3-70 Special Purpose Districts

(a) Intent

• The P-I (Public and Institutional) zone district is intended to provide for the development of public and institutional uses, facilities and services for governmental, civic, educational, humanitarian, health care and other non-profit public purposes consistent with the Pitkin County Comprehensive Plan and to provide for related uses that are customarily incidental or accessory to public and institutional uses. In addition, the zone district is intended to provide for other non-profit facilities and uses that require sites with multiple buildings, unique facilities, or facilities that are not easily categorized into an existing use category. Public and institutional uses may only be established in Urban Areas of the county.

(b) Planning and Review Requirements

• Because of the high degree of public interest in public and institutional uses, proposed development within the P-I zone district is subject to additional planning and review requirements. All proposed development, and all major amendments to previous development approvals, shall be subject to the preparation and approval of a Public-Institutional Master Plan pursuant to Sec. 2-40-100. The Public-Institutional Master Plan shall cover the entirety of the property, and shall address all permitted activities/uses on the property. Only those uses, activities, and facilities shown on the approved Public-Institutional Master Plan shall be permitted. Minor amendments to previous development approvals may be approved by staff pursuant to the Public-Institutional Master Plan procedure in Sec. 2-40-100.

(a) Intent

• The T (Tourist) district is intended to provide for the renovation of existing and construction of new tourist accommodation facilities, including traditional lodges, and to permit small retail outlets to serve persons residing on the site. The range of permitted facilities, and the scale, density, and intensity of facilities permitted in Rural Areas will be lower than those permitted within the urban growth boundaries.

(b) Locational Criteria

• Lands appropriate for the T zone district include those existing tourist-related non-residential facilities located outside or within urban growth boundaries that existed before the 5th of July, 2006. Additional lands outside the urban growth boundaries may be rezoned to the T zone district if (i) the principal structures supporting such facility will be grouped into a land area not exceeding one (1) acre in size (although the supporting lands used by patrons of the facility may be much larger), or (ii) the Community Development Director determines that a larger area of principal supporting structures will not significantly impact the rural character of the surrounding area. Additional lands within the urban growth boundaries may be rezoned to the T zone district if they are adjacent to non-residential zone districts.

(a) General

• A Planned Unit Development (PUD) is a designation attached to a zone district that authorizes flexibility in the manner in which the County may apply certain standards of the underlying zone district to a proposed development. A PUD is approved through a rezoning of the property, and acts as an overlay designation that supplements, but does not replace, the terms of the underlying zone district (i.e., unless modified by the terms of the PUD, all provisions of the base zone district still apply). A PUD may only be approved if the Board of County Commissioners determines that it complies with all those standards applicable to a rezoning in Sec. 2-40-10(c), as well as those additional criteria for approval of a PUD rezoning in Sec. 2-40-50(i). In the event of a conflict between the provisions of an approved PUD and those of the base zone district, the provisions of the PUD govern.

(b) Uses of PUDs

• Planned Unit Development designations are used in Pitkin County only to achieve exceptional benefits in three ways critical to the implementation of the Pitkin County Comprehensive Plan:
  1. Preservation of rural character and/or desirable open space in Rural Areas, and/or;
  2. Protection of desirable open space in Urban Areas; and/or
  3. Provision of Affordable Housing in Urban Areas.
• The PUD designation may not be used to obtain variations from the requirements of the underlying zone district in return for additional amenities or benefits in ways other than rural character preservation, open space protection, or affordable housing.

(c) Applicability

• The provisions of this Sec. 3-70-30 shall apply whenever a Planned Unit Development designation is approved after the 5th of July, 2006. A PUD designation may be requested within any zone district within the Rural Area, provided that it is intended to provide greater levels of rural land preservation in those areas than would otherwise be required by this Land Use Code. A PUD designation may be requested within any zone district within the Urban Area, provided that it is intended to protect desirable open space or increase the production or availability of affordable housing. There is no minimum land area requirement for application for a PUD.

(d) Mandatory PUD Designations

• Within the RS-160, RS-35, RS-30, and RS-20 zone districts, the approval of a PUD designation is mandatory in connection with any subdivision of the land. All such PUD designations and related subdivisions shall comply with the provisions of this section.

(e) Ownership Parcel

• A PUD designation must apply to the entirety of an ownership parcel. For purposes of this Sec. 3-70-30, an ownership parcel is defined as all land that is contiguous, or would be contiguous except for intervening roads, owned (i) by an individual or entity, or (ii) by members of the same immediate family, or (iii) by entities with fifty (50) percent or greater common ownership, or (iv) by any combination of the above. The aggregate area of the lots or parcels shall be considered as one (1) lot or parcel regardless of diverse times of acquisition by a common owner and whether or not the property was acquired before adoption of this regulation. Owners of contiguous parcels under separate ownership may jointly file an application for a PUD designation.

(f) Phasing

• A Planned Unit Development (PUD) shall ensure:
  1. Each phase is self-sufficient and not dependent upon later phases;
  2. The failure to develop subsequent phases will not have any adverse impacts on the Planned Unit Development (PUD), its surroundings or the community in general; and
  3. Amenities such as open space and recreational areas are provided along with proposed residential or tourist accommodation construction at each development phase.

(g) Maximum Density

• A PUD is not entitled automatically to the maximum density allowed in the zone district in which the land is located. Density shall be established based upon:
  1. Analysis of environmental factors affecting the land;
  2. Availability of public transportation;
  3. Compatibility with surrounding land uses; and
  4. Consistency with adopted Land Use Policies and the Pitkin County Comprehensive Plan.

(h) Variations in Standards

This section establishes criteria for varying dimensional standards, off-street parking standards, and street standards within a PUD. Standards in Chapter 7 related to Constrained Areas may not be varied.

1. (1) Dimensional Standards
   • (a) Standards that May be Varied
     • Variations to the following dimensional standards, as set forth in Table 5-1, may be approved if the County determines that the criteria in subsection (c) below have been met.
       1. Minimum lot area per dwelling unit;
       2. Minimum front, side, and rear yard and road setbacks;
       3. Minimum lot width;
       4. Maximum height of buildings;
       5. Maximum permitted floor area of an individual house, provided that the total permitted floor area in all dwellings does not increase; and
       6. Minimum usable open space.
   • (b) Overall Density/Intensity of Development
     • Notwithstanding the flexibility provided by subsection (a) above, the overall density or intensity of the development shall not exceed the maximum allowable density or intensity permitted for the property pursuant to Table 5-1.
   • (c) Criteria for Approval
     • The standards listed in subsection (a) above may be varied only if the County determines that the proposed dimensions result in a development that:
       1. Is generally consistent with the scale of surrounding development;
       2. Does not significantly reduce sunlight or create significantly increased shadowing of roads, pedestrian paths, or developed residential properties;
       3. For any increase in height, is accompanied by increased setbacks along any property line adjacent to single or multi-family uses;
       4. Provides protection for the water quality and wildlife habitat in rivers and streams at least equal to that if the dimensions had not been varied; and
       5. Provides areas within the PUD allocated for common usable open space. The common open space shall be used and be suitable, for scenic, landscaping or recreation purposes. The common open space shall be protected from future development, and shall be guaranteed to be available for use by residents of the entire property, through a deed restriction or other legal document, acceptable to the County, and recorded with the clerk and recorder of Pitkin County.
2. Off-Street Parking Standards in Urban Area
   • (a) Standards That May be Varied
     • Within the Urban Area, the off-street parking regulations in Sec. 7-30-20 may be varied if the County determines that the criteria in subsection (b) below have been met.
   • (b) Criteria for Approval
     • The off-street parking standards may be varied only if the County determines that the proposed development:
       1. Accommodates the estimated number of cars that will be owned by future occupants and guests of dwellings in a PUD;
       2. Accommodates the parking needs of any non-residential uses of the development, if any;
       3. Provides adequate vehicle parking and loading to avoid overloading street parking (if any) and to avoid interference with traffic flows, taking into account the varying time periods of various uses in the proposed development, and the availability of public or private transit programs; and
       4. Provides for adequate and environmentally sound storage and drainage of snow, ice, and water from parking areas in an adequate, safe, and efficient manner that will not require significant additional public maintenance.
3. Road Design Standards in Urban Areas
   • (a) Standards that May be Varied
     • Within the Urban Areas, the road design standards in Sec. 7-30-10(c), may be varied if the County determines that the standards in subsection (b) below have been met.
   • (b) Criteria for Approval
     • The road design standards listed in Sec. 7-30-10(c) may be varied only if the County determines that the proposed development:
       1. Provides adequate access for emergency and utility vehicles throughout the development, and provides an access easement for emergency and utility vehicles to use any private roadways in the development for purposes of providing emergency services and for installation, maintenance, and repair of utilities;
       2. Provides safe and convenient access to all portions of the proposed development using roads that fit the site’s natural topography and site conditions, and that follow the contours of the natural terrain;
       3. Provides principal vehicle access points that allow for smooth traffic flow while minimizing hazards to vehicular, pedestrian and bicycle traffic;
       4. Provides internal trails and sidewalks to provide a logical, safe, and convenient system of pedestrian access to proposed lots and common areas, with linkages to off-site areas likely to be used by residents or tenants of the proposed development; and
       5. Provides for storage and drainage of snow, ice, and water from internal streets in an adequate, safe, and efficient manner that will not require significant additional public maintenance.

(i) Criteria for PUD Approval

1. Preservation of Rural Character and Open Space in Rural Area
   • In the Rural and Conservation zone districts, PUDs are used to ensure that any proposed rezoning or development of the land that occurs with a subdivision of land is consistent with the applicable Pitkin County Master Plan, and to ensure that the proposed future uses of the land protect the rural and agricultural character of the land to the maximum extent practicable. A PUD designed to protect rural character in the Rural Area shall only be approved if the County finds that all of the following criteria have been met:
     • (a) The proposed development is consistent with the applicable Pitkin County Master Plan, including the applicable intent statements in this Chapter 3.
     • (b) The proposed development is consistent with all applicable provisions of this Land Use Code, including the siting of any new structures and non-agricultural uses or activities in compliance with all applicable provisions of Chapter 7.
     • (c) The proposed development increases the amount of land protected from development, or provides a greater degree of protection from development (beyond what would otherwise be required by this Land Use Code), or enhances the natural appearance, amenities, agricultural use, or wildlife habitat value, or water quality protection on the land included in the PUD.
     • (d) The proposed development does not include non-residential uses not permitted in the underlying zone district, and does not permit houses larger than the largest size permitted in the underlying zone district as shown in Table 5-1.
     • (e) The proposed development conserves the rural character and appearance of the land to the maximum extent practicable when viewed from County rights-of-way and State Highways.
     • (f) The proposed development locates any new homes or accessory structures exceeding 5,750 square feet in size (excluding barns) where they are not visible from County rights-of-ways and State Highways, if a practicable alternative site exists.
     • (g) The proposed development minimizes disruption of the land from its natural state.
     • (h) The proposed development minimizes interference with off-site agricultural activities or neighboring uses that support agricultural activities.
     • (i) The proposed development locates access roads and driveways to minimize visibility from County rights-of-way and State Highways.
     • (j) The advantages to the County of the additional protection of rural lands from development provided by the proposed development significantly outweigh any disadvantages to the County created by any variations in standards that would otherwise apply to the property.
2. Protection of Open Space in the Urban Area
   • A PUD designed to protect desirable open space in the Urban Area shall only be approved if the County finds that all of the following criteria have been met:
     • (a) The proposed development (i) preserves and if possible enhances unique site features, and (ii) preserves and protects more open lands in their natural state than would be required by the underlying zone district.
     • (b) The proposed development includes adequate open space for the mutual benefit of all residents and tenants of the proposed development, including residents of on-site affordable housing.
     • (c) The proposed development includes adequate provisions for maintenance of common open space, and such provisions shall be included in a signed agreement between the owner and the County.
     • (d) The advantages to the County of the additional protection of desirable open space provided by the proposed development significantly outweigh any disadvantages to the County created by any variations in standards that would otherwise apply to the property.
3. Affordable Housing in the Urban Area
   • A PUD designed to provide affordable housing in the Urban Area shall be approved through the adoption of an AH/PUD zone district designation. The AH/PUD zone district provides a tool for negotiation of affordable housing and mixed-income developments in a way that achieves significant progress towards the housing goals established by the Board of County Commissioners’ housing designee. Lands zoned AH2/PUD, AH3/PUD, or AHP/PUD before the 5th of July, 2006 shall be governed by the terms of the PUDs approved for such parcels. Applications for lands to be zoned AH/PUD after the 5th of July, 2006 shall be governed by the provisions of this Sec. 3-70-30. A PUD designed to provide affordable housing in the Urban Area shall only be approved if the County finds that all of the following criteria have been met:
     • (a) The proposed development meets all standards required by Sec. 3-50-80.
     • (b) The proposed development may not offer amenities unrelated to the provision of affordable housing in return for approval of types or intensities of development not permitted in the zone district.
     • (c) The advantages to the County of the additional provision of affordable housing significantly outweigh any disadvantages to the County created by any variations in standards that would otherwise apply to the property.

(a) Intent

1. Conservation Development PUD zone district allows for a variety of conservation development options, including low density, low intensity residential development or compatible rural commercial agricultural operations.
2. The purpose of this zone district is to allow residential and agriculturally related commercial uses that minimize impacts of construction, servicing and occupation of the residences to preserve the rural character of lands in this zone district. The zone districts seeks to limit the density and intensity of development thereby protecting existing onsite natural resources, preserving neighborhood rural character, decreasing employment generation which would occur with more intense development and otherwise limiting the demand for public services.

(b) Location Criteria

Lands eligible for the CD-PUD zone district are large properties of one hundred sixty (160) acres or greater located in Rural Areas. These parcels may have or may be associated with environmental or ecological resources, environmental hazards, areas of state interest, and agricultural resources, or may be properties otherwise sensitive to overly intensive development.

(c) A CD-PUD Development Plan

A CD-PUD Development Plan shall be approved concurrent with approval of a rezoning to the CD-PUD zone district.

(d) Use Restrictions

Lands within the CD-PUD zone district are limited to the following permitted and special review uses. Uses not listed are prohibited.

1. Permitted Uses
   • (a) Single family dwelling unit(s), together with associated accessory structures.
   • (b) Farming or ranching. Under Development Option 1, Residential Development, farming or ranching shall be accessory to the primary residential use of the property, and any activities occurring on the property, or uses of the property that would cause the properties to be classified as agricultural lands pursuant to Title 39, Colorado Revised Statutes, are prohibited. Under Development Option 2, Commercial Agricultural Development, and Option 3. Residential/Agricultural Development, farming and ranching must be conducted for the primary purpose of obtaining a monetary profit.
   • (c) Agricultural buildings.
   • (d) Agricultural stands.
   • (e) Caretaker dwelling units.
   • (f) Home occupations.
   • (g) Public utilities, minor, which may be accessory to uses on other properties.
   • (h) Satellite reception device.
   • (i) Solar energy collector.
   • (j) Trail
2. Special Review Uses For Commercial Agricultural Development Option 2 Only
   • (a) Agricultural housing.
   • (b) Arts and crafts studio.
   • (c) Bed and Breakfast
   • (d) Blacksmithing.
   • (e) Cellular telephone facility or building-mounted cellular telephone antennae.
   • (f) Cemetery.
   • (g) Club house or recreational building.
   • (h) Country inn, guest ranch and resort cabins (allows up to 20 guest rooms)
   • (i) Day care home.
   • (j) Firewood splitting, commercial.
   • (k) Horse boarding.
   • (l) Logging.
   • (m) Micro Hydro Electric Energy System
   • (n) Mineral and gravel extraction.
   • (o) Nordic ski area & support.
   • (p) Outdoor recreational, other.
   • (q) Public utilities, major.
   • (r) Radio or TV transmitting station.
   • (s) Sewage disposal area or water plant.
   • (t) Silviculture.
   • (u) Use by Federal permit.
   • (v) Water crossing or diversion.
   • (w) Wind powered electric generator
3. Special Review Uses for Residential/Agricultural Development Option 3 Only
   • (a) Agricultural housing
   • (b) Cellular telephone facility or building-mounted cellular telephone antennae.
   • (c) Horse boarding, Accessory (Non-commercial).
   • (d) Micro Hydro Electric Energy System.
   • (e) Public utilities, major.
   • (f) Sewage disposal area or water plant.
   • (g) Water crossing or diversion
   • (h) Wind powered electric generator.

(e) Development Standards

1. General
   • All standards established in Chapters 5 and 7 of this Land Use Code shall apply within the CD-PUD unless modified as provided in subsection (3) below.
2. Entire Parcel
   • An application for a CD-PUD Rezoning and Development Plan must include within the application the entirety of the un-subdivided parcel and adjacent parcels held in common ownership as configured on the 5th of July, 2006 sufficient to meet the minimum acreage requirement in Sec. 3-70-40(b). Adjacent parcels held in separate ownership may be aggregated to meet the minimum acreage requirement; if the CD-PUD is approved, the parcels shall be combined into one (1) ownership. Adjacent parcels acquired either subsequent to the 5^th of July, 2006 or subsequent to establishment of a CD-PUD Plan may be added to an approved CD-PUD, subject to applicable approvals, which may include but not be limited to: Lot Line Adjustment, Merger, Rezoning and Growth Management Exemption pursuant to Section 6-30-100(a)(9).
3. Height and Setbacks
   • Maximum heights of principal and accessory structures and setbacks of all structures may be modified through the CD-PUD approval process.
4. Siting
   • All development will be sited after a site specific analysis of the resources, scenic qualities, and constraints of the parcel in consideration and application of the policies and siting criteria contained in this Land Use Code. At a minimum, the CD-PUD Development Plan shall establish Activity Envelopes on the parcel. Concurrent with or following approval of the CD-PUD Development Plan, approval of a Site Plan(s) conforming to this Land Use Code shall be required for all development within the approved Activity Envelopes.

(f) Conservation Easement

The entirety of the property within the CD-PUD shall be encumbered by a Conservation Easement that runs to the benefit of Pitkin County. The Conservation Easement shall depict the Activity Envelopes where approved development may occur and the Preservation Areas outside of the Activity Envelopes. The Conservation Easement shall ensure at a minimum that:

1. The Preservation Areas are preserved in perpetuity.
2. The Property is limited to those allowed and special review uses specified in the CD-PUD Plan, as may be amended from time to time.
3. The Property is restricted in perpetuity against any future division, subdivision (including de facto subdivision), partition of the Property into more than one parcel of land, whether by physical or legal process, or encumbering less than the entirety of the Property by deed of trust, and any attempt to do so may be set aside by a court of competent jurisdiction. At all times, the Property shall be owned and conveyed as a single parcel. Notwithstanding the foregoing, multiple parties may hold and own undivided interests in the Property as co-tenants or joint tenants.
4. In the case of CD-PUD utilizing Commercial Agricultural Development Option 2 or Residential/Agricultural Development Option 3, the conservation easement shall include provisions guaranteeing continued commercial agricultural practice and operations.
5. Land that has been previously encumbered by a conservation easement is eligible for consideration in an application for a CD-PUD rezoning and Development Plan.

(g) Choice of Development Options

In the CD-PUD application, the applicant shall choose either Development Option 1 - Residential Development or Development Option 2 – Commercial Agricultural Development, or Development Option 3 – Residential/Agricultural Development. An applicant who chooses to use Development Option 2 or 3 on the parcel may later choose to instead apply for an approval under Development Option 1. As part of the application for approval under Development Option 1, the applicant shall relinquish all rights to conduct any uses by special review available only under Option 2 or 3.

(h) Development Option 1: Residential Development

1. Maximum Residential Density
   • (a) There shall be no more than two (2) principal single-family dwelling units and two (2) caretaker dwelling units on the parcel within the CD-PUD; except if the parcel contains six hundred (600) acres of land or more, there shall be no more than three (3) principal single family dwelling units and two (2) caretaker dwelling units. An existing dwelling unit(s) may remain, but shall count towards the maximum residential density, either as one of the principal single family dwelling units or one of the caretaker dwelling units, and shall also count towards the maximum floor area.
2. Maximum Floor Area
   • (a) The total combined maximum floor area of all principal single-family dwelling units within the CD-PUD designation area shall be limited to fifteen thousand (15,000) square feet.
   • (b) Certain Caucus area floor area limitations specified below shall apply as the maximum, with no individual, or combination of two or three principal single family dwelling units exceeding the Caucus area limitation.
   • (c) Within the Frying Pan Caucus area, the final maximum floor area for principal single family dwelling units shall be limited to eight thousand (8,000) square feet, with no more than four thousand (4,000) square feet contained within one principal single family dwelling.
   • (d) Within the Snowmass/Capitol Creek and Upper Snowmass Creek Caucus areas, the final maximum floor area for principal single-family dwelling units shall be limited to eight thousand two hundred fifty (8,250) square feet.
   • (e) Up to two thousand, five hundred (2,500) square feet of floor area for accessory structures (including barns and other agricultural buildings), and up to one thousand (1,000) square feet of floor area for each caretaker dwelling unit is allowed in addition to the final maximum floor area for principal single family dwelling units. All agricultural floor area, including barns, shall be considered to be “accessory” and shall count towards the limitation of two thousand, five hundred (2,500) square feet of accessory floor area in Development Option 1. Floor area for accessory structures and the caretaker dwelling unit(s) may not be combined.
3. Growth Management Quota System (GMQS)
   • Approval of a CD-PUD Development Plan Development Option 1 shall result in the creation of the following development rights on the property and the following exemptions from the requirements of GMQS (see chapter 6), provided that all structures are constructed in compliance with all applicable requirements of this Land Use Code:
     • (a) Eight thousand two hundred fifty (8,250) square feet of residential floor area for principal single family dwelling units. Where codified Caucus limitations to final maximum floor area have been specified above, the Caucus area limitation shall apply as the maximum growth management exemption for principal single-family dwelling unit floor area, with no individual, or combination of two principal single-family dwelling units exceeding the Caucus area limitation. On parcels containing less than six hundred (600) acres, floor area may be divided between two (2) single family dwelling units or used exclusively for one (1) single family dwelling unit. On parcels containing six hundred (600) acres or more, floor area may be divided between up to three (3) single family dwelling units or used exclusively for one (1) single family dwelling unit.
     • (b) Two thousand five hundred (2,500) square feet of floor area for accessory structures, including agricultural buildings. This allowance may not be combined with the exemption in subsection (a) above to create larger principal structures.
     • (c) One thousand (1,000) square feet of floor area for each caretaker dwelling unit. If there is one (1) single-family dwelling unit, only one caretaker unit is exempt from GMQS; if there are two (2) single family dwelling units, two caretaker units may be exempt from GMQS. This allowance may not be combined with the accessory structure exemption in subsection (c) above to create larger accessory structures or caretaker dwelling units; nor may it be combined with the exemption in subsection (a) or (b) above to create larger principal single-family dwelling units. No more than two (2) caretaker units shall be exempt from GMQS.
4. Transferable Development Rights (TDRs)
   • (a) TDRs from sending sites outside of the CD-PUD may not be used in the CD-PUD under Development Option 1. However, TDRs from within the CD-PUD may be used to increase the final maximum floor area of the principal single-family dwelling unit(s) from eight thousand two hundred fifty (8,250) square feet up to a total of fifteen thousand (15,000) square feet of gross floor area exempt from GMQS. Where Caucus area limitations to final maximum floor area have been codified, the Caucus area limitation shall apply as the maximum.
   • (b) Within the Frying Pan Caucus area, TDR’s shall not be used to exceed the final maximum floor area of eight thousand (8,000) square feet.
   • (c) TDRs may be severed and sold from lands located within the CD-PUD under Development Option 1. TDRs available for sale shall be calculated at one (1) TDR for each thirty five (35) acres included in the CD-PUD, but excluding the first one hundred sixty (160) acres that are developed pursuant to the standards for Option 1.
   • (d) If the applicant chooses to limit the permitted principal single family dwelling unit(s) to less than the eight thousand two hundred fifty (8,250) square feet that is exempt from GMQS or to less than the eight thousand (8,000) square feet that is exempt from GMQS in the Frying Pan, then one TDR per each two thousand five hundred (2,500) square foot reduction in the total floor area of the principal single-family dwelling units may be severed and sold. For example, if the total floor area of the principal single-family dwelling units is limited to five thousand seven hundred fifty (5,750) square feet, the CD-PUD would have one (1) TDR to sever and sell. As another example, if floor area is limited to three thousand two hundred and fifty (3,250) square feet in one principal structure and the second (allowed) principal structure was never built, the property would have two (2) TDR’s to sever and sell.
5. Vested Rights
   • Approval of a CD-PUD under Development Option 1 shall be granted vested property rights pursuant to Sec. 2-20-170 for a period of twenty (20) years.
6. Agricultural Property Tax Classification – Uses
   • A CD-PUD approved under Development Option 1 shall specify that the primary purpose of ownership and use of all property in the CD-PUD is for residential purposes, and that all improvements and uses of lands within the CD-PUD are associated with residential use of the property. Any activities occurring on the property, or uses of the property that would cause the properties to be classified as agricultural lands pursuant to Title 39, Colorado Revised Statutes, are prohibited.

(i) Development Option 2: Commercial Agricultural Development

If the Community Development Director verifies that a portion of the parcel included in the CD-PUD application is currently operating legal commercial agricultural uses, then the property may be developed with additional commercial uses as set forth below. In return for the availability of additional commercial agricultural uses, residential development of the property shall be more limited than that allowed under Options 1 and 3.

(1) Special Review Uses

• (a) Additional Uses Available
  • In addition to those uses by special review listed in Sec. 3-70-40(d)(2), if Development Option 2 is chosen, the applicant may request that the Board of County Commissioners approve any permitted or special review use listed in Table 4-1 that is (i) consistent with the existing agricultural operations on the property, and (ii) support the continuing existence of the existing agricultural operation on the property. Special review uses may be included in the application for approval by the Board as part of the CD-PUD, or may be requested after approval of the CD-PUD through the special review process in Sec. 2-40-20.
• (b) Criteria for Approval of Special Review Uses
  • Applications for special review uses are reviewed on an individual basis to determine the appropriateness of the proposed use and level of activity, and shall only be approved if the Board of County Commissioners finds that the use: (i) is consistent with the adopted Comprehensive Plan for Pitkin County; and (ii) is related to, and will support the continued existence of, a commercial agricultural activity or use currently existing on the property; and (iii) will not diminish the agricultural and/or conservation resource value of the parcel; and (iv) is consistent with the stated intent of the CD-PUD zone district; and (v) will occur at times and in frequencies that will not impose significant adverse impacts on nearby residents.
• (c) Annual Review
  • The BOCC may require the Applicant to submit a statement annually to the Community Development Director attesting to the continued conformance of the special review use(s) to the conditions of approval.

(2) Maximum Residential Density

• (a) There shall be no more than two (2) principal single-family dwelling units and two (2) caretaker dwelling units on the parcel within the CD-PUD; except if the parcel contains six hundred (600) acres of land or more, there shall be no more than three (3) principal single family dwelling units and two (2) caretaker dwelling units. An existing dwelling unit(s) may remain, but shall count towards the maximum residential density, either as one of the principal single family dwelling units or one of the caretaker dwelling units, and shall also count towards the maximum floor area.

(3) Maximum Floor Area

• (a) Each of the two principal single-family dwelling units shall have a final maximum floor area of five thousand seven hundred fifty (5,750) square feet. On parcels eligible for up to three (3) principal single family dwelling units, the combined final maximum floor area for said units shall not exceed eleven thousand, five hundred (11,500) square feet; and no individual unit shall contain more than five thousand seven hundred fifty (5,750) square feet of floor area. Certain Caucus area floor area limitations specified below shall apply as the maximum, with no individual, or combination of two or three principal single family dwelling units exceeding the Caucus area limitation.
• (b) Within the Frying Pan Caucus, the final maximum floor area for principal single-family dwelling units shall be limited to eight thousand (8,000) square feet with no more than four thousand (4,000) square feet contained within one principal single family dwelling unit.
• (c) Within the Snowmass/Capitol Creek and upper Snowmass Creek Caucus areas, the final maximum floor area for principal single-family dwelling units shall be limited to eight thousand two hundred fifty (8,250) square feet, with no more than five thousand seven hundred fifty (5,750) square feet contained within one principal single family dwelling unit.
• (d) In addition to the final maximum floor area for the principal single family dwelling unit(s) each of the two caretaker dwelling units shall have a maximum floor area of one thousand (1,000) square feet. If a legal caretaker dwelling unit exists on the date the CD-PUD is approved, and if the Caretaker Dwelling Unit is deed-restricted as stated in the affordable housing guidelines, the floor area of the Caretaker Dwelling Unit may be increased to a maximum size of one thousand (1,000) square feet. All barn floor area and floor area allowed for special review uses shall be in addition to the final maximum floor area for the principal single family dwelling units.
• (e) Agricultural building floor area shall be unlimited in Development Option 2 and shall be in addition to the final maximum floor area for the principal single family dwelling units.
• (f) The following floor area is allowed for approved special review uses:

Parcel Size (acres) Floor Area for Special Review Uses (sq.ft.)

160-200 1,250

201-300 2,000

301-500 3,000

>500 5,000

(4) Growth Management Quota System (GMQS)

Approval of a CD-PUD under Development Option 2 shall result in the creation of the following development rights on the property and the following exemptions from the requirements of GMQS (see chapter 6), provided that all structures are constructed in compliance with all applicable requirements of this Land Use Code:

• (a) Five thousand seven hundred fifty (5,750) square feet of floor area for each of the two (2) principal single-family dwellings. Eleven thousand, five hundred (11,500) square feet of floor area divided between up to three principal single family dwelling units on parcels containing six hundred (600) acres of land, or more. These exemptions may not be combined to produce any principal single-family dwelling with more than five thousand seven hundred fifty (5,750) square feet of floor area. Where codified Caucus limitations to final maximum floor area have been specified above, the Caucus area limitation shall apply as the maximum growth management exemption for principal single-family dwelling unit floor area, with no individual, or combination of two principal single-family dwelling units exceeding the Caucus area limitation.
• (b) Within the Frying Pan Caucus, eight thousand (8,000) square feet of residential floor area shall be the maximum GMQS exemption for principal single-family dwelling units. No more than four thousand (4,000) square feet shall be contained within one principal single-family dwelling unit.
• (c) One thousand (1,000) square feet of floor area for each of two (2) caretaker dwelling units. These exemptions may not be combined to produce any caretaker dwelling unit with more than one thousand (1,000) square feet of floor area. No more than two caretaker units shall be exempt from GMQS.
• (d) All agricultural building floor area.
• (e) Floor area for approved special review uses shall be exempt from GMQS up to the maximums allowed in Sec. 3-70-40(i)(3)(e).

Parcel Size (acres) Floor area exempt from GMQS (sq ft)

160-200 1,250

201-300 2,000

301-500 3,000

>500 5,000

(5) Transferable Development Rights (TDRs)

• (a) TDRs may be severed and sold from lands located within the CD-PUD under Development Option 2. TDRs available for sale shall be calculated at one (1) TDR for each thirty (35) acres included in the CD-PUD, but excluding the first one hundred sixty (160) acres that are developed pursuant to the standards for Option 2.
• (b) In addition, if the applicant chooses to limit the total gross floor area of the permitted principal single-family dwelling unit(s) to less than the five thousand seven hundred fifty (5,750) square feet that is exempt from GMQS, then one (1) TDR per each two thousand five hundred (2,500) square feet reduction in the total floor area of the principal single-family dwelling unit(s) may be severed and sold. For example, if the total floor area of one of the principal single-family dwelling units is limited to three thousand two hundred fifty (3,250) square feet, the CD-PUD property would have one (1) TDR to sever and sell. As another example, if floor area was limited to five thousand seven hundred and fifty feet (5,750) square feet in one principal single-family dwelling unit and the second principal single family dwelling unit was never built, the property would have two (2) TDRs to sever and sell.

(6) Vested Rights

• Approval of a CD-PUD under Development Option 2 shall be granted vested property rights pursuant to Sec. 2-20-170 for a period of twenty (20) years.

(j) Covenant Regarding Conveyance of Structures

The applicant shall by covenant or other permanent commitment running with the land, guarantee that in the event that multiple principal single family dwelling units and/or caretaker dwelling units exist and/or are developed within the CD-PUD, said units shall not be sold or otherwise conveyed or separated from the original parcel regardless of their ultimate form of ownership.

(j) Development Option 3: Residential/Agricultural Development

If the Community Development Director verifies that a portion of the parcel included in the CD-PUD application is currently operating legal commercial agricultural uses, then the property may be developed as set forth below. In return for eliminating the potential for non-agricultural commercial uses, residential development of the property shall be more limited than that allowed under Option 1 but less limited that allowed under Option 2.

(1) Special Review Uses

• The BOCC shall review applications for Special Review uses listed in Sec. 3-70-40(d)(3), pursuant to the standards in Sec. 2-30-30(h)(1) and (2). Special review uses may be included in the application for approval by the Board as part of the CD-PUD, or may be requested after approval of the CD-PUD through the special review process in Sec. 2-40-20.
  • (a) Additional Criteria for Approval of Special Review Uses
    • Applications for special review uses are reviewed on an individual basis to determine the appropriateness of the proposed use and level of activity, and shall only be approved if the Board of County Commissioners finds that the use: (i) is consistent with the adopted Comprehensive Plan for Pitkin County; and (ii) is related to, and will support the continued existence of, a commercial agricultural activity or use currently existing on the property; and (iii) will not diminish the agricultural and/or conservation resource value of the parcel; and (iv) is consistent with the stated intent of the CD-PUD zone district; and (v) will occur at times and in frequencies that will not impose significant adverse impacts on nearby residents.
  • (b) Annual Review
    • The BOCC may require the Applicant to submit a statement annually to the Community Development Director attesting to the continued conformance of the special review use(s) to the conditions of approval.

(2) Maximum Residential Density

• There shall be no more than two (2) principal single-family dwelling units and two (2) caretaker dwelling units on the parcel within the CD-PUD; except if the parcel contains six hundred (600) acres of land or more, there shall be no more than three (3) principal single family dwelling units and two (2) caretaker dwelling units. An existing dwelling unit(s) may remain, but shall count towards the maximum residential density, either as one of the principal single family dwelling units or one of the caretaker dwelling units, and shall also count towards the maximum floor area.

(3) Maximum Floor Area

• (a) The total combined maximum floor area of all principal single-family dwelling units within the CD-PUD designation area shall be limited to eleven thousand five hundred (11,500) square feet. Caucus area floor area limitations specified below shall apply as the maximum, with no individual, or combination of two or three principal single family dwelling units exceeding the Caucus area limitation.
  • Notwithstanding the foregoing provisions of this section (j), when development rights from an adjacent parcel are approved for aggregation pursuant to Sec. 6-30-100(a)(9), density and floor area allowances may be combined into one (1) principal single-family dwelling with up to thirteen thousand two hundred fifty (13,250) square feet of floor area. In cases of such aggregation pursuant to Sec. 6-30-100(a)(9), where the applicant desires two (2) principal single-family dwellings, no individual unit shall contain more than eleven thousand five hundred (11,500) square feet of floor area.
• (b) Within the Frying Pan Caucus area, the final maximum floor area for principal single-family dwelling units shall be limited to eight thousand (8,000) square feet with no more than four thousand (4,000) square feet contained within one principal single family dwelling unit.
• (c) Within the Snowmass/Capitol Creek and Upper Snowmass Creek Caucus area, the final maximum floor area for principal single-family dwelling units shall be limited to eight thousand two hundred fifty (8,250) square feet, with no more than five thousand seven hundred fifty (5,750) square feet contained within one principal single family dwelling unit.
• (d) In addition to the final maximum floor area for the principal single family dwelling units, each of the two caretaker dwelling units shall have a maximum floor area of one thousand (1,000) square feet. If a legal caretaker dwelling unit exists on the date the CD-PUD is approved, and if the Caretaker Dwelling Unit is deed-restricted as stated in the affordable housing guidelines, the floor area of the Caretaker Dwelling Unit may be increased to a maximum size of one thousand (1,000) square feet. All barn floor area and floor area allowed for special review uses shall be in addition to the final maximum floor area for both the principal single family dwelling units and the caretaker dwelling units.
• (e) Agricultural building floor area shall be unlimited in Development Option 3 and shall be in addition to the final maximum floor area for the principal single family dwelling units and caretaker dwelling units.
• (f) The following floor area is allowed for approved special review uses:

Parcel Size (acres) Floor Area for Special Review Uses (sq.ft.)

160-200 1,250

201-300 2,000

301-500 3,000

>500 5,000

(4) Growth Management Quota System (GMQS)

Approval of a CD-PUD under Development Option 3 shall result in the creation of the following development rights on the property and the following exemptions from the requirements of GMQS (see chapter 6), provided that all structures are constructed in compliance with all applicable requirements of this Land Use Code:

• (a) Eleven thousand five hundred (11,500) square feet of floor area for the principal single family dwelling units. Where codified Caucus limitations to final maximum floor area have been specified above, the Caucus area limitation shall apply as the maximum growth management exemption for principal single-family dwelling unit floor area, with no individual, or combination of two principal single-family dwelling units exceeding the Caucus area limitation.
  • Notwithstanding the foregoing provisions of this section (4)(a), when development rights from an adjacent parcel are approved for aggregation pursuant to Section 6-30-100(a)(9), thirteen thousand two hundred fifty (13,250) square feet of floor area may be developed in one (1) principal single-family dwelling. In cases of such aggregation pursuant to Section 6-30-100(a)(9) where the applicant desires two (2) principal single-family dwellings, no individual unit shall contain more than eleven thousand five hundred (11,500) square feet of floor area.
• (b) One thousand (1,000) square feet of floor area for each of two (2) caretaker dwelling units. These exemptions may not be combined to produce any caretaker dwelling unit with more than one thousand (1,000) square feet of floor area. No more than two caretaker units shall be exempt from GMQS.
• (c) All agricultural building floor area.
• (d) Floor area for approved special review uses shall be exempt from GMQS up to the maximums allowed in Sec. 3-70-40(i)(3)(e).

Parcel Size (acres) Floor area exempt from GMQS (sq ft)

160-200 1,250

201-300 2,000

301-500 3,000

>500 5,000

(a) Intent:

• The scenic emphasis of the West of Maroon Creek planning area is on natural vistas, ridgelines, hillsides, sage open lands and riparian corridors. The open spaces between designated activity nodes are equally important features to be maintained in order to prevent sprawl and continuous development within the planning area. Throughout the planning area, structures are intended to be low scale and transition from the height and massing of the urban core of Aspen to the rural open spaces along the highway 82 corridor as one travels down valley (North). As one travels south, towards Aspen, a distinct visual transition from low scale, non-continuous development within the planning area to the more urban levels of development within the City of Aspen shall be maintained. Architecture shall reflect the design objectives of the specific activity nodes as found below.

(b) Locational Criteria:

• The WOMP Overlay Zone District shall be applied to all parcels in all zone districts within the mapped area identified on the officially adopted zoning map. Within this mapped WOMP Overlay Zone District, are five (5) nodes that have additional design standards. These nodes are: (1) Airport Business Center (ABC); (2) Pitkin County Airport; (3) Buttermilk/Inn at Aspen; (4) Pomegranate/Aspen Country Inn; and (5) Highway 82 Corridor.

(c) Review Criteria

• When applications are submitted for development within the West of Maroon Creek planning area, all aspects of the visual appearance including design, landscaping, lighting and signage shall be comprehensively planned. Priorities include maintaining views of natural features along the Highway 82 and Owl Creek Road corridors. Photographs referenced in Chapter 3, Section 2 of the WOMP depict protected “view” and “view planes”. These view and view planes shall be preserved when any development is proposed within the WOMP Overlay Zone District.

Landscaping, lighting and signage within the planning area shall be minimal based on appropriate design and placement of development within the designated activity nodes of the West of Maroon Creek Plan.

If conflict arises between any portion of the Land Use Code and the standard(s) set forth in the WOMP Overlay Zone District and Nodes, the more restrictive standard(s) shall prevail.

(d) Review Standards:

THE FOLLOWING APPLIES TO THE ENTIRE WEST OF MAROON CREEK PLANNING AREA:

Design:

1. The density, size and scale of development shall be designed to complement rather than obstruct the natural environment as seen from Highway 82.
2. Ridgelines shall be unobstructed.
3. The appropriate design of development shall minimize the need for “man-made” landforms used as tools for screening development or in order to protect a view or designated view plane (see Section 2 of WOMP). If proposed, these landforms shall be modest and discreet and shall not be egregious or out of character. Man-made landforms as part of a structure (such as a buried or partially buried parking garage) on the Pitkin County Airport are excepted from this standard.
4. Where existing or natural topography allows, structures shall be lowered in the ground to minimize height as seen from Highway 82 and Owl Creek Road and pedestrian trails.
5. Maintain a 200 foot setback throughout the corridor except as has been explicitly varied by previous land use approvals. For example, the 2004 Pitkin County Airport Master Plan allows for a 100 foot setback from Highway 82.
6. All utilities shall be buried underground.

Landscaping:

1. Only native species shall be allowed within the WOMP area as referenced in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use”.
2. Planting arrangements shall mirror natural dispersion of plant groupings in the surrounding natural landscape.
3. When landscaping between Activity Nodes is altered, it shall be subject to review; Green areas between nodes are critical for maintaining the scenic objectives of these guidelines and the WOMP in general.
4. Disturbance of native vegetation shall be minimized when developing sites during construction.
5. All riparian corridors (including ditches,) and native vegetation and natural plant groupings contained within those corridors, shall remain undisturbed. For Airport-specific guidelines, see the “Pitkin County Airport Activity Node” Landscaping section. Note that this standard is not intended to preclude normal and appropriate ditch maintenance.
6. Native vegetation shall be used to break up the visual impact of continuous impervious surfaces .such as parking areas.
7. No replacement trees shall mature to a height that would obstruct identified views and view planes (see Section 2 of the WOMP). The purpose of this provision is to preserve views for the long term; however, to maintain variation and balance in a landscape, up-to one quarter of the trees or shrubs installed per property may be of a native variety that matures at a height that may obstruct views.
8. Drip and low flow irrigation shall be utilized in order to conserve water usage.

Lighting:

1. Exterior lighting shall be minimized. There shall be a balance between the safety and security needs for lighting and the desire to preserve the night sky.
2. All outdoor lighting for new development shall be full cutoff fixtures installed in a fixed down direction and 100% shielded. This will ensure that light trespass and glare have a negligible impact on surrounding property.
3. No light source (bulb) from an outdoor light fixture of a new development shall be visible beyond the property line. Shielding is required to reduce glare so that neither the light source nor its image from a reflective surface shall be directly visible from any place along the designated activity or building envelope. If no building envelope or activity envelope has been designated the property line shall be used. Shielding the source (bulb) of light shall consist of a metal housing (cap) which directs the light downward or a covering with frosted glass or colored glass with a dense enough consistency to hide the light bulb. The complete shielding with a metal cap is the preferred method.
4. In order to minimize light trespass on abutting property, illumination shall be measured with a light meter using a foot-candle light measurement scale. The light shall be measured at:
   • (a) The edge of the activity or building envelope at 4 feet measured vertically from grade and shall not exceed 0.1 foot-candles of light.
   • (b) Directly under the light source at grade and shall not exceed 2.5 foot -candles of light.
   • (c) Between outdoor light sources and shall not exceed 0.5 foot-candles of light.
   • (d) On the property line of a subject parcel and shall not exceed 0.1 foot-candles, measured at four feet (4’) above grade. If no activity or building envelope has been established the property line shall be used.
5. The maximum height of a freestanding outdoor light fixture for new multi-family residential development and nonresidential development shall be twelve feet (12’). This includes fixtures for parking areas, which shall be placed far enough apart that the illumination between fixtures is 0.5 foot-candles.
6. All new outdoor lighting fixtures shall be energy efficient. Energy efficient lights include all high intensity discharge (HID) lamps; high pressure sodium and low pressure sodium. Metal Halide and Mercury vapor bulbs are not allowed.
7. Outdoor light fixtures used to illuminate flags shall use a very narrow cone of light for the purpose of confining the light to the flag and minimize light trespass and glare.
8. Lighting controls that automatically extinguish all outdoor lighting when sufficient daylight is available using a control device or system such as a photoelectric switch, astronomical time switch or equivalent functions from a programmable lighting controller, building automation system or lighting energy management system, shall be utilized whenever possible.
9. The outdoor light fixtures listed below shall be prohibited. Existing light fixtures legally permitted or authorized prior to adoption hereof may be maintained:
   • (a) Uplighting/backlit canopies.
   • (b) Neon tubing or band lighting along building structures as articulation.
   • (c) Flashing lights.
   • (d) Illumination of entire building or illumination of building facades.
   • (e) Floodlighting, up lighting.
   • (f) Any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light.
   • (g) Driveway lighting.
   • (h) Mercury vapor lights and metal halide lights.
10. Walk way and path lighting shall not exceed two (2) feet in height, shall be fixed in a down directed direction, and shall be less than 0.5 foot-candles between each fixture and less than 0.1 foot-candles six (6) feet from the fixture, at the edge of the activity envelope and/or the property line.

(Note: For lighting standards applicable to Pitkin County Airport, see the “Pitkin County Airport Activity Node” Lighting section.)

Signage:

1. Prohibit Canopy, Projecting, and Roof signs. An identification sign shall only be a free standing or a wall sign.
2. Replacement or new signs shall be limited to one sign per business; either a wall sign or a free-standing sign, but not both (except as may be modified under the Airport Activity Node standards.)
3. On the west side of Highway 82, allow one identification sign per primary entrance, except as may be modified under specific guidelines outlined for the Airport Activity Node.
   • (a) Maintain a setback of 10’ from all property boundaries.
   • (b) Sign placement shall not impede traffic or obstruct views.
   • (c) No off-site signs shall be permitted unless approved by the County.
4. Signs at intersections shall only indicate the road name and not uses located further along that road. For example, Stage Rd., Harmony Rd., Tiehack Rd.
5. Only identification signs shall be lit. Lighting shall be compliant with Section 7-20-140 of the Pitkin County Land Use Code.
6. Ranch gates shall not be used as sign structures or located at any entrance drive or roadway along the Highway 82 Corridor within the WOMP area. Ranch gates are prohibited at entrances/exits onto Highway 82.
7. Address numbers shall comply with Pitkin County Board of County Commis­sioner Ordinance 31-2012 pertaining to addressing.
8. Agricultural stands shall be allowed one sign no greater than 6 square feet in addition to any other signs approved for the site.
9. Two sided, back-to-back free standing identification signs are required.

The following standards shall only apply to the Airport Business Center (ABC) Activity Node (Except where noted specifically for application to the ABC Subdivision, the following standards apply to all properties within the Activity Node):

Design:

1. The following height limits shall apply:
   • (a) No structures within the ABC Subdivision shall exceed twenty eight (28) feet to the midpoint and thirty (30) feet to the peak of the roof; or twenty eight (28) feet for a flat roof.
     1. Within two hundred (200) feet of the Highway 82 Right of Way, structures within the ABC Subdivision are limited to fifteen (15) feet to the peak of the roof, or to the high point of a flat roof, as measured from existing grade.
     2. Within a perimeter of thirty (30) feet of the boundary of the ABC Subdivision, structures shall not exceed fifteen (15) feet to the peak of the roof, or to the high point of a flat roof, as measured from existing grade.
   • (c) Outside of the ABC Subdivision and within the two hundred (200) foot setback from the Highway 82 Right of Way, all structures are limited to fifteen (15) feet to the peak of the roof, or to the high point of a flat roof, as measured from existing grade; buildings shall incorporate design features that make the structure appear as one story as seen from the Highway 82 Corridor and from pedestrian paths.
   • (d) Outside of the ABC Subdivision and outside of the two hundred (200) foot setback from the Highway 82 Right of Way, structures are limited to heights allowed in the underlying zone district.
2. Development within 200 feet of the Highway 82 Right of Way shall be lowered in the ground whenever possible.
3. Articulated rooflines shall be utilized. A roofline shall not appear as a continuous linear plane.

Landscaping:

1. Landscaping shall be native mixed species with varying heights and setbacks of plantings in order to soften and complement the facades of buildings.
2. Along the 100 Road in the ABC subdivision and along the frontage roads within the WOMP area, native vegetation as referenced in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use” shall be used to break up the visual impact of continuous impervious surfaces such as parking areas.
3. Plantings along Highway 82 shall not create or contribute to a vegetative tunnel effect.

Signage:

1. Only wall signs shall be allowed along the frontage road and the 100 Road within the ABC.
2. No signs shall be located between Highway 82 and the Frontage Road and/or the 100 Road except:
   • (a) Those related to the rights-of-way.
   • (b) One free standing Identification sign per ABC entrance.
3. One, back-to-back, two sided free-standing identification sign per ABC entrance is required.
   • (a) Sign shall be “anchored” on the ground with a base and/or landscaped area.
   • (b) Base and landscaping will be included as part of total sign structure height.
   • (c) Downward lighting is required.

The following standards shall only apply to the Pitkin County Airport Activity Node:

Design:

1. The appearance of any new development in the terminal area, as viewed from Highway 82 and Owl Creek Road shall be similar to the current facilities which include relatively low structures that are complemented by landscaping.
2. Development on the east and west side of the Pitkin County Airport runway shall include low structures which appear to be one story in height, while serving their intended purpose.
3. The rooflines and mass of structures shall be articulated and shall not appear as continuous (as viewed from Highway 82 and Owl Creek Road), unless such configuration is a necessary aspect of their intended purpose.
4. Use of architectural techniques such as partially buried, earth-bermed and/or earth covered roof and structures such as the Pitkin County Airport Operations Center (AOC), are a desirable means of limiting visual impacts.
5. While serving their intended purpose, structures, buildings and landscaping on the Pitkin County Airport shall be designed so as not to obstruct views of Mt. Daly and/or the Buttermilk Ski Area Mountain as viewed from Highway 82.
6. To the extent possible, undeveloped areas immediately beyond the ends of the Pitkin County Airport runway shall remain undeveloped as a visual break between Buttermilk to the south and shale bluffs to the north.
7. Maintain existing setback of 100 feet from property line along Highway 82.
8. Ensure that development, including structures, landforms and landscaping does not create a tunnel effect along Highway 82 or Owl Creek Road. If proposed, these landforms shall be “modest” and “discreet” and shall not be egregious or out of character.

Landscape:

1. Maintain weed control.
2. Maintain the south and north ends of the runway as unobstructed areas vacant of tall plantings and containing native grasses and shrubs.
3. On the west side of the Pitkin County Airport near the Airport Operations Center (AOC), maintain native plantings that mimic the surrounding Owl Creek corridor landscape vegetation, which could include cottonwoods and aspens behind the development contemplated to the north of the existing AOC structure.
4. Maintain the Owl Creek riparian corridor with native, natural vegetation where consistent with the Aspen-Pitkin Airport Wildlife Hazard Management Plan.

Lighting:

1. Lighting associated with the airside facilities at the Airport (runway/taxiway system, deice pad, aircraft parking areas and other facilities located inside the security fence) is regulated by the Federal Aviation Administration (FAA) for safety and shall be exempt from these standards. Wherever the terms “outdoor fixtures” and “exterior lighting” are used in this section, it shall be understood to exclude fixtures or lighting associated with airside facilities. All other exterior lighting at the Airport shall be designed to achieve a balance between the safety and security needs of airport users and the desire to preserve the night sky.
2. Outdoor fixtures other than those associated with the runway/taxiway system and deice pad shall be installed in a fixed down direction, shall be full cutoff fixtures and 100% shielded. Shielding shall be required to reduce glare so that neither the light source nor its image from the reflective surface shall be directly visible from beyond the property line.
3. The maximum height of a freestanding outdoor light fixture shall be twelve feet (12’). This includes fixtures for parking areas, which shall be spaced so as to achieve an average illumination no greater than 0.5 foot-candles.
4. All new outdoor lighting fixtures shall be energy efficient. Energy efficient lights include all high intensity discharge (HID) lamps (high pressure sodium and low pressure sodium) and any other fixtures of equal or greater efficiency subject to approval by the Community Development Department.
5. Outdoor light fixtures used to illuminate flags shall use a very narrow cone of light for the purpose of confining the light to the object of interest and minimize light trespass and glare.
6. Lighting controls that automatically extinguish all outdoor lighting when sufficient daylight is available using a control device or system such as a photoelectric switch, astronomical time switch or equivalent functions from a programmable lighting controller, building automation system or lighting energy management system, shall be utilized whenever possible.
7. The outdoor light fixtures listed below shall be prohibited. Existing light fixtures legally permitted or authorized prior to adoption hereof may be maintained.
   • (a) Uplighting/backlit canopies.
   • (b) Neon tubing or band lighting along building structures as articulation.
   • (c) Flashing lights.
   • (d) Illumination of entire building or illumination of building facades.
   • (e) Floodlighting, up lighting.
   • (f) Any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light.
   • (g) Walkway and path lighting must not exceed three (3) feet in height (as measured from the light source to existing grade) and must be down-directed and shielded. LED lighting is required.

Signage:

1. Signage at the Pitkin County Airport shall be consistent with the Pitkin County Airport Master Plan sign plan for exterior signs. If visual conflicts exist with the intent of the body of these standards along the highway corridor, the Pitkin County Airport shall work with Community Development to resolve conflicts and amend the Pitkin County Airport Master Plan signage plan where appropriate.
   • (a) One two-sided back-to-back free standing identification sign per entrance is required.

The following standards shall only apply to the Buttermilk Activity Node:=

Design:

1. The placement, height and massing of structures at the base of the Buttermilk ski area shall maintain open views of the ski mountain.
2. Roof lines shall be articulated so as not to appear as one continuous linear plane;
3. Maintain setback of 200 feet from Highway 82 Right of Way.

Landscaping:

1. Landscaping shall be native mixed species with plantings of varying heights and setbacks to soften and complement the facades of buildings as referenced in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use”;
2. The parking area provides views of the ski mountain and continues to provide a sense of open landscape. This area shall include native, low shrubs and grasses in designated islands throughout the lot. Native plantings will provide needed drainage areas while limiting water usage, and provide green coverage throughout the hard surface parking area. Only species identified in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use” shall be used.
3. Existing intermittent tree placement along Owl Creek Road and the Buttermilk parking lot shall be maintained, and replacement trees shall be of a variety that is limited to a height at maturity that will continue to provide views of the mountain. To maintain mountain views, the density of the trees in this location shall not be increased.

Lighting:

See entire west of MOMP planning area standards.

Signage:

1. Limit free-standing identification signs to one per primary entrance.
   • (a) Sign shall be “anchored” on the ground with a base and/or landscaped area.
   • (b) Base and landscaping will be included as part of total sign structure height.
   • (c) Downward lighting is required.
2. One back-to-back, two-sided free standing identification sign per primary entrance is required.

The following standards shall only apply to the Inn at Aspen Activity Node:

Design:

1. Maintain a setback of a minimum of 110 feet from the Highway 82 Right of Way.
2. Maintain height of 19 feet within the first 200 feet from the Highway 82 Right of Way. Allow height to increase to underlying zone district height standard when located more than 200 feet from the Highway 82 Right of Way.
3. Design structures using building materials and colors that blend with the landscape.

Landscaping:

1. Landscaping shall balance the need to complement development and maintain background views of ridgelines.
2. A variety of native species shall be used as landscaping is replaced as referenced in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use”.
3. Allowed height of replacement trees at maturity shall be determined based on siting of development and compliance with #1 above.

Signage:

1. Limit free-standing identification signs to one per primary entrance.
   • (a) Sign shall be “anchored” on the ground with a base and/or landscaped area.
   • (b) Base and landscaping will be included as part of total sign structure height.
   • (c) Downward lighting is required.
2. One back-to-back, two-sided free standing identification sign per primary entrance is required.

The following standards shall only apply to the Pomegranate / Aspen Country Inn

Activity Node:

Design:

1. To maintain views of backdrop ridgelines from Highway 82, maintain the height of structures at no higher than the current level. A reduction in building height is required as redevelopment occurs.
2. Maintain setback from the Highway 82 right of way as follows:
   • (a) Pomegranate: 180 feet to condominium building. Setback for the Pomegranate garages are subject to City of Aspen zoning and land use approvals.
   • (b) Aspen Country Inn senior housing: 195 feet to hip roof structure.
   • (c) Aspen Country Inn housing (west building): 200 feet.

Landscaping:

1. Maintain vegetation to screen development until such time as redevelopment occurs.
2. Maintain the continuous creekside native vegetation as viewed from Highway 82 when heading downvalley.
3. Landscaping shall compliment architecture and maintain background views of ridgelines; specifically the ridgeline views of Aspen Mountain, Highland Mountain, Buttermilk/Tiehack Mountains shall not be blocked by vegetation.
4. Replacement landscaping shall be comprised of a variety of native species.
5. Allowed height of replacement trees at maturity shall be determined based on siting of development and compliance with #3, above.
6. Only species referenced in the Colorado Native Plant Society’s “Suggested Native Plants for Gardening and Landscape Use” shall be used.

Lighting:

See general provisions above

(a) Intent: The purpose of the Village Lodge Preservation (VLP) Zone District is to provide opportunities for and to encourage public use and enjoyment of privately owned historic tourist accommodation facilities located within the Town site of Redstone or on surrounding lands in the Crystal River Valley. The VLP zone district is intended to provide incentives for the upgrading and limited expansion of historic hotel, motel, lodge, and similar tourist accommodation facilities (including expansions within separate buildings to develop resort cabins, single family dwellings, and similar uses) when such expansions comply with the applicable development standards of this Land Use Code.

Lands which may be designated to the VLP zone district are those properties which:

1. Are eligible for listing on, or are already listed on, the National or State Register of Historic Places or the Pitkin County Historic Register; and
2. Are currently being legally used as tourist accommodation facilities or can be shown to have previously been used as tourist accommodation facilities: and
3. Are located within Redstone Historic District Boundary.

(b)Planning and Review Requirements: An approved Village Lodge Preservation Master Plan is required for any development in the VLP Zone District. The VLP Master Plan shall address all existing facilities and all proposed development, and shall be consistent with the Redstone Master Plan and Pitkin County Comprehensive Plan, and shall comply with all applicable requirements of the Land Use Code, including but not limited to the VLP Master Plan standards in Section 2-40-100, the Special Review standards in Sec. 2-30-30(h); Amendments to Development Applications and Permits in Sec. 2-20-150; and Activity Envelope and Site Plan Review in Sec. 2-30-20(g) and Sec. 7-10-50. The VLP Master Plan shall cover the entirety of the property, and shall address all permitted activities/uses on the property.

VLP Master Plan uses are denoted as in Chapter 4, Table 4-1: Permitted Use Table as “A” – Allowed By Right - or “M” –Master Plan Uses. Uses denoted with an “A” or “M” are eligible for consideration in a VLP Master Plan review process. Uses denoted with an “M” are not automatically permitted. Only the specific uses, activities, and facilities approved as part of a site specific VLP Master Plan shall be permitted on a property.