West of Maroon Creek Master Plan

Aspen Urban City of Aspen Pitkin County Planning Area Airport Growth Boundary Boundary WOMP Area Boundary Map B R U S H C RE EK RD W B U T T E R M HWY 82 I L K R D OWL CREEK RD E W G A SA Y A E AIRPORTA RD B 0 C HWY 82 10 R 5 D C 0 N AB 0 W A O D R E IV R P AS A SG ABC 400 O LN RD TS LA F IN NTAZ D STAGE RD A TRE R HA L RMO C NY M RD TIEHACK RD D FORGE R HWY 82 DR ARWOOD ST Maroon N L P T Creek T O R C D S D U OO R Bridge RW T A R ST D S G N I K R E V L HOMESTAKES I DR N LN RY METE R CE E D UTT D B RE THE WEST OF MAROON CREEK PLAN Pitkin County, Colorado Adopted October 8, 2013 Acknowledgements Pitkin County Planning & Zoning Commission John Howard, Chair Mirte Mallory, Vice Chair Jeffrey J. Conklin Lexi McNutt Trent Palmer Michelle Bonfils Thibeault Monty Thompson James VeShancey Pitkin County Community Development Department Cindy Houben, Community Development Department Director & Ellen Sassano, Senior Long Range Planner Lance Clarke, Assistant Community Development Director Michael Kraemer, Planner Susan Pearson, Zoning Officer Joanna Schaffner, Zoning Officer Layout Design Design Workshop Inc., Aspen Photography Andrea Booher Photography Kurt Dahl Special thanks to the many business and community representatives who took the time to participate in development of the West of Maroon Creek Plan. Contents West INTRODUCTION 1 Plan Intent. 2 of Policy Direction from the 2012 Aspen Area Community Plan (AACP). .4 Existing Land Uses and Current Zoning . .6 Maroon How the WOMP is Organized . .8 Creek Plan CHAPTER 1: LAND USE AND TRANSPORTATION POLICIES AND IMPLEMENTATION STEPS BY SUB AREA 9 Section 1: Highway 82 Corridor West of Maroon Creek . 11 Section 2: Planning Activity Nodes. 23 Pitkin County Airport Activity Node . 23 Airport Business Center Activity Node. 27 Buttermilk/Inn at Aspen Activity Node. 32 Pomegranate/Aspen Country Inn Activity Node. .37 Section 3: Outlying Developable Areas. 41 Soldner. 42 Sardy . 43 Aspen Consolidated Sanitation District. 44 CHAPTER 2: FUTURE LAND USE MAP AND LAND USE DESIGNATIONS 47 CHAPTER 3: SCENIC GUIDELINES AND VIEWS 53 Section 1: West of Maroon Creek Scenic Guidelines . 54 Section 2: Views and Viewplanes . 68 CHAPTER 4: WOMP AUTHORITY BACKGROUND INFORMATION 101 WEST OF MAROON CREEK PLAN | Pitkin County, Colorado Table of Contents p i FIGURES 1. WOMP Area Boundary Map ��3 2. Activity Nodes Map ��5 3. Existing Zoning Map ��7 4. Highway 82 Corridor West of Maroon Creek . 12 5. Map of Visual Buffer Lands . 17 6. Map of Established Subdivisions . 18 7. Map of Aspen Urban Growth Boundary Expansion . 19 8. Highway 82 Access Control Plan . 20 9. Trails Map ��21 10. Transit Map ��22 11. Pitkin County Airport Activity Node Location Map . 24 12. Pitkin County Airport Activity Node - 2012 Zoning . 25 13. ABC Activity Node Location Map . 28 14. Buttermilk/Inn at Aspen Activity Node Location Map . 33 15. Buttermilk/Inn at Aspen Activity Node - 2012 Zoning ��34 16. Pomegranate/Aspen Country Inn Activity Node Location Map ��38 17. Pomegranate/Aspen Country Inn Activity Node - 2012 Zoning . 39 18. Soldner Property Location Map . 42 19. Sardy Property Location Map ��43 20. Aspen Consolidated Sanitation District Property Location Map ��44 21. Future Land Use Map ��48 22. Future Land Use Maps Insets A & B. 49 23. Area Subject to Scenic Guidelines �� 55 24. Scenic Views Photo Index Map . 69 25. Mt. Daly and Buttermilk Viewplanes - Longitude & Latitude Detail ��98 p ii p ii 8 CHAPTERINTRODUCTION TITLE SUBTITLE WEST OF MAROON CREEK PLAN | Pitkin County, Colorado Introduction p 1 Plan Intent The area between the west bank of Maroon Creek and the northwest end of the Pitkin County Airport along the Highway 82 Corridor is the “gateway” to the Aspen Area Community (see Figure 1, WOMP Area Boundary Map). The vision for the West of Maroon Creek Plan (WOMP) is guided by the culmination of years of citizen work on the 2012 Aspen Area Community Plan (AACP) and “Create a subsequent input from the West of Maroon Creek neighborhood. Land use, transportation and comprehensive Land scenic quality choices for this area reflect the importance of thoughtful planning in our community. Use Master Plan and Future Land The intent of the WOMP is to take the vision, philosophy and policies from the AACP (West of Use Map for the Castle Creek Chapter1) and create clear land use guidance for future uses and decisions regarding West of [Maroon] the location and scale of development. Additionally, the WOMP seeks to preserve the scenic Creek Corridor that quality of development within the planning area. Finally, the WOMP couples the previous Entrance ensures planning to Aspen transportation decisions with future development patterns in order to ensure an improved is coordinated and experience as one travels through the area by bike, car or as a pedestrian. recognizes the need for improved Although the authority and usage of the WOMP is described in more detail in Chapter 4: WOMP transportation Authority and Background Information, it should be noted at the start that, unlike the 2012 AACP services in the which was written jointly by the Pitkin County Planning Commission and the City of Aspen Planning corridor before & Zoning Commission, the WOMP is solely a Pitkin County Sub-Area Master Plan, written and significant growth is adopted by the Pitkin County Planning and Zoning Commission. allowed to occur in the area. The Master Within the WOMP area boundaries there are several parcels that are inside the City of Aspen Plan should preserve city limits and/or owned directly by the City of Aspen. While the WOMP does not bind the City of and improve existing Aspen in any way unless adopted wholly or partially by its City Council at a later date, it is hoped uses to maintain their that the comments and recommendations contained in this plan will be taken into consideration in functionality, vitality future zoning, land use decisions, and development approvals. and longevity.” - 2012 AACP 1 Since the 2012 AACP was adopted, the name of the sub-area plan has been changed to “West of Maroon Creek” and the proposed Planning area boundary modified to eliminate the area between the Castle Creek and Maroon Creek bridges along Highway 82. The modification acknowledges that the area between bridges is unlikely to change over the course of the next ten years and the life of the WOMP. Regardless of the name change and minor boundary modification, the West of Castle Creek Chapter in the 2012 AACP still provides the fundamental basis for policy direction in the WOMP. pp 22 WEST OF MAROON CREEK PLAN | Pitkin County, Colorado Aspen Urban City of Aspen Pitkin County Planning Area Airport Growth Boundary Figure 1: West of Maroon Creek Boundary WOMP Area Boundary Map B R U S H C RE EK RD W B U T T E R M HWY 82 I L K R D OWL CREEK RD E W G A SA Y A E AIRPORTA RD B 0 C HWY 82 10 R 5 D C 0 N AB 0 W A O D R E IV R P AS A SG ABC 400 O LN RD TS LA F IN NTAZ D STAGE RD A TRE R HA L RMO C NY M RD TIEHACK RD D FORGE R HWY 82 DR ARWOOD ST Maroon N L P T Creek T O R C D S D U OO R Bridge RW T A R ST D S G N I K R E V L HOMESTAKES I DR N LN RY METE R CE E D UTT D B RE WOMP Area Boundary : The WOMP covers the area along the Highway 82 Corridor from the Maroon Creek Bridge on Highway 82 to the end of the Pitkin County Airport. As depicted on Figure 1, WOMP Area Boundary Map, the WOMP area is located primarily within the jurisdiction of unincorporated Pitkin County (the “County”) within the Aspen Urban Growth Boundary area (UGB,) but contains some areas within the City of Aspen, (“Aspen,”) and some areas adjacent to, but outside of the UGB. The boundary includes 1) pockets of commercial, residential and lodging accommodations along the Highway 82 Corridor that have been termed “activity nodes”, 2) the open spaces between these activity nodes, 3) established subdivisions, and 4) outlying developable areas. WEST OF MAROON CREEK PLAN | Pitkin County, Colorado Introduction p 3 Policy Direction From the AACP The WOMP carries forward the following three main areas of policy direction from the AACP: 1. Land Use: “Planning for the West of [Maroon] Creek Corridor should support a well-defined visual and functional pattern for a series

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