3-70-50 West Of Marron Planning Area (WOMP) Overlay Zone District

(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