD review, but in no case shall they cumulatively exceed the
provisions in this Table. Sites may be developed up to eighty-five percent (85%) of the allowed floor area. Up to
one hundred percent (100%) of the floor area may be permitted by special review, pursuant to Sec. 2-00-20.
NOTE 5: (1) Free market dwelling units = 5,000 square feet; (2) Resident Occupied dwelling units = Maximum
allowed by the employee housing guidelines in effect at the time of building permit issuance; (3) Category dwelling
units = Must comply with minimum net livable square footage required by housing guidelines — maximum 250
square foot garage for MF/S and 1-BR units; maximum 500 square foot garage for Other MF units with 2 or more
bedrooms; (4) Floor area for the development shall not exceed two times the maximum floor area allowed in the
applicable zone district prior to the rezoning.
NOTE 6: Development of a micro hydroelectric energy system may be allowed in a setback pursuant to Section 7-
20-80(c) and 4-30-50(k).
NOTE 7: Stream restoration projects may encroach into this setback pursuant to Sections 7-20-00 and 7-20-80.
NOTE 8: All areas mapped within the WOMP Overlay Zone District shall be subject to Section 3-70-50
i
Ordinance No.
Page 23 of 26
EXHIBIT E
-2014
ABLE 5-1.D: Dimensional Requirements VC
ommercial and Special Purpose Zone Districts
LOTS
ANL
B-2
P- 1 T
WOMP
Overlay L.
District
Minimum Lot Area (sq. ft. unless otherwise
noted)
Minimum Lot Area Per Principal Use or
Dwelling Unit (sq. ft.)
5,000
NOTE 1
MF/UL =
5,500
MF/lL =
3,200
MF/ST =
2,500
HML = 2,200
MF = 15,000
OTH = 6,000
MF/UL = 4,000
MF/1 = 3,200
MF/ST = 2,500
M
15,000
MF/UL = 4,400; MF/ 1 L =
2,600;
MF/ST = 2,100; HML =
1,750;
DRM = 2,000; OTH = 15,000
NOTE 10
NOTE 10
Minimum Usable Open Space per Dwelling
Unit
(sq. ft.)
Minimum Lot Width (sq. ft.)
Greater of
1,200 or 25%
50
1,200
50
MINIMUM SETBACKS
From Arterial Highways
Structures / Outside Uses (ft.)
N/A
1,200
75
NOTE 10
NOTE 10
200 ft. setback for buildings / 100 ft. setback for outside NOTE 10
uses NOTE 2
From Major Roads
Structures / Outside Uses (ft.)
N.A
I
100 ft. setback for buildings / 50 ft. setback for outside
uses NOTE 2
NOTE 10
From Collector Streets
1
Structures / Outside Uses (ft.)
N/A
50 ft. setback for buildings / 25 ft. setback for outside uses NOTE 14
NOTE 2
From Property Lines
Front Setback (ft.)
Side Setback (ft.)
30
30
30
NOTE 10
Min 7 per side
and 20 total 10
both sides
M
10
NOTE 10
Rear Setback (ft.)
10
10
M
20
NOTE 10
From Streams (ft.)
20
NOTE 3, 8
and 9
100
NOTE 3, 8 and 9
M
100
NOTE 3, 8 and 9
MAXIMUM HEIGHT"
Maximum Height of Principal Structure (ft.)
Maximum Height of Accessory Structure (ft.)
Maximum Height of Exempt Agricultural
Buildings
MAXIMUM GROSS FLOOR AREA
Allowable Floor Area based on Floor Area
Ratio (FAR)
NOTE 4
8
NOTE 5 120
N/A
NOTE 6
N/A
.36
M
N/A
28
20
AIM
NOTE 10
NOTE 10
NOTE 10
Refer to Sec. 5-20-70(i)
NOTE 10
53
OTE 7
NOTE 10
1 006027
Ordinance No.
Page 24 of 26
- 2014
NOTES TO TABLE 5-1.D: Dimensional Requirements for Commercial Zone Districts
ABBREVIATIONS
M = As approved in Master Plan for P-I zone district; DRM = Dormitory (6-8 persons); DUP = Duplex; HML =
Hotel/Motel/Lodge; MF/1 L= Multi -family 1 Bedroom Unlimited; MF/ST = Multi -family Studio; MF/1 = Multi-
family 1 Bedroom; MF/3 = Multi -family 3 Bedroom; MF/UL = Multi -family with more than 3 bedrooms; OTH
Other; SFD = Single Family Dwelling
NOTES
NOTE 1: 5,000 sq. ft., which shall include any land areas within the Redstone A Lots (as defined in this Land
Use Code)
NOTE 2; Off-street parking, signs, and lights shall meet the setback requirements for outside uses. Access
roads, highway regulatory and directional signs, safety lighting, and safety features shall be allowed between the
right-of-way and the setbacks listed. Off street parking and lights don't need to meet the setback required on
collector streets.
NOTE 3: An additional setback may be required or a lesser setback may be allowed pursuant to Sec. 7-20-80.
NOTE 4: Maximum height principal structures: Twenty-four (24) feet to the top of ridge; Sixteen (16) feet to
the top of eave. (dormers excluded). See also Sec. 5-20-60(i) for Building Height calculation methodology.
NOTE 5: Maximum height accessory structures: Twenty-one (21) feet to the top of ridge; Twelve (12) feet to
the top of cave. (dormers excluded). Accessory structure height is measured from existing grade. See also Sec. 5-
20-60(i) for Building height calculation methodology.
NOTE 6: (1) Lot with 50-74 ft. frontage = 2,200 square feet; (2) Lot with 75-99 ft. frontage = 2,500 square feet;
(3) Lot with 100 ft or larger frontage = 2,800 square feet; (4) A hotel/motel/ lodge/tourist accommodation may
apply by special review for a floor area ratio of up to .53. See also Sec. 5-20-70 for Floor Area calculation
methodology.
NOTE 7: For properties located outside of an urban growth boundary, and zoned T prior to the 5th of July, 2006
future, non-residential structures constructed after the 5th of July, 2006 shall be limited to 15,000 square feet of
floor area. Final maximum floor area for residential structures shall be limited to 5,750 sq.ft. of gross floor area.
NOTE 8: Development of a micro hydroelectric energy system may be allowed in a setback pursuant to Section
7-20-80(c) and 4-30-50(k).
NOTE 9: Stream restoration projects may encroach into this setback pursuant to Sections 7-20-40 and 7-20-80.
NOTE 10: All areas mapped within the WOMP Overlay Zone District shall be subject to Section 3-70-50
(Code repealed and reenacted (all sections) by Ord 014-D-2006; § 5-10-10 Table-5-1.D (part) amended Ord
012-08, 04-09-08; Ord. 024-08, 07-23-08)
000028
Ordinance No.
Page 25 of 26
EXHIBIT E
- 2014
WOMP Planning Area and Nodes
Boundary for Area
Subject to 'Nest of
Maroon Creek
Scenic Guidelines
1100029
Ordinance No. - 2014
Page 26 of 26
r1 west of Maroon Creek Planning area Boundary
ri Aspen Urban Groh Boundary
Aspen
Airport Activity Node
Airport Bueinese Center Activity No -no
6utterrnllkr7nn at Aspen Activity Node
Country InntPormegranate Act➢vrty Node
West of Maroon Creek Plan
Activity Nodes
A
000030
/477Lc4 rl i °a
ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY,
COLORADO, REZONING FOR THE WEST OF MAROON PLANNING AREA OVERLAY
ZONE DISTRICT
Ordinance No. -2014
RECITALS
1. Pitkin County Community Development Staff has initiated a rezoning to apply the West of
Maroon Planning Area (WOMP) Overlay Zone District.
2. The area where the WOMP Overlay Zone District is being applied is depicted in Attachment
3. The Pitkin County Planning and Zoning Commission considered the proposed rezoning at a
regularly scheduled meeting on December 10, 2013, and recommended approval by a vote of 6-0.
4. The BOCC reviewed the application at l'' Reading at a regularly scheduled, duly noticed public
hearing on February 26th, 2014 and at 2'd Reading at a regularly scheduled public meeting on
March 12th, 2014. Evidence and testimony were presented with respect to this rezoning.
5_ The BOCC finds that the proposed land is eligible for the WOMP Overlay Zone District
designation as it meets the intent of this zone district.
6. The BOCC further finds that the rezoning is consistent with Sections 2-30-40(i) and 2-40-10(c)(2)
of the Pitkin County Land Use Code.
NOW, 'THEREFORE, BE IT ORDAINED by the BOCC that it hereby rezones and applies the
WOMP Overlay Zone District, as shown in Exhibit A.
"00031
Ordinance No. -2014
Page 2
INTRODUCED, FIRST READ, AND SET FOR PUBLIC HEARING ON THE DAY OF
, 2014.
NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE
ORDINANCE PUBLISHED IN THE ASPEN TIMES WEEKLY ON , 2014.
NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE ORDINANCE POSTED ON
THE OFFICIAL PITKIN COUNTY WEBSITE ( www.aspenpitkin.com) ON THE DAY
OF 2014.
ADOPTED AFTER FINAL READING AND PUBLIC HEARING ON THE DAY OF
2014.
PUBLISHED BY TITLE AND SHORT SUMMARY, AFTER ADOPTION, IN THE ASPEN
TIMES WEEKLY ON THE DAY OF 2014.
THIS ORDINANCE SHALL BECOME EFFECTIVE 30 DAYS Al: 1'hR PUBLICATION
FOLLOWING FINAL ADOPTION BY THE BOARD OF COUNTY COMMISSIONERS.
ATTEST:
Jeanette Jones, Clerk to the BOCC
BOARD OF COUNTY COMMISSIONERS
OF P1TKIN COUNTY, COLORADO
By
Robert A. Ittner Jr.,
Chai r
Date
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
John Ely, County Attorney Cindy Houben,
Community Development Director
^00032
Ordinance No. - 014
Page 3
Exhibit A
I)-
7.
Boundary for Area
Subject to West of
Maroon Creek
Scenic Guidelines
i
000033