HomeMy WebLinkAbout2016 Woody Creek Master Plan
Adopted by the Pitkin County Planning & Zoning Commission on November 15,
2016
WOODY CREEK CAUCUS MASTER PLAN 2016
CONTENTS
Page Number
Introduction 2
Woody Creek Character 4
Planning Chapters:
1. Agriculture 6
2. Airport 10
3. Commercial & Public 17
4. Housing & Growth 24
5. Water 28
6. Open Space/Trails/Wildlife 29
7. Roads/Busses 35
8. Woody Creek Preferences/Master Plan Summary 38
9. Addendum 42
Appendix:
a. Bylaws of the Woody Creek Caucus 42
b. Maps of the Woody Creek Caucus Area 45
c. Master Plan Contributors and Attendees 48
d. 1991 Adopted Woody Creek Master Plan
Summary 56
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Introduction
In February 2014, the Woody Creek Caucus received a call from
Pitkin County planning staff requesting an update to the adopted 1991
Woody Creek Master Plan.
The original Woody Creek Master Plan was prompted by the purchase
by Pitkin County of the Pitkin Iron property in 1989 and a subsequent
development plan showing as many as 90 units of housing on the property
between River Road and the Roaring Fork River. In response to the threat of
development by Pitkin County, the Woody Creek Caucus voted to explore the
incorporation of Woody Creek as a municipality, thereby controlling local
development and our destiny.
A compromise was struck with the Pitkin County Commissioners to create a
Master Plan for the Woody Creek area which would be respected as an
indicator for the future of the community that Woody Creek wished to be. The
Master Plan was completed and adopted in 1991 and stood for many years as
the basis of planning for this area.
The Woody Creek Caucus has been in place since the early 1970s as the
political voice of the Woody Creek community. The Caucus has been a
consistent influence throughout its history in moderating residential growth,
limiting commercial development and protecting open space and the
agricultural heritage of this area.
The concerns of Woody Creek have included loss of agricultural lands
to development, impacts from expansion of Sardy Field, increased
commercial uses and commercial recreation, increased traffic with limited
public transportation and growth that could require urban services and
result in suburban sprawl.
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We are satisfied with the moderation of impacts that we have achieved,
though the growth and expansion in the rest of this valley cause some distress.
The positions of the Woody Creek Caucus have been consistent for more than
40 years and remain so. We find that the issues facing Woody Creek today are
much the same as they have been, although the economic pressures are
magnified, and this review of the Woody Creek Master Plan highlights the
vision and insight of this community through all of its recent history.
This recapitulation of our vision of our future illustrates the
determination that exists here to maintain the values and benefits of life in this
part of the larger community. We have always wished to be a part of the whole
of this Valley and to serve as an example, as best we can, for charting an
appropriate and intelligent course into the future.
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Character of Woody Creek
The historical position of the Woody Creek community has allowed
slow growth, within our existing zoned capacity, and endeavored to enhance
our rural disposition. Our character is probably our most important
consideration in this Master Plan. Our vision is one of a rural residential
community where open space, agricultural lands and wildlife habitat are
prime components. The sense of community, friendliness, an open rural
landscape and low traffic on modest rural roads are a significant part of the
appeal to which residents have become accustomed. We prefer growth, if it
comes at all, to come slowly and be assimilated into that character which has
always existed. We would prefer that our expansion come as primary
residences, rather than secondary, and that we remain a community
populated by informed and involved residents.
Past studies of roads in Woody Creek were shown to be at or above
capacity, even 20 years ago, an indicator that there was no ability to
accommodate further development without changes to the existing service
levels. However, it was and is very important to the Woody Creek community
to retain the current rural character of small roads utilized by recreationalists
and local traffic. More new development will adversely affect the areas such
as Smith Hill, which are already congested during peak traffic hours. The
capability of the roads, utilities and transit system to accommodate any new
proposed development should be addressed before approvals are granted.
Without showing that the services are adequate, new approvals should be
denied.
The air quality is cleaner in the rural areas of Woody Creek.
Traffic is light and industrial uses strictly monitored by the neighborhood.
Increased development should not lead to a proliferation of fireplaces or any
new industrial pollution of the air or water.
Water Resources in our semi-arid valley should be protected with
tenacity. No development should be approved that threatens existing
agricultural operations or their water rights, nor adversely affect stream
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flow in Woody Creek or Little Woody, cause destruction of wetlands or
natural meadows, or adversely affect the access of wildlife to water.
Water Quality is of great importance to the residents of Woody Creek, both
in the rivers and in our wells.
Scenic Quality should be protected in a natural, rural environment
from land uses that serve only to impose boxes upon the landscape, without
requiring from them all possible efforts to minimize aesthetic destruction and
not disrupt the natural setting. Aspen, the resort, benefits from the
surrounding greenbelt provided by agricultural lands and open space. As
growth and development press on our open spaces, we have to meet it with
aggressive preservation measures. Open space is the prime component of any
rural area, much of it kept open by producing agricultural lands. Wildlife
habitat is to be protected with the same tenacity.
Septic Systems are site specific in Woody Creek, in other words,
developed with no excess capacity but sized only to accommodate that
individual project. Any developer committed to increasing the population in a
neighborhood must develop and finance a system on that site capable of
handling its sewage demands. If zoning is kept as it is, there would not be a
demand large enough to trigger the regional sewage treatment plant
necessary with greater densities of population. Lots of 2 acres are considered
the minimum size sufficient to support a leach field, septic system and well.
Though the percolation rates have historically been very high in Woody
Creek, we recommend that this 2-acre minimum be kept as a “septic
definition” of supportable growth, unless serviced by an existing site-specific
package plant.
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Agriculture in Woody Creek
Policy Statement:
The Woody Creek community has encouraged traditional agriculture as
a means to preserve our historic culture and maintain the open and rural
character of our area. Traditional ranching and farming as practiced in
Woody Creek are low-impact land uses that merge seamlessly with private
residential and public areas. Our policy is to maintain these agricultural
practices as a way to care for and maintain open spaces, and to preserve and
protect important historic water rights.
Current conditions:
Traditional agriculture in Woody Creek leaves little trace of the
activities that are completed each season, with the conditions of the
agricultural land substantially the same at the end of season as they were at
season’s beginning. Agriculture in Woody Creek should continue to visually
enhance the residential neighborhoods and surrounding areas, and to have
minimal impacts on views, adjacent properties, roads, and existing utilities.
Traditional agricultural crop production includes growing of hay, alfalfa,
grains or potatoes. Small holdings for cattle and horses are customary and
appropriate. Sheep, goats and poultry have been raised for home
consumption and local distribution.
The Woody Creek Caucus has consistently discouraged any new or
expanded commercial activity in Woody Creek. Agricultural activities that
require substantial enduring infrastructure become “agribusiness” and
permanently alter the landscape in a way that persists whether or not the
original activity is continued. They are the antithesis of preserving our open
undeveloped appearance. While we understand that even low impact
agriculture may have a for-profit basis, we will not accept any projects that
are primarily of a commercial nature. These commercial projects require
intensive land uses that bring more traffic and noise, sometimes noxious
odors, view encroachment, and impacts on local utility consumption and road
service levels. We support agriculture that is sustainable with no degradation
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to the land and minimal impacts to the surrounding neighborhoods. Water
rights associated with the properties must be proven adequate to fully serve
the requirements of ranch or farm operations, and domestic wells must have
proper adjudication.
Concerns of the Community:
There must be a differentiation between “greenhouse” plant or food
production -typically transparent structures which use natural light for plant
growth, are energy efficient and do not emit light during nighttime, and
“warehouse” production -typically opaque structures that require substantial
artificial light and power to operate successfully. A quote from a report done
by Martin Quigley, MLA, PHD, Professor and Director of Natural Sciences,
Mathematics and Biological Sciences at the University of Denver, describes
“warehouse production” as follows:
“Interior cultivation is generally done in converted warehouses,
where light, temperature and atmosphere are regulated around the clock.
This plant production is commonly an urban rather than rural activity. It
requires more employees per plant than for any other kind of horticultural
or agricultural enterprise. These operations require constant input of
specialized ingredients: delivery and shipment generates more vehicular
traffic than any other kind of plant production.”
Greenhouses that are approved for local food production as structures
exempt from residential or agricultural square footage limitations should be
reviewed annually for appropriate use and should have a requirement that
they will be removed and the land restored if the activity of food production
ceases or changes. We have concerns that greenhouses will be built that are
exempt from other square footage limitations and will have only a short term
use in food production and then leave a large building standing with no
designated use or restrictions. Any small greenhouse operations for
commercial food production should meet Pitkin County’s requirements for
“home occupation”.
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The distinctions between traditional greenhouses and commercial grow-
houses are particularly significant at this time because of the proliferation of
marijuana production facilities throughout the area. These operations are
commercial by definition and have serious impacts when placed in residential
areas. In Woody Creek they are also inconsistent with our long held limitation
on commercial expansion. We will not make an exception for any commercial
use in the guise of “agriculture” because of the potential negative impact.
These may include:
•Noxious odors
•Requirements for security and fencing
•Industrial type facilities with night lighting
•Increased traffic
•Fertilizers and chemicals that may impact rivers
•Excessive water consumption
•Structures inconsistent with residential areas
Recommendations
•There should be no zoning changes in Woody Creek that allow
commercial expansion outside of the footprint of the Woody
Creek Plaza building.
•No commercial uses, such as commercial nurseries, that do not meet
the definition of “traditional agriculture,”should be allowed on
agricultural lands .
•Residential greenhouse size should be limited to 500 square feet, or less.
•Building of industrial grow houses of any kind should be prohibited.
•Greenhouse Sizes: We recommend a maximum size of 500 square feet
for exempt residential greenhouses. Anything larger, up to a maximum
size of 1,600 square feet, should be considered a commercial Food
Production greenhouse and allowed by special review for local food
production only. Food Production greenhouses should be required to
undergo an annual review to insure that they continue to be used
specifically and solely for local food production. If the Food Production
greenhouse discontinues producing food it should be removed. Care
must be taken to guarantee that there is not an ulterior purpose for
large greenhouse development.
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In the Woody Creek Caucus, our vision of rural agriculture is that it be an
aesthetically pleasing aspect of sustainable (and non-industrial) land use. For
the longevity of our open spaces and the continued health of our ranches and
small fodder pastures, we hope to avert any degradation of land, water,
natural processes, or harm to native wildlife that commercial development
would bring.
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Pitkin County Airport
Policy Statement:
The Woody Creek Caucus supports the existing curfew, safety
restrictions on GA aircraft, current operating hours, and noise abatement
restrictions. We also support variable takeoff headings so that no one
neighborhood receives all the noise impacts. We support future elimination of
Stage 2 aircraft and do not support expansion of facilities that would allow
louder, larger, and heavier aircraft, such as the 737, to use the airport. We
strongly support a cap of 125,000 pounds gross weight for aircraft using
Sardy Field.
We continue to support safe operation of the Aspen/Pitkin County
Airport and all efforts to minimize impacts on residents of Woody Creek and
the surrounding area. Our airport should be sized to our small mountain
community, in keeping with the rural character of the resort.
Current status:
Sardy Field is a valuable asset of the people of Pitkin County. The
airport is a vitally important facility for the economy of the area, for the way
we function as a whole community, and as a major link in the transportation
chain of the Roaring Fork Valley. Even so, in its growth and development
over the past decades, the airport has become a source of controversy. In view
of the fact that Woody Creek is one of the affected communities directly under
the flight path, we have in the past been a voice in this controversy and are
concerned with noise impacts, air pollution impacts, and safety
considerations.
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Current airport planning:
Due to constant pressure from the business community and other
special interest groups, there has been a prolonged effort to expand Sardy
Field into a state-of-the-art, urban-style airport. The Caucus views the
justification and predictions of future needs for this massive expansion with
skepticism. Ultimately, it may not be in the best interests of the community at
large, including Woody Creek.
Beginning in 2010, a study was commissioned by the Pitkin County
Commissioners and airport personnel on the adequacy of the airport terminal
facilities for the future. Past studies have consistently overestimated the
projected number of passengers using the airport. Although airport use
remained relatively flat over the past fifteen years, according to airport
records, the study predicted significant passenger increases in the next 20
years, and therefore a need for a new $80 to $100-million-dollar terminal. The
Pitkin County commissioners have approved this new terminal with the
adoption of the 2012 Airport Master Plan. The County intends to conduct a
multi-phased design process for this facility, which is to include
comprehensive public input prior to construction.
Predictably, there is now a follow-up study, “The ASE Future Air
Service Planning Study,” that recommends expanding and strengthening the
airport runways and allows for a second FBO operation, so as to increase air
service to the airport, especially GA. The technical phases 1 and 2 of the study
to expand the airport to the west were made with no public input, and
specifically, no contact with the Woody Creek Caucus. Phase 3 is now in
progress, calling for an Environmental Analysis as well as public input.
However, the choices for the expansion and operation of the airport, which
will be presented to the public, are limited to the results of Technical Phases 1
and 2.
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The claim of the “ASE Future Air Service Planning Study” is that, without a
$120 million to $130 million expansion of the runway to accept a new
generation of airplanes, Aspen will not have a viable service after 2021.
Concerns of the Community:
The Woody Creek Caucus is skeptical of the claim that there will not be
a viable commercial service after 2021 without a huge expansion. Just in 2012,
The Airport Master Plan stated that “no change will be made in the existing
prohibitions on (1) aircraft with wingspans greater than 95 feet, and (2)
aircraft weighing more than 100,000 pounds maximum gross landing weight.”
However, it has recently been revealed that the FAA did not accept this
portion of the Master Plan.
We are opposed to a larger, urban-style airport close to the center of
Aspen, with all of the negative impacts this could bring to Woody Creek and
the community at large. The increased traffic of larger, heavier, more
intrusive airplanes will dramatically increase the discomfort of the many
residents around the airport and in the flight path. It would be yet another
step in Aspen’s path toward commercialization and the loss of Aspen’s unique
character.
The airspace and mountainous surrounds of the narrow valley at the entrance
to Aspen is a constant. A larger airport will certainly increase the pressure on
this environment and on the people who live in the valley. There will be more
noise, more air pollution, more safety concerns, and more competition in our
limited airspace between commercial and GA aircraft.
In an issue of Snow Magazine some years ago, an article by Andrew
Nemethy describes a theory about the rise and decline of tourist towns, which
even 25 years ago was being seen in resorts east and west. The resort starts as
an attractive small town with amenities and natural environments that attract
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many to settle there. These places are often small, with low traffic, low taxes,
and a strong sense of community, set in a lovely rural landscape. Growth
moratoriums are gradually put in place, with the result of raising the cost of
real estate. The cost and the cost of living also rise and become too high for
many residents. They must now travel to shop for basic needs. Traffic jams
and higher rents – residential and commercial -- drive out the locals. As
improved infrastructure is deemed necessary for all the traffic, taxes rise. New
schools, hotels, and hospitals are required to serve the upscale population.
This is a common pattern of development in desirable resort areas,
including the Roaring Fork Valley. We in Woody Creek would like to put on
the brakes and preserve some of the character of old Aspen and the appeal of
the ski resort lifestyle.
The local economy has become less driven by tourism and local
residents than by construction and development or redevelopment and luxury
maintenance. Suddenly the community needs an excessive amount of
architects, planners, lawyers, designers, contractors, and trades people.
Our government continues to grow, and it demands more taxes and
more bureaucracy to keep pace with the growth. None of the decisions that
create growth are based on the character of the town we want. Rather, they
are based on the need to keep people who have moved here for economic
reasons employed. Government and the commercial infrastructure have to
keep growing.
The perceived need to keep the tourist base ever growing creates an
onerous spiral in which quantity overwhelms quality. Prices on businesses and
real estate keep rising. Homes just built are remodeled every several years.
Chain stores replace small, locally owned shops. Prices go so high that locals
don’t even bother to shop locally. Our town begins to look like a small version
of Los Angeles, New York, or Dallas. Folks don’t mingle, and the sense of
neighborliness has disappeared. The appeal and character are destroyed.
People leave. Corporations arrive.
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Summary of the Airport Chapter:
1. The Caucus is concerned that, while the future air service
planning study supports airport expansion, it fails to study
alternatives that relate to the health, welfare, safety and capacity
of our valley. Therefore, we recommend that the EA and any
ultimate decision regarding airport improvements include
consideration of the following alternatives:
A. Develop an alternative which assumes airplanes currently
serving the Aspen market or their equivalent will continue to
be available beyond 2021;
And/or
B. Develop an alternative that limits the airport to commercial
regional jets and private aircraft with a gross landing weight of
no more than a maximum 125,000 pounds.
Because of our altitude and the nature of our topography, larger
airplanes would create unacceptable burdens of noise and toxic
pollutants for the many residents near the airport and for many
miles down valley. Large airplanes such as 737s would severely
impact the livability of the upper Roaring Fork Valley forever.
Furthermore, our Alternative B is critical because the Aspen
community does not have a large enough emergency capability or
the infrastructure to manage a mishap involving larger airplanes.
1. We are also concerned that runway expansion and strengthening
to allow for larger regional commercial airplanes will open the
airport to larger, heavier and louder aircraft, both commercial
and private. The community has been promised for many years
by various government boards that no 737-type aircraft would be
allowed to use the Aspen/Pitkin County Airport. If this promise
is not kept, the impacts of noise and air pollution, as well as
growth generation, will be greatly increased.
Larger aircraft such as the 737 require much larger and noisier
engines. The Roaring Fork Valley would be changed forever if
these heavy aircraft were allowed to operate here.
If the airport must ultimately accept new regional jets, these
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should be limited to commercial regional jets and private
aircraft with a gross landing weight of no more than 125,000
pounds. The FAA should recognize that one size does not fit all.
An airport at 8,000 feet in a narrow valley is in a very different
environment than one on the plains at a lower altitude. Our
valley has confined airspace, numerous homes around the
airport and in the flight path, and decreased air circulation,
resulting in more air pollution. The Aspen community should
require flexibility in how the airport is operated, and not be
forced to accept a standard that will damage the community and
cause severe discomfort to its citizens.
2. Our list of concerns includes but is not limited to:
• Noise abatement.
"As with most rural resort environments with low ambient
noise levels, any noise emissions, especially during the
evening hours, are a serious local environmental concern.
Woody Creek is no exception. In addition, Aspen may be
unique as a result of the increased sound transmissions in a
low-humidity,high-altitude, valley-constricted environment."
-Brad Christopher, former airport manager
• Light pollution
• Air pollution. Jet fuel, the most toxic of pollutants, is
often strongly present in our valley.
• Larger, heavier, louder aircraft
• Flight hazards. This valley is a problematic location
for increased air traffic
• Encouragement of growth from overbuilding the airport
Increases in airport traffic will require commensurate
growth in accommodations and accompanying
development.
• Degradation of our community’s character
3. In general, we believe that bringing more air traffic to Sardy Field
is not in the best interest of the community. The valley is too
confined. In addition, the airport is dangerously close to Aspen, the
North Forty neighborhood, and large-scale events at Buttermilk.
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4. The new terminal is out of balance with the projected long-term
population growth. A larger airport with more capacity will drive
development.
5. Since the rationale for enlarging the airport is to enable it to
accommodate the new generation of commercial regional jets, it
should be possible for the commercial airlines to maintain their
schedules. It has become increasingly evident that the restricted air
space in the Aspen area creates a conflict between ever-increasing
numbers of private aircraft and commercial service. Large
numbers of private aircraft should not be allowed to crowd out
commercial flights. This is one more example that one size does not
fit all situations. The FAA should modify its regulations in the case
of an airport with a single runway located in a confined, high
altitude, narrow valley.
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Commercial/Public
Existing Commercial Zoning in Woody Creek should not be enlarged or
increased in density or intensity and no additional commercial zoning
permitted. No new industrial uses should be allowed. Home occupations will
be permitted provided they comply with the Pitkin County Land Use Code.
Commercial development is not an accepted use in our rural, residential
community where open space is still prized for traditional agricultural
pursuits. The Woody Creek Caucus voted to prohibit all licensing for both
medical and recreational marijuana within the Woody Creek Caucus area.
This decision has been supported formally by the Pitkin County
Commissioners.
Current Commercial Uses and Conditions:
• B-1 Zoning: The Business (B-1) Zone in Woody Creek is limited to the
3100 square foot footprint of the Woody Creek Plaza Building and no
floor area expansion is allowed.
Concerns regarding activities in the B-1 commercial zone:
1. Traffic safety is a concern with the expansion of commercial delivery
vehicles and vehicles transporting tourist patrons to and from the
Woody Creek Tavern. The increase in activities has overwhelmed the
immediate area in front of the tavern with people, bicycles, large trucks
and cars and is a traffic hazard. The safety of people standing in the
road and cars and commercial vehicles stopped in the road to
load/unload people and bicycles has become an ongoing concern. No
expansion, including additional seating at the Woody Creek Tavern, is
acceptable.
2. Impacts of the use should be contained on the site. Currently there is
overflow onto adjacent property and public property causing congestion
and hazards from the unsafe mix of vehicular and pedestrian traffic.
We cannot stress enough our concern for the traffic conditions on River
Road around the Woody Creek Tavern.
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Commercial Recreation:
Commercial recreational uses are having ever increasing impacts in
Woody Creek from bicycle tours, raft tours, fishing guides,
snowmobiling companies, outfitters, jeep tours, etc. Currently, there
are few guidelines to distinguish appropriate use versus over-use of the
river, roads and backcountry access. We suggest that Pitkin County
implement a specialized permitting system to allow monitoring and, if
necessary, limiting commercial recreational uses, in order to preserve
fragile natural habitat and resources. Access needs to be limited if there
is to be preservation of resources and land. There are presently several
places within the Woody Creek Caucus area, which allow public access
to the Roaring Fork River for fishing and other water activities. These
places are, among others, at Jaffe Park, Gerbaz Bridge, Pitkin Iron and
the Dart property. The commercial recreational use of publicly owned
open space should be managed in such a way that it does not conflict
with or curtail the enjoyment of the open space by other users.
Commercial use should not add to traffic and parking congestion, and
all impacts should be mitigated.
Elam Gravel Pit:
Elam Construction has a Special Use Permit for the Vagneur Gravel Pit.
On August 12, 2009 the Pitkin County Commissioners granted Elam
Construction a 20-year extension to their permit allowing continued
operation of the Vagneur Gravel Pit, with the approval of Resolution
052-2009. In 2011 the Elam family sold their business to Summit
Materials. Based in Washington, D.C., Summit Materials was formed in
2009 to acquire and grow companies in the aggregate, asphalt paving,
cement; construction and ready mix concrete industries. The investors
in Summit Materials include The Blackstone Group and Silver Capital
Partners.
Their permit must be reviewed yearly and expires in 2029. Woody
Creek realizes there is a need for this product throughout the
community and agrees to continue the Special Use Permit for the
Vagneur Gravel Pit providing performance standards contained within
the permit are met by the operators. Elam had been a good neighbor in
Woody Creek and had addressed concerns from the neighbors and the
caucus. Summit Materials should be required to continue to address
specific complaints of residents and correct them expeditiously. The
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Caucus will remain vigilant about the impacts of this operation. Any
modification, whether temporary or permanent in nature, shall not
occur without input and review by the Woody Creek District Planning
Commission and Woody Creek Caucus.
Elam's Special Use Permit covers the entire Vagneur Gravel Pit
including the extraction of aggregates, production of asphalt and the
operation of the concrete batch plant.
Concerns of the Community regarding Elam Gravel Pit:
1. Annual review of the special Use Permit should include consideration
by the Woody Creek District Planning Commission and neighborhood
input.
2. Reclamation - We support the reclamation plan for the entire
property.
3. Temporary seasonal housing of employees is allowed according to the
Operating Permit. We are concerned with any excessive use of this
campsite and would like to have it terminated or restricted.
4. Noise in the immediate vicinity has been an issue and noise abatement
measures should continue. We ask that members of the Woody Creek
Caucus be allowed site visits when necessary to insure performance.
Strict enforcement of all noise restrictions and limited hours of
operation are critical.
5. Dust pollution has been an issue. The company should continue to
upgrade with new equipment with better dust collection and control.
6. Expansion of the Vagneur Gravel Pit onto adjoining properties would
not be supported by the Woody Creek Caucus.
7. The snowmelt facility at the pit causes concern of potential ground
water contamination from the contaminants in the snow. Increased
truck traffic on our rural roads during winter snow and ice conditions is
an additional concern.
8. River Road and McClain Flats Road are not to be used to or from the
plant to avoid the main highway by concrete trucks or dump trucks.
The only circumstance acceptable for the use of River Road by their
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trucks is to deliver materials to an address only accessible via River
Road.
9. Noise pollution from the backup signals on the trucks, the noise of the
jake brakes, as well as banging on the sides of the trucks to empty them
should continue to be addressed.
10. The operation of the concrete batch plant should run concurrently
with the permit for Elam Construction and should expire when Elam's
permit expires or the aggregate is exhausted. In other words, this is not
to be a permanent industrial site and we do not envision a permanent
concrete batch plant.
Woody Creek Racetrack
Aspen Sports Car Club operates at the Woody Creek Raceway. The
County considered car racing a grandfathered use of the racetrack.
The operation is subject to a special use permit which should be
reviewed on anannual basis. Uses of the racetrack expand as the
limitations on the allowable operations are “forgotten” by history.
The track should not be rented out to other racing clubs. Charity
events or additional uses are not allowed.
Automobile models with mufflers and catalytic converters should be
used to further abate the noise. Motorcycles are prohibited on the track,
as the noise is excessive, and all vehicle noise sho uld be limited. There is
currently one permanent home/office on the site. Should the
recreational use change in the future, the property should revert to
underlying zoning. The Woody Creek Caucus opposes any
commercial/industrial uses of this property other than the racetrack.
Commercial Nurseries:
There are currently two such businesses in our caucus area. One is on
Hwy 82 at the junction of Gerbaz Rd. and is located on the property
that used to house a veterinary business. The second is located on
Woody Creek Road and was developed without input from Woody
Creek neighbors or without Pitkin County approval. These businesses
must continue to be good neighbors, keep their operations at a small
scale with low impact to their neighborhoods, and not expand. Woody
Creek acknowledges their existing uses, but these are not to be
permanent commercial sites. At any change of ownership they should
revert to their underlying zoning.
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Commercial Agriculture Businesses:
Commercial greenhouses and grow houses are not traditional
agricultural uses and are not compatible with our traditional rural
residential character and the open lands for our native wildlife. Heavy
truck traffic on Woody Creek roads is a significant impact to Woody
Creek neighbors. This is a considerable threat to a rural residential
neighborhood. Greenhouses for food production need to conform to
Pitkin County home business rules. The size now allowed by the county
is a concern.
Home Business/Home Occupations
Home Occupations are allowed as described under the Pitkin County
Land Use Code.
Bed and Breakfast & Commercial Lodging
Bed and Breakfast accommodations are allowed by the Pitkin County
Land Use Code, if the owner of the premises resides in and manages the
establishment. Lodges are not allowed under current zoning, and
should continue to be a prohibited use within the Woody Creek Caucus
area. Any short-term accommodations use, outside of the definition of
“Bed and Breakfast,” should also be prohibited.
Woody Creek Subdivision:
The Laundromat and other outbuildings at the Woody Creek
Subdivision, formerly the WC Trailer Park, are not commercially zoned
and use should be for the park residents only. These accessory buildings
at the WC Subdivision should conform to Home Occupation statutes.
Snowmass Cottages:
The commercial use of these cottages is historic and may continue under
current zoning without expansion.
Special Events:
No properties in Woody Creek should be designated “venue”
properties. Residential property and agricultural structures should not
be allowed to 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
WOODY CREEK CAUCUS MASTER PLAN 2016
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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 of private residential properties
in a de facto commercial way, mostly in an un-official manner and
without permits. Any commercial uses such as: snowmobiling (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 Woody 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.
Existing Woody Creek Public Use Spaces:
The Woody Creek Community Center (WC3) is located in a business
zone in the south end of the commercial building. WC3 generates a
small amount of traffic, moderate noise, and other minor impacts. WC3
has provided access to affordable health care services, arts and culture,
book readings, exhibits by local artists, music by valley locals, and a
community gathering place. The impact is presently small relative to the
benefits that it provides to the community. Expansion of current uses
and traffic generation should be carefully reviewed.
The Woody Creek Post Office and the Woody Creek Firehouse are
located on the property east of the WC Subdivision mobile home park,
across Upper River Road on a parcel of land owned by the fire district.
The design permits traffic to flow in a safe manner. The site of the Post
Office is not to be rezoned as Commercial. It is a PUB (Public) zone.
Should the Post Office or Firehouse decide to close its doors one day, the
land should not become a commercial zone. The design of the buildings
fits with the rustic, rural look of Woody Creek. They are set off from
the road so as not to present a huge facade to Upper River Road. The
location of these services in Woody Creek decreases response time and
increases public health and safety. There is a safety concern from the
increasing numbers of bicyclists cutting through the parking lot of the
Post Office.
Compass/Aspen Community School:
Compass and the Woody Creek learning community is a valuable
part of the social and cultural life of the Woody Creek community, and
provides important educational opportunities for the Roaring Fork
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Valley and beyond. It is the policy of the Woody Creek Caucus to
support educational pursuits on the campus, which include the Aspen
Community School and the Community Preschool. Any additional
development of the School site should include full mitigation of any
impacts created, with consideration of formal recommendations and
comments by the Woody Creek Caucus. Any commercial uses other
than for educational purposes should not be allowed.
Traffic is the primary continuing concern of the community.
Traffic impacts from expansion of the campus should be mitigated. The
school has busses from Basalt and from Aspen/Snowmass. However
many parents drive their children to school. This increased traffic and
their speed is an impact to our rural roads. Under all circumstances, the
School should mitigate its traffic impacts.
WOODY CREEK CAUCUS MASTER PLAN 2016
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Housing & Growth
Policy Statement:
The historical position of the Woody Creek Caucus has been to
maintain our rural, residential and agricultural character. We believe our
participation in the larger community, to future generations, and to ourselves
should be a housing pattern that results in true health to the people living here
and that result in the preservation of the natural elements that are so much a
part of Woody Creek's rural character.
Woody Creek is proud to currently devote an exceptionally large
percentage of its housing stock to low and moderate income housing. No
additional high density housing developments should be permitted; resident
housing will continue to be provided in scattered low density housing patterns.
Growth Centers should be synonymous with the urban centers, and
kept away from the rural areas which cannot provide the services to support
it. One of the policies of the Aspen/Pitkin County Growth Management Policy
Plan was "to divert urban levels of growth away from those areas which
are incapable of handling it." The quality of the Aspen area as a resort
depends partly upon the distinct separation between Aspen and Snowmass
centers of growth and the rural countryside which surrounds it with a more
natural beauty, available for recreationalists as well as the historic uses of
agriculture and wildlife habitat. Aspen’s urban growth boundary is well -
defined, ending at the Airport Business Center, and should not be allowed to
blur into endless suburban sprawl throughout the Roaring Fork Valley,
following the suburb model that dominated growth policies in the United
States for the past 6 decades. Intensive development in the downvalley
portions of Pitkin County which have generally been characterized as rural
would further aggravate the congestion felt on roads already over their
capacity, schools already at capacity, etc. Focusing growth in existing urban
environments and slowly and carefully adding density using aesthetic
considerations of compatibility, and keeping growth away from the rural
areas, will preserve the open spaces while still providing important housing
for a sustainable community.
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Proximity to support services and the utilization of public mass transportation
is a key ingredient for determining the suitability of an area for more
development. Woody Creek is not on any major transportation corridor or
near any employment center. Development becomes less efficient as it gets
further from the urban centers, automobile travel and energy consumption
increases. As discussed in the Transportation chapter, public bus service is
still in 2015 not reliable for residents of Woody Creek.
Growth Rates:
Woody Creek has maintained that there is to be no re-zoning for increasing
density.
The Woody Creek Master Plan 1991 was based on a total buildout (according
to the county figures from Pitkin County Planning Office) of 600 units in
Woody Creek. Due to negotiations and conservation easements on many
ranches, about 150 potential free market building sites have been eliminated
from the 1991 figure and 50 price controlled units added. The 2015 count of
undeveloped building rights in Woody Creek currently sits at 55 with 445
dwelling units constructed. These numbers do not take into account the
possible addition of scattered infill units, so called “caretaker” housing, which
are occurring.
The Woody Creek Caucus' position is that individuals build affordable
housing better in Woody Creek than either the public sector or commercial
developers in the private sector. The number of people seeking to live in this
valley will always be greater than the amount of space available to house
them. It is a desirable place for all the reasons we have stated in the character
analysis, and some people will always prefer to leave the crowding of other
areas. We set numbers for a maximum buildout that does not change the
character and capacity of our community.
The Aspen Area Community Plan is recognized as a vision statement of the
urban area. Those residents at the time felt unable to solve their housing
problems within the urban planning area, and subsequently extended their
solution into the rural areas. The Woody Creek Caucus' position is that it is
appropriate to put density where services currently exist to serve it, and to put
more effort into solving those problems within the urban area, a trend that is
increasingly being supported as urban Aspen is finding new sites for
affordable housing development.
WOODY CREEK CAUCUS MASTER PLAN 2016
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This 500 unit number, our current build-out projection, represents a
significant, but acceptable, change in the population density of the Woody
Creek community. The community established this number assuming it
would not create a need for substantial infrastructure improvements. In
order to add density while at the same time keeping our rural character,
our order of preference for method of adding density would be:
1. Responsible development within existing zoning.
2. Scattered, low-density infill of deed-restricted units
Recommendations to Implement Plan:
1. Mapping of Urban Growth Boundaries has been accomplished in order
to stop the sprawl of development into the rural areas of the County.
Urban growth boundaries promote compact and contiguous development
patterns that can be efficiently served by public services and at the same
time preserve open space. The benefits of successful urban containment
techniques can include more cost-effective provision of public services,
encouragement of infill and redevelopment of existing urban areas,
reduction of sprawl and protection of agricultural land and open space
resources. The growth boundary is made effective by not expanding urban
services beyond them as development tends to follow the expansion of
services.
A. Septic Treatment Package Plants when replaced should be
scaled to minimum functional requirements. Under no
circumstances should a regional plant be built to connect the
smaller plants being designed in Woody Creek.
B. Waste Treatment Plants: Some existing developments in
Woody Creek may be suitable for a small package plant sized
to serve the existing properties only. These existing
developments are Phillips Trailer Park, Water View Condos
and Pitkin Iron affordable housing. The package plants should
be sized and designed to serve the needs of the already
WOODY CREEK CAUCUS MASTER PLAN 2016
27
built development and cannot be allowed to be “growth generators” used as an
excuse for expansion.
2. The Woody Creek Caucus encourages slow growth in our affordable housing
inventory first through responsible development within the existing zoning
and further through the addition of low-density deed-restricted employee
units scattered throughout the community as infill homes where the impact is
minimal and the assimilation of new residents beneficial.
3. The Phillips property on Lower River Road is currently an existing non-
conforming mobile home park. We would like to see all existing non-
conforming units converted to Affordable Housing without any expansion of
the density.
4. Use of TDRs: We reiterate our position as stated in the adopted 1990
Woody Creek Master Plan that we oppose the use of TDRs to increase
density in Woody Creek. Increasing house size using TDRs is acceptable.
We recommend the use of TDRs generated within Woody Creek to enlarge
houses in Woody Creek.
5. House Size Caps: We do not feel that any additional restrictions on house
size are necessary. Poor and intrusive design, for which there are few
restrictions, create more impacts than well designed and well sited square
footage.
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Woody Creek Water
Policy Statement:
The future of water in Woody Creek is of great concern to us. Water rights
and ditch easements in Woody Creek date from the earliest settlement of this
part of the Roaring Fork Valley and command respect and protection. They
serve the continued rural agricultural focus reflecting the vision we have for
the community. They sustain wildlife and vegetation and create a local buffer
from seasonal drought. With demands for water growing and the value of
water escalating it becomes increasingly difficult and expensive to protect
rights that have been utilized and protected for over 130 years. Ditches and
ditch easements must be carefully maintained in order to efficiently deliver the
water to those who have long used and depended on it. Legal challenges are
constant from those who believe that water will always flow to money.
Recommendations:
We request that any applications made to Pitkin County for construction or
excavation permits involving water or water features also be reviewed to be
sure that the applicants can prove existing adequate water rights to service
those features. A legal deed for water rights should be presented and all
affected and neighboring properties should be notified. Water rights are
difficult to enforce and expensive to maintain and we wish to avoid creating
new conflicts in the community caused by granting permits to properties that
wish for water features but have no legal water right to serve them.
WOODY CREEK CAUCUS MASTER PLAN 2016
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Open Space, Trails & Wildlife
Open Space
Policy Statement:
The term “Open Space” describes land that is specifically restricted from
further development by deed or conservation easement. We support the
preservation of open space and the sense of keeping lands and views clear and
unobstructed. Our goal is to help create more Open Space, public and
private, deed-restricted and functionally constrained, as a way of mitigating
the impacts of development. We intend to add to the total conservation
acreage in Woody Creek.
We want to preserve and enhance wildlife habitats, open space, trails, parks,
and agricultural uses. We do not encourage activities that interfere with
traditional wildlife corridors. We do not perceive the trend of turning Open
Space into linear public parks and increasing areas of human recreation as
beneficial to the environment. We encourage the debate of the preservation of
the environment versus public access so the decisions will be made with clear
eyes and the results well understood.
Land Use Designations in Woody Creek:
• Rural Residential: Rural Residential land is non-irrigated land, which is
located outside of critical wildlife winter range and migration corridors.
Very low density residential development is acceptable in this zone.
• Agricultural/Wildlife Reserve-AWR: The Principal Land Use Objective
of the Pitkin County land use code since the Down Valley Plan of 1987 is
to identify the highest priority land for preservation and recommend
suitable locations for development. The plan established approximately
31,000 acres, or 40% of land down valley, as part of the
Agricultural/Wildlife Reserve. Residential development is strongly
discouraged on AWR lands.
• Rural and Remote: This zoning district was adopted by the BOCC in
1994. The intent of Rural and Remote is to preserve the natural
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environment and move development from the isolated back country to
more appropriate areas. This zone district applies to areas of the
County which are not served by utilities, year round road maintenance
or emergency services. Typically, lands within this zone are subalpine
and alpine and represent a unique environmental resource in the
Community. These lands are often encumbered by a variety of natural
hazard areas such as steep slopes, avalanche, and may be prone to
wildfire. The Woody Creek Caucus has consistently supported this
designation for land within Woody Creek.
• Dedicated Open Space: Open Space is one of Woody Creek's highest
priorities. As demands on this limited asset compound it is very
important that we are deliberate in its preservation and that we
participate in responsible uses and management of the space. We
recognize the contradiction between preservation of open space and
increasing public access and we need to continue to work toward
resolving this dilemma. Where there is a conflict our recommendation is
to preserve the land and the expansion and creation of public
recreational practices would be discouraged.
Concerns of the Community:
1. Commercial Uses. There is a growing concern regarding the increasing
commercial use of public lands. While individual uses of these areas
cause small impacts, commercial recreational uses cause significant
impacts. A few kayakers going down the Roaring Fork cause little
notice. Dozens of commercial rafts loaded with passengers on a daily
basis cannot be ignored. Cross-country skiers in the winter backcountry
do minimal harm. Commercial snowmobile operations in the National
Forest have great impacts.
2. Overdevelopment and conversely, the underuse of land that is suited for
agricultural purposes.
Recommendations:
1. If there were a way to limit commercial uses in public areas, greater
public access for individual use could be acceptable in specified areas.
The County should have a special use permit for commercial
recreational uses on public lands in Pitkin County including use of
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31
public parking areas on publicly owned land in order to control use and
damage to public access areas.
2. Conservation easements are mechanisms by which a landowner can
contribute development rights from land but still maintain ownership
and specific use of the land and receive benefits. We should seek to
protect as many parcels of productive agricultural land from
development as possible, including irrigated meadows, open croplands
and historic ranching areas.
3. Change the tax laws that penalize landowners for not developing their
land. Developed residential lands are assessed at 10 percent of actual
value by the Colorado state assessor's office and undeveloped lands are
assessed at 29 percent of actual value. We would like to see undeveloped
lands taxed at a lesser rate to encourage them to remain undeveloped.
Policy Statement:
Recreation and Trails
Trails are linear parks. As such, our own Rio Grande trail provides for miles
of recreation throughout the valley. We encourage use of the Rio Grande
Right of Way for non-motorized, non-commercial recreational uses. We have
supported the recent completion of this trail with a soft surface as well as a
paved surface as it makes it available for safe community pedestrian
connections for walkers, joggers, skiers, bicyclists and equestrians.
Wilton Jaffee Sr. Park is the only public park in Woody Creek. It provides
river access for fishermen and boaters. It is considered a passive park though
for all practical purposes it serves mainly as a parking lot and staging area for
commercial enterprises. In 1997, Trout Unlimited donated a log picnic table
and benches, as well as planted nine clumps of aspen trees around the site to
honor Chuck Fothergill.
Concerns of the Community:
1. Current overuse of River Road by non-motorized recreationalists
creates extremely hazardous conditions.
2. We do not support unlimited access to sensitive lands.
3. Inappropriate use of designated parking areas and general parking
violations.
WOODY CREEK CAUCUS MASTER PLAN 2016
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4. Recreational usage by people and dogs having negative impact on
adjacent private properties.
5. Jaffee Park is used excessively by commercial businesses catering to
kayakers, rafters, fishermen, etc. Illegal camping is a frequent
occurrence.
Recommendations:
1. We want to encourage commuter and recreational traffic to keep to the
trail.
2. Trails providing access to back country, wilderness and public lands
should be retained, but not be physically maintained except under
circumstances where significant health/safety issues exist.
3. Continuing our effort to highlight the debate between preservation of
and access to the back country, we recommend differentiating between
popular heavily trafficked trails and wild or semi-wilderness trails.
Intensive use should be focused on specific areas which can be
maintained and patrolled, with appropriate signage, and where levels of
development and grooming can be economically sustained. Rural
backcountry trails should remain in as original a state as possible where
more natural conditions can prevail. We suggest creating, with
community input, a “significant high use” designation for those specific
trails considered acceptable for high traffic/frequent use and directing
the majority of traffic to those specific trails.
4. Parking areas at trailheads and loading areas on the River need to be
better defined. Land adjacent to these parking and loading areas needs
to be protected through signage and physical barriers. Overnight
parking should be restricted as they encourage uses other than trail
access.
5. Trail users should create minimal impacts on private property. Dogs
should be restrained from disturbing wildlife and ranch animals.
6. Jaffee Park is being over used by commercial enterprises. Overnight
parking and illegal camping needs to be prevented. The park needs to be
better designed and landscaped as a passive park. Enhancement of the
riparian environment should be strongly encouraged. Parking needs to
be limited with non-parking areas protected by barriers. Landscaping
with the use of hardy native plants should be done. Commercial use
impacts should be limited
WOODY CREEK CAUCUS MASTER PLAN 2016
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Wildlife
Policy Statement:
It is the policy of Woody Creek to identify and protect habitat for the
preservation of wildlife and prohibit land use patterns which disrupt such
habitat, in agreement with the Pitkin County Land Use Code. An abundance
of wildlife is part and parcel of our rural character. This includes herds of
deer and elk, which the Woody Creek Caucus is dedicated to preserving and
protecting.
Riparian Areas & Wildlife Habitat:
Wide expanses of open space and long riparian stretches are significant parts
of a Woody Creek ecosystem, a symbiotic relationship between flora and
fauna providing for a home to a vast array of wildlife -- red fox and coyotes,
deer and elk, eagle and owl, turkey, beaver, bear, raccoon, skunks, and many
more.
The elk herds of Woody Creek are viewed with much awe and serve as more
than just a symbol of a quality of life and are valuable environmental
resources worthy of preservation. Many elk herds do exist in our region and
one that resides primarily on McLain Flats has safely migrated and grazed
throughout Woody Creek for over 75 years. The herds, numbering in the
hundreds in 2015, include many young calves, cows and several bulls and is
often seen crossing McLain Flats Road, feeding on many of the south-facing
slopes and pastures. A single herd may range throughout the W/J and White
Star ranchlands, migrating and grazing in the upper and lower regions and
across to the Airport Ranch Open Space.
Of principal concern are these large animal migration routes, winter
range and calving areas, including public and private lands. Established
elk and deer migration corridors may conflict with development patterns.
Case in point, the migration corridor has already been reduced to a
fraction of its former size along Owl Creek Road.
Local experience has proven that there is more wildlife activity in areas where
housing exists than is reflected on DOW maps. The above-mentioned herd of
elk winters at the W/J ranch although the herd is not adequately represented
on the DOW maps. These maps could be refined.
Riparian areas – the zones on banks and borders of natural waterways, are a
part of the wilderness habitat that provides for a rich and varied balance of
WOODY CREEK CAUCUS MASTER PLAN 2016
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wildlife. A high concentration of wildlife species exist in riparian areas. The
conflict in preservation of riparian areas versus access by the public and
landscaping with non-native plants threaten the sustainability of a healthy
environment for wildlife. It is the clear consensus of the Woody Creek Caucus
that there should be no measures taken which would decrease wildlife habitat
in any way. It is our intention that wildlife habitat be increased whenever
possible.
Concerns of the Community:
1. Increased speed and traffic along McLain Flats Road and River Road
by motorists who use the road as merely a convenient route to bypass
the busy Highway 82.
2. Dogs running loose may threaten attack, maim, wear out, or even
directly kill wildlife.
3. Increasing presence of insensitive human activities in wildlife habitat,
including increased traffic on roads, increase stress on animals and
make habitat less viable.
Recommendations:
1. Wildlife habitat and the ability for wildlife to move freely should be
protected. Migration patterns of elk and deer depend on our
maintaining targeted corridors. Conservation easements should be
acquired wherever possible in Woody Creek to protect wildlife habitat.
2. Native plant species should be maintained and habitat protected in its
natural state.
3. Springs, marshes, ponds and other watering areas shall be preserved.
4. Protect vulnerable areas including but not limited to wildlife, riparian
and wetland areas, from further development, and restrict development
to areas with minimal wildlife impacts. Prohibit development from
blocking any corridor and interfering with migration between summer
and winter ranges.
5. Smooth wire fencing shall replace any barbed wire fencing and none
shall exceed 5 feet for the sake of the animals. The County should
explore measures requiring wildlife-friendly fencing, even on lands
assessed as “agriculture.”
6. Outdoor lighting shall be kept to a minimum.
WOODY CREEK CAUCUS MASTER PLAN 2016
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Policy Statement:
Roads & Busses
Woody Creek area roads should be maintained as they currently exist,
rural and small, except for required safety improvements. To reduce our
dependency on the automobile, upgraded bus service should be provided.
Road Status:
The Woody Creek area is essentially rural, with the accompanying lack of
busy traffic. Local use is the most common, and the road serves as a network
for walkers, joggers, and bicyclists. The number one goal of the Woody Creek
community is to preserve the rural character outside the urban boundaries of
Aspen and Snowmass growth centers in order to enhance visual quality,
preserve and protect agricultural operations and wildlife habitat, and
maintain standards for new development to assure compatibility with the
neighborhood. We will resist development pressures to overcrowd and over-
utilize all support services (roads, water, schools and sewage) which would
bring urban service levels to the rural community, forever changing the
uniqueness of the existing rural area into just another suburb. The Caucus
position is that the roads remain two lanes with no paved shoulders, maintain
the existing width with side ditches on most sections adjacent to the paved
surface. The open vistas shall be retained to allow unobstructed views of
wildlife grazing in open fields.
"Safety" Upgrades shall be kept to a minimum on River Road and Woody
Creek Road. Widening of the road and straightening of curves will only add
to the speed of the vehicles and is not a desired effect. The current road
specifications classify most of Woody Creek roads as Rural Access, with less
improved sections on Woody Creek Road classified as Country Access and
more improved sections like Jaffee Hill classified as Local Access. "It is
recognized that a road system based only upon traditional engineering standards
and specifications may be in conflict with the County goals of preserving
community character and environmental quality."(DVCP page 118).
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Concerns of the Community:
1. We do endorse the continued use of traffic control methods such as
speed bumps near the Tavern and Community Center to further slow
cars and bicycles. These speed bumps should be painted as often as
necessary to be visible to those unfamiliar with their existence. We
would support additional measures such as raised walkways that
would help slow traffic in that congested area. Speed control is a major
concern as much of our vehicular use is caused by vehicles trying to
“beat the traffic” by bypassing congestion on Highway 82.
2. The three-way intersection at Smith Bridge is a difficult location, with
cars not observing “stop” or “yield” signs. Traffic requirements
entering and leaving Jaffee Park remain unclear. We do not support
the development of a roundabout at this intersection. Possibly adding
signage notifying traffic of upcoming requirements such as “Left turn
must stop ahead” or “Yield to River Road Traffic” may be effective.
We recommend that the foliage around the intersection of Upper River
Road and Smith Hill Way be kept cut and managed to assure clear
visibility and maximize the line of sight for oncoming vehicles. Smith
Hill Bridge over the Roaring Fork accessing Jaffee Hill and Upper
River Road appears to be set too low to allow for adequate vision of
traffic coming from Upper River Road. Complicating this issue are the
native shrubs which encroach into the line of sight and further
diminish clear viewing. The shrubs should be regularly trimmed or
removed so as to not allow them to grow into the sight line. It is
recommended that the County also address a similar problem at the
median of the intersection of Smith Hill Road and Highway 82,
regularly removing or trimming vegetation that interferes with seeing
up valley bound traffic on Highway 82 and making the left turn for
Aspen directed traffic more difficult.
3. We endorse the addition of a raised crosswalk in the center of the
commercial area. There are no defined pedestrian patterns in this
area and there is a problem with too many patrons of the Woody
Creek Tavern wandering in the middle of Upper River Road.
4. Bicycle traffic has increased many times over in the last few years,
creating dangerous congestion and risk to pedestrians and bicyclists.
The numbers of bicycles on River Road create frequent conflicts with
automobile traffic and the high speed of bicyclists going through the
WOODY CREEK CAUCUS MASTER PLAN 2016
37
commercial area add to the confusion. Bicycles are expected to obey all
current traffic laws in Woody Creek, including speed limits and riding
single file. We would hope that an educational program could be
created through the bicycle shops and commercial operators that would
minimize these unsafe and unpleasant interactions.
5. The old Elam access road, just up valley from the Woody Creek
Post Office, should not be used by trucks to access the gravel pit area.
“No Truck Traffic" signs both on the hill and at the gravel pit would
alert new drivers to the fact that the old private road is for resident
vehicles only.
6. Parking congestion occurs at trailheads. We recommend “No
Overnight Parking” signs be placed in such areas, although not
excessively. Any future parking areas designed for River Road need to
be presented to the Woody Creek Caucus prior to being built.
Busses
Current Service has Woody Creek receiving hourly bus service during peak
winter and summer seasons which is then cancelled in the off-seasons. RFTA
says that the cost for service is too high in Woody Creek. RFTA has no extra
revenue to build these services; at issue are limited resources.
RFTA has not created adequate year-round transportation in Woody Creek
that is consistent and convenient. The result is that residents' travel patterns
are disrupted and they have turned back to the automobile, at least in part.
We would like to recommend some off-season alternatives: perhaps a dial-a-
ride service or a longer headway of ½ or even 1 hour would be acceptable on a
continual schedule.
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Summary of Woody Creek Master Plan Positions
Preferences of the Woody Creek Community
YES NO
Existing zoning Up zoning for inflated density of
residential or commercial
Allow individual “caretaker”
units
New multifamily developments
Congestion mitigation at the
Woody Creek Tavern is critical
Commercial uses of residential
properties
Support the Woody Creek
Mosquito Abatement District
AGRICULTURE
YES NO
Preservation of agricultural lands Subdivision to 35 acre ranchettes
Ag buildings used traditionally for
animals and equipment storage
Party barns or properties used as 'venues'
exempt from special review with multiple
large scale events
Wildlife-friendly fencing Barbed wire, 6-8 foot high fences that
obstruct view planes
Trees & shrubs, low impact fencing on road Berms & high fences along roads
Increase wildlife habitat Disrupt traditional wildlife patterns
Personal greenhouses up to 500 sq ft. Food
producing greenhouses require annual
review to assure use is continuing for
legitimate food production.
Commercial greenhouses over 1600 sq ft
including food producing.
WOODY CREEK CAUCUS MASTER PLAN 2016
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Preferences of the Woody Creek Community
AIRPORT
YES NO
Sized and scaled to community Overbuilt urban-style airport
Aircraft weight limit of 125,000 lbs Expansion to facilitate 737’s
Current operating hours & curfew Airport as growth generator. Expansion
that creates additional development.
Noise abatement restrictions Expansion beyond current carrying
capacity of the community
Variable takeoff headings
Reservation schedules/system of slots to
allow commercial planes to operate on time
Interference by private aircraft (GA) with
commercial schedule
COMMERCIAL/PUBLIC
YES NO
Manage impacts of existing commercial and
industrial uses
No new or expanded commercial or
industrial uses
Resident-owned businesses, 1 employee
maximum. No commercial traffic.
Commercial activities disruptive of, or
incompatible with, the community
Family occupied and operated B&B’s Commercial hotels and lodges or residential
properties used for frequent short term
rentals
Occasional personal and family gatherings Frequent corporate or charity events/venues
Long-term rentals, 2 annual short-term
rentals maximum
Continual short-term rentals (less than 1
month is short term).
Special revue should be required for
multiple large events
No property in Woody Creek should be
designated a “venue” property and be
exempt from review or special use permit.
Mitigate traffic impacts around the Woody
Creek Tavern
No licensing of marijuana businesses,
medical or recreational
Create permit process for commercial
recreation using public property
Expansion of commercial recreational
businesses
Annual review of Elam Gravel Pit ”Temporary” housing site at Elam should
be eliminated
Support for the Aspen Community School Motorcycles or noise generating engines at
the Woody Creek Raceway
Support for the Woody Creek Community
Center
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Preferences of the Woody Creek Community
HOUSING/GROWTH
YES NO
500 units maximum build out in the Woody
Creek Caucus area
Rezoning to increase density
Urban Growth Boundary Extension of utilities to increase density
Low-density clusters for new development “Blue Lake” density, large urban "plexes"
Small scale, slow rate buildout Development “out of character” with the
rest of the area
Rural Residential character Suburban character
1 unit per 2 acre minimum lot size Multifamily
Site specific septic systems (ISDS's) Regional sewage plant, centralized water
Outdoor lighting minimized Light pollution that diminishes night sky
Caretaker units of 1,000 square feet or less
Conversion of the existing units at the
Phillips Trailer Park to deed restricted
affordable housing
OPEN SPACE/TRAILS/WILDLIFE
YES NO
Abundant open space Suburban density
Usable common areas and/or conservation
lands to offset development
No TDR’s should be used to increase density
Pristine air quality Dust from industrial uses, fireplaces
High water quality in rivers Runoff from fertilized fields
Riparian environments protected “Golf course” type lawns abutting the river
Cluster cell towers for multiple providers Multiple cell towers for single providers
Encourage low-impact residential solar Solar farming (commercial)
Protect scenic quality Allow homes or berms to block vistas
Preserve wildlife habitat and riparian areas Public lands threatened by too much access
Encourage conservation easements
Properly maintain public open space Commercial uses of open space and public
lands
Better monitoring and maintenance of
Jaffee Park
No camping or overnight parking at public
parks and trailheads
Wildlife friendly fencing Excessive outdoor lighting
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Preferences of the Woody Creek Community
ROADS/BUSSES
YES NO
Small rural roads, speed bumps, traffic
control
No Expansion of Upper or Lower River
Road to serve as a bypass to Highway 82
Prune and maintain shrubbery at Smith Hill
intersection to improve sight lines.
No roundabout at the Smith Hill bridge
intersection
Create a defined raised crosswalk at the
Woody Creek Tavern
Drastic road "improvements" that
increase speed and traffic
More reliable public transportation No overnight parking in trailhead lots
Recreationalists are safe if in traffic No parking on roads
Mitigation of car/bicycle/pedestrian
congestion at Woody Creek Tavern
No bike lanes or paving of shoulders on roads
Bicyclists should be educated about road
etiquette. Riders should be single file only
and obey traffic laws.
No uses of public services by commercial
operations
Safety upgrades at the Aspen Community
School entrance
Limit commercial uses and traffic in Lenado
Trailhead parking lots with approval of the
Woody Creek Caucus
No additional parking lots or signs in
Lenado
Prompt repair of pot holes when reported Truck engine air brakes without mufflers
WOODY CREEK CAUCUS MASTER PLAN 2016
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Addendum
Appendix
Bylaws of the Woody Creek
Caucus
Adopted by the Woody Creek Caucus on July 31,
2014 These Bylaws supersede any previous adopted
Bylaws.
• Function
The Woody Creek Caucus (WCC) is a political and social organization that shall serve,
protect, and promote its community in the present and in the future. The Caucus shall have an
advisory function to Pitkin County Commissioners, Pitkin County Planning and Zoning, and
Pitkin County Community Development Staff for all matters that affect the Caucus area, as
well as other County matters affecting the Caucus area including, but not limited to land use,
planning, budgetary and work program matters. Further, the WCC shall permit its members to
report minority views, as well as majority views and the division of votes with any such
recommendation.
• Caucus Area (see map)
The boundaries of the Woody Creek Caucus (WCC) are as follows: All land within the
following boundaries:
1) All land bordered by Highway 82 on the West and South and to the North and East
from Smith Hill Road (including properties with access on Smith Hill Road).
2) Both sides of the Roaring Fork River including Jaffee Park and including W/J Ranch
and White Star Ranch as Southern boundaries.
3) All land in the Woody Creek drainage including Lenado and Little Woody Creek.
4) All land bordering Upper and Lower River Roads including Chaparral, Aspen Valley
Ranch, Phillips, Aspen River Valley Ranch and the Dart Ranch to Old Snowmass and
Highway 82 intersection.
• Membership
The membership of the Woody Creek Caucus shall consist of all qualified electors who have
resided in the Caucus area (voters 18 and over) a minimum of 60 days, together with the
non- resident owners of real property within the Caucus area. It is the responsibility of all
WCC members to provide the Caucus with up-to-date contact information including e-mail,
WOODY CREEK CAUCUS MASTER PLAN 2016
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residing address, postal address and phone number.
• Voting
Members of the Woody Creek Caucus shall be eligible to vote on all matters appropriate for
Caucus voting with the following criteria:
1) Each Caucus member must attend a minimum of one Caucus meeting a year and
register annually at a Caucus meeting to vote.
2) Votes may be cast in person or cast by official absentee written ballot provided by the
WCC only when the Caucus calls for an absentee ballot. Each registered Caucus member
shall have one vote only.
3) Registered non-resident property owners are allowed one vote. A Woody Creek property
with multiple non-resident owners qualifies for one vote only. Non-resident owners of multiple
properties in Woody Creek get one vote only, regardless of the number of properties owned.
• Ballot Voting Registration Process
A qualified member can register in person at any WCC meeting and vote at that meeting or
any following meeting as long as their registration is current. A registered member may vote
absentee as long as their registration is current. Registration is good for one year. It is the
responsibility of each member to maintain their eligibility.
• Absentee Ballot Voting
Absentee ballot voting takes a minimum of two caucus meetings: the first meeting to create the
ballot and the second meeting to record the vote. Absentee ballots for registered members of
the WCC will be provided by the WCC and information and wording of the issue published
on-line. Absentee ballot voting will be used to record the voting for:
1) Election of officers at the biennial General Election
2) Any changes or amendments to the WCC By-Laws
3) Adoption of the WCC County Master Plan
4) Any issue the WCC may decide is appropriate for absentee ballot voting.
• Absentee Ballot Voting Process
The process for obtaining a ballot will be on the WCC website, along with the motion being
voted on. The qualified absentee voter must request an official ballot and the caucus will
provide the official written ballot with the motion to the absentee voter by email. The absentee
ballot must be returned and received no later than 48 hours before the WCC scheduled voting
meeting begins.
• Meetings
Woody Creek Caucus meetings shall be held regularly the last Thursday of each month at
6:30pm at the Woody Creek Community Center or designated alternative. There are no
regularly scheduled Caucus meetings in November and December. Robert’s Rules of Order
shall govern the conduct of all meetings.
The Annual Meeting will be held every June and if an absentee ballot is called for, the voting
tally will be completed in July. Special meetings or Community gatherings can be scheduled
by the District Planning Commission (DPC) and noticed to the membership.
WOODY CREEK CAUCUS MASTER PLAN 2016
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• District Planning Commission (DPC)
The District Planning Commission (DPC) is an advisory body to the WCC. The DPC will bring
land use or other matters to the WCC for Caucus consideration. The DPC shall consist of 5
voting members and 5 alternates elected at the general election every two years in June and
July.
Nominated or volunteer qualified members names will be on the ballot of the general election.
WCC qualified members vote for 10 DPC members for a term of two years. There is no limit to
the number of terms a member may serve.
The DPC will determine the voting members, alternates, Moderator, Alternate Moderator and
Secretary/Treasurer. A minimum of 3 DPC members are needed for a quorum. Alternates may
participate in discussions but can only vote in replacement of a regular member. If a vacancy
occurs in the DPC, the DPC members will appoint a qualified member from the general WCC
membership to fill the vacancy. If the DPC is unable, due to time constraints, to take an issue to
the full Caucus, the DPC may forward their recommendation to the appropriate body. The DPC
will distinguish between forwarding a recommendation from the WCC and a recommendation
from the DPC.
• DPC Meetings
The Woody Creek District Planning Commission meets every Monday at 4:30 at the Woody
Creek Community Center or designated alternative. All meetings are open and anyone may
attend and participate. Only DPC members can vote at DPC meetings.
• Additional Committees
The WCC may form additional committees to further its purpose.
WOODY CREEK CAUCUS MASTER PLAN 2016
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Officers of the Woody Creek Caucus, Elected August 25, 2016
Nancy Mackenzie, Moderator
Cathy Jandegian, Backup Moderator
Linda Waag, Secretary
Jan Schoeberlein, Treasurer
Phillip Holstein
Valerie Braun, Alternate and Backup Secretary
Bill Dinsmoor, Alternate
Steve Prudden, Alternate
Anita Rayburn, Alternate
Anita Thompson, Alternate
WOODY CREEK CAUCUS MASTER PLAN 2016
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Participating Officers of the Woody Creek Caucus 2014 & 2015
District Planning Commission Voting Members:
Phillip Holstein-Moderator
Jan Schoeberlein-Treasurer
Linda Waag-Secretary
Nancy McKenzie
Cathy Jandegian
District Planning Commission Alternates:
Gus Filiss
Anita Thompson
Master Plan Oversight Committee Members
Rachal Baxter Phillip Holstein
Jim Collins Jan Schoeberlein
Daniel Delano Cathy Jandegian
Jane Dinsmoor Nancy MacKenzie
Jean-Marie Hamel Linda Waag
Additional Committee Members
Jennifer Craig
Pat Scanlon
Marty Schlumberger
Emily Taylor
Susan Taylor
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Woody Creek Caucus Master Plan Process Attendees and Participants
• Attendees from May 2014
o Jane Dinsmoor
o Jim Collins
o Jan Schoeberlein
o Karim Souki
o Michael Owsley
o Judy Royer
o Jeff Jandegian
o Cathy Jandegian
o Cindy Galardi Culpepper
o Bill MacKenzie
o Nancy MacKenzie
o Hilary Glass
o Peg O’Brien
o Greg Rydell
o Heather Rydell
o Robert Stevenson
o Martin Schlumberger
o Sharon Cole
o Daniel Delano
o Steve Prudden
o Dick Kipper
o Marianne Kipper
o Anita Thompson
o David Swersky
o Jennifer Craig
o Jean-Marie Hamel
o Rachal Baxter
o Linda Waag
o Phil Holstein
o Gail Holstein
WOODY CREEK CAUCUS MASTER PLAN 2016
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Χ . Attendees from June 2014
a. Bob Ritter
b. Karen Ritter
c. Donna Gardner
d. Jean-Marie Hamel
e. Barbara Shaw
f. Cheryl Dart
g. J. Dart
h. Wheatie Gibb
i. Cathy Jandegian
j. Daniel Delano
k. Valerie Braun
l. Peg O’Brien
m. Janet Schoeberlein
n. Jim Collins
o. Phil Holstein
p. Gail Holstein
q. Linda Waag
r. Marianne Kipper
s. Rachel Baxter
t. Tom Hansen
u. Missy Prudden
v. Steve Prudden
w. Marty Schlumberger
x. Kimberly Higgins
y. David Borman
z. Robert Stevenson
aa. Bill Mackenzie
bb. Nancy Mackenzie
cc. Judith Gettinger
dd. Ellen Anderson
ee. Susan Taylor
ff. Rob Pew
gg. Sherry Mahoney
hh. Emily Taylor
WOODY CREEK CAUCUS MASTER PLAN 2016
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Δ . Attendees from July 2014
a. Jan Schoeberlein
b. Terry End
c. Cynthia Haines
d. Sherry Mahoney
e. Linda Waag
f. Cathy Jandegian
g. Emily Taylor
h. Valerie Braun
i. Alfred Braun
j. Peg O’Brien
k. Gail Braun
l. Bill Braun
m. Jane Dinsmoor
n. John Beetham
o. Marianne Thompson
p. Mark Thompson
q. Audrey Krill
r. Gary Krill
s. Irene Holloway
t. G. K. Holloway
u. Wheatie Gibb
v. Bob Gibb
w. Bob Amter
x. Rob Henneberg
y. Janine Guerrero
z. Lafayette Burns
aa. Helen Schermerhorn
bb. George Schermerhorn
cc. Donna Gardner
dd. Jean-Marie Hamel
ee. Marianne Kipper
ff. Barbara Shaw
gg. Bob Gibb
hh. Bland Nesbit
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ii. Marty Schlumberger
jj. Phil Anderson
kk. Rosalin Slam
ll. Carol Jenkins
mm. Bob Jenkins
nn. Anita Thompson
oo. Nancy Mackenzie
pp. Bill Mackenzie
qq. Tom Hanson
rr. Daniel Delano
ss. Michael Owsley
tt. Ellen Anderson
uu. Lanny Curtis
vv. Germaine Dietsch
ww. Ann Trede
xx. Liz McLain
Ε . Attendees from August 2014
a. Greg Rydell
b. Heather Rydell
c. Donna Gardner
d. Julie Wyckoff
e. Janet Schoeberlein
f. Rob Pew
g. Nancy MacKenzie
h. Rachal Baxter
i. Cathy Jandegian
j. Jim Collins
k. Emily Taylor
l. Susan Taylor
m. Steve Prudden
n. Missy Prudden
o. Barbara Shaw
p. Daniel Delano
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Φ . Attendees from September 2014
a. Gail Holstein
b. Phil Holstein
c. Linda Waag
d. Marty Schlumberger
e. J. Dart
f. Jean Marie Hamel
g. Janet Schoeberlein
h. Rachal Baxter
i. Cathy Jandegian
j. Jeff Jandegian
k. Ellen Anderson
l. Donna Gardner
m. Donna Harper
n. Jane Dinsmoor
o. Jim Collins
p. Emily Taylor
q. Rob Ittner
Γ . Attendees from October, 2014
a. Jim Collins
b. Jane Dinsmoor
c. Emily Taylor
d. Linda Waag
e. Jan Schoeberlein
f. Judy Royer
g. Cathy Jandegian
h. Jeff Jandegian
i. Ruth Hoff
j. Dave Hoff
k. Judith Gettinger
l. Bill Dinsmoor
m. Ellen Anderson
n. Marty Schlumberger
o. Bill Braun
p. Gail Braun
q. Heather Rydell
r. Monty Thompson
s. Kim Coates
WOODY CREEK CAUCUS MASTER PLAN 2016
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t. Gail Holstein
u. Phil Holstein
v. Jean-Marie Hamel
w. Nancy Mackenzie
x. Anita Thompson
y. Julie Wyckoff
Η . Attendees from January 2015
a. Anita Thompson
b. Bill Dinsmoor
c. Cathy Jandegian
d. Emily Taylor
e. Gail Holstein
f. Greg Rydell
g. Heather Rydell
h. Jane Dinsmoor
i. Janet Schoeberlein
j. Jim Collins
k. Linda Waag
l. Marty Schlumberger
m. Nancy MacKenzie
n. Phil Holstein
o. Rachel Baxter
p. Susan Taylor
Ι . Attendees from February 2015
a. Bill Dinsmoor
b. Jane Dinsmoor
c. Nancy MacKenzie
d. Phil Holstein
e. Gail Holstein
f. Cathy Jandegian
g. Julie Wyckoff
h. Ellen Anderson
i. Lanny Curtis
j. Judy Royer
k. Donna Gardner
l. Leslie Thomas
m. Holly McLain
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ϑ . Attendees from March 2015
a. Nancy Mackenzie
b. Ellen Anderson
c. Marty Schlumberger
d. Linda Waag
e. Jean-Marie Hamel
f. Cathy Jandegian
g. J. Dart
h. Alfred Braun
i. Valerie Braun
j. Gail Holstein
k. Rachal Baxter
l. Michael Owsley
m. Phil Holstein
n. Greg Rydell
o. Jan Schoeberlein
p. Shelly Wilcox
q. Daniel Delano
r. Emily Taylor
Κ . Attendees from April 2015
a. Phil Holstein
b. Nancy Mackenzie
c. Kim Coates
d. Jim Collins
e. Ellen Anderson
f. Marty Schlumberger
g. Linda Waag
h. Jean-Marie Hamel
i. Cathy Jandegian
j. Gail Holstein
k. Rachal Baxter
l. Jan Schoeberlein
m. Judy Royer
n. Don Birnkrant
o. Peg O’Brien
p. Cody O’Neil
q. Richard Brinkley.
Λ . Attendees from May 2015
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a. Cathy Jandegian
b. Gail Holstein
c. Kimberly Higgins
d. Missy Prudden
e. Steve Prudden
f. Bob Jenkins
g. Heather Rydell
h. Greg Rydell
i. Allen Jones
j. Janet Schoeberlein
k. Charles Jones
l. Jim Collins
m. Phil Holstein
n. Judith Gettinger
o. Linda Waag
Μ . Attendees from June 2015
a. Jim Collins
b. Janet Schoeberlein
c. Cathy Jandegian
d. Daniel Delano
e. Emily Taylor
f. Rachal Baxter
WOODY CREEK CAUCUS MASTER PLAN 2016
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Summary of the 1991 Woody Creek Master Plan
WOODY CREEK CAUCUS MASTER PLAN 2016
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