HomeMy WebLinkAboutpitkin.planning.272929100005 (2018)Parcel ID: 2729-29-1-00-005 Application Date: 3/10/17 Case No: P022-1
Description: Redstone 2016 LLC Land Use Code Amendment: Special Review for a Planner: Mike Kraemer
Special Event Venue in AR -2 Zone District // WITHDRAWN 8/8/18 # Copies: 1
Allocated Hours: 5
Project Address: 58 REDSTONE BLVD, REDSTONE, C081623 % Over Hours: 6
Property Owner: REDSTONE 2016 LLC Address: PO BOX 2021 Owner Phone:
GLENWOOD SPRINGS, CO 81602
Owner's REP: GLENN HORN Address: 215 S MONARCH ST, 104 REP's Phone: (970) 925-6587
ASPEN, CO 81611
REP's Email: ghorn@rof.net
Referrals: ALL OTHER REFERRALS Other Referrals: Crystal River Caucus
Redstone Community Association
Comments Due Date:
Meetings: 1st Meeting: 2nd Meeting: 3rd Meeting:
Meeting Date: 03/28/2017 08/23/2017 03/06/2018
Review Body: p&Z bocc p&Z
Public Hearing? no yes no
Notice Date:
Meeting Notes: 04/19/2018 PN 04/19/2018
Approvals:
BOCC Resolution #: P&Z Determination #:
BOCC Ordinance #: HO Determination #:
Admin Determination #:
Other Information:
VR Approval Date:
VR Expires Date:
Remarks:
Application Type: Code Amendment
Plat Recorded Date:
Plat (Bk, PG):
Parcel ID: 2729-29-1-00-006 Application Date: 3/10/17 Case No: P022-1
Description: Redstone 2016 LLC Land Use Code Amendment: Special Review for a Planner: Mike Kraemer
Special Event Venue in AR -2 Zone District // WITHDRAWN 8/8/18 # Copies: 1
Allocated Hours: 5
Project Address: 58 REDSTONE BLVD, REDSTONE, C081623 % Over Hours: 6
Property Owner: REDSTONE 2016 LLC Address: PO BOX 2021 Owner Phone:
GLENWOOD SPRINGS, CO 81602
Owner's REP: GLENN HORN Address: 215 S MONARCH ST, 104 REP's Phone: (970) 925-6587
ASPEN, CO 81611
REP's Email: ghorn@rof.net
Referrals: ALL OTHER REFERRALS Other Referrals: Crystal River Caucus
Redstone Community Association
Comments Due Date:
Meetings: 1st Meeting: 2nd Meeting: 3rd Meeting:
Meeting Date: 03/28/2017 08/23/2017 03/06/2018
Review Body: p&Z bocc p&Z
Public Hearing? no yes no
Notice Date:
Meeting Notes: 04/19/2018 PN 04/19/2018
Approvals:
BOCC Resolution #: P&Z Determination #:
BOCC Ordinance #: HO Determination #:
Admin Determination #:
Other Information:
VR Approval Date: Plat Recorded Date:
VR Expires Date: Plat (Bk, PG):
Remarks:
Application Type: Code Amendment
Parcel ID: 2729-20-4-00-007 Application Date: 3/10/17 Case No: P022-1
Description: Redstone 2016 LLC Land Use Code Amendment: Special Review for a Planner: Mike Kraemer
Special Event Venue in AR -2 Zone District // WITHDRAWN 8/8/18 # Copies: 1
Allocated Hours: 5
Project Address: 58 REDSTONE BLVD, REDSTONE, C081623 % Over Hours: 6
Property Owner: REDSTONE 2016 LLC Address: PO BOX 2021 Owner Phone:
GLENWOOD SPRINGS, CO 81602
Owner's REP: GLENN HORN Address: 215 S MONARCH ST, 104 REP's Phone: (970) 925-6587
ASPEN, CO 81611
REP's Email: ghorn@rof.net
Referrals: ALL OTHER REFERRALS
Comments Due Date:
Meetings:
1st Meeting:
Meeting Date:
03/28/2017
Review Body:
p&Z
Public Hearing?
no
Notice Date:
Meeting Notes:
04/19/2018 PN 04/19/2018
Other Referrals: Crystal River Caucus
Redstone Community Association
2nd Meeting: 3rd Meeting:
08/23/2017 03/06/2018
bocc p&Z
yes no
Approvals:
BOCC Resolution #: P&Z Determination #:
BOCC Ordinance #: HO Determination #:
Admin Determination #:
Other Information:
VR Approval Date: Plat Recorded Date:
VR Expires Date: Plat (Bk, PG):
Remarks:
Application Type: Code Amendment
MEMORANDUM
TO: Pitkin County Planning and Zoning Commission
FROM: Mike Kraemer, SeniorPlannerA%
RE: AR -2 Zone District Land Use Code Amendment
DATE: March 28", 2017
SUMMARY OF REQUEST: A "Special Event Venue" is a use that is currently prohibited in the AR -2
Zone District. The Applicant has proposed to amend the Land Use Code to establish a "Special Event
Venue" as a Special Review Use within the AR -2 Zone District.
APPLICANT: Redstone Castle, LLC — Steve Carver
REPRESENTATIVE: Glenn Horn
BACKGROUND: In 2015, an amendment to the Land Use Code was processed that addressed special
events throughout the County. Legislation was adopted regarding private gatherings, public gatherings, and
special events in the Rural and Remote Zone District. Part of the adopted legislation included standards for
the number of events that a property can hold per year. Current zoning allows for three special events or
commercial activities to take place on a property per year. A Special Events Venue is a Special Review
designation reviewed by the Board of County Commissioners (BOCC) so that a property can hold more than
three events per year. The Special Events Venue designation is a special review use that is generally
reserved for commercial zone districts and zone districts in the rural area that contain larger lot sizes. A
Special Events Venue is a prohibited use in the AR -2 Zone District. Currently, there are no properties within
the County that have attained a Special Events Venue Designation.
The Applicant has recently acquired ownership of three (3) properties south of the Redstone town site.
These three parcels total approximately 150 acres in size and contain a barn, carriage house, and the historic
Redstone Castle. The parcels are located within multiple zone districts which include the RS -30, AR -2, and
AR -10 zone districts. When parcels of land are located within more than one zone district, Land Use Code
Section 1-80-40(a) applies and states the following:
"(a) Most Restrictive Zone Governs
An unsubdivided parcel shall be governed by the most restrictive zoning
on the parcel in terms of allowed floor area; or, where the floor area is
identical in all zones, the most restrictive zoning on the parcel in terms
of uses allowed The existence of more than one zone shall not create
the right to develop the permitted uses available in each zone, but rather
the more restrictive zone shall control This provision shall not affect
the ability to subdivide the property as may be possible pursuant to
existing zoning, and upon subdivision, the original zoning (or rezoned
zoning) shall govern the property. "
Page I of 7
In this case, the subject properties all have identical floor areas pursuant to zoning, therefore, the most
restrictive zone district in terms of uses will apply as the governing zone district. As stated above the AR -2
Zone District prohibits a Special Events Venue.
REQUEST
The Applicant's desire is to renovate the Castle and hold more than three events for commercial purposes
per year at the three properties. Pursuant to Land Use Code Section 1-80-40(a) above, the AR -2 Zone
District is the governing zone district for the properties in terms of use, and currently prohibits Special
Event Venues. The Applicant requests to amend the Land Use Code to make a Special Events Venue a
Special Review Use in the AR -2 Zone District.
STAFF COMMENTS:
Although the Applicant is requesting a Land Use Code amendment that would create a review process for
the Redstone Castle to request a Special Events Venue designation, it should be noted that, if approved, the
amendment would apply to all properties throughout the County that are zoned AR -2. Additionally, if this
Code Amendment is approved, the Redstone Castle would not automatically be granted Special Events
Venue Designation, but rather a review process would be created for the property owners to apply for the
designation.
Chapter 3 of the Land Use Code describes the intent of Zone Districts. The AR -2 Zone District intent
states:
(a) Intent
The AR -2 (Residential -2 Acre) zone district is intended to provide for a
moderate density, transition zone between moderate and low density
residential land uses. This zone district primarily contains existing
housing concentrations with densities exceeding those in surrounding
areas. It is not intended to be used to accommodate new development in
the Rural Area of the County.
(b) Locational Criteria
The existing lands in the AR -2 zone district are generally located along
the valley floor located between the County's development centers and
its rural, open land area. Lands should only be rezoned to the AR -2
zone district if the lands are located within an urban growth boundary
and the rezoning would result in an increase in development density
consistent with the Pitkin County Comprehensive Plan.
The intention of the AR -2 Zone District describes it as a low density, transitional zone district between
developed and non-developed areas. The zone district has a 2 acre minimum lot size and "sliding scale" that
dictates the allowable floor area for a lot or parcel. For background, the Applicant has provided maps that
identify 26 areas within Pitkin County that are zoned AR -2. In general, this zone district is limited in scope
and is located throughout the urban and rural areas of the County
A Special Event Venue designation requires a Special Review by the BOCC, A Special Review Use is
unlike a Prohibited Use or Allowed Use in that the Special Review Use requires a public hearing before the
BCCC to address the Special Review standards. These standards include:
Page 2 of 7
(a) The special review use shall be consistent with the applicable
County Master Plan.
(b) The special review use shall not conflict with any applicable
sections of the Pitkin County Land Use Code, including the County Land
Use Policies in Chapter 1.
(c) The proposed development must not materially endanger the public
health, safety or welfare.
(d) The proposed development must not substantially injure the value of
adjoining or abuttingproperty.
(e) The special review use shall be consistent with the intent of the zone
district in which it is proposed to be located.
(f) The special review use shall be compatible with the character of the
immediate vicinity of the parcel proposed for development and
surrounding land uses, or shall enhance the mixture of complimentary,
uses and activities in the immediate vicinity of the parcel proposed for
development.
(g) The location, size, design and operating characteristics of the
proposed special review use must be in harmony with the surrounding
area and minimize adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, traffic generation, parking, trash,
service delivery, air/water pollution or other impacts on natural
resources, noise, vibrations and odor on surroundingproperties.
(h) There must be adequate public facilities and services to serve the
special review use, including but not limited to roads, potable water,
sewer, solid waste, parks, police, fire protection, emergency medical
services, hospital and medical services, drainage systems, and schools.
(i) The proposed special review use must comply with any additional
standards or requirements stated for such use in Sec. 4-30 and/or Sec. 2-
40-20.
6) If a Special Review Use ceases or its permitted time period ends, all
uses and structures must immediately be brought into conformance with
the underlying zone district regulations. If cessation of operation is dare
to demolition or destruction through any manner not wildly
accomplished by the owner, uses/structures may be restored as of right
pursuant to Sec. 9-30-70 of the Land Use Code.
Additionally, any request for a Special Event Venue designation must comply with the site specific
standards located in Land Use Code Section 4-30-50(i). These standards require an applicant to address
Page 3 of 7
potential impacts such as parking, noise, traffic, water supply, sanitation, and consistency with adopted
Caucus Master Plans. If provisions are not made for these impacts, an application may not be approved.
In order to complete the proposed Code Amendment, the following underlined language of the Land Use
Code will need to be amended:
• Chapter 4, Table 4-1: Permitted Use Table
ANALYSIS:
Because this request has County — wide implications, consideration should be made for the potential broad
impacts of this amendment. If approved, currently zoned AR -2 properties and any potential future rezoning
of properties to the AR -2 Zone District would have the ability to request a Special Review for a Special
Events Venue Designation. Again, it should be noted that even if the Land Use Code amendment is
approved, a property would need to apply for one-step Special Review before the BOCC for a Special Event
Venue designation. This Land Use Code Amendment request does not create an automatic right for a
property to become a Special Events Venue.
Page 4 of 7
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
Permitted Uses
Rural Districts
Urban / Suburban
Business &
Residential District
Special
Purpose
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S-
S
R
R-
R-
S
R
R
K-
-
-=
R
H
H
M
H
C
-
-
1—-
1
2--
-
I
1
30
15
6
P
F-
2
1.
Use Category/
G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations §
20
E
A
D
C
15
B
Collector Greater
than 12' in Height
Temporary Land
A
A
A
A
A
A
A
A
A
A
M
A
A
A
A
A
A
A
A
A
A
M
A
§4-30-050(b)
Use and Activities
Trail
AAAAAAAAAAMAAAAAAAAA
AMA
Water Crossing or
S
S
S
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
S
M
S
Diversion
Wind Powered
S
S
S
5
S
S
S
M
S
M
§4-30-050(k)
Electric Generator
Micro Hydro
S
Electric Energy
S
S
S
S
S
S
S
S
S
S
SS
S
S
S
S
S
S
S
S
S
S
S
§4-30-050(1)
System
Snow
S
Storage/Dumping
S
S
S
S
S
S
S
S
S
S.
S
S
S
S
S
S
S
S
S
S
S
S
§430-050(m)
Tmckin
Special EventsJA
JAAAAAAAA
A
MAAAAAA
A
A
A
M
A
§4-30-0500
Special Events
S
S
SMS
S
S
M
S
§4-30-050(k)
Venue
ANALYSIS:
Because this request has County — wide implications, consideration should be made for the potential broad
impacts of this amendment. If approved, currently zoned AR -2 properties and any potential future rezoning
of properties to the AR -2 Zone District would have the ability to request a Special Review for a Special
Events Venue Designation. Again, it should be noted that even if the Land Use Code amendment is
approved, a property would need to apply for one-step Special Review before the BOCC for a Special Event
Venue designation. This Land Use Code Amendment request does not create an automatic right for a
property to become a Special Events Venue.
Page 4 of 7
In 2015 when the Special Event legislation was adopted, specific findings were not made regarding the
relationship between the AR -2 Zone District and the potential for a property to attain a Special Events
Venue Designation. However, Staff can conclude from Chapter 4, Table 4-1: Permitted Use Table that the
Special Events Venue designation was reserved for business zone districts and residential zone districts that
have larger minimum lot sizes. These residential zone districts include RS -30 (30 acre minimum lot size),
RS -20 (20 acre minimum lot size), and AR -10 (10 acre minimum lot size). This use was reserved for larger
residential lot size zone districts that could potentially better accommodate the impacts that a Special Event
Venue might create such as noise, light intrusion, temporary structures (tents), and on — site parking. Staff
recommends that if the Planning and Zoning Commission is considering recommending approval of the
proposed Land Use Code Amendment, a minimum lot size should be established in the AR -2 Zone District
for a property to request a Special Event Venue designation. Based on the fact that the AR -10 Zone District
requires a minimum lot size of 10 acres, Staff recommends that 10 acres be the minimum lot size for a
property to request a Special Events Venue designation in the AR -2 Zone District.
REFERRALS: This application was referred to the Crystal River Caucus, Crystal Park Subdivision
HOA, and the Redstone Community Association. The Crystal River Park Subdivision provided
comments to Staff and can be viewed as Attachment A.
The March 28b agenda was available for the P&Z to review this Land Use Code Amendment request.
Given the timeframe of the submittal, the Crystal River Caucus and the Redstone Community
Association have not yet provided comments on the proposal. If the P&Z wishes to hear from referral
entities prior to making a recommendation to the BOCC, the P&Z may want to consider continuing this
agenda item to the next available meeting date.
TWO-STEP REVIEW PROCEDURES (2-30-40i):
A request for a Land Use Code Amendment shall be recommended for approval and shall be approved if it
complies with:
(A) All applicable provisions of this Land Use Code,
Response: Staff has evaluated the proposed Code amendments for their impacts on other Code sections. At
this time Staff feels that the Applicant has adequately addressed all sections of the Code that would be
affected by the proposed amendments.
(B) All applicable Land Use Policies listed in Sec. 1-60,
Response: Staff feels the following Land Use Policies are applicable:
Conformance with the Pitkin County Comprehensive Plan (See. 1-60-20):
Staff has reviewed the proposed Land Use Code Amendment for conformance with the Caucus Master
Plans in Pitkin County. After review of these master plans, the Woody Creek Caucus is the only Master
Plan that specifically makes mention of special events and the venue designation. The Woody Creek
Caucus Master Plan states:
No properties in Woody Creek should be designated "venue" properties.
Residential property and agricultural structures should not be allowed to
Page 5 of 7
be used in a commercial manner in the Woody Creek Caucus area. It is
inappropriate to use agricultural zoned property for other than
agricultural uses. Residences and associated land, homes, agricultural
and other accessory structures should not be used in a commercial
manner or for corporate events. Nor should "non-profit" events or
`private events" be used for any multiple large-scale events that are not
compatible with our residential Woody Creek community. There is a
continual and increasing use ofprivate residential properties in a de facto
commercial way, mostly in an zm-official manner and without permits. Any
commercial uses such as: snowrnobiling (in Lenado), golf course
development, yoga retreats, continued short term rentals of a property,
multiple 'charity' events, and many "corporate" events, etc. are not
acceptable to the Wooaj� Creek Caucus. There has been an abuse of
frequency of use when a development has multiple owners; each owner
and owner's family should not have rights to multiple, large scale
parties/gatherings.
The Woody Creek Caucus Master Plan clearly states that no property should be used for Special Event
Venues within the Caucus area. The proposed Land Use Code amendment does not change or alter this
statement in the Master Plan. Any future application for a Special Event Venue designation within the
Woody Creek Caucus area will be reviewed for compliance with this section of the Master Plan.
LAND USE CODE TEXT AMENDMENTS (2-40-10):
In addition to the provisions of Sec. 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: This item has been addressed above.
(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: The Applicant 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 he repealed and reenacted.
CODE AMENDMENT RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission make a finding that the AR -2 Zone District is
a transitional zone district between development centers and rural, open land in the County and that creating
a Special Review process for a more intense use such as a Special Events Venue is consistent with the intent
of this Zone District.
Page 6 of
Staff further recommends that the Planning and Zoning Commission recommend approval to the BOCC for
the proposed Code Amendment, with the following additional language:
• Land Use Code Section 4-30-50(i) shall include a requirement that states that within the AR -2 Zone
District, a property shall have a minimum lot size of 10 acres for a Special Event Venue use.
Staff further recommends that if the Planning and Zoning Commission wishes to review comments from the
Crystal River Caucus and the Redstone Community Association prior to making a recommendation to the
BOCC, this request should be continued to the next available meeting date.
ATTACE M NT:
A. Crystal River Park Subdivision comments
B. Public comment
Page 7 of 7
'rU1IN
oury 7"yy Michael Kraemer <tnichael.kraemer@pitkincounty.com>
3/28/17 Due Pitkin County Land Use Redstone 2016 LLC Application
3 messages
Tammy Holcombe Shirk <tholcombe.shirk@gmail.com> Tue, Mar 21, 2017 at 1:41 PM
To: Michael Kraemer <Michael. kraemer@pitkincounty. com>
Michael
I am a board member of the Crystal River Park (CRP) HOA which lies directly across Hwy 133 from Redstone Castle.
Our neigborhood will be affected by noise from the castle should music be played outside mainly because we are up
against the Redstone Cliffs.
We would like the opportunity to provide comments to the Redstone Castle Special Event Venue application and Zoning
Change. We realize the success of the Castle is a success for Redstone and surrounding areas. We have heard 2
presentations from the new owners but are not aware of any plans in place to address noise or parking.
Please add CRP HOA to the list of organizations that received the application and send it to our President, Jimmie
Benedict at jimmiebenedict@gmail.com
Thank you
Tamara Shirk
CRP HOA Treasurer
Michael Kraemer <michael.kraemer@pitkincounty.com>
To: Tammy Holcombe Shirk <tholcombe.shirk@gmail.com>
Hi Tamara,
Tue, Mar 21, 2017 at 2:02 PM
Thank you for the comments. The Redstone Castle property contains AR -2 Zoning and the Land Use Code prohibits a
special events venue in the AR -2 Zone District.
The owners have proposed a Land Use Code amendment that would allow for the Redstone Castle to request a "special
review" for a special events venue designation. If the Code amendment is approved, they would then apply for the
designation. We will make sure to pass along referrals to CRP Subdivision for all applications received from the
Redstone Castle.
Below is the application that was submitted:
http://pitkincounty.com/DocumentCenter/View/12564
The 1st hearing for the application will be on March 28th at 5:OOPM at the library in Aspen.
Thanks, Mike
Mike Kraemer
Senior Planner
Pitkin County Community Development
130 South Galena Street
Aspen, CO 81811
970.9205482
[Quoted text hidden]
Michael Kraemer <michael.kraemer@pitkincounty.com>
To: Glenn Hom <ghom@rof.net>
Mike Kraemer
Tue, Mar 21, 2017 at 2:02 PM
PETER A. MARTIN ATTACHMENT
0102 FIREHOUSE ROAD
REDSTONE, COLORADO 81623
FACSIMILE (970) 963.9185
March 21, 2017
Pitkin County Planning and Zoning Commission
Board of County Commissioners
c/o Pitkin County Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Land Use Code Amendment to the AR -2 Zone District
Dear Board Members:
TELEPHONE (970) 963.1088
Portions of the Redstone Castle parcels are zoned AR -2 (Residential — 2 Acre). The majority of
land which makes up the Redstone Castle parcels is zoned AR -10 and RS -30 which are lower
density, less intensive zone districts. According to the Pitkin County Land Use Code the AR -2
zone district is intended to provide for a moderate density transition zone between moderate and
low density residential land uses. It was applied to the Redstone Castle Parcels to generally
provide for a transition from more intensive land use patterns in the Redstone Townsite to lower
density, less intensive land use patterns in the predominantly rural Crystal River Valley.
Steve and April Carver, the owners of the Redstone Castle parcels, would like to seek Pitkin
County land use approvals to designate the parcels as a "Special Event Venue" to enable them to
hold special events such as weddings on site. A Special Event Venue is a prohibited use in the
AR -2 zone. Consequently, the Carvers may not submit a land use application to Pitkin County to
seek approval of the parcels as a Special Event Venue.
The Carvers have submitted a land use application to Pitkin County to amend the Pitkin County
Land Use Code to make a Special Event Venue in the AR -2 zone a use permitted, subject to
Special Review. Oddly, a Special Event Venue is a use permitted by Special Review in the less
intensive AR -10 and RS -30 zone districts. The proposed Code amendment will permit the
Carvers to submit a Special Review application to the County so the Board of County
Commissioners can consider a land use application to designate the Redstone Castle Parcels as a
Special Event Venue.
Please approve the Carvers' request to amend the Code to permit them to submit a land use
application to designate the Redstone Castle Parcels as a Special Event Venue. You may recall
that I represented the Redstone Historical Society in requiring the IRS and SEC to agree to the
Preservation_ Easement. Our efforts would be meaningless if special events are not part of the
use.
Thanks for your consideration.
Pitkin County Planning and Zoning Commission
Board of County Commissioners
c/o Pitkin County Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Land Use Code Amendment to the AR -2 Zone District
Dear Board Members:
Portions of the Redstone Castle parcels are zoned AR -2 (Residential — 2 Acre). The majority of
land which makes up the Redstone Castle parcels is zoned AR -10 and RS -30 which are lower
density, less intensive zone districts, According to the Pitkin County Land Use Code the AR -2
zone district is intended to provide for a moderate density transition zone between moderate and
low density residential land uses. It was applied to the Redstone Castle Parcels to generally
provide for a transition from more intensive land use patterns in the Redstone Townsite to lower
density, less intensive land use patterns in the predominantly rural Crystal River Valley.
Steve and April Carver, the owners of the Redstone Castle parcels, would like to seek Pitkin
County land use approvals to designate the parcels as a "Special Event Venue" to enable them to
hold special events such as weddings on site. A Special Event Venue is a prohibited use in the
AR -2 zone. Consequently, the Carvers may not submit a land use application to Pitkin County to
seek approval of the parcels as a Special Event Venue.
The Carvers have submitted a land use application to Pitkin County to amend the Pitkin County
Land Use Code to make a Special Event Venue in the AR -2 zone a use permitted, subject to
Special Review. Oddly, a Special Event Venue is a use permitted by Special Review in the less
intensive AR -10 and RS -30 zone districts. The proposed Code amendment will permit the
Carvers to submit a Special Review application to the County so the Board of County
Commissioners can consider a land use application to designate the Redstone Castle Parcels as a
Special Event Venue.
As a Pitkin County Commissioner for 12 years representing the Crystal Valley and Redstone, as
an Administrative Assistant at Cleveholm Manor for five years while it was operated as a Bed
and Breakfast and available for special events, as a member of the Redstone Historic
Preservation Commission, as a 20 year member of the West Elk Loop Byway ( a commission
VERY involved in the protection of all special sites along the Byway), and as an individual very
active in the preservation, appropriate use, and integration into the life of Redstone and the
Crystal Valley, I believe I am aware of the unique recreational, cultural, historic, and
environmental needs of this special part of Pitkin County.
Please approve the Carvers' request to amend the Code to permit them to submit a land use
application to designate the Redstone Castle Parcels as a Special Event Venue. Thank you for
considering my comments.
Sincerely,
Dorothea Farris
Dorothea Farris
dfarris a sonris.net 970-948-9470
Davis IFIornI,.nc-
PLANNING & REAL ESTATE CONSULTING
March 7, 2017
Michael Kraemer, Senior Planner
Pitkin County Community Development Department
130 South Galena Street
Aspen, Colorado 81511
Re: Code Amendment to AR -2 Zone (Residential — 2 Acre)
Dear Mike:
Davis Horn Incorporated represents the Redstone Castle 2016 LLC (Applicant) in this land use
application: Steve Carver is the Manager of the LLC. Currently, a Special Event Venue is a
prohibited use in the AR -2 zone district (Residential — 2 Acre). This land use application seeks
to amend the AR -2 zone district to make a Special Event Venue a Special Review use in the
zone.
Background
The Applicant recently acquired three parcels located south of the Redstone Townsite as
depicted by Attachment 1, an ortho photo of the land. The three parcels contain 150 +1- acres
and are referred to as the Barn, Carriage House and Castle parcels. The historic Redstone Castle
is located on the Castle parcel. Attachment 2 is a map which depicts the zoning of the Barn,
Carriage House and Castle Parcels. The map shows the Barn parcel is zoned AR -2 and AR -10
(Agricultural/Residential 10 Acre) and the Carriage House parcel is zoned AR -2, AR -10 and RS -
30 (Resource — 30 Acre) and he Castle Parcel is zoned AR -2 and RS -30.
If the proposed Code amendment is approved, the Applicant will seek to designate the three
Redstone Castle 2016 LLC's parcels as Special Event Venues and would like to host special
events on the parcels. A Special Event Venue is a Special Review use in the AR -10 and RS -30
zone districts, however it is a prohibited use in the AR -2 zone. The zoning map shows a portion
of all three parcels is zoned AR -2.
Section 1-80-40 (a) of the Land Use Code (Code), Properties Located in More than One Zone
District, reads as follows:
ALICE DAVIS AICP I. GLENN HORN AICP
215 SOUTH MONARCH ST. • SUITE 104 • ASPEN, COLORADO 81611 - 970/925.6587 • FAk 970/925-5180
adavis@rof.net ghorn@rof.net
"Unless a different rule is stated for specific zone districts or circumstances
elsewhere in this Land Use Code, the existence of more than one (1) zone district
on a lot or parcel shall be governed by the following rules:
(a) Most Restrictive Zone Governs
An unsubdivided parcel shall be governed by the most restrictive zoning on the
parcel in terms of allowed floor area; or, where the floor area is identical in all
zones, the most restrictive zoning on the parcel in terms of uses allowed. The
existence of more than one zone shall not create the right to develop the
permitted uses available in each zone, but rather the more restrictive zone shall
control. This provision shall not affect the ability to subdivide the property as
may be possible pursuant to existing zoning, and upon subdivision, the original
zoning (or rezoned zoning) shall govern the property (emphasis added)."
Section 1-80-40 (a) applies to the subject parcels because each is located in one or more zone
districts. The County staff interprets Section 1-80-40 of the Code to mean that since a Special
Event Venue is prohibited in the AR -2 zone and portions of each parcel are zoned AR -2 then a
Special Event Venue is a prohibited use on all three parcels.
AR -2 Zone District & Land Zoned AR -2
The Pitkin County Land Use Code aggregates zone districts intended for use inside the urban
growth boundaries, outside the urban growth boundaries and within the Redstone Townsite.
Several "Special Purpose Zone Districts" are intended for use both inside and outside of urban
growth boundaries.
The zone districts intended for use within urban growth boundaries zone districts are: R-30
(Suburban Residential 30,000 sq. ft. lot); R-15, R -15A and R -15B (Moderate Density Residential
15,000 sq. ft. lot); R-6 (Medium Density Residential 6,000 sq. ft. lot); RMF (Residential Multi -
Family); MHP (Mobile Home Park); AH (Affordable Housing); and B-2 (General Business).
The zone districts intended for use in the rural areas outside urban growth boundaries are:
RS -G (Government); RR (Rural and Remote); RS -160 (Resource -160 Acre); RS -35 (Resource —
35 Acre); TR -1 (Transitional Residential -1); TR -2 (Transitional Residential -2) RS -30 (Resource -
30 Acre); RS -20 (Resource -- 20 Acre); AR -10 (Agricultural/Residential- 10 Acre); AR -2
(Residential- 2 Acre); SKI-REC (Ski- Recreation); FPV-Q (Frying Pan Valley Overlay); and B-
I(Rural Business). VR (Village Residential) and VC (Village Commercial) zone districts are
intended for the Redstone Townsite. The Special purpose zone districts are: P -I (Public
Institutional); T (Tourist); Planned Unit Development Designation (PUD); CD -PUD
(Conservation Development PUD); and the West of Maroon Planning Area (WOMP) Overlay
District.
2
The Code identifies the following intent and locational criteria for the AR -2 zone.
"(a) Intent
The AR -2 (Residential -2 Acre) zone district is intended to provide for a moderate
density, transition zone between moderate and low density residential land uses.
This zone district primarily contains existing housing concentrations with
densities exceeding those in surrounding areas. It is not intended to be used to
accommodate new development in the Rural Area of the County.
(b) Locational Criteria
The existing lands in the AR -2 zone district are generally located along the valley
floor located between the County's development centers and its rural, open land
area. Lands should only be rezoned to the AR -2 zone district if the lands are
located within an urban growth boundary and the rezoning would result in an
increase in development density consistent with the Pitkin County Comprehensive
Plan."
Attachment 3 is a map which identifies all 26 parcels of land in Pitkin County which are zoned
AR -2. Seventeen of these parcels are located within the Aspen Urban Growth Boundary (UGB)
and are depicted on Attachment 4 is a map which identifies each parcel within the Aspen UGB
which is zoned AR -2. The following parcels located outside of the UGB are zoned AR -2.
1. Meredith Small Lots (.13 acres);
2. Meredith Small Lots (.57 acres);
3. Woody Creek Parcels behind Mobile Home Park (22.6 acres)
4. Wild Rose Ranch Subdivision (189.7 acres)
5. Little Elk Creek Village Block 2 (80.1 acres)
6. Thomasville (111.3 acres)
7. Redstone Castle Parcels (55.7 acres)
8. Heatherbed Lot 2 (4.09 acres)
9. Urschel Tract D (20.6)
The Heatherbed Subdivision sits on the border of the UGB. A review of Community
Development Department files shows Lot 2 is in the Rural Area.
In 2015, the County amended the Code to develop new standards for Special Events and Special
Event venues. Table 4-1: Permitted Uses was amended to make a Special Events Venue a
Special Review use in the AR -10, RS -20, RS -30 and B-1 Rural Zone districts (see Attachment
5). A Special Event Venue is a prohibited use in the AR -2, a Rural Zone. Some Pitkin County
residents felt a Special Event Venue would be an inappropriate use on smaller AR -2 parcels
located within the Urban Growth Boundary which are depicted on Attachment 4.
N
Proposed Code Amendment
Land Use Code Standards for a Code Amendment
Section 2-40-10
Our review of the 25 parcels in Pitkin County which are zoned AR -2 suggests that a Special
Event Venue should not be either an approved our prohibited use in the zone. A Special Event
Venue would be an inappropriate use on most of the parcels however, a Special Event Venue
may be appropriate on certain parcels which are zoned AR -2 subject to review. The Applicant
proposes amending Table 4-1: Permitted Uses to make a Special Event Venue a Special Review
use in the AR -2 Zone. This will enable property owner who owns land in the AR -2 zone to
submit a land use application seeking approval for Special Event Venue. A Special Event Venue
may be an appropriate use on certain AR -2 parcels depending upon a site specific review. The
Code includes the following rigorous standards (Section 2-30-30 h.2. which an Applicant must
comply with in order to be approved as a Special Review use.
"(a) The special review use shall be consistent with the applicable County
Master Plan.
(b) The special review use shall not conflict with any applicable sections of
the Pitkin County Land Use Code, including the County Land Use Policies in
Chapter 1.
(c) The proposed development must not materially endanger the public
health, safety or welfare.
(d) The proposed development must not substantially injure the value of
adjoining or abutting property.
(e) The special review use shall be consistent with the intent of the zone
district in which it is proposed to be located.
(f) The special review use shall be compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding
land uses, or shall enhance the mixture of complimentary uses and activities
in the immediate vicinity of the parcel proposed for development.
(g) The location, size, design and operating characteristics of the proposed
special review use must be in harmony with the surrounding area and
minimize adverse effects, including visual impacts, impacts on pedestrian
and vehicular circulation, traffic generation, parking, trash, service delivery,
air/water pollution or other impacts on natural resources, noise, vibrations
and odor on surrounding properties.
(h) There must be adequate public facilities and services to serve the special
review use, including but not limited to roads, potable water, sewer, solid
4
waste, parks, police, fire protection, emergency medical services, hospital and
medical services, drainage systems, and schools.
(i) The proposed special review use must comply with any additional
standards or requirements stated for such use in Sec. 4-30 and/or Sec. 2-40-
20.
(j) If a Special Review Use ceases or its permitted time period ends, all uses
and structures must immediately be brought into conformance with the
underlying zone district regulations. If cessation of operation is due to
demolition or destruction through any manner not willfully accomplished by
the owner, uses/structures may be restored as of right pursuant to Sec. 9-30-
70 of the Land Use Code."
In addition to complying with the preceding standards the owner of a parcel seeking approval as
a Special Event Venue must comply with the use specific standards of Section 4-30 J. and K.
which appear as Attachment 6.
It will not easy for an Applicant to comply with the preceding Special Review standards or the
use specific standards. There will be a full review of any request for a Special Event Venue in
the AR -2 Zone.
(c) Criteria for Approval
(1) In addition to the provisions of Sec. 2-30-40(i), the following shall apply to applications
for Land Use Code text amendments.
This Code section indicates that any two step review must be comply with applicable provisions
of the Land Use Code and applicable Land Use Policies. The proposed Code amendment is in
compliance with Code standards and policies because the proposed amendment does not create a
land use entitlement for any land in the AR -2 zone. The proposed Code amendment just entitles
a property owner to submit a Special Review land use application.
(a) Each Land Use Code text amendment shall be consistent with the Pitkin County
Comprehensive Plan.
The text amendment is consistent with the Pitkin County Comprehensive Plan. As stated above
the proposed amendment does not create a land use entitlement for any land in the AR -2 zone.
The proposed Code amendment just entitles a property owner to submit a Special Review land
use application.
(b) Land Use Code text amendments shall be drafted in a form consistent with the
organizational format and style of this Land Use Code.
(c) Code text amendments shall repeal and reenact entire Code sections rather than just
specific sentences or sub -sections.
The Code amendment is a simple change to Table 4.1: Permitted Uses. Text changes are not
proposed.
Summary
This land use application is seeking a Code amendment to make a Special Event Venue a Special
Review Use in the AR -2 zone as opposed to a prohibited use. The Applicant has identified
parcels in the County which are zoned AR -2 and explained the reasons for the Code amendment.
The key consideration in the land use application is the Code change will not entitle a property in
the AR -2 to be designated a Special Event Venue by right. If the Code amendment is approved
it only entitles a property owner in the zone to submit a Special Review land use application.
There still will be a thorough land use review to determine if a site is appropriate for approval as
a Special Event Venue.
The follow is a list of Attachments referenced in this land use application.
1. Ortho Photo of Redstone Castle 2016 LLC Parcels
2. Redstone Castle — County Zoning Map
3. Pitkin County AR -2 Zoning Locations
4. Pitkin County AR -2 Zoning Locations within Urban Growth Boundary
5. Pitkin County Land Use Code, Table 4-1: Permitted Uses
6. Pitkin County Land Use Code Section 4-30-50 J. and K.
7. Letter Authorizing Submission of Land Use Application and Representation in Land Use
Review Process
8. Fee Agreement
9. Pre -Application Conference Summary Sheet
Thank you for your assistance in preparing this application. Please contact us if you need any
additional information or would like to discuss the proposal.
Sincerely,
D VIS HORN INCORPORATED
GLENN HORN AICP
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AR -2 ZONING
URBAN GROWTH BOUNDARY
L�7 TOWNICITY LIMITS
BLM
STATE OF CO
USFS
PRIVATE OWNERSHIP
PITKIN COUNTY AR -2 ZONING LOCATIONS
UGB, ZONING & LAND OWNERSHIP : PITKIN COUNTY GIS
THIS MAP IS CONCEPTUAL AND 15 INTENDED FOR GENERAL PLANNING PURPOSES ONLY
Miles
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DPRIS ENGINEERING — LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81823 870.704.0311 map: jbl
PITKIN COUNTY AR -2 ZONING LOCATION',
WITHIN THE URBAN GROWTH BOUNDARN
_ - _ - .,• - UGE!. CONING & LAND OWNERSHIP: PiTKIN COUNTY G4S
- - --- i • ��' `��`. ^ �; --• -� � ...I •. THIS MAP IS CONCEPTUAL AND IS IPITFNDF❑ FDR GENERAL PLANNING PURPOSES ONLA
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ATTACHMENT 4
AR -2 ZO N I NG
URBAN GROWTH BOUNDARY
USFS
PRIVATE OWNERSHIP
TOWNICITY LIMITS
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Chapter 4 — Permitted Uses
4-20: PERMITTED USE TABLE
Permitted, special review, and master plan uses are shown in Table 4-1 below.
ATTACHMENT S
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 8
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
Permitted Uses
Rural Districts
Urban / Suburban
BLlsiliess &
Residential District
Special
PLIrpose
R
R R
R
LIT
T R
A
A
S
B R R
R V
M A
R A 13
V
1'
S
R S -S
R
R-
R- S
R
R
K
-
- R
H H
MH -
C-
1—-
1.
2--
-
1
1 30 15
6
P
F- 2
1
Use Category/ G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
B
Principal
Uses of Land
Residential
Household Living
Duplex Dwelling
S
M
S
A
S
S
S
S
M
A
§4-30-010(a
Unit
Mobile Home
A
A
§4-30-010(c
Mobile Home Park
A
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 8
Chapter 4 -- Permilled Uses
Pitkin County land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 9
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
Rural Districts
Urban 1 Suburban
Busines
Permitted Uses
Residential District
Special
Purpose
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S-
S
R
R-
R-
S
R
R
K--
--
R
H
H
M
H
-
C-
-
1—-
1
2--
-
I
1
30
15
5
P
F-
2
I
Use Category/
G
G
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
S
Multi -family
M
S
S
A
S
S
S
M A
§4-30-010(d
Dwelling Unit
Single Family
A
A
A
A
A
A
A
A
A
M
A
A
A
A
A
A
A
A
M A
§4-30-010(f
Dwelling Unit
Group Living
Dormitory Housing
M
S
S
S
S
M S
Group Home
S
S
S
§4-30-010(b
Nursing,
Convalescent, Rest,
S
S
S
S
S
S
M-
§4-30-010(e
or Retirement
Home
Agricultural & Resource
Unlisted
A
A
A
A
Agricultural Use
Blacksrnithin
S
S
S
S
Agricultural
S
A
A
S
A
A
A
A
S
§4-30-020(a
Building
Farming
S
A
A
A
A
A
A
A
M
IM
A
§4-30-020(b
Firewood Splitting,
S
S
S
S
S
M
A
A
§4-30-020(c
Commercial
Horse Boarding,
A
A
A
A
S
§4-30-020(d
Primary
Kennel or
S
S
S
S
S
S
M-
§4-30-020(e
Veterinary Clinic
Logging
S
Is
Is
I
IS
S
IM
M-
§4-30-020(f
Mineral and Gravel
S
S
S
S
SS
S
S
M
M
§4-30-020(8
Extraction
Oil and Gas
S
S
S
§4-30-020(h
Extraction
Ranching
A
A
A
A
A
A
A
A
M
M
§4-30-020(i'
Silviculture
A
A
A
A
M
Pitkin County land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 9
Chapter 4 — Permitted Uses
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 10
Intended for Rural Areas
Intended for Urban Areas .
TABLE 4-1:
Rural Districts
Urban / Suburban
Business &
Permitted Uses
Residential District
Special
Purpose
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S -
S
R
R-
R-
S
R
R
K-
-
R
H
H
M
H-
C-
-
1—-
1
2--
-
I
1
30
15
6
P
F-
2
I
Use Category/
G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
B
Civic & Institutional
Airport
I I
I
M
§4-30-030(a
Cemetery
S
S
S
S
S
M
-
Day Care Center
S
S
S
M
S
S
S
S
S
S
S
S
S
S
M
S
Educational Class
S
S
S
§4-30-030(b
Hospital
I
I
M
§4-30-030(c
Institute
M
S
S Is
M-
§4-30-030(4
Park, Playground or
S
S
S
S
M
A
A
A
A
A
A
A
A
A
Is
A
A
S
Playfield
Public Facilities,
M
S
M
§4-30-030(e
Major
Public Utilities,
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
M
S
Major
Public Utilities,
A
A
A
A
A
A
A
A
S
A
A
A
A
A
A
A
A
A
A
M
A
4-30-030(f)
Minor
Religious
Institution
S
S
S
S
S
M
S
S
S
S
S
M
S
§4-30-030(g
School or
S
S
M
S
S
S
M
§4-30-030(h
University
Sewage Disposal
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
M
S
Area or Water Plant
Transit Facility
M
S
S
M
Commercial & Industrial
Entertainment & Recreation
Adult
Entertainment
S
S
S
§4-30-040(a
Establishment
Alpine Ski Area &
M
Support
Amusement or
M
S
S
S
§4-30-040(b
Entertainment
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 10
Chapter 4 — Permitted Uses
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
FAI
Rural Districts
Urban / Suburban
Business &
Permitted Uses
Residential District
Special
Purpose
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S-
S
R
R-
R-
S
R
R
K-
-
R
H
H
M
H
-
C
-
-
1--
1
2--
-
I
1
30
15
G
P
F
-
?
1
Use Category/
G
5
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
B
Establishment
Campground
S
S
S
S
M
S §4-30-040(f
Golf Course
M
M
Nordic Ski Area
and Support
S
S
S
S
M
M S
Facilities
Outdoor
Recreational, Other
S
S
S
S
S
S
S
M
M S §4-30-040(q
Riding Stable or
S
S
S
S
M
S §4-30-040(v
Academy
Eating, Meeting
& Lodging
Bed and Breakfast
JA
IA
I
JA
S
S
M
S
S
S
S
§4-30-040(d
Country Inn, Guest
-1
Ranch, and Resort
S
S
S
S
M
S
S
§4-30-040(1;
Cabins
Hotels, Motel or
S
S
§4-30-040(1;
Lodge
Meeting Hall or
S
S
S
M
S
S
§4-30-040(0
Conference Center
Restaurant and/or
M
A
A
A
S
1§4-30-040(u
Bar
Timesharing or
Fractional
M
S
§4-30-040(x
Ownership
Office and Clinic Uses
Financial Institution
M
S
S
§4-30-0400:
Medical or Dental
M
A
§4-30-040(n
Clinic
Office
M
A
§4-30-040(p
Research Facility
]AMA
S
M
§4-30-040(t;
Sales and
Service Uses
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 11
Chapter 4 — Permitted Uses
Pitkin County Land Use Code CHAPTER 4 -- PERMITTED USES
July 2006 Page 12
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
Permitted Uses
Rural Districts
Urban / Suburban
Business &
Residential District
Special
Purpose
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S -S
R
R -
R -
S
R
R
K-
-
R
H
H
M
H-
C
-
I
—-
1
2--
-
I
1
30
15
6
P
F-
2
I
Use Category/
G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
B
I
I
I
Iy
Arts and Craft
Studio, Primary
A
A
A
A
§4-30-040(h
Building Materials
S
S
S
JA
§4-30-040(e
and Landscaping
General Services
S
A
§4-30-040(k
Personal Service
M
A
A
A
§4-30-040{r:
outlet
Retail Sale of
Goods
M
A
A
A
§4-30-040(v
Vehicle and Equipment Uses
Automobile Parking
Lot, Commercial
M
S
S
M
S
Automobile Service
S
A
S
§4-30-040{c
Station
Vehicle and
Aircraft Sales and
S
M
Service
Other Principal
Uses
Wireless
S
Communication
S
S
S
S
S
S
S
M
S
S
M
S
§4-30-0400
Facility
Junk Yard
S
S
S
§4 -30 -040(n -
Radio or TV
Transmitting
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
M
§4-30-040(r:
Station
Solar Farms
§4-30-50(m'
S
S
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
S
S
&§ 4-30-
050(h)(5)
Use by Federal
S
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
M
S
PermitAccessory
&
Temporary
[Jses
Pitkin County Land Use Code CHAPTER 4 -- PERMITTED USES
July 2006 Page 12
Chapter 4 — Permitted Uses
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 13
Intended for Rural Areas
Intended for Urban Areas
TABLE 4-1:
Permitted Uses
Rural Districts
Urban / Suburban
Business &
Residential District
Special
Purpos
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P --
S
R
S-
S
R
R-
R-
S
R
R
R-
-
-
R
H
H
M
H
-
C-
-
1—-
1
2--
-
I
1
30
15
6
P
F-
2
1
Use Category/
G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
'
C
15
B
Accessory
Structures with
A
A
A
A
A
§4-30-050(a
Bathing Facility
Agricultural Stand
A
A
A
A
A
A
M
A
A
A
A
A
A
A
M
A
§4-30-050(b
Agricultural
Buildings
A
A
S
A
A
A
A
A
A
A
A
A
A
A
§4-30-050(c
Arts and Crafts
A
A
A
A
A
A
A
A
A
A
A
A
AA
AA
A
A
A
M
A
Studio, Accessory
Building -Mounted
Wireless
Communication
S
S
S
S
S
S
S
S
S
S
S
S
S
S
§4-30-050(d
Antennae
Bus Stop
A
A
A
A
A
JA
JA
IS
A
A
JA
A
A
A
A
A
A
A
A
JA
Camping Area
I
A
IA
A
M
§4-30-050(e
Caretaker Dwelling
S
S
S
S
S
S
S
S
S
S
S
S
M
S
§4-30-050(f
Unit
Club House or
Recreational
S
S
S
S
S
M
S
S
S
S
S
S
M
Building
Day Care Home
A
A
A
A
A
M
A
JA
A
A
A
A
A
A
A
JA
Employee Dwelling
Ss
S
S
S
S
S
S
S
S
M
S
Unit
Home Occupation
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
JA
M
A
§4-30-050(8
Horse Boarding,
A
A
A
A
S
Accessory
Satellite Reception
S
A
A
A
S
S
A
A
A
M
A
A
A
A
A
A
A
A
A
A
M
A
§4-30-050(b
Device
Solar Energy
Collector
A
A
A
A
A
A
A
A
A
A
M
A
A
A
A
A
A
A
A
A
A
A
M
A
§4-30-050(i;
Ground Mounted
S
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
S
M
S
§4 -30 -
Solar Energy
S
S
0500)(5)
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 13
Chapter 4 - Permitted Uses
(Code repealed and reenacted (all sections) by Ord 014-D, 2006, 07-05-08; § 4-20 - Table
4-1 (part) amended Ord. 0.12-08 04-09-08 Ord. 019-2009; 06-24-09; Ord. 025-09, 10-14-
09; Ord. 010-11, 08-10-11; Ord 011-11, 08-10-11; Ord. 029-20.12, 10-24-12; Ord 008-
20.14, 04-23-14; Ord.006-15, 02-25-15
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 14
Intended for Rural Areas
Intended for Urban Areas .
TABLE 4-1:
Permitted Uses
Rural Districts
Urban 1 Suburban
Busines
Residential District
Special
Purpose
R
R
R
R
LIT
T
R
A
A
S
B
R
R
R
V
M
A
R
A
B
V
P
S
R
S-
S
R
R-
R-
S
R
R
K
-
-
-
R
H
H
M
H
-
C-
-
1—-
1
2--
-
I
1
30
15
6
P
F-
2
1
Use Category/
G
6
35
35
30
10
2
-
&
P
Use -Specific
Use Type
0
&
R
15
U
Regulations
20
E
A
D
C
15
B
Collector Greater
than 12' in Height
Temporary Land
A
A
A
A
A
A
A
A
A
A
M
A
A
A
A
A
A
A
A
A
A
A
M
A §4-30-050(b
Use and Activities
Trail
AAA
A
AAAAAAMAAA
A
AAJAAAAAMA
Water Crossing or
S
S
S
S
S
S
S
S
S
S
M
S
S
S
S
S
S
S
S
S
S
S
M
S
Diversion
Wind Powered
S
S
S
S
SS
S
M
S
M
§4-30-050(k
Electric Generator
Micro Hydro
S
Electric Energy
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S §4-30-050(1:
System
Snow
S
Storage/Dumping
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S §4-30-050(n
Trucking
IS
IS
IS
Special Events
A
A
A
A
A
A
A
A
A
A
M
A
A
A
A
A
A
A
A
A
A
M
A 1§4-30-0500'
Special Events
S
S
M
S
S
S
MS
§4-30-050(k
Venue
(Code repealed and reenacted (all sections) by Ord 014-D, 2006, 07-05-08; § 4-20 - Table
4-1 (part) amended Ord. 0.12-08 04-09-08 Ord. 019-2009; 06-24-09; Ord. 025-09, 10-14-
09; Ord. 010-11, 08-10-11; Ord 011-11, 08-10-11; Ord. 029-20.12, 10-24-12; Ord 008-
20.14, 04-23-14; Ord.006-15, 02-25-15
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 14
Chapter ¢ -- Permitted Uses
4-30: USE -SPECIFIC STANDARDS
All uses by right, special review Uses, accessory uses, and temporary uses shall comply with
the following use -specific standards.
4-30-10: RESIDENTIAL
(a) Duplex Dwelling Unit
(1) In the SKI-REC zone district, after the 5th of July, 2006, duplex units
must be Category affordable housing units or resident -occupied units, as
defined by the employee housing guidelines.
(2) Duplexes are not allowed in the R-15 and R -15B zone districts. In the R -
15A zone district, only lawfully established duplex units existing prior to 1974
that have been continually so used since that date are allowed, subject to the
area and bulk requirements in Table 5-1.13. New duplex units are prohibited
in the R -15A zone district.
(3) In the T and P -I zone districts, duplex dwelling units shall only be
permitted within urban growth boundaries.
(4) Duplex dwelling units that are condominiums shall be subject to all of the
provisions of Sec. 4-30-40(x) relating to common interest communities; but
shall not be subject to the provisions of Table 4-1 limiting the location of
timesharing and fractional fee units and communities.
(b) Group Home
Each group home shall remain in compliance with all local, state, and federal health,
safety, and fire code provisions at all times.
Each group home that is required to be licensed by the State of Colorado shall obtain
a license prior to beginning operation, and shall maintain the license in good standing
at all times.
(c) Mobile Home
Mobile homes existing in the unincorporated areas of the county on the 5th of July,
2006 may continue to be occupied as a dwelling unit in its current location.
However, no such dwelling unit may be installed in a new location in the County after
the 5th of July, 2006, and no mobile home that is not currently located in Pitkin
County may be installed in the County after the 5th of July, 2006.
(d) Multi -Family Dwelling Unit
Pitkin County Land Use Code CHAPTER 4 - PERMITTED USES
July 2006 Page 15
Section 4-30-50
0) Special Events
ATTACHMENT C
(1) Purposes. These standards are intended to govern the time, place and manner in which
special events may be conducted on county roads, county property or private property. These
standards are necessary to ensure that an event's demands for health, fire, police, transportation,
and other public facilities and services do not exceed the level of service that is normally
provided in that area of the county and that the event does not create undesirable impacts on the
residents of that area of the county. Specifically, the purposes of these standards are to ensure
that special events:
(a) Are conducted in a safe and orderly manner by requiring adequate provision of access,
parking, sanitary facilities, utilities and security, ensuring the structural integrity and safety of
temporary facilities, and requiring appropriate guarantees for site cleanup and restoration;
(b) Are reasonably suitable for the neighborhood, considering the duration and intensity of
the proposed special event, and will minimize any significant impacts of the event on
surrounding landowners, residents and businesses; and
(c) Do not create public disturbances or become public nuisances, endanger life, health or
public safety, disrupt traffic, or threaten or damage public or private property.
(d) These standards are also intended to ensure that the organizers and sponsors of special
events coordinate with governmental agencies and neighbors well in advance of the date the
event will be held and accommodate the requirements of those agencies and the concerns of
neighbors in planning for and conducting the event.
(2) Applicability/Permit Required
(a) These standards shall apply to any special event proposed to occur on public or private
property in those zone districts listed in Table 4-1 at the locations where special events are
allowed uses or master plan uses.
(1) A private and/or non. -commercial special event that takes place within the Aspen or
Basalt Urban Growth Boundary or within the Rural Area of Pitkin County (except for the Rural
and Remote [RR] zone district) on private property that is owned or leased by the person or
persons who are having the special event is exempt from the requirement to obtain a special
events permit.
(2) A private and/or non-commercial special event that takes place within the Aspen or
Basalt Urban Growth Boundary or within the Rural Area of Pitkin County (except for the Rural
and Remote [RR] zone district) on private property that is not owned or leased by the person or
persons who are having the special event is also exempt from the requirement to obtain a special
events permit, but the event shall be considered a special event for purposes of determining
whether the subject property meets the definition of a Special Events Venue.
(3) A private and/or non-commercial special event that takes place within the Rural and Remote
(RR) zone district shall be classified as requiring no permit, a minor permit or a major permit
pursuant to sub -section (d) below.
(b) Conduct of a special event shall require a special event permit which shall be obtained
from the Community Development Department.
(c) An application for a special event permit shall be processed as an administrative review,
as described in Sec. 2-34-24. This shall authorize the Community Development Director to
approve, approve with conditions, or deny the application, as specified in Sec. 2-34-20 (f) or to
refer the application to a higher body, as specified in Sec. 2-30-24 (i).
(d) An application for a Special Event in the Rural and Remote (RR) Zone District may be
classified by the Community Development Director as requiring no permit, a minor permit, or a
major permit. The Community Development Director shall utilize Table 1, in this Code section,
as applicable, as a guide in determining how to classify the special event application. The
Director is also authorized to utilize his or her administrative discretion and professional
judgment in making this determination.
(e) An application that is classified as a major event shall require the County's Special Events
Committee to convene to review the permit request. The applicant shall be invited to appear
before said Committee when it conducts that review.
(f) If a special event is anticipated to occur annually, or on a periodic basis, the applicant may
request a multiple -event special event permit, which may authorize the special event for up to
three (3) years. Multiple -event special event permits shall require the applicant to notify the
Community Development Department at least ninety (90) days prior to each event to identify the
date and location of the event and any changes in the nature, size, or activities to be conducted
since the preceding event covered by the permit. If proof of insurance coverage was required for
previous approvals, the applicant shall submit updated evidence of insurance coverage for the
dates of the upcoming event. If the Community Development Department determines that the
changes in the event were not anticipated or covered by the existing permit, and could have
unanticipated adverse impacts on surrounding properties or traffic on County rights-of-way, or
the event has not complied with provision of previous approval(s) the permit may be revoked
and/or the Department may require that the applicant apply for and receive a new special events
permit or modify the event to avoid the unanticipated adverse impacts.
(3) Review Standards. The following standards provide an overall checklist for the applicant
and County staff to use in preparing and reviewing a permit application. The County staff is
hereby authorized to determine which of these standards should apply to the application, based
on the type, scale and location of special event that the applicant is proposing.
(a) Water Supply. The applicant shall provide an adequate and safe supply of potable water
that complies with the requirements set forth by the Colorado Department of Public Health and
Environment and the County Environmental Health Department.
(b) Sewage Disposal/Toilets. The applicant shall provide an adequate number
of portable toilets, including ADA accessible toilets, along with an adequate number of
hand washing stations, as determined by the Environmental Health Department. Separately -
enclosed toilets shall be provided for males and females. All portable toilets shall be removed
immediately following the conclusion of the event.
(c) Solid Waste/Recycling. The applicant shall present to the Environmental Health
Department a plan for the sanitary collection and disposal of solid waste from the event. The
plan shall describe the number of trash receptacles and recycling receptacles that will be
provided and the location of said receptacles. Provision shall be made to ensure receptacles are
emptied when they become full. Outdoor trash receptacles and any on- site dumpsters used to
collect trash shall have a latching mechanism making them bear proof. Trash and recyclable
materials shall be removed from the site immediately following the conclusion of the event.
(d) Safety/Emergency Services. The applicant shall provide a safety and operations plan that
includes procedures for dealing with onsite medical emergencies and crowd control. The pian
shall address the following elements:
(i) First aid and other emergency services shall be provided on- site. The number of certified
medical providers that shall be on-site and the required types of standby equipment that shall be
available shall be determined by the Fire Marshal and the Sheriff. If necessary, an enclosed
medical treatment structure shall be provided.
(ii) Adequate infrastructure, as determined by the Sheriff, shall be provided on-site to allow
for emergency communications with hospital, police and fire services.
(iii) Adequate private security personnel, as determined by the Sheriff, shall be provided for
crowd and traffic control at the event. The Sheriff shall have the authority to require that
law enforcement personnel be on-site at the applicant's expense to monitor crowd control
and to regulate traffic. The Sheriff may require that a crowd control fence enclosing the
site, with gates that allow for emergency access/egress, be provided.
(iv) The event (including structures, access, etc.) shall comply with all applicable building codes
and fire district safety codes. Any fireworks displays or temporary tents shall require a permit
issued by the appropriate County agency. All electrical cables, wires and equipment shall be
covered, concealed, secured and/or located in such a manner that event participants will not be
placed at risk.
(e) Parking. The applicant shall provide a plan for on- or off-site parking facilities for the
event. There shall be no parking permitted on County roads.
(i) Shuttle service shall be provided before, during and after the event whenever off-site
parking is proposed. Event organizers should provide advance notice encouraging event
participants and event workers/volunteers to carpool to the event. The applicant shall
demonstrate to the Community Development Director that the access roads between the site and
the parking area are capable of handling the shuttles without adversely impacting the
neighborhood.
(ii) The parking area shall offer a sufficient number of parking spaces to accommodate the
maximum number of attendees anticipated at the event. The applicant shall demonstrate to the
Community Development Director that an appropriate number of entrance and exit locations will
be provided and that those entries and exits offer adequate sight distances. Safe and efficient
circulation routes shall be provided within the parking area. Signs may be allowed to direct
participants to parking and other features of the event.
(f) Traffic Control. The applicant shall provide a plan showing access routes to be used for
the event, signs that will be used to direct traffic and whether persons will be employed to
monitor and direct traffic at all points of ingress and egress and at other points around the event.
Plans and routes to safely accommodate pedestrians shall also be provided.
(i) The applicant may need to have tow trucks available on an
"on-call" basis to remove vehicles that have parked illegally on County roads.
(ii) Requests for full or partial closures of County roads shall be at the sole discretion of the
Board of County Commissioners.
(iii) The applicant may be required to post signs, hand out fliers door-to-door, or take out an
ad in a local newspaper or radio if traffic is expected to significantly impact the residents of the
area.
(g) Noise. The event shall comply with all applicable County noise standards. Noise
that is incompatible with the surrounding area shall be prohibited. No exterior amplifiers,
speakers or similar equipment shall be permitted outside of the temporary buildings, structures or
tents on the site unless specifically authorized by the permit.
(h) Lighting. Lighting sources shall be shielded and directed inward, downward, and away from
adjacent properties to the maximum extent possible to ensure lighting does not shine or reflect
unreasonably beyond the event's boundaries. For events held at night, the area of assembly and
primary circulation routes shall be adequately illuminated to provide for safety of participants
and safe egress from the site.
(i) Dust Control. The applicant shall provide for reasonable dust control at the event site. The
applicant shall apply water to unpaved parking areas and circulation routes at least twice a day so
as to mitigate dust. The applicant shall also ensure there is adequate dust control during site
setup and teardown, including controlling dust on any unpaved routes event personnel will use to
access the site.
0) Time Limitations.
(i) The special event permit shall specify the hours of operation for the event and shall
specify the number of days a special event may be conducted.
(ii) Set-up for an event in the Rural and Remote (RR) zone district shall not be initiated more
than 48 hours prior to the time the event is scheduled to begin and shall have no more than 48
hours to deconstruct the event. Other locations shall be initiated in conformance with the time
limitations set forth in the permit for the event.
(iii) Any temporary structures that were erected shall be removed from the property
within 24 hours after the conclusion of the special event unless the permit specifies a more or
less restrictive time limit.
(k) Food and Liquor Service. If food and beverages, including liquor, will be sold or given to
participants, then food service and liquor licenses shall be obtained, as required by the Colorado
Department of Public Health and Environment and the Board of County Commissioners,
respectively. The applicant shall coordinate with the Environmental Health Department if there
is to be food service at the event and is responsible for satisfying all applicable health code and
sanitation requirements.
(1) Insurance and Indemnification. The applicant may be required to provide proof of general
liability insurance for the duration of the event as determined by the Community Development
Director.
(m) Legality of Structures. Temporary structures that are to be used in the event shall have
undergone all required inspections by the Chief Building Official. Any permanent/buildings or
structures that are to be used in the event shall have been built with a valid building permit or
shall have obtained a temporary or final certificate of occupancy from the Chief Building
Official.
(n) Site Restoration. The grounds shall be maintained each day of an event. The applicant
shall submit an irrevocable letter of credit, bond, darnage/cleanup deposit or other cash
guarantee, in an amount to be determined by the County. The guarantee shall cover site grading,
restoration, removal of structures and cleanup to ensure the site is restored to its former condition
and any damages are repaired.
(o) Master Plan. The proposed special event shall be consistent with the applicable County
Master Plan
(p) Neighborhood Compatibility. The proposed special event shall be generally compatible with
the character of the neighboring land uses.
(q) Specific Standards for the Rural and Remote (RR) Zone District. Within the Rural and
Remote (RR) Zone District tent structures shall not exceed 1,000 square feet in size and no more
than 200 people shall congregate at an event. However, more than 200 people may attend an
event that passes through the Rural and Remote (RR) Zone District, such as an athletic race or
similar type of event. A Special Events Venue is a prohibited use in the Rural and Remote (RR)
zone district so more than 3 events at a site per calendar year are not permitted.
(5) Additional Standards Applicable to Particular Areas of the County
(5) Violations and Penalties
(a) Chapter 10 of the Land Use Code sets forth Pitkin County's
procedures to address violations of land use approvals and the
penalties that may be applied when enforcing the Code. The County
staff is hereby authorized to apply those procedures and penalties to
the enforcement of violations of a special events permit.
TABLE 1
SPECIAL EVENTS THRESHOLDS
RURAL AND REMOTE ZONE DISTRICT RR
Characteristics (see
Permit Is Not
Minor Event Permit
Major Event Permit
note 1 below)
Required
Is Required
Is Required
Number of Attendees
50 or fewer.
More than 50 but not
More than 100 but not
to exceed 100.
to exceed 200.
Frequency of Event (#
1
2 or 3
Not allowed
of times per calendar
(see note 4 below).
ear
Duration of Event
1 day
More than da
Size of Proposed
Up to 400 sq. ft.
More than 400 sq. ft.
Structures/tents shall
Structures/Tents
but less than 1,000 sq.
not exceed 1,000 sq.
it.
ft.
Live Amplified Music
Within a permanent
Within a temporary building or tent or
building.
outside.
Fireworks
Not permitted in the Rural and Remote zone district
Helicopters
I None None 1 or more
Notes:
1. An application for a special event shall be classified by the Community Development Director
as requiring no permit, a minor permit or a major permit, using the criteria in this table as a guide
in making this determination. The Director is authorized to utilize his or her administrative
discretion and professional judgment in classifying the application.
2. If an event has any single characteristic that would place it into the next higher permit category
then it may be classified as requiring that type of permit. So, for example, an event that does not
require a permit due to its number of attendees and single day duration but which would erect
more than 400 sq. ft. in structures/tents could be classified as one which requires a minor event
permit.
3. No more than 200 persons shall congregate for an event in the Rural and Remote (RR) Zone
District. However, more than 200 people may attend an event that passes through the Rural and
Remote (RR) Zone District, such as an athletic race or similar type of event.
4. If more than 3 special events are planned to occur at a site or in a building within a calendar
year, then the site or building must receive special review approval as a "Special Events Venue"
to authorize that frequency of events. However, Special Events Venue is a prohibited use in the
Rural and Remote (RR) zone district so more than 3 events at a site per calendar year are not
permitted.
(k) Use Specific Standards for Special Events Venue
(1) An applicant for a special events venue shall provide a plan for the proposed use
describing the site on which the use would occur and how the venue would be operated. The plan
shall, at a minimum, describe the following aspects of the proposed use:
(a) Whether events would occur indoors, within a permanent structure, in temporary, tent -like
structures, outdoors, or some combination of these approaches. The applicant shall describe
whether any new structures will be built or existing structures will be expanded and provide
drawings illustrating any such structures.
(b) The number of events anticipated per calendar year, including the number of times per
week or month that the venue would be operated. The times of day when events would take
place shall also be specified. The maximum number of attendees at events shall be stated.
(c) Whether employees will be hired to provide support services to the venue or if those
services will be provided under contract by other businesses.
(d) The plan shall also provide responses to the applicable review standards for special events
that are listed in Sec. 4-30-50 0). This shall include describing how the venue will provide an
adequate water supply, properly disposal of sewage and solid waste, provide parking, ensure
there is a safe environment for conduct of events at the venue, and control impacts such as
traffic, noise, lighting, dust and similar matters.
(2) The applicant for a special event venue shall demonstrate that the proposal complies with
the standards for special review uses listed in Sec. 2-30-34 (h) (2). Public noticing is required as
described in Chapter 2, Table 2-1
(a) In its consideration of the standards for special review uses, the Board shall give particular
consideration to the proximity of the proposed venue to surrounding residential areas and
whether events that are proposed to occur at the venue would be consistent with the character of
the neighborhood or would be disruptive to neighbors. This shall take into account whether the
venue has a permanent structure in which events would take place, and the extent to which
events would occur outside or in temporary, tent -like structures. If temporary structures are to be
erected, the applicant shall describe for how long those structures are expected to stand. This
shall also consider whether the proposed events would have amplified music, fireworks, or
similarly impactful activities that occur outside.
Consideration shall also be given to the frequency of the events planned for the venue and the
time of day when events would be scheduled.
(b) The Board shall also consider any prior approvals that were granted to the structure or site
to be used as a venue, including whether any limitations or conditions were placed on such prior
approvals, and whether designation of the structure or site as a special events venue would be
consistent or inconsistent with the representations made and the conditions imposed on those
prior approvals.
(c) Within 30 days of the anniversary of a Special Events Venue approval, the
Applicant shall submit an "annual review" to the Community Development Director that outlines
the operation for the year_ This outline shall include information about the preceding year of
operations, any changes to the approved plan that have occurred, and any complaints received.
The annual review shall be heard before the BOCC at a duly noticed public hearing. The BOCC
may, at its discretion, modify or revoke the Special Review approval at this public hearing.
ATTACHMENT 7
Redstone Castle 2016 LLC
Post Office Box 2021
Glenwood Springs, Colorado 81602
March 6, 2017
Michael Kraemer
Pitkin County Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: Land Use Code Amendment to Make Special Event Venues a Special Review Use in
the AR -2 Zone District
Dear Mike:
This letter authorizes Glenn Horn of Davis Horn Incorporated to prepare a land use application
which seeks to amend the Pitkin County Land Use Code to make Special Event Venues a Special
Review Use in the AR -2 zone district. Glenn will represent the Redstone Castle 2016 LLC in the
land use review process.
Thank you,
Sincerely,
Redstone Castle 2016 LLC
SW- en arver, Authorized Representative
ATTACHMENT 7
PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
AGREEMENT FOR PAYMENT OF LAND USE APPLICATION FEES
PITKIN COUNTY (hereinafter 'COUNTY") and Redstone Castle 2016 LLC
(hereinafter "APPLICANT") AGREE AS FOLLOWS:
1. APPLICANT has submitted to COUNTY an application for Land Use Code Amendment
(hereinafter, the "PROJECT")
2 APPLICANT understands and agrees that Pitkin County Ordinance No. 012-2016 establishes a
fee structure for land use applications and the payment of all processing fees is a condition precedent to a
determination of application completeness. The fee structure is based on the COUNTY'S policy that
development shall pay, in full, the cost of development review in the COUNTY. Fees have been set to be
consistent and fair to the public and to reflect the expense incurred in providing such services to the public.
3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed
PROJECT, it may not be possible at the time of application to ascertain the full extent of the costs involved in
processing the application.
4. APPLICANT and COUNTY agree that fees charged for the processing of land use applications
shall accumulate if an application includes more than one type of land use review.
5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staff to complete
processing or present sufficient information to the Planning Commission and/or Board of County
Commissioners to enable the Planning Commission and/or Board of County Commissioners to make legally
required findings for project approval, unless current billings are paid in full prior to decision
6. Therefore, APPLICANT agrees that in consideration of the COUNTY'S waiver of its right to
collect full fees prior to a determination of application completeness, APPLICANT shall pay a base fee in the
amount of $ 2,054 which is based on 6 hours of staff time, and if actual time spent by staff to process the
application exceeds the average number of hours by more than 20%, then the COUNTY will bill the
APPLICANT quarterly for the additional time spent. Such periodic payments shall be made within 30 days of
the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for
suspension of processing.
PITKIN COUNTY
Cindy Houben
Community Development Director
Redstone Castle 2016 LLC
("APPLICANT")
By: Steven Ca
Print Name and Title (if applicable)
Date: March S. 2017
Mailing Address:
Post Office Box 2021
Glenwood Springs, Colorado ai21,J:-
e/(o1----
ATTAi:HMEtiT 9
PITKIN COUNTY PRE -APPLICATION CONFERENCE SUMMARY
PLANNER: Mike Kraemer DATE: 316117
PHONE: (970) 920-5482 E-MAIL: Michael.kraemerCcDoitkincounty.com
OWNER/ APPLICANT: Redstone Castle 2016 LLC — Steve Carver
OWNER REPRESENTATIVE: Davis Horn Inc., Glenn Horn
PHONE: 925-6587 EMAIL: ghornprof.net
Type of Application: Land Use Code Amendment: Special Review for a Special Event Venue
in AR -2 Zone District
Description of Project/Development: The Applicant is requesting to amend the AR -2 zone
district to make Special Event Venues a special review approval in the zone.
Land Use Code Sections to be addressed in letter of request (application):
Sec. 2-40-10 (c): Land Use Code Amendments
Staff will refer the application to the following agencies: Crystal River Caucus, Redstone
Community Association,
Review by: Planning and Zoning Commission and BOCC Ordinance with two Readings
Public Hearing: YES at BOCC
FEES: $2,054 (Please make check payable to "Pitkin County Treasurer")
Planning Office flat fee: $1,625 (non-refundable; based on 5 hours of staff time. If staff
review time exceeds 6 hours, the Applicant will be charged for additional time above 5 hours
at a rate of $3251hour).
o Public Notice Fee: $54
o BOCC Clerk fee: $375
To apply, submit 5 copies of the following:
1. Standards Report: Reference Code Section above. Also refer to Section 2.3.3 of the Pitkin
County Land Use Application Manual for Land Use Code Amendments;
2. Consent from all owners to process application and authorizing the representative (if
applicable);
3. Total fee for review of the application;
4. Executed Pitkin County Community Development Agreement for Payment of Land Use
Application Fees;
5. A copy of this Pre -application Conference Summary form.
NOTES:
PLEASE SUBMIT ONE UNBOUND AND ONE-SIDED COPY OF YOUR COMPLETE
APPLICA TION. THE PARCEL IDs SHOULD BE INCLUDED ON ALL DOCUMENTS
INCLUDED IN YOUR APPLICATION.
ALL MAPS SHALL BE FOLDED.
This pre -application conference summary is advisory In nature and not binding on the
County. The information provided in this summary is based on current zoning standards
and staff's interpretations based upon representations of the applicant. Additional
information may be required upon a complete review of the application.
➢ The Land Use Code is available on -fine at http://pitkincounty.com14681County-Code.
➢ The Land Use Application manual is available on-line at http:Ilpitkincounty.com/196/Land--Use
FULL TEXT ORD For PN 8/10/17
To JJ 8/9/17
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 FOR A TEXT AMENDMENT TO
CHANGE THE USE STANDARDS IN THE AR -2 ZONE DISTRICT
ORDINANCE NO. -2017
RECITALS:
1. Pursuant to 30-35-301 C.R.S., the Board of County Commissioners (`BOCC") of Home
Rule Counties is authorized to make and publish ordinances for carrying into effect or
discharging the powers and duties conferred upon such counties by law and as seems
necessary.
2. Pursuant to Section 2.8.1 of the Home Rule Charter ("HRC"), the BOCC is authorized to
take official action by Ordinance for certain matters where action is prescribed pursuant
to the Colorado Revised Statues as amended.
3. Redstone 2016 LLC (hereafter "Applicant") has applied to the Board of County Commissioners of
Pitkin County, Colorado ('BOCC") to amend Chapter 4 of the Pitkin County Land Use Code,
specifically the "use" standards in the Residential (AR) -2 Zone District for the purpose of identifying
the "Special Events Venue" use category as a "Special Review Use". Amendments will be made to
following chapter and sections:
Chapter 4
• EXHIBIT A - Table 4-1: Permitted Use Table
• EXHIBIT B - Land Use Code Section 4-30-500)(3): Special Events
4. The Pitkin County Planning and Zoning Commission considered the proposed Land Use Code Text
Amendment at regularly scheduled meeting on March 28d', 2017 and recommended approval to the
BOCC by a vote of 6-1.
5. The BOCC considered the proposed Land Use Code Text Amendment on first reading at a duly
noticed public hearing on August 23rd, 2017 and on second reading at a regular meeting on September
13d`, 2017.
6. The BOCC further finds that the Land Use Code Text Amendment is consistent with Secs. 2-30-40(i)
and 2-40-10 of the Pitkin County Land Use Code.
7. The BOCC finds that adoption of this ordinance is in the best interest of the citizens of Pitkin
County.
Ordinance No. -2017
Page 2
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of Pitkin County,
Colorado that it hereby adopts an ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF PITKIN COUNTY, AMENDING TITLE 8 OF THE PITKIN
COUNTY CODE, SPECIFICALLY THE 2006 LAND USE CODE TO CHANGE THE
USE STANDARDS IN THE AR -2 ZONE DISTRICT and authorizes the Chair or the Chair's
designee to sign the Ordinance and upon the satisfaction of the County Attorney as to form, execute any
other associated documents necessary to complete this matter.
Ordinance No. -2017
Page 3
NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE ORDINANCE
PUBLISHED IN THE ASPEN TIMES WEEKLY ON THE DAY OF .2017.
NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE ORDINANCE POSTED ON THE
OFFICIAL PITKIN COUNTY WEBSITE (www.pitkincounty.co ) ON THE _ DAY OF
52017.
INTRODUCED AND FIRST READ AT A PUBLIC HEARING ON THE 23rd DAY OF AUGUST, 2017.
ADOPTED AFTER FINAL READING ON THE 13TH DAY OF SEPTEMBER, 2017.
PUBLISHED BY TITLE AND SHORT SUMMARY, AFTER ADOPTION, IN THE ASPEN TIMES
WEEKLY ON THE DAY OF
2017.
POSTED BY TITLE AND SHORT SUMMARY ON THE OFFICIAL PITKIN COUNTY WEBSITE
(www.pitkincoimty.com) ON THE _ DAY OF , 2017.
THIS ORDINANCE SHALL BECOME EFFECTIVE 30 DAYS AFTER PUBLICATION
-1W-I" 1 1 , 0 �7TK� lli ►i111'LK� u]�IuIf.Y.y[� ►]�hl:i.�
ATTEST:
Jeanette Jones, Clerk to the BOCC
John Ely, County Attorney
P022-17
272929100005
BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO
By
George Newman, Chair
Date
APPROVED AS TO CONTENT:
Cindy Houben,
Community Development Director
Ordinance No. -2017
Page 4
Exhibit A
Intended for Rural Areas
Intended for - rban Areas
Eit
he
TABLE 4-1:
ural Districts
Than 1 Suburban
Business &
Permitted Uses
esidential District
Special
Purpose
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Temporary Land
A
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A
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A
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§4-30-050(h)
Trail
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Water Crossing or
S
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S
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S
S
S
S
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S
S
S
S
S
S
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S
Diversion
Wind Powered
S
S
S
S
S
S
S
M
S
M
§4-30-050(k)
Electric Generator
Micro Hydro
S
Electric Energy
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
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§4-30-050(1)
System
Snow
S
Storage/Dumping
S
S
S
S
S
S
S
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S
S
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S
S
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Ordinance No. -2017
Page S
Exhibit B
The following underlined language shall be added as a subsection in Chapter 4 and shall be identified as
Land Use Code Section 4-30-500)(3)(r):
"Specific Standards for the AR -2 Zone District: Within the AR -2 Zone
District, a property shall have a minimum lot size of 10 acres to be
efiggible for a Special Event Venue Designation. "
PUBLIC NOTICE
RE: Redstone 2016 LLC Title 8: Pitkin County Land Use Code Amendment,
Special Review for a Special Event Venue
(CASE# P022 -17; PID: 2729 - 291 -00 -005, 2729 - 291 -00 -006, AND 2729 -204-
00 -007)
NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,
August 23, 2017 at a regular meeting to begin at 12:00 PM or as soon thereafter as the
conduct of business allows, before the Board of County Commissioners, Pitkin County
Library (Dunaway) Meeting Room, 120 North Mill Street, Aspen to consider an
application submitted by Redstone 2016 LLC (PO Box 2021, Glenwood Springs, CO
81602) requesting to amend the Land Use Code to establish a "Special Event Venue" as a
Special Review Use within the AR -2 Zone District and gain Special Review approval to
establish the properties as a Special Event Venue. The properties are located at 58
Redstone Boulevard and 68 Redstone Boulevard are legally described as lands within
Section 20, Township 10, Range 88, West of the 6th P.M. The State Parcel Identifications
for these properties are 2729 - 291 -00 -005, 2729 - 291 -00 -006, and 2729 - 291 -00 -007. The
application/resolution are available for public inspection in the Community Development
Department, City Hall, 130 S. Galena St., Aspen CO 81611. Comments or objections
due by August 18, 2017. For further information, contact Mike Kraemer at (970) 920-
5482.
Jeanette Jones, Deputy County Clerk
Board of County Commissioners
Published in the Aspen Times Weekly on July 27, 2017.
Attention Applicant /Representative:
It is your responsibility to do the following:
1. Mail this Public Notice to all property owners and mineral estate owners within 300'
of the subject property at least 30 days prior to the hearing with the return address
of the Community Development Department. The names and addresses shall be
those on the current tax records of Pitkin County as they appeared no more than 60
days prior to the date of the public hearing.
2. Submit the Affidavit of Notice by Posting & Mailing (previously sent to you with your
applicant letter) as proof of compliance with the Code at the hearing.
3. Pick up Public Notice sign from the Pitkin County Community Development
Department, 130 South Galena Street, Aspen, CO (970) 920 -5526.
4. Post the Public Notice sign on the property at least fifteen days (15) prior to the
hearing.
5. Remove the Public Notice sign within one week after hearing date.
hqp://pitkincog=.com/DocumentCenterNiew/13561