HomeMy WebLinkAboutcoa.lu.pu.Aspen Highlands.sign.A05801
,~
CASE NUMBER
PARCELID#
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL,ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A058-01
Highlands Village Sign Guidelines PUD Amendment
Highlands Base Village
Steve Clay/Joyce Ohlson
PUD Amendment
Hines Highlands
09/08/03
DENIED ORD 45 OF 2003
01/20/04
D DRISCOLL
I"i
oRBtNANt:E: N6.45
(SERIES OF 2003)
AN ORDINANCE OF THE CITY OF ASPEN CITY COUNCIL APPROVING THE ASPEN
HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT (PUD) SIGN GUIDELINES,
CITY OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an application from Hines
Highlands Limited Partnership and the Aspen Highlands Village Association requesting approval
for sign guidelines specific to the Aspen Highlands Village PUD; and,
WHEREAS, upon review of the application and the applicable code standards, the
Community Development Department recommended approval of the sign guidelines for the Aspen
Highlands Village PUD and the Aspen Planning and Zoning Commission recommended denial of
said sign guidelines by a 4 to 1 vote; and,
WHEREAS, the City Council has reviewed and considered the amendment to PUD under the
applicable provisions of the Municipal Code as identified herein; and,
WHEREAS, the City Council fmds that this ordinance furthers and is necessary for the
promotion of public health, safety, and we1fcrre.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ASPEN CITY COUNCIL AS
FOLLOWS:
Section. 1 :
Pursuant to the procedures and standards set forth in Section 26.310 of the City of Aspen Land Use
Code, the City Council approves the Aspen Highlands Village PUD Sign Guidelines that were
reviewed on October 14, 2003 and November 24,2003 and are attached as Exhibit "A."
Section 2:
This ordinance shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances 'repealed or amended as herein
provided, and the same shall be conducted and concluded unper such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this qrdinance is for any reason held
invalid or unconstitutional ina court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
Section 4:
A public hearing was held on the 14th day of October at 5:00 PM in City Council Chambers, Aspen
City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice of the same was
published in a newspaper of general circulation within the City of Aspen.
.~
INTRODUCED, READ AND ORDEM1> PtJniJ:SHEDasJprovidecfby law, bytheCityCoullCiI
of the City of Aspen on this 8th day of September 2003.
ATTEST:
~~J~
Kathryn Koc ity Clerk .
APPROVED BY the City Council of the City of Aspen on this 24th day of November 2003.
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
~/1~
Ci om
ATTEST:
~J~
Kathryn Koc n fly Clerk . ----
t'
\: .
Exhibit A to Ordinance 45 of 2003
Aspen Highlands Village Planned Unit Development Amendment
Sign age Guidelines
6.1 Aspen Highlands Village Signage Guidelines Contextual Note
This Signage Guideline was adopted by the Aspen Highlands Village Association Design Review Board on as
Chapter 6 of the Aspen Highlands Design Guidelines and the Aspen Highlands Village PUD was amended to
include these Signage Guidelines by the City of Aspen City Council on November 24, 2003. In cases where the
contents of this Chapter conflict with other portions of the Aspen Highlands Village Design Guidelines, the contents
of this Chapter shall take precedence and shall provide the basis for decision.
6.2 Purpose
The purpose of the Aspen Highlands Village Signage Guidelines is to:
A. Promote the public health, safety and welfare of Aspen Highlands Village through a comprehensive
system ofreasonable, effective, consistent, content-neutral and non-discriminatory sign guidelines and
requirements.
B. Preserve and maintain Aspen Highlands Village as a pleasing, visual attractive mixed use community
and to enhance the attractiveness and economic well-being of A.spen Highlands Village as a place to
live, vacation and conduct business.
C. Address community needs relating to maintaining the quality of the guest experience, preserving and
enhancing the high quality human existence, preserve the architecturally unique character of Aspen
Highlands Village, fostering the alpine neighborhood quality of Aspen Highlands, and preserving and
enhancing scenic views.
D. To ensure that the signage program for Aspen Highlands compliments the unique architecture and
aesthetic of Aspen Highlands and encourage signs that are appropriate for the intended goal and
consistent with the overall aesthetic and vision of Aspen Highlands Village.
E. Outline the process for gaining City of Aspen permits and A.spen Highlands Village Design Review
. Board approval for new sign installation.
F. Enable the identification of places of residences and business and allow for the communication of
information necessary to conduct commerce and navigation of Aspen Highlands Village.
G. Permit signs that are compatible with their surroundings and aid orientation, and preclude placement in
a manner that conceals or obstructs adjacent land uses or signs.
H. Protect the public from the dangers of unsafe signs, and require signs to be constructed, installed and
maintained in a safe and satisfactory manner.
I. Lessen hazardous situations which may result from improper placement, illumination, animation or
size of signs which compete for the attention of pedestrian and vehicular traffic..
1. Regulate signs in a manner so as to not interfere with, obstruct vision of, or distract motorist, bicyclists
or pedestrians.
These Guidelines shall apply to all signs of whatever nature and wherever located within the Aspen Highlands
Village P.D.D. No sign shall be allowed except as permitted by this Chapter.
6.3 Procedure for sign permit & approval- a two step process
A. Required Process. A two step process shall be required to gain a City of Aspen sign permit for areas
within the Aspen Highlands Village P.D.D.
Page 1 0110
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 012003
Adopted Version 11/24/2003
Exhibit A to Ordinance 45 of 2003
I"'.,
1. Aspen Highlands Village Design Review BoardA.pproval:First,the applicant must submit a sign
review application to the Aspen Highlands Village Design Review Board (DRB) for review and
approval. It shall be considered a violation of Aspen Highlands Village Association covenants to
erect, place, construct, reconstruct, or relocate any sign without first obtaining a sign installation
approval from the Aspen Highlands Village DRB.
1. Preventive maintenance. The ordinary preventative maintenance of a lawfully existing sign
which does not involve the change of placement, size, lighting, color or height.
2.Citv of Aspen Signage Permit Process: Once the applicant has received DRB approval, the applicant
is eligible to submit to the City of Aspen for a Sign Permit. It shall be unlawful to erect, place,
construct, reconstruct, or relocate any sign without first obtaining a sign permit from the City of Aspen
Chief Building official. No City of Aspen sign permit shall be issued without DRB approval.
B. Exempt signs. The following signs or sign activities shall be exempt from obtaining a sign approva~.
Exemptions shall not be construed as relieving the applicant and owner of the sign from the responsibility of
complying with all of the applicable provisions of this Guideline. The exemption shall only apply to the
requirement for approval.
2. Repainting. The repainting of a lawfully existing sign exactly as it was prior to such activity.
3. Directional or Instructional Signs. Signs, not exceed six (6) inches by thirty (30) inches in
area, which provide direction or instruction to guide persons to facilities intended to serve the
public. Such signs include those identifying rest rooms, public telephones, public walkways,
public entrances, freight entrances, affiliation with motor clubs, acceptance of designated
credit cards, and other similar signs providing direction or instruction to persons using a
facility but not including those signs accessory to parking areas'. Advertising materials of any
kind is strictly prohibited on direction or instructional signs.
l
i
f'
r
I
6. Government signs. Signs placed or erected by governmental agencies (including but not
limited to the Aspen Highlands Village Metropolitan District, the "District") or nonprofit
civic associations for a public purpose in the public interest, for control of traffic and for other
regulatory purposes, street signs, warning signs, signs of public services companies indicating
danger, and aids to serviCe and safety which are erected by, or for the order of government.
4. Fine Art. Works of fine art which in no way identifies or advertise a person, product, service
or business.
. 5. Flags. Flags, emblems and insignia of political or religious organizations providing such
flags are displayed for noncommercial purposes and are displayed in a tasteful and non-
intrusive manner with respect to size, location and color. The City of Aspen and the Design
Review Board hereby reserve the right to request that flags that in their opinion do not meet
these requirements are replaced or removed.
7. Holiday Decorations. Noncommercial signs or other materials (e.g. string lights) temporarily
.displayed on traditionally accepted civic, patriotic, and/or religious holidays, provided that
such decorations are maintained in a safe condition, are displayed in a tasteful and non-
intrusive manner with respect to size, color, quality and location and do not constitute a fire .
hazard. The City of Aspen and the Design Review Board hereby reserve the right to request
that holiday decorations that do not in their opinion meet these requirements are replaced or
removed.
8. Incidental Signs on Vehicles. Signs placed on or affixed to vehicles or trailers where the sign
is incidental to the primary use of the vehicle or trailer. Thisis in no way intended to permit
signs placed on or affixed to vehicles or trailers which are parked on a public right-of-way,
public property, District property, or private property so as to be visible from public right-of-
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Page 2 of 10
Exhibit A to Ordinance 45 of 2003
1"""\
"I
way where the apparent purpose if to advertise a product, service or activity, or direct people
to a business or activity located on the same or nearby property.
9. Interior signs. Signs which are fully located within the interior of any building or within an
enclosed building or court of any building, which are not visible from public space, adjacent
lots or areas outside the building, and signs not to exceed 30" x 42", located within the inner
or outer lobby, court or entrance and not attached to the window or interior storefront of any
commercial space which are intended solely for information relating to the interior operation
of the building in which they are located.
10. Residential Name and Address Identification Markers. Within Aspen Highlands Village
P .D.D., Block D ("Village Core"); Ilon-reflective letters andnun:ibers not to exceed .three
inches (3") in height; mounted near (or on) the door ofa particular condominium unit, that
identify the unit number of the unit and are consistent in style and size with the other units
numbers on the building. For non-Village Core areas ("Neighborhoods"), residential name
and address identification markers are non-exempt and require the Design Review process.
11. Public Notices. Official government notices and legal notices.
12. Memorial Signs. Memorial plaques or t~blets when cut into masoriry surface or when
constructed of bronze or other incombustible materials or other remembrances of persons or
events that are noncommercial in nature.
13. Security Signs. Every parcel may display security signs not to exceed an area of six inches
wide by six inches long (6" x 6"). Security signs may contain a message, logo, or symbol
alerting the public to the presence of a security system on the premises. Security signs shall
be of a neutral color. Security signs must be installed only on private property.
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version J 1/24/2003
14. "A" Frame Sandwich Boards or Free Standing Signs Each commercial owner or tenant
within the Village Core is permitted to pla.ceeither one (1) sandwich board or one (1) free,
standing sign to identify or advertise their business or service within ten (10) feet of the door
to their operation and in a location that does not interfere with pedestrian ingress/egress. The
signs must conform in color, style and dimension to the Design Review Board approved signs
on file with the Aspen Highlands Village Association.
Each commercial owner or tenant within the Village Core that is in a location that does not
have plaza frontage (i.e. adjacent to the brick paver pedestrian plaza) is permitted to place one
(1) additional direction sign, either sandwich board or free standing sign to direct patrons, to
their location. Signs must conform to the Design Review Board standards and the location of
said sign is subject to Design Review Board approval.
C. Application. For all non-exempt signs (i.e. signs not identified in Section 6.3B), an application for a
sign approval shall first be submitted to the Aspen Highlands Village Association Design Review
Board and shall include the following information:
1. That information required on the form provided by the City of Aspen Community
Development Director;
2. The Aspen Highlands Village DRB Design Review Fee, ifrequrred by the Design Review
Board;
3. A letter of consent from the owner of the building or space that will include the sign, if the
applicant is not the owner or tenant;
4. Proposed location of the sign on the building or parcel; and
Page 3 of 10
Exhibit A to Ordinance 45 of 2003
~
1>' '}
5. A blueprint or ink drawing of the plans, specifications, and method of construction of the sign
and it's supports, showing proposed dimensions, materials, and the type, intensity, color and
design of the sign's illumination, if any.
D. Determination of Completeness & Compliance. Only applications that have been submitted complete
will be considered for compliance and approval. Once the application is complete, the Design Review
Board shall review the application and determine its compliance and consistency with the purposes,
requirements and standards in this Chapter, the Design Review Board shall approve, approve with
conditions or deny the development application for a sign approval. Once the Design Review Board
has issued a letter of approval, the applicant shall submit a duplicate set of the items outlined in
Section 6.3.C as approved by the DRB and a copy of the DRB approval document to the City of Aspen
Community Development Department for Sign Permit review and issuance. No cons~ction shall
begin until the Sign Permit has been issued by the City of Aspen.
6.4 Prohibited Signs
The following signs are expressly prohibited for erection, construction, repair, alteration, relocation or placement in
Aspen Highlands Village P,U.D.
A. Billboards and other off-premise signs. Billboards a,ndother off-premises signs.
B. Flashing signs. Signs with lights or illuminations which flash, move, rotate, scintillate, blink, flicker, vary
in intensity, vary in color, or use intermittent electrical pulsations (e.g. LED and chaser lights).
C. Moving signs. Signs with visible moving, revolving, rotating parts, or visible mechanical movement of
any description or other apparent visible movement achieved by electrical, electronic or mechanical"
means, including automatic electronically controlled copy changes.
D. Obsolete signs. A sign which identifies or advertises an activity, business, product, service or special
event no longer produced, conducted, performed or sold on the premises upon which such sign is located.
Such obsolete shall be taken down by the owner, agent or person having beneficial use of such sign within
ten (10) days after written notification from the City of Aspen or the Aspen Highlands Village
Association, and upon failure to comply with such notice within the time specified in such order, the City
of Aspen or the Aspen Highlands Village ASSOCiation is hereby authoriz'ed to remove the sign, and any
expense associated with the removal shall be paid by the owner of the property on which the sign was
lpcated. .
E. Temporary Signs carried by a person.
F. Search lights or beacons.
G. Signs causing direct glare. A sign or illumination that causes any direct glare into or upon any public
space, adjacent lot, or building other than the building to which the sign may be accessory.
H. Signs containing untruthful or misleading information.
I. Signs obstructing egress. A sign which obstructs any window or door opening used as a means of egress,
prevents fiee passage from one part of a roof to any other party, interferes with an opening required for
legal ventilation, or is attached to or obstructs any standpipe, fire escape, or fire hydrant.
J. Signs on parked vehicles. Signs placed on or affixed to vehicles and/or trailers which are parked on a
public right-of-way, public property, or private property so as to be visible from a public right-of-way or
public space where the apparent purpose is to advertise a product (e.g. a "for sale" sign), service or activity
or direct people to a business or activity located on the same or nearby property. However, this is not in
any way intended to prohibit signs placed on or affixed to vehicles and trailers, such as lettering on motor
vehicles, where the sign is incidental to the primary use of the vehicle or trailer.
Page 4 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Exhibit A to Ordinance 45 of 2003
K. Signs in public right-of-way or public space. A sign in, on, over or above a public right-of-way or public
space (e.g. District property) that in any way interferes with normal or emergency use of the public right-
of-way.
L. Strings of light or strip lighting. Strip lighting outlining commercial structures and used to attract
attention for commercial purposes, and strings of light bulbs used in any connection with commercial
premises unless the lights shall be shielded.
M. Unsafe signs. Any sign which:
is structurally unsafe;
constitutes a hazard to health or safety by reason of inadequate maintenance or dilapidation;
is not kept in good repair;
is capable of causing electric shock to persons likely to come in contact with it;
in any other way obstructs the view of, may be confused with, or purports to be an official traffic sign,
signal or device or any other government regulatory or informational sign;
uses any words, phrases; symbols or characters that in any way creates al.1; unsafe distraction for vehicle
operators or pedestrians;
obstructs the view of pedestrians or vehicle operators from making safe travel;
is located on trees, rocks, light poles or utility poles, expect where required by law or installed by a
governmental entity;
is located so as to conflict with the clear and open view of devices placed by a public agency for
controlling traffic or which obstructs a motorist's clear view of an intersecting road or drive.
N. Street blimps. Parked or traveJing cars used primarily for advertising, sometimes referred to as "street
blimps", are prohibited. Vehicle signage incidental to the vehicle'sp:rimary use is exempt.
O. Mail boxes. Mail boxes, including mail boxes marked with address identification markers. All mail
within Aspen Highlands Village shall be collected and delivered to the central post office within Block D
of Aspen Highlands Village PUD. '
6.5 Signage Guidelines
A. General. The architecture and aesthetic of Aspen Highlands Village is founded in the tradition of
American, rustic, alpine design. The West has a long tradition of small town Main Street shop signs.
The most successful are those designed, and often created, by local shop owners to express the nature of
the wares they sell. Those signs typically become more elaborate as their business became more
prosperous. At Aspen Highlands, the goal is to create a unique and eclectic atmosphere and avoid the
repetitive shopping center feel resulting from strict tenant sign regulations. Consequently, the following
sign guidelines are established to provide general parameters and overall restrictions around the types and
amount of signage permitted within the AHV retail corridor (AHV PUD, BlockD) in order to ensure that
the signs that are installed are consistent and complement the aesthetic.
Ultimately, the Design Review Board will have the decision-making authority to deem a particular sign or
sign program as consistent or inconsistent with the guidelines and vision of Aspen Highlands Village and
the overalL sign restrictions provided herein. As an aide to the Design Review Board and the signage
approval applicant, a copy of the Signage Guidelines as developed by the architectural design team as part
of the design process for the development are on file at with the Aspen Highlands Village Association.
These guidelines demonstrate several historical examples of signs that are consistent with the AHV
atmosphere and they also depict a potential layout or placement of each type of sign on the various building
Page 5 of 10
Aspen Highlands Village pun Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Exhibit A to Ordinance 45 of 2003
1'*"\
facades. The City of Aspen will require all signs meet the dimensional requirements of these Signage
Guidelines.
B. Materials. Natural materials are to be used whenever possible. Painted wood or metal signs with flat,~
carved or dimensional letters are preferred. Gold or silver leaf or screen-printed signs on glass are also
options. Molded or injected plastic or vinyl signs or sign materials are prohibited.
C. General Sign Types & Dimensions. The following sign types are encouraged at Aspen Highlands Village.
Signs can vary in shape in size depending on the type of signs and the overall signage plan for the
particular building. Ultimately, the requirements for each sign will depend on the location and purpose of
the sign and final determination on these criteria are at the discretion of the Aspen Highlands Village DRB
provided that they meet the overall sign restrictions provided in this Section.
Sign Surface Area Measurement.
The sign Surface Area as used herein shall determined for each sign or graphic as follows: (1) for
rectangular signs the width and height shall be measured and then multiplied together to detennine the
Surface Area; (2) for irregularly shaped signs or graphics, the surface area shall be calculated by
determining the width and height of the smallest rectangle that would completely include allofthe
elements of the individual sign or graphic and.then multiplymgthose values together to determine the
overall Surface Area of the sign for the purposes of this guideline.
Village Core Only
1. Blade Signs. Blade signs are two sided signs which mount perpendicular to the building fac;ade,
typically hanging from a decorative bracket. Blade signs shall not exceed twelve (12) square feet in
Surface Area (one side). Variance may be allowed based on overall density or massing of the sign(s).
2. Wall Signs. Wall signs are typically one-sided panel or pan signs attached to a building. They can
also be painted directly on buildings or be cut or fabricated dimensional letters applied to the building
fac;ade. Walls signs painted directly on the side of buildings will be reviewed on an individual basis
for size, image, impact, etc. Not all buildings inAHVaresuited for this 1:yj:>e ofsign~ but pamted
signs would be appropriate on Trailhead Lodge (Building 4) and Maroon Creek Station (Building 5).
Aspen Highlands Village PUD Amendment - Sign age Guidelines
Ordinance 45 oJ2003
Adopted Version 11/24/2003
Several of the buildings within AHV Block H have been equipped With frames for wall signs above
the specific retail location. For these locations, wall signs applied to the frames muStnot reach
outside of the outer limit of any sign frame. Sign frames on the builamg range in si.ze from
approximately 2'-3' in height and 4' -26' in length not to excee.d a total square footage of 50 square
feet.
3. Log Signs. Log signs can be created eitherby carving letters or attaphing letters to existing timber
members on specific buildings or by suspending a new rough sawed timber from the building. Logs
range in size from approximately 6" to 3' in diameter and 5' to 16'iri length. TypicaJfont size for
lettering in 12" to 16".
4. Corner Signs. Comer signs are similar to blade signs, but are located on the comer of a building so
they can be seen from several angles. Comer signs are larger by design because they have the ability
to reach higher along the building .comer and therefore a large overall size is permitted. The sign
Surface Area (one side)shall not exceed forty (40) square feet. .
5. Roof Signs. Roof signs are typically panel signs permanently fixed to the r?ofof sOIlJ.ebuildings.
These signs are appropriate for Maroon. c:re~k Station (Buildir1~~! aI1(I'fIi~~lalldsc:ellter (:Building 7):
Roof signs are similar to wall signs and should range in the 2'=3-' in Ileight arid 4'-20' in length -
dimension and the Surface Area shall not exceed forty (40) square feet.
6. Window Signs. Window signs are in keeping with the Aspen Highlands Village architecture.
Window signs can take several fom1S: etched glass, gold or silver lead signs, signs painted to the back
of the glass, signs hung inside the front window or signscreated by vinyl cut letters. Signs may not be
attached to the outside of the windows. Window signs must fit within each window pane or can span
Page 6 of 10
Exhibit A to Ordinance 45 of2003
~
two or three panes with DRB approval. Any individual window sign shall not exceed nine (9) feet in
Surface Area.
7. Awning Signs. Awning signs or text are permitted as part of a businesses signage program. However,
the lettering on the awning shall not exceed six (6) inches in height and the entire graphic shall not
exceed 6 square feet in Surface Area for any individual awning. A variance may be considered based
on scale of graphic on proposed awning.
8. Business Directory or DirectionalSigns. Business directory or directional signs can be freestanding
or wall signs. The DRB shall govern the location, aesthetic and number of directory signs as they
deem appropriate for AHV as the Village Core evolves.
Neizhborhoods Only
1. Residential Name and Address Identification Markers. Identification signs or address markers must be
consistent with the architectural themes in the Design Guidelines with respect to design, materials and
lighting. Examples and specifications of acceptable identification markers are on file with the Aspen
Highlands Village Association. The identification sign must be installed within twenty (20) feet of the
intersection of the driveway and the public road.
D. Village Core Aggregate Signage Plan Surface Area Restriction
For all commercial spaces within the Village Core, the aggregate sign Surface Area (in square feet) of the
overall signage program for each individual business shall not exceed 2.25 square foot of aggregate Sign
Area for each linear foot of exterior wall for the individual business. The total sign Surface Area shall be
the sum of the Surface Areas of all of the exterior signs as identified in Section 6.5C relating to the
individual business in question. For signs with two sides (e.g. blade signs and corner signs), the surface
area of both sides of the sign shall be included in the calculation of the aggregate Surface Area. The
aggregate surface area restriction is the maximum allowable surface area for a.n individual space; however,
the Design Review Board reserves the right to require a particular applicant to a lower maximum aggregate
Surface Area as the scale of the storefront might dictate.
2. Use of Neon. The use of neon will be prohibited (Ordinance 45 of2003).
E. Sign Mounting Requirements
1. Signs shall be mounted with black matte or non-metallic (no glare) hardware.
F. Sign Illumination
1. Prohibited illumination. No sign shall be illuminated through the use of internal illumination, rear
illumination, except when used for indirect illumination and in such a manner as to not be directly
exposed to public view.
3. Shielding illumination. Illumination of signs shall be designed, located, shielded and directed in such a
manner that the light source is fixed and is not directly visible from, and does not cast glare or direct
light from artificial illumination upon, any adjacent public right-of-way, surrounding property,
residential property or motorists vision.
4. Conformance with PUD Lighting Standards. All proposed sign illumination shall conform to the
lighting guidelines established in the AHV PUD as approved by the Pitkin County Board of County
Commissioners and as filed with the Pitkin County Clerk & Recorder.
G. Graphic designs.
1.. In reviewing the sign approval application the Aspen Highlands Village Design Review Board and the
City of Aspen shall review a proposed sign graphic desigri in the following context:
a. Does it harmonize with ~he structure or structure on the parcel on which it is painted;
b. Is it compatible with the other signs or graphic designs on the premises;
c. Is it suitable and appropriate to the aesthetic of Aspen HigWands Village;
d. Is it well designed and pleasing in appearance;
e. Does it constitute a nuisance to the occupants of adjacent or contiguous property;
Page 7 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Exhibit A to Ordi,nance 45 of 2003
f. Is it detrimentalto property values;
g. Does it constitute a traffic and safety hazard because it is distracting, or is not considered
obscene, lewd, indecent or otherwise offensive to public morals;
and shall issue approval, disapproval or contingent approval at its discretion.
2. The Aspen HigWands Village Design Review Board and the City of Aspen may attach to its approval
of the application, any conditions which in its judgment are necessary to carry out the purpose and
intent of the review standards. The Aspen Highlands Village Association or the City of Aspen may
also require annual maintenance inspections of the design by the Association Manager or City
employee, and revoke any sign approval issued if a graphic design is not maintained.
H. Structural characteristics
The following limitations shall apply to all freestanding, projecting and wall signs:
1. Freestanding Signs. Free standing signs shall not be higher than four (4) feet in height and shall be
non-metallic and consistent in style and form of the freestanding sign as approved by the Design
Review Board and on file with the Aspen HigWands Village Association.
2. Projecting Signs - Corner or Blade Signs. Projecting signs shall be a minimum of seven (7) feet
above grade when located next to or projecting over a pedestrian way and shall not extend more than
five (5) feet from the building wall to which they are attached, except where such a sign is integral part
of an approved awning or canopy.
3. Wall & Roof Signs. No sign part, including .cut olltletters shall project more than six (6) inches from
the building wall.
I. Signs on public right-of-wav
It shall be considered unlawful to erect or maintain any sign in, on, over or above any land or right-of-way
or on any property, including lightposts, belonging to the City of Aspen without the permission of the City
Councilor belonging to the Aspen HigWands Metropolitan District without the permission of the District
Board. However, this section shall not apply to signs posted by any duly constituted public authorities in
the performance of their public duties, or to specific circumstances otherwise provided for in this Chapter.
6.6 Temporary signs
A. General. All signs that are temporary in nature must conform to the requirements of this section. If the
temporary sign does not conform to this section, the applicant must follow the procedure outlined in
Section 6.3.
~ B. Tempormy Sign Types and Requirements.
1. Temporary Realtor Signs. "For Sale" signs that identify the agent and their contact information
shall be subject to the following:
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB realtor sign on file with the Aspen Highlands Village Association. The agent is
permitted to use their standard sign for a period of no longer than fourteen (14) days
while the approved sign is being fabricated.
b. Number & Location: One (1) sign located on the property being sold.
c. Duration: Sign may be displayed from the beginning of the listing period for the
property until three (3) days after the sale of the property.
2. Temporary Open House Signs. "Open House" directional and identification signs that identify the
property hosting the open house and direct interested parties to the property shall be subject to the
following:
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB open house sign on file with the Aspen Highlands Village Association.
b. Number & Loca'tion: One (1) sign located on the property hosting the open house and no
more than two (2) directional signs for the open house event. The signs must be erected
. in a location that doesn't impede vehicular or pedestrian traffic safety. During multiple
Page 8 of 10
Aspen Highlands Village PUD AI1~endment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Exhibit A to Ordinance 45 of 2003
open house events occurring during the same period, only one (1) directional sign is
permitted per intersection.
c. Duration: Sign may be displayed from the twenty-four (24) hours before the event to
twenty-four (24) hours after the event.
3. Temporary Neighborhood Construction Signs. Signs displayed during the construction process
that highlight the realtor, contractor or designer shall conform to the following:
a. Type.: The sign shall be a free standing sign and strictly conform in design, color and
dimension to the standard Design Review Board sign for this purpose that is on file with
the Aspen Highlands Village !>-ssociation and shall not exceed sixteen (16) square feet in
area.
b. Number & Location: One (1) sign located on the property under construct.ion and visible
from an adjacent roadway and/or entry to the property.
c. Duration: Sign may be displayed for the duration of construction or eighteen (18)
months, whichever is less.
4. Temporary FIvers or Announcements. Signs posted for promotion of events, offerings,
entertainment, etc. shall conform to the following:
a. Type: Signs and flyers shall not be affixed via visible tape or staples.
b. Number & Location: No more '$an two (2) signs ,are permitted in the window/storefront
advertising a specific promotion. Signs are not permitted on public property - light
poles, fences, columns, windows, building storefronts, etc - without Design Review
Board manager approval.
c. Duration: Sign may be displayed for the duration of three (3) weeks prior to the event or
offering and shall be removed within two (2) days of the completion of the event or
offering.
5. Temporarypolitical signs Temporary political signs announcing political candidates seeking
public office, political parties, or political and public issues shall be subjectto the following:
a. Type.' Signs shall be a wall sign or banner not exceeding three (3) square feet.
b. Number & Location: In the Village Core, the only approved location for posting
temporary political signs is on the bulletin board in the Aspen Highlands Village post
office and only one (1) sign is permitted for each candidate seeking office. In the
Neighborhoods, one (1) sign is permitted per property. Temporary political signs are not
permitted on public or District property under any circumstances.
c. Duration: Sign may be erected or maintained for a period not to exceed thirty (30) days
prior to the election date to which the signs are applicable and shall be removed within
seven (7) days following such election. Temporary political signs concerning issues or
candidates which are not on ballot may be maintained for a period not exceeding thirty
(30) days.
6. Temporary sale signs. Temporary sale signs, announcing special sales of products and services,
shall be subject to the following:
a. Type. The temporary sale sign shall be placed in the window or windows of the
business holding the sale and shall not exceed three (3) square feet. Sale signs
are not permitted on the exterior storefront of the business holding the sale.
b. Number& Location. There shall be permitted not more than One (1) temporary
sale sign in any window and a total of not more than three (3) signs for each use.
c. Duration. Except for the end of season period from March 1 through April 15,
temporary sale signs may be maintained for a period not to exceed fourteen (14)
days and shall be removed at the end of the fourteen (14) days or on the day
following the sale, whichever shall occur first, and shall not be replaced for at
least 3 months following the removal of signs.
7. Temporary banners, pennants. streamers, balloons. and other gas filled figures. Temporary
banners, pennants, streamers, balloons or other gas filled figures advertising special campaign,
Page 9 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
Exhibit A to Ordinance 45 of 2003
~
drive, activity, or event of a civic, philanthropic, educational, or religious organization for non-
commercial purposes., subject to the following:
a. Type: All types must be reviewed and approved by the Design Review Board
b. Number & Location: Numberand location shall be subject to the written
approval of the Aspen Highlands Village Association Manager.
c. Duration: Any temporary signs may be erected and maintained for a period not
to exceed fourteen (14) days prior to the date of which the campaign, drive,
activity, or event adveliised is schedule to occur and shall be removed within
three (3) days of the termination of such campaign, drive, activity or event.
6.6 Signage Guideline Enforcement
The Aspen Highlands Village Association hereby reserves the right to enforce the signage guidelines ~d approvals
issued by the Design Review Board regarding signage to the fullest extent permitted with respect to Association
covenants and rules and regulations under the Declaration for the Aspen Highlands Association. The enforcement
process shall include: site walks to review the development for signage guideline violations, issuing letters of
violation, issuing fines or penalties for non.compliance, and the final action of placing a lien on the offending
individuals property if they remain in violation. The City of Aspen also maintains its right to enforce the Aspen
, Highlands Village PUD requirements as permitted by law.
Page 10 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Ordinance 45 of2003
Adopted Version 11/24/2003
~
DATE: November 24, 2003
ApPLICANT:
Aspen Highla.nds Village and Aspen
Highlands Village Association
REPRESENTA TIVES:
Bob Daniel of Hines Highlands
Limited Partnership and Deborah
Prince of Beach Resource
Management, LLC
LOCATION:
Aspen Highlands Village
ZONING:
SKI, R/MF, R-30, R-15 and C PUD
CURRENT LAND USE:
Commercial and ski related operations,
single, duplex and multi-family
residential
PROPOSED LAND USE: No change
to the proposed land use.
SUMMARY:
The applicant requests to adopt signage
guidelines. specific to the' Aspen
Highlands Village (AHV) Planned
Unit Development (PUD) which varies
from the City of Aspen Sign Code.
MEMORANDUM
n~\Le.
Photo Above: Log sign as defined per the proposed
Aspen Highlands Village sign code.
1
~
REVIEW PROCEDURE
The City Council may approve, approve with conditions, or deny a request for a PUD
amendment after considering a recommendation from the Planning and Zoning Commission
and Community Development Director.
ISSUES FROM PREVIOUS PUBLIC HEARING
At the first public hearing, City Council wanted more specific information . regarding each of
the existing sign sizes and compliance with the City sign code. Attached to this memo as
Exhibit E is Aspen Highlands Village Signs Comparison to City of j\spel1 (:0 de for Council's
consideration. It may be helpful to City Council members to yisit Highlands before the
continued public hearing on Monday evening.
BACKGROUND:
Hines Highlands Limited Partnership and Aspen Highlands Village Association
("Applicants"), represented by Bob Daniel of Hines Highlands and Deborah Prince of Beach
Resource Management, are requesting approval of an application to adopt signage guidelines
for Aspen Highlands Village. Signage guidelines were developed for the Village Core prior
to annexation in 2000 and although similar, the guidelines are not entirely consistent with the
City of Aspen sign regulations. Following discussions with City staff, the applicants
developed formal signage guidelines. The proposed Aspen Highlands Village PUD signage
guidelines were developed in a format siIl1ilar to the City of Aspen sign regulations. This
format is as follows:
~ Exempt signs: These signs do not reqmre a permit such as holiday decorations,
directional signs and security signs.
~ Prohibited signs: Signs such as billboards, flashing signs, signs on the public right-of-
way and obsolete signs.
~ Permitted signs: Signs that are permitted but which require a permit because they
must meet certain size and light requirements; these are typically business
identification signs.
~ Temporary signs: These signs do not require a permit and are temporary in nature
such as real estate signs and sale signs.
As mentioned above, there are variations from the City of Aspen sign cod~. These variations
are as follows:
City of Aspen Sign Regulations Proposed AHV Signage Guidelines
Sandwich board signs p.rohibited 1 sandwich board Sign per business is
permitted
Hanging/blade signs can be 6 square feet Hanging/blade signs can be 12 square feet
Wall signs can be 10 square feet Walls signs can range from 2~3' in height and
4-26' in length (range 8-78 square feet)
Log signs are considered wall signs Log signs can be 5-16' in length and 12-16"
in lettering height
Corner signs are considered hanging signs Corner signs can be up to 40 square feet
." ,
2
~
Roof signs are considered wall signs Roofsignscartfang;e from 2-3' in height and
4-26' in length (range 8-78 square feet)
Freestanding signs can be 10 square feet No size delineation for freestanding signs
Neon signs are prohibited , Three (3) signs permitted in entire village not
to exceed 30 linear feet
Real estate signs can be up to 3 square feet in Real estate signs can be up to 5 square feet in
SIze sIze
, '. .."". '"
As shown in the chart above, the variations form the City of Aspen sign code are primarily
size related. The signs proposed to be allowed in the Village Core are larger than commercial
signs in downtown Aspen. Also, the applicant is proposing to allow limited neon signs, none
of which will be visible from the public right of way.
STAFF COMMENTS:
Staff believes that the proposed guidelines, which vary from the City of Aspen Sign Code,
are acceptable for Aspen Highlands Village. AHV is very much its own place as a mixed-use
. ski area base village. AHV is not visible from any City of Aspen right-of-way, most of the
businesses and signage are not visible from Maroqn Creek Roaq. (which currently remains in
the County), and the buildings that face Maroon Creek Road are a significant distance from
the road. Further, the Master Associatiqn aJ.1q. HineS Highlands developed a sign master plan
to help the fledgling businesses in AHV attract customers. This plans includes way finding
around the village and sandwich board signs. Economic susta~nability for the businesses at
AHV was a primary consideration when the guidelines were developed.
AHV is contained within private roads, so there are no issues with the public right of way as
it relates to sandwich board signs or illumination from neon signs. Also, businesses will be
required to get permits for business signs through the City of Aspen so that we can assure
compliance.
However, it should be noted to Council that a land use code amYlldmyntwill needto be made
as a follow-up to specify that such a PUD amendment for signs is allowed. This will be
before City Council in the next couple of months.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommended denial of the proposed Aspen
Highlands Village Signage Guidelines. The minutes from the August 5, 2003 Planning and
Zoning Commission are attached as Exhibit D. Jhe primary concern for most of the
Commission was the proposal to allow for neon signs. One member had concerns about
the restrictive of nature of the sign code as it relates to personal expression for the
residents of Aspen Highlands Village. All residents were noticed for the meeting and the
one member of the' public at the meeting represented a group of homeowners asking for
stricter enforcement of the proposed guidelines, which are currently in place as part of the
AHV covenants. Further, the City of Aspen has similar regulations as it relates to things
such as "for sale" signs on vehicles, flags and political signs.
3
~
STAFF RECOMMENDATION:
Staff believes that the proposal meets the standards for amending a PUD. Therefore, staff
recommends that the City Council approve the Aspen Highlands Village PUD sign
guidelines.
RECOMMENDED MOTIONS (ALL MOTIONS ARE MADE IN THE AFFIRMATIVE):
"I move to approve Ordinance No. 45, Series of 2003, approving a PUD amendment to the
Aspen Highlands Village PUD to adopt a sign code for Aspen Highlands Village, attached as
Exhibit C."
CITY~ MAGER'S COMMENTS:
~~ t ~. vt~ .l~, .., ... ,.. .,......." }u4~ .0~~
~_ ~ ~~'L 3:~~ ~~~j; v".>~
~~~ ,.~. yt; "YlP-f.d~dJ~.., ~. j)rNF~
rl rt:..,' J . 1I~tt @-812 .~ v
Attachments:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Letter of Application
Exhibit C -- Proposed Aspen Highlands Village PUD Signage Guidelines (attached
Exhibit A of the ordinance)
Exhibit D -- Planning and Zoning Commission minutes from August 5, 2003
Exhibit E -- Aspen Highlands Village Signs Comparison to City of Aspen Code
4
~
ORDINANCE NO. 45
(SERIES OF 2003)
AN ORDINANCE OF THE CITY OF ASPEN CITY CQUNCILAJ?f.RQY'lNG !1Jl!1A~fl!1N
HIGHLANDS VILLAGl!1P~ANNl!1I)YNJ:'rI)l!1y]:b,QPM)!;Nl(PlJD) ~IGN GUIDELINES,
CITY OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an application from Hines
Highlands Limited Partnership and the Aspen Highlands Village Association requesting approval
for sign guidelines specific to the Aspen Highlands Village PUD; and,
WHEREAS, upon review of the application and the applicable code standards, the
Community Development Department recommended approval of the sign guidelines for the Aspen
Highlands Village PUD and the Aspen Planning and Zoning Commission recommended denial of
said sign guidelines by a 4 to 1 vote; and,
WHEREAS, the City Council has reviewed and cQnsiqered 111~ ameIH1l11e!lt to PUD,ll.llder the
applicable provisions of the Municipal Code as identified herein; and,
WHEREAS, the City Council finds that this ordinance furthers and is necessary for the
promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ASfENCITY CQYN~Ib AS
FOLLOWS:
Section 1:
Pursuant to the procedures and standards set forth in Section 26.310 qftl;1~Gity of Aspen Land Use
Code, the City Council approves the Aspen Highlands Village PUD Sign Guidelines that were
reviewed on October 14,2003 and are included in the staff memorandum as Exhibit "A. "
Section 2:
This ordinance shall not eff~ctlll1Y existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinlll1ces,repealed or amended as herein
provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held
invalid or unconstitutional in a court qfcqmpetent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
Section 4:
A public hearing was held on the 14th day of October at 5:00 PM in City Council Chambers, Aspen
City Hall, Aspen, Colorado, fifteen (15)days prior to which hearing a public notice of the same was
published in a newspaper of general circulation within the City of Aspen.
~
INTRODUCED, READ AND ORI>EREI>]>Ir:Q~I~m::Plls provided by law, by the City Council
of the City of Aspen on this 8th day of September 2003.
ATTEST:
Kathryn Koch, City Clerk
Helen Kalin Klanderud, Mayor
APPROVED BY the City Council of the City of Aspen on this 14th day of October 2003.
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
Helen Kalin Klanderud, Mayor
City Attorney
ATTEST:
Kathryn Koch, City Clerk
~
EXHIBIT A
PUD AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
In reviewing an amendment to an approved PUD, the Planning and Zoning Commission and
City Council shall consider:
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the cll3;racter of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQS allotments are available to accommod.ate the
proposed development and will be considered prior to, or in combination
with, final PUD development plan review.
Staff Finding
There is no proposed development related to this PUD aIllel1d.mel1t, as it is an amendment to
allow for different sign code requirements from the City of Aspen sign code. Staff believes the
amendment is consistent with the AACP, as the sign code has been undertaken, in part, to
enhance economic sustainC),lJility for AHV. Staff finds this criterion is not applicable.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properties within the PlJP. a&d~&cril?e(ljIJ,G<<:m~r3;l~rQY!~!QlJ,s, Section
26.445.040, above. The dimensional requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the PUD.
During review of the proposed dimensional requirements, compatibility with
. surrounding land uses and existing development patterns shall be emphasized.
The proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with, existing and expected
future land uses in the surrounding area.
b) Natural or man-made hazards.
5
r\
, ,
c) Existing natural characteristics of the property and surrounding
area such as steep slopes, waterways, shade, and significant
vegetation and landforms.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to the
character of the proposed PUD and of the surrounding area.
Staff Finding
There is no change to open space or site coverage. The proposed sign code is appropriate to
the scale and massing of the surrounding buildings.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development includiJ1g any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
c) The availability of public transit and other transportation
facilities, including those for pedestrian access and/or the
commitment to utilize aut()lllobile disin,~elltive !e~ltll!ques in the
proposed development.
d) The proximity ofthe proposed development to the commercial
core and general activity centers in the city.
Staff Finding
There is no change to the parking requirements with this proposed amendment. Staff finds
the criterion is not applicable.
4. The maximum allowable il.en~ity within a PUD may be reduced if there
exists insufficient infrastructurec~pabilities. Specifically, the maximum
density of a PUD may be reduced if:
6
r"'\
, )
a) There is not sufficient wa.fer pressure, drainage capabilities, or
other utilities to service the proposed development.
b) There are not adequate roads to ensure.fire protection, snow
removal, and road maintenance to the proposed development.
StaffPinding
There is no change to the allowable density of Aspen Highlands Village. Staff finds the
criterion is not applicable.
5. The maximum allowalJle dellsity within a PUD may be reduced if there
exists natural hazards or critical natural sitef~atures. Specifically, the
maximum density of a PUD may be reduced if:
a) The land is not suitable for the proposed development because of
ground instability or the possibility of mud flow, rock falls or
avalanche dangers.
b) The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion, and
consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed development is not compatible
with the terrain or causes harmful dist~rh~nf;e t()crUi~~lllat~ral
features of the site.
Staff P inding
. The proposed hazards were considered at the .tillle AHV pUp w~s ,approved in Pitkin County.
The proposed sign code will not affect this. Staff finds this criterion is not applicable.
6. The maximum allowabled~nsity within a PUD may be increasedifthere exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns
and with the site's physical constraints. Specifically, the maximum density of a
PUD may be increased if:
a) The increase in density serves one or more goals of the community
as expressed in the Aspen Area Community Plan (AACP) or a
specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics of the
7
~
site, as identified in subparagrftphs 4 and 5, above, those areas can
be avoided, or those characteristicslllitigated.
c) The increase in maximllllld~nsity results in a development pattern
compatible with, and complimentary to, the surrounding existing
and expected development pattern, land uses, and characteristics.
Staff Finding
The applicant is not proposing to increase the maximum allowable density within the PUD.
Staff finds this criterion is nqt applicable.
C. Site Design.
The purpose of this standard is t()ensllre tile PlJDel!l,1~ll1f:~S public spaces, is
complimentary to the site's natural and man...lll3-d~ f~3-!llr~~3-l!QJl1eJldjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features of the~it~'\VIl;f:Il3-I"~llnique,
provide visual interest or a specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in 3-.11 appropriate
manner.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
3. Structures are appropriately oriented to public streets, contribute to the
urban ()r rural f;onte:xt'Wlle:r~~ppropriate, and provide visual interest
and engagement of vehicular and pedestrian movement.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
5. Adequate pedestrian and handicapped access is provided.
6. Site drainage is accommodated for the proposed development in a
practical and reasonable mallller and shall n<>! l1egatively impact
surrounding properties.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic functions associated with
the use.
Staff Finding
Staff believes that the proposed sign code enhances the public spaces of Aspen Highlands
Village. The proposed sign code is one element in a strategy to increase visitorship and aid
businesses at Highlands.
8
~
D. Landscape Plan.
The purpose of this standard is.to ~1l~1!r~~Qmpatibility of the proposed
landscape with the visual ch~racter oftbecity, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed
development shall comply with the following:
1. The landSt:ap~plan exhibits a 'Welld~signated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate. .
2. Significant existing natural and man-made ~it~ features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
StaffPinding
There is no change to the landscape plan at AHV. Staff finds this criterion .is not applicable.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Arcbit~ctm'~Ic:bl:!rl:!c:~~ris..1Jas~~upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to publicspaces and
other buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development. There shall be approved
as part of the final development plan an architectural character plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall:
1. be compatible with or enhance the vis1!alc:b~nlc:t~rQfthe c:ity,
appropriately relate to existing and proposed architecture of the
property, represent a ch~l"~ct,er s1!it~lJlefor, and indicative of, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by
use of non- or less-intensiy~ m~c:h~IlJc~1 systems.
3. accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does llot r~quire significant maintenance.
9
~
StaffPinding
Staff believes the proposed sign code and sign master plan for AHV will enhance the
architectural interest, variety, character, and visual identity in the proposed development.
The code appropriately relates with the surrounding buildings and the character of the signs is
suitable for AHV.
F. Lighting. ,
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting
Standards unless oth~rwise, approved and noted in the final PlJD
documents. Up-lighting of site features, buildings, landscape elements,
and lighting to call inordinate attentioll tQ Jheproperty is prohibited for
residential development.
StaffPinding
All outdoor lighting on the building shall comply with the Aspen Highlands Village PUD
Lighting Standards. The AHV PUD Lighting Standards prohibit exterior neon; therefore
businesses will have to keep any neon signs on the inside of the business to comply with the
regulations.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all deyelop~ent in the proposed PUD, the
following criteria shall be met:
, 1. The proposed amount, location, and design of the common park, open
space, or recreation area enhances the charact~rofJlle proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the property's
built form, and is available to the mutual ben~fit of tile yariolls land,. uses
and property users of the PUD.
2. A proportionate, undivided interest in all COlD mOil park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the PUP. or ownership is proposed in a similar
manner.
10
t""""\
3. There is proposed an adequate asstitan'c~tl:J.rol.lgh a legal instrument for
the permanent car~and Illaintellall~~of open spaces, recreation areas,
and shared facilities together with a deed restriction against future
residential, commercial, or industrial development.
Staff Finding
The applicant is not proposing to add any additional common park or open space as a result
of the proposal. In addition, the proposal will not reduce the amount of open space in the
PUD. Staff finds this criterion. is not ~pplicable.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an
undue burden on the City's infrastructure capabilities and that the public does
not incur an unjustified financialburd.en. Tile proposed utilities and public
facilities associated with thed.~y~'opment shall comply with the following:
1. Adequate public infrastrl.lctl.lr~ fa,ciJmes ~xi~tloa,t;cQIllIllQ,~a,Itth~
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the dey~loper.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The utilities and public infrastructure on the site are (3xisting. Staff believes that the proposed
amendment will not place a greater demand on the utilitie$ or site improvements than
currently exists. Staff finds this criterion is nQt applicable.
1. Access and Circulation. (Only standards 1 &2 apply to Minor PUD applications)
The purpose of this standard is to en~ur~ tll~ d~y~'()pment is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail (a.;Hi1:i~sa,Ild.IlliIl1Ill.~~~Jh~}J.~~9X~~t;!!rity
gates. The proposed access and circulation of the development shall meet the .
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access
to a public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or private use.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
11
~
3. Areas of historic pedestrian or recreational traH use, improvements of, or
connections to, the bicycle and pedestriantmjI ,system, and adequate
access to significant public lands and tlte rivers, axe provided through
dedicated public trail easements and are proposed for appropriate
improvements and maintenance.
4. The recomm.endati()ns, of tlt~Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle paths,
and transportation are proposed to be implemented in an appropriate
manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entrywayexpressions for the PUD,
or for lots within the PUD, are minimized toth.e extent practical.
Staff Finding
The vehicular and pedestrian access is not proposed to change as a result of the proposed
amendment. Due to the commercial square footage within the Village, staff does not believe
the number of sandWich board signs will' adversely affect pedestrian use of AHV. Staff finds
this criterion is not applicable.
J. . Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not
create an unnecessa,ry burden on the public or surrounding property owners
and impacts of an individual phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be, designed to function as a
complete development and shall not be re}ja,n(()11 sllb~~quent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation
measures are realized concurrent or priorto the respective impacts
associated with the phase.
Staff Finding
This criterion is not applicable to the proposed PUD amendment.
12
~
0'hl bIt O?>
~
, ..i~
Aspen Highlands Village P.U.D. Amendment
Aspen Highlands Village Signage Guidelines & Regulation
Amendment Request
This is a request for an amendment to the Aspen Highlands Village ("AHV") Planned Unit Development
("PUD"). The AHV PUD Detailed Sll1:nnj~~i()l1Q()J1~()UqetegJ:>l!ll1':":!ls, approved. by the Pitkin County
Board of County Commissioners as Resolution #97~167and 'Was record<::4..at !h~.J:>itkil1 C()llnty Clerk and
Recorder's Office on September 9, 1998 at Reception No. 422629. The AHV PUD was then. adopted in
its entirety by the City of Aspen by Resolution when the property was annexed into the City of Aspen
(Pitkin County Reception No. ).
Hines Highlands Limited Partnership ("HHLP"), the PUD applicant, and the Aspen Highlands Village
Association, the primary association governing the Aspen Highlands Village development, hereby request
to amend the AHV PUD and to secure the City of Aspen approval of such amendment in orderto define a
code for signage ("Signage Guidelines") specific to Aspen Highlands Village and outline the process for
administering the same.
This amendment is requested for the following reasons:
1. Aspen Highlands was designed, planned, approved and constructed with a unique architectural
aesthetic that is integral to the quality of the visitor and owner experience for Highlands and that
is unique from the City of Aspen proper. The signage program that complements this unique
architectural aesthetic is an important component of the overall aesthetic and function and also
requires a set of Signage Guidelines that are unique from the City of Aspen guidelines.
2. The Aspen Highlands Village Association, the primary association governing the Aspen
Highlands Village development, was established, among other things, to maintain the design
guidelines for the property and to enforce all covenants for the benefit. of all oWllers in Aspen
Highlands Village. These guidelines and enforcement obligations specifically include signage.
Therefore, the Aspen Highlands Village Signage Guidelines should reflect the role of the Aspen
Highlands Village Association in reviewing signage applications and administering the Signage
Guidelines within the development through its Design Review Board process and function.
Please find a c()py of the Aspen Highlands Village Planned Unit Development Amendment-
Signage Guidelines attached as Exhibit A, Weh~reby request City of Aspen Planning & Zoning
Commission approval of this amendmentto the Aspen Highlands Village PUD. The document outlines a
unique Signage Guideline for the Aspen Highlands Village signage program that is consistent with the
aesthetic and programming goals of the development. It also outlines a two step process for approval of
new signage within Aspen Highlands Village. First the new sign applicant mustobtain Aspen Highlands
Village Association Design Review Board approval and secondly, the applicant must gain a Sign Permit
from the City of Aspen. This structure best protects both the interests of the City of Aspen and the
interests of the Aspen Highlands Village Association.
. Page 1 of2
Respectfully submitted,
By:
By:
Robert E. Daniel, Jr.
Vice President
Hines Highlands Limited Partnership
Deborah Prince
Manager & Design Review Board Administrator
Aspen Highlands Village Association
Page 2 of2
"
0h,b;t' C
Aspen Highlands Village Planned Unit Development Amendment
Signage Guidelines
6.1 Aspen Highlands Village Signage Guidelines ContextualNote
This Signage' Guideline was adopted by the Aspen Highlands Village Association Design Review Board on
, 2003 as Chapter 6 of the Aspen Highlands Design Guidelines and the Aspen Highlands Village
PUD was amended to include .these Signage Guidelines by the City of Aspen Planning & Zoning Commission on
,2003. In cases where the contents of this Ghapter conflict with other portions of the Aspen
Highlands Village Design Guidelines, the contents of this Chapter shall take precedence and shall provide the basis
for decision.
6.2 Purpose
The purpose of the Aspen Highlands Village Signage Guidelines is to:
A. Promote the public health, safety and welfare of Aspen Highlands Village through a comprehensive
system of reasonable, effective, consistent, content-neutral and non-discriminatory sign guidelines and
requirements.
B. Preserve and maintain Aspen Highlands Village as a pleasing, visual attractive mixed use community
and to enhance the attractiveness and e:c()n()Illic well-being of Aspen Highlands Village as a place to
live, vacation and conduct business.
C. Address community needs relating to maintaining the quality of the guest experience, preserving and
enhancing the high quality human existence, preserve the archite:cturally unique character of Aspen
Highlands Village, fostering the alpine neighborhood quality of Aspen Highlands, and preserving and
enhancing scenic views.
D. To ensure that the signage program for Aspen Highlands compliments the unique architecture and
aesthetic of Aspen Highlands and encourage signs that are appropriate for the intended goal and
consistent with the overall aesthetic and vi.sion of Aspen Highlands Village.
E. Outline the process for gaining City of Aspen permits and Aspen Highlands Village Design Review
Board approval for new sign installation.
F. Enable the identification of places of residences and business and all()w for the cOIllmunication.of
information necessary to conduct commerce and navigation of Aspen Highlands Village.
G. Permit signs that are compatible with their surroundings and aid orientation, and preclude placement in
a manner that conceals or obstructs adjacent land uses or signs.
H. Protect the public from the dangers' of unsafe signs, and require signs to be constructed, installed and
maintained in a safe and satisfactory manner.
I. Lessen hazardous situations, whi9h. may result from improper placement, illumination, animation or
size of signs which compete for the attention of pedestrian and vehicular traffic.
1. Regulate signs in a manner so as to not interfere with, obstruct vision of, or distract motorist, bicyclists
or pedestrians.
These Guidelines shall apply to all signs of whatever nature and wherever located within the Aspen Highlands
Village P.U.D. No sign shall be allowed except as permitted by this Chapter.
6.3 Procedure for sign permit & approval- a two step process
A. Required Process. A two step process shall be required to gain a City of Aspen sign permit for areas
within the Aspen Highlands Village P.U.D.
Page1 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
1. Aspen Highlands Village Design Revi~WBoardJ\Pj)r~v~I:f'irst, theapplicantnlUst submit a sign
review application to the Aspen Highlands Village besign Review Board (DRB) for review and
approval. It shall be considered a violation ()f Aspen Highlands Village Association covenants to
erect, place, construct, reconstruct, or relocate any sign without first obtaining a sign installation
approval from the Aspen Highlands VillageDRB.
2. City of Aspen Signage Permit Process: Once !he ~pplicant has received DRB approval, the applicant
is eligible to submit to the City of Aspen for a Sign Permit. It shall be unlawful to erect, place,
construct, reconstruct, or relocate any sign without first obtaining a sign permit from the City of Aspen
Chief Building official. No City of Aspen sign permit shall be issued without DRB approval.
B. Exempt signs. The following signs or sign activities shall be exempt from obtaining a sign approval.
Exemptions shall not be construed as relieving the applicant and owner of the sign from the responsibility of
complying with all of the applicable provisions of this Guideline. The exemption shall only apply to the
requirement for approval.
1. Preventive maintenance. The ()rdinarypreventative Illaintenance of a lawfully existing sign
which does not involve the change of placement, size, lighting, color or height.
2. Repainting. The repainting of a lawfully existing sign exactly as it was prior to such activity.
3. Directional or Instructional Sip;ns. Signs, not exceed six (6) inches by thirty (30) inches in
area, which provide direction or instruction to guide persons to facilities intended to serve the
public. Such signs include those identifying rest rooms, public telephones, public walkways,
public entrances, freight entrances, affiliation with motor clubs, acceptance of designated
credit cards, and other similar signs providing direction or instruction to persons using a
facility but not including those signs accessory to parking areas. Advertising materials of any
kind is strictly prohibited on direction or instructional signs.
4. Fine Art. Works of fine art which in no way identifies or advertise a person, product, service
or business.
5. Flags. Flags, emblems and insignia of political or religious organizations providing such
flags are displayed for noncommercial purposes and are displayed in a tasteful and non-
intrusive manner with respect to size, location and color. The City of Aspen and the Design
Review Board hereby reserve the right to request that flags that in their opinion do not meet
these requirements are replaced or removed.
6. Govemment signs. Signs placed or erected by governmental agencies (including but not
limited to the Aspen Highlands Village Metropolitan District, the "bistrict") or nonprofit
civic associations for a public purpose in the public interest, for control oftraffic and for other
regulatory purposes, street signs, warning signs, signs of public services companies indicating
danger, and aids to service and safety which are erected by, or for the order of government.
7. Holiday Decorations.. Noncommercial signs or other materials (e.g. string lights) temporarily
displayed on traditionally accepted civic, patriotic, and/or religious holidays, provided that
such decorations are maintained in a safe condition, are displayed in a tasteful and non-
intrusive manner with respect to size, color, quality and location and do not constitute a fire
hazard. The City of Aspen and the Design Review Board hereby reserve the right to request
that holiday decorations that do not in their opinion meet these requirements are replaced or
removed.
8. Incidental Signs on Vehicles. Signs placed on or affixed to vehicles or trailers where the sign
is incidental to the primary use of the vehicle or trailer. This is in no way intended to permit
signs placed on or affixed to vehicles or trailers which are parked on a public right-of-way,
public property, District property, or private property so as to be visible from public right-of-
Page 2 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Versipn 1.0 - 8/25/2003
way where the apparent purpose if to advertise a product, service or activity, or direct people
to a business or activity located on the same ornea,rby property.
9. Interior signs. Signs which are fully located within theinterior of any building or within an
enclosed building or court of any building, which are not visible from public space, adjacent
lots or areas outside the building, and signs not to exceed 30" x 42", located within the inner
or outer lobby, court or entrance and not attached to the window or interior storefront of any
commercial space which are intended solely for information relating to the interior operation
of the building in which they are located.
10. Residential Name and Address Identific~tionM~rk~r~.. ..~itl1i~t\spen I-lighlands Village
P.D.D., Block D ("Village Core"), non-re1:lective le1fersand mimbersilOtto exceed three
inches (3") in height, mounted near (or on) the door of a particular condominium unit, that
identify the unit number of the unit angan~. cOll~istl;lntjns.tyle and size with the other units
numbers on the building. For non-Village Core areas ("Neighborhoods"), residential name
and address identification markers are non-exempt and require the Design Review process.
11. Public Notices. Official government notices and legal notices.
12. Memorial Signs. Memorial plaques or tablets when cut into masonry surface or when
constructed of bronze or other incoml>ustibly materials. (Jrot4er rell1ell1,brances of persons or
events that are noncommercial in nature.
13. Security Signs. Every parcel may display security signs not to exceed an area of six inches
wide by six inches long (6" x 6"). Security signs may contain a message, logo, or symbol
alerting the public to the presence of a security system on the premises. Security signs shall
be of a neutral color. Security signs must be installed only on private property.
14. "A" Frame Sandwich Boards or Free Standing Signs Each commercial owner or tenant
within the Village Core is permitted to place either one (1) sandwich board or one (1) free
standing sign to identify or advertise their business or service within ten (10) feet of the door
to their operation and in a location ti:1at goes not intl;ll'f<(rl;l;vith pedestrian ingress/egress. The
signs must conform in color, style and diniension to the Design Review Board approved signs
on file with the Aspen Highlands Village Association.
Each commercial owner or tenant within the Village Core that is in a location that does not
have plaza frontage (i.e. adjacent to the brick paver pedestrian plaza) is permitted to place one
(1) additional direction sign, either sandwich board or free. standing sign to direct patrons to
their location. Signs must conform to the Design Review Board standards and the location of
said sign is subject to Design Review Board approval.
C. Application. For all non-exempt signs (i.e. signs not identified in Section 6.3B), an application for a
sign approval shall first be submitted to the Aspen Highlands Village Association Design Review
Board and shall include the following information:
1. That information required on the form provided by the City of Aspen Community
Development Director;
2. The Aspen Highlands Village DRB Design Review Fee, if required by the Design Review
Board;
3. A letter of consent from the owner of the building or space that will include the sign, if the
applicant is not the owner or tenant;
4. Proposed location of the sign on the building or parcel; and
Page 3 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
5. A blueprint or ink drawing of the plal1s,specifications, and method of construction of the sign
and it's supports, showing proposed dimensions, materials, and the type, intensity, color and
design of the sign's illumination, if any.
D. DeterminaJion of Completeness & COfYlpliance. Only applications that have been submitted complete
will be considered for compliance and approval. Once the application is complete, the Design Review
Board shall review the application and determine its compliance and consistency with the purposes,
requirements and standards in this Ghapter, the Design Review Board shall approve, approve with
conditions or deny the development application for a sign approval. Once the Design Review Board
has issued a letter of approval, the applicant shall submit a duplicate set of the items outlined in
Section 6.3.C as approved by the DRB and a GOPy of the DRB approval document to the City of Aspen
Community Development Department for Sign Permit review and issuance. No construction shall
begin until the Sign Permit has oeen issued by the City of Aspen.
6.4 Prohibited Signs
The following signs are expressly prohibited for erection, construction, repair, alteration, relocation or placement in
Aspen Highlands Village P.D.D.
A. Billboards and other off-premise signs. Billboards and other off-premises signs.
B. Flashing signs. Signs with lights or illuminations which flash, move, rotate, scintillate, blink, flicker, vary
in intensity, vary in color, or use intermittent electrical pulsations (e.g. LED and chaser lights).
C. Moving signs. Signs with visible moving, revolving, rotating parts, or visible mechanical movement of
any description or other apparent visible movement achieved by electrical, electronic or mechanical
means, including automatic electronically controlled copy changes.
D. Obsolete signs. A sign which identifies or advertises an activity, business, product, service or special
event no longer produced, conducted, performed or sold on the premises upon which such sign is located.
Such obsolete shall be taken down by the owner, agent or person having beneficial use of such sign within
ten (10) days after written notification from the City of Aspen or the Aspen Highlands Village
Association, and upon failure to comply with such notice within the time specified in such order, the City
of Aspen or the Aspen Highlands Village Association is hereby authorized to remove the sign, and any
expense associated with the removal shall be paid by the owner of the property on which the sign was
located.
E. Temporary Signs carried by a person.
F. Search lights or beacons.
G. Signs causing direct glare. A sign or illumination that causes any direct glare into or upon any public
space, adjacent lot, or building other than the building to which the sign may be accessory.
H. Signs containing untruthful or misleading information.
I. Signs obstructing egress. A sign which obstructs any window or door opening used as a means of egress,
prevents free passage from one part of a roof to any other party, interferes with an opening required for
legal ventilation, or is attached to or obstructs any standpipe, fire escape, or fire hydrant.
1. Signs on parked vehicles. Signs placed on or affixed to vehicles and/or trailers which are parked on a
public right-of-way, public property, or private property so as to be visible from a public right-of~way or
public space where the apparent purpose is to advertise a product (e.g. a "for sale" sign), service or activity
or direct people to a business or activity located on the same or nearby property. However, this is not in
any way intended to prohibit signs placed on or affixed to vehicles,and trailers, such as lettering on motor
vehicles, where the sign is incidental to the primary use of the vehicle or trailer.
Page 4 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
K. Signs in public right-ol-way or public space. A sign in, on, over or above a public right-of-way or public
space (e.g. District property) that in any way interferes with normal.or emergency use of the public right-
of-way.
L. Strings of light or strip lighting. Strip li~htingoutlining commercial structures and used to attract
attention for commercial purposes, and strings of light bulbs used in any connection with commercial
premises unless the lights shall be shielded.
M. Unsafe signs. Any sign which:
is structurally unsafe;
constitutes a hazard to health or safety by reason of inadequate maintenance or dilapidation;
is not kept in good repair;
is capable of causing electric shock to persons likely to come in contact with it;
in any other way obstructs the view of, may be confused with, or purports to be an official tnlffic sign,
signal or device or any other government regulatory or informational sign;
uses any words, phrases, symbols or characters that in any way creates an unsafe distraction for vehicle
operators or pedestrians;
obstructs the view of pedestrians or vehicle operators from making safe travel;
is located on trees, rocks, light poles or utility poles, expect where required by law or installed by a
governmental entity;
is located so as to conflict with the clegr auci open view of devices placed by a public agency for
controlling traffic or which obstructs a motorist's clear view of an il1tersecting road or drive.
N. Street blimps. Parked or traveling cars used primarily for advertising, sometimes referred to as "street
blimps", are prohibited. Vehicle signage incidental to the vehicle's. primary use is exempt.
O. Mail boxes. Mail boxes, including mail boxes markeci with address identifi.cation llllll'kers. All mail
within Aspen Highlands Village shall be collected and delivered to the central post office within Block D
of Aspen Highlands Village PUD.
6.5 Signage Guidelines
A. General. The architecture aJ}datl~thetic()fAspen Highlands Village is founded in the tradition of
American, rustic, alpine design. The West has along tradition of small town Main Street shop signs.
The most successful are those designed, and often created, by local shop owners to express the nature of
the wares they sell. Those signs typically become more elaborate .as theirbusil'less became more
prosperous. At Aspen Highlands, the goal is to create a unique and eclectic atmosphere and avoid the
repetitive shopping center feel resulting from strict tenant sign regulations. Consequently, the following
sign guidelines are established to provide general parameters and overall restrictions around the types and
amount of signage permitted within the AHV retail corridor (AHVPUD, Block D) in order to ensure that
the signs that are installed are consistent and complement the aesthetic.
Ultimately, the Design Review Board will have the decision-making authority to deem a particular sign or
sign program as consistent or inconsistent with the guidelines and vision of Aspen Highlands Village and
the overall sign restrictions provided herein. As an aide to the Design Review Board and the signage
approval applicant, a copy of the Signage Guidelines as developed by the architectural design team as part
of the design process for the development are on file at with the Aspen Highlands Village Association.
These guidelines demonstrate several historical examples of signs that are consistent with the AHV
atmosphere and they also depict a potential layout or placement of each type of sign on the various building
Page 5 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
facades. The City of Aspen will require all signs meet the dimensional requirements ofthese Signage
Guidelines.
B. Materials. Natural materials are to be used ',Vhenever possible. Painted wood or metal signs with flat,
carved or dimensional letters are preferred. Gold or silver leaf or s9reen-printed signs on glass are also
options. Molded or injected plastic or vinyl signs or sign materials are prohibited.
C. General Sign Types & Dimensions. The following sign types are encouraged at Aspen Highlands Village.
Signs can vary in shape hi size depending on the type of signs and the overall signage plan for the
particular building. Ultimately, the requirements for each sign will depend on the location and purpose of
the sign and final determination on thtlse criteria .are <!tJl1ecliscret!2n()Hh~ }\spen Highlands Village DRB
provided that they meet the overall sign restriCtions provided in this Section.
Sign Surface Area Measurement.
The sign Surface Area as used herein shall determinedfor each sign or graphic as follows: (1) for
rectangular signs the width and height shall be measured and theIllllpltiplied together to determine the
Surface Area; (2) for irregularly shaped signs or graphics, the surface area shall be calculated by
determining the width and height of the smallest rectangle that would completely include all of the
elements of the individual sign or graphic and then multiplying those values together to determine the
overall Surface Area of the sign for the purposes of this guideline.
Villa~e Core Only
1. Blade Signs. Blade signs are two sided signs which mount perpendicular to the building fac;ade,
typically hanging from a decorative bracket. Blade signs shall not exceed twelve (12) square feet in
Surface Area (one side). Variance may be allowed based on overall density or massing of the sign(s).
2. Wall Signs. Wall signs are typically one-sided panel or pan signs attached to a building. They can
also be painted directly on buildings or be cut or fabricated dimensional letters applied to the building
fac;ade. Walls signs painted directly on the side of buildings will be reviewed on an individual basis
for size, image, impact, etc. Not all buildings in AHV are suited for this type of sign, but painted
signs would be appropriate on Trailhead Lodge (Building 4) and Maroon Creek Station (Building 5).
Several of the buildings within AHV Block H have been equipped with frames for wall signs above
the specific retail location. For these locations, wall signs applied to the frames must not reach
outside of the outer limit of any sign frame. Sign frames on the building range in size from
approximately 2'-3' in height and 4'-26' in length.
3. Log Signs. Log signs can be created either by carving letters or attaching letters to existing timber
members on specific buildings or by suspending a new rough sawed timber from the building. Logs
range in size from approximately6" to 3' in diameter and 5' t()16' in length. Typical font size for
lettering in 12" to 16".
4. Corner Signs. Corner signs are similar to blade signs, but are located on the corner of a building so
they can be seen from several angles. Corner signs are larger by design because they have the ability
to reach higher along the building corner and therefore a large overall size is permitted. The sign
Surface Area (one side) shall not exceed forty (40) square feet.
5. Roof Signs. Roof signs are typically panel signs permanently fixed to the roof of some buildings.
These signs are appropriate for Maroon Creek Station (Building 5) and Highlands Center (Building 7).
Roof signs are similar to wall signs and should range in the 2' -3' in height and 4' -20' in length
dimension and the Surface Area shall not e.xceed forty (40) square feet.
6. Window Signs. Window signs are in keeping with the Aspen Highlands Village architecture.
Window signs can take several forms: etched glass, gold or silver lead signs, signs painted to the back
ofthe glass, signs hung inside the front window or signs created by vinyl cut letters. Signs may not be
attached to the outside of the windows. Window signs must fit within each window pane or can span
Page 6 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
r\
two or three panes with DRB approval. Any individual window sign shall not exceed nine (9) feet in
Surface Area.
7. Awning Signs. Awning signs or text are permitted as part of a businesses signage program. However,
the lettering on the awning shall not exceed six (6) inches in height and the entire graphic shall not
exceed 6 square feet in Surface Area for any individual awning. A variance may be considered based
on scale of graphic on proposed awning.
8. Business Directory or Directional Signs. Business directory or directional signs can be freestanding
or wall signs. The DRB shall govern the location, aesthetic and number of directory signs as they
deem appropriate for AHV as the Village Core evolves.
Nei~hborhoods Only
1. Residential Name and Address Identification Markers. Identifi9ation signs or address markers must be
consistent with the architectural themes in the Design Guidelines with respect to design, materials and
lighting. Examples and specifications of acceptable identification mCirkers are on file with the Aspen
Highlands Village Association. The identification sign must be installed within twenty (20) feet of the
intersection of the driveway and the public road.
D. Village Core Aggregate Signage Plan Surface Area Restriction
For all commercial spaces within theViHageCore,the'aggreg"ateslgnSurlaceArea (in square feet) ofthe
overall signage program for each individual business shall not exceed 2.25 square foot of aggregate Sign
Area for each linear foot of exterior wall for thtl iIldiyiclllal business., The. total sign Surface Area shall be
the sum of the Surface Areas of all oftl1e exterior signs as identified in Section 6.5C relating to the
individual business in question. For signs with two sides (e.g. blade signs and corner signs), the surface
area of both sides of the sign shall be included in the calculation of t)1e aggregate Surface Area. The
aggregate surface area restriction is the maximum Cillo\Vable ~llrface" <lreaJor <lIliIldiyiduaLspace; however,
the Design Review Board reserves the right to require a particular applicant to a lower maximum aggregate
Surface Area as the scale ofthe storefront might dictate.
E. Sign Mounting Requirements
1. Signs shall be mounted with black mattfl or non-metallic (no glare) hardware.
F. Sign Illumination
1. Prohibited illumination. No sigh shall be illuminated through the use of internal illumination, rear
illumination, except when used for indirect illumination and in such a manner as to not be directly
exposed to public view.
2. Use of Neon. The use of neon will be permitted but will be strictly regulated as to size, location, and
color. The approval or disapproval of the proposed use of neon shall be at the discretion of the Design
Review Board. However, neon shall not be used in more than three (3) applications total within the
Village Core and the total length of neon permitted within the Village Core shall not exceed 30 linear
feet.
3. Shielding illumination. Illumination of signs shall be designed, located, shielded and directed in such a
manner that the light source is fixecl and knot directly visible from, and does not cast glare or direct
light from artificial illumination upon, any adjacent public right-of-way, surrounding property,
residential property or motorists vision.
4. Conformance with PUD Lighting Standards. All proposed sign illumination shall conform to the
lighting guidelines established in the AIIV pub as approved by fuepitkin County Soard of County
Commissioners and as filed with the Pitkin County Clerk & Recorder.
G. Graphic designs.
1. In reviewing the sign approval application the Aspen Highlands Village Design Review Board and the
City of Aspen shall review a proposed sign graphic design in the following context:
a. Does it harmonize with the structure or structure onthe parcel on which it is painted;
Page 7 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0" 8/25/2003
r;
b. Is it compatible with the other signs or graphic designs on the premises;
c. Is it suitable and appropriate to the aesthetic of Aspen Highlands Village;
d. Is it well designed and pleasing in appearance;
e. Does it constitute a nuisance to the ()ccupants of adjacent or contiguous property;
f. Is it detrimental to property values; .
g. Does it constitute a traffic and safety hazard because it is distracting, or is not considered
obscene, lewd, indecent or otherwise offensive to public morals;
and shall issue approval, disapproval or contingent approval at its discretion.
2. The Aspen Highlands Village Design Review Board and the City of Aspen may attach to its approval
of the application, any conditions which in its judgment are necessary to carry out the purpose and
intent ofthe review standards. The Aspen Highlands Village Association or the City of Aspen may
also require annual maintenance inspections of the design by the Association Manager or City
employee, and revoke any sign approval issued if a graphic design is not maintained.
H. Structural characteristics
The following limitations shall apply to all freestanding, projecting and wall signs:
1. Freestanding Signs. Free standing signs shall not be higher than four (4) feet in height and shall be
non-metallic and consistent in style and form ofthefreestaIlding sign as approved by the Design
Review Board and on file with the Aspen Highlands Village Association.
2. Projecting Signs - Corner or Blade Signs. Projecting signs shall be a minimum of seven (7) feet
above grade when located next to or projecting over a pedestrian way and shall not extend more than
five (5) feet from the building wall to which they are attached, except where such a sign is integral part
of an approved awning or canopy.
3. Wall & Roof Signs. No sign part, including cut out letters shall project more than six (6) inches from
the building wall.
I. Signs on public right-of-way
It shall be considered ul1la\Vful to erector lUail1t,(lil1<lJ:}y sign in, on, over or above any land or right-of-way
or on any property, including lightposts, belonging to the City of Aspen without the permission of the City
Council or belonging to the Aspen Highlands Metropolitan Districtwithout the permission of the District
Board. However, this section shall not apply to signs posted by any duly constituted public authorities in
the performance of their public duties, or to specific circumstances otherwise provided for in this Chapter.
6.6 Temporary signs
A. General. All signs that are temporary in nature must conform to thtl requirements of this section. If the
temporary sign does not conform to this section, the applicant must follow the procedure outlined in
Section 6.3.
B. Temporary Sign Types and Requirements.
1. Temporary Realtor Signs. "For Sale" signs thatidentify the agent and their contact information
shall be subject to the following:
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB realtor sign on file with the Aspen Highlands Village Association. The agent is
permitted to use their standard sign for a period of no longer than fourteen (14) days
while the approved sign is being fabricated.
b. Number & Location: One (1) sign located on the property being sold.
c. Duration: Sign may be displayed from the beginning of the listing period for the
property until three (3) days after the sale of the property.
2. Temporary Open House Signs. "Open House" directional and identification signs that identify the
property hosting the open house and direct interested parties to the property shall be subject to the
following:
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB open house sign on file with the Aspen Highlands Village Association.
Page 8 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
r'\,
b. Number & Location: OIle (I) sign located on the property hosting the open house and no
more thantwo (2) directional signs for the open house event. The signs must be erected
in a location that doesn't impede vehicular or pedestrian traffic safety. During multiple
open house events occurring during the same period, only one (1) directional sign is
permitted per intersection.
c. Duration: Sign may be displayed from the twenty-four (24) hours before the event to
twenty-four (24) hours after the event.
3. Temporary Neighborhood Construction Signs.~i~n~di~pl~:yeddllring the..construction process
that highlight the realtor, contractor or designer shall coriform to the following:
a. Type: The sign shall be a free standing sign and strictly conform in design, color and
dimension to the standard Design Review Board sign for this purpose that is on file with
the Aspen Highlands Village Association and shall not exceed sixteen (16) square feet in
area.
b. Number & Location: One (1) sign located on the property under construction and visible
from an adjacent roadway and/or entry to the property.
c. Duration: Sign may be displayed for the duration of construction or eighteen (18)
months, whichever is less.
4. Temporary Flyers or Announcements. Sigl1s posted for promotion of events, offerings,
entertainment, etc. shall conform to the following:
a. Type: Signs and flyers shall not be affixed via visible tape or staples.
b. Number & Location: No more than two (2) signs are permitted in the window/storefront
advertising a specific promotion. Signs are not permitted on public property - light
poles, fences, columns, windows, building storefronts, etc - without Design Review
Board manager approval.
c. Duration: Sign may be displayed for the duration ofthree(3) weeks prior to the event or
offering and shall be removed within two (2) days of the completion ofthe event or
offering.
5. Temporary political signs Temporary political si~nsal1l1?ul1cingp?litical candidates seeking
public office, political parties, or political aDd public issues shall be subject to the following:
a. . Type: Signs shall be a wall sign or banner not exceeding three (3) square feet.
b. Number & Location: In the Village Core, the only approved location for posting
temporary political signs is on the bulletin board in the Aspen Highlands Village post
office and only one (1) sign is permitted for each candidate seeking office. In the
Neighborhoods, one (1) sign is permitted per property. Temporary political signs are not
permitted on public or District property under any circumstances.
c. Duration: Sign may be erected or maintained fora period not to exceed thirty (30) days
prior to the election date to which the signs are applicable and shall be removed within
seven (7) days following such election. Temporary political signs concerning issues or
candidates which are not on ballotlUay be maintained for a period not exceeding thirty
(30) days.
6. Temporary sale signs. Temporary sale signs, announcing special sales of products and services,
shall be subject to the following: .
a. Type. The temporary sale sign shall be placed in the window or windows of the
business holding the sale and shall not exceed three (3) square feet. Sale signs
are not permitted on the exterior storefrol1tofthe busil1ess holdipg the sale.
b. Number& Location. Thtlre shall be permitted not more than one (1) temporary
sale sign in any window and a total of not more than three (3) signs for each use.
c. Duration. Except for the end of season period from March 1 through April 15,
temporary sale signs may be maintained for a period not to exceed fourteen (14)
days and shall be removed at the end oftbe fourteel1(14) days or on the day
following the sale, whichever shall occur first, and shall not be replaced for at
least 3 months following the removal of signs.
Page 9 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
7. Temporary banners, penn~nts: str~~Ille~s,~all~ons'aIJ.d~ther gas~lle~ ~gllr~~:'f~IllPor~ry
banners, pennants, streamers, balloons or otllef' gas mfeotfguresadvertis'irig special campaign,
drive, activity, or event of a civic, philanthropic, educational, or religious organization for non-
commercial purposes., subject to the following:
a. Type: All types must be reviewed and approved by the Design Review Board
b. Number & Location: Numbtlr andlocati()nsl1<!ll1;>esubject to the written
approval of the Aspen Highlands Village Association Manager.
c. Duration: Any temporary signs may be erected arid maiIltained for a period not
to exceed fourteen (14) days prior to the date of which the campaign, drive,
activity, or event ~dvertised is schedule tq occur<!ncl slJ,alllle relUoved within
three (3) days of the termination of such campaign, drive, activity or event.
6.6 Signage Guideline Enforcement
The Aspen Highlands Village Association hereby reserves the right to enforce the signage guidelines and approvals
issued by the Design Review Board regarding signage to the fullest extent permitted with respect to Association
covenants and rules and regulations under the Declarati()n for the Aspen Highlands Association. The enforcement
process shall include: site walks to review the development for signage guideline violCiti()ns, issuing letters of
violation, issuing fines or penalties for non-compliance, and the final action of placing a lien on the offending
individuals property if they remain in violation. The City of Aspen also maintains its right to enforce the Aspen
Highlands Village PUD requirements as permitted by law.
Page 10 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~~'it;,tD
ASPEN PLANNING &~NINGeQMMlSSION ,.Min[)Aug~~! 05,2003
Tygre noted there were problems when properties weteanIiexed with prior county
approvals that came withunknowIlnegotiations on the approvals; most PUDs were
carefully negotiated. This kind of change in use may lead to additional
applications in the future.
Lindt noted there was a. specific change in use criteria. la.nguage, which stated that
only one unit, may be created through a change in use.
MOTION: Eric COl1tmmoved toapprove Resolutiop#18~n4 r~~ommep()
that City Council approve a PUD and SPA am~n4m,~!lt~p!lJlGMQS
exemption for a change in use to allow for the combip~c;J.JQdge unit (consisting
of lodge units 1,2, and 3) in the MaroonCr~ek Ch1l1 to~4c;J.~lii!~J:J,f;!l~ncJ
thereby become a multi-family residenti~1 dwelling unit, with the following
condition: 1. 'file lodge unit to be converted tOJlresid.entillLd'Y~mng unit shall be upgraded to
meet the 1998 ANSI TypeB adaptable clearance requirements relllting to the handicap accessibility
ofthe bathrQom. Se~on()~cJ by Ruth Kruger. Roll call vote: John~on, no;
Haneman, yes; Kruger, no; Rowland, yes; Skadron, yes; Cohen, yes; Tygre, no.
APPROVED 4-3.
Hoefer stated that for the r. ec. ord this.m,., otion. in.c.luded th. e remo. v..al of. the cond.,ition
" .. .' .. '. .. ... '., .. ,','.. : .... .. ::-:... ,.........': ':....... ," ..... ..: .... " ..
as requested by the applicant for the annual basis letter regarding the rental of their
units.
PUBLIC HEARING:
ASPEN HIGHLANDS VILLAGEPUD AMENDMENT - SIGNAGE
,_' ','~ ' ..... -, :~'"V:", ".. '.~. '~: ,.... ,....',. ~ .~,....:~...,..:~\,~.:H.,"-':'.'<ki{"'",~"',.";:.<'''''',.,.;;,;':_'lI:.":\:;A"':"',.:i:':'"'",;--,~,,,,r"'..:. ';.":.i':~'~"/i',:.,;_:+,,"::~:,,;;;"';"'" -!~",:",'-;:<;:i;""',")C" ,."".,'.'-,;'(;>1'>._._,.,:':""'_;';':: "'" ,,','.-;,.-.~ ';::.> ,"-...' c.; ',>
Jasmine Tygre opened the public hearing on the Aspen Highlands Village Sign
Amendment. Ruth Kruger and Steve Skadron recused themselves. David Hoefer
stated that proof of notice was provided.
Sarah Oates noted that this was a.rlJQa.m~nqm~l'ltJQr.~lJ:1:Rth~;r~:tl.n~?Cyg property,
Aspen Highlands Village. Oates distributed the current Aspen Highlands sign
code regulations (Exhibit D), which was developed in 2000 by Hines Highlands
and the Master Homeowners.Association. Qates said th~tthe Highlands developed
their sign code about the time that they were being annexed and were told that it
didn't meet the City of Aspen's sign code regulations. Staff recommends .
approval. Oates said that the Village core would have the only impact; there were
Village regulations as they relate to real estate signs for residential properties,
lettering but was particularly orientated to the Village core. Oates stated that this
was a P&Z approval only.
8
ASPEN PLANNING &00NING COMlVlISSIONMinQs 'August 05, 2003
< .. ..... "', .. .. ........, ..... ;_,: .".'. ""c. '.,_,,_,. '..... .._.\.... '.0_ .i:..'.:.. ,."0' '_'" .... ',- _".:' '.-,":.: .:" ',/C," -" "__.:;,,,;; .,'_,', ."',:'.'",.,-,\':._'..'.\,>.,,,,',-< .:+;.....,.-....:....../.... "..:';, ',.C. "",<:,""',>.< _/ :','.''' ,,;',,"'.."<::,",.> ,-.:"',-,-,"": ': "'-,.,_':""".":.'.. .,'....,.-....,...-.'...,-:-. _','-""::"',""';-', ..
Deborah Prince, representative of the Aspen Highlands Village Association, said
there were very strict regulations on the neon signs, which would be very artist
signs. Oates commented that there was a d~~ign review board for the retail
association to review the signage and would then refer to Sarah Oat~sJol1)ak~ ..~ure
the sign meets the dimensional requirements.
Jack Johnson ask~dwh~tth~AI-IYwft~.Pring~<I~plied that it was the Aspen
Highland Village Association, which oversees th~ Vill~ge as a whole. Johnson
asked if the affordaqk.ho:t.lsing residents were memb~rs of this assP9iatipn aQdJh~
number of representatives serving on the board; who was speaking for the people
not the retailers. Prince replied that they were; there was a board. Bob Daniel,
representative for Hines, explained the association. struct:t.lrea~ th~l1)aster
association with seyeral sub~associatipns withintheIl'lgtster.~sspc;i(}.tipll....p(}.niel
said there were sub-associations.for~ll tIle c()nd()l1)in,iYl1) Hllits, the affordable
. housing units that were not part of the Village core, townhome association, which
is a rather complex entity. Daniel said that currently the association was still under
declaring control pursuant to the regulations of the Colorado Common Interest
Ownership Act with 4 Hines appointees. Daniel saidf()r th~Aspen Highlands
Village water service agreement required annexation into the city. The City of
Aspen must adopt the zoning and entitlement established for Aspen Highlands
Village due to the Pitkin C():t.lnty Entitlement process so there would not qe.any
non-conforming uses in the city by the city annexing a county project. Daniel said
there Were no signage regulatibns in the county that were applicable to Aspen
Highlands Village and it was merely an oversight that at the time of annexation
that the PUD amendment was Qot in9()rporated into these signage guidelines.
Johnson asked who mad~<up the design review board. Daniel responded there
were 3 architects (1 an affordable housing unit owner and 2 professional architects
from the community) and Gary Beach to review drainage and water issues; the
master association board appointed these board members.
Johnson noted the differ~nces between the Aspen Highlands Signage Regulations
and the City of Aspen Code and asked why flags were not allowed. Prince said
that there were residents that lived above th~. c;()J:l1J:l1~rc,ialc;()re spaces and there
would be difficulty in the scrutiny in what was tasteful and not tasteful.
Eric Cohen asked ifther~ w~s only one real estate sign allowed per property.
Oates replied that was true, page 8 of 10 of the guidelines.
Tygre noted that the signs that were shown in the Highlands Signage Booklet were
all very' western and old western in style; how does that fit in with neon. and where
9
ASPEN PLANNING &OSNI:NGCOMMrSSI()N ,Mill(JSAu2usf05, 2003
, -c."""" /' ,"'-""'-",."'''''''.,i'.:"..",~~:>.;:,<;;.,'~:''''._._."',.,,..,;''",.,.,\_:...~_,_'''_.~...x, '.'-" '"" .... ,,'._;,;,;;:,-~;.,~"-.,.,;;::..<.-i,j " ;'; -'{.A' "',~:;i,.,/., .':';,,:,: ",,;'./.-<. i.-:..-_-':;:(.t:'.')\f;':"_',_-,:~;',,;:,-,'_;.;<i:4/."i-'~')0,i{;."~;.::\:,":;;\ ;-". f. ;-,'':'i., -',y- ~:;_<:::c_."> :,.-"-..,-,-, .," "
would the neon signs be located. Princ~ a1}sw~r~QthGl.ttl1ey were an eclectic
western and the neon was a generalization ofnot allowing more than 3 neon signs.
Public Comments: j\d(im Gillespie stated that he. represented a group of
homeowners (confidentially) that were concerned with yard sale signs and for sale
signs on cars; they wanted the signs to be restricted to commerciaJ llse only.
Oates said that signs on parked vehicles was Gl.Qdress~d.on page 9 of 10.
MOTION: Eric COI1~llmQY~~JQ~pprove Resolution #20, series 2003,
approving a PUD amendment to tbt} Aspen Highlands Village PUD to adopt a
sign code for Aspen Highlands Village, attached at "Exhibit B" included tbe
amendmellts on page 6 of 10 to strike thel~stselltel1c;eJ!I1<<lerff:qllSigns; page
2 of 10 to strike thes~C;Qllds~llt~llc;eQll\l~:lqgs. Seconded by Roger Haneman.
Roll call vote: Johnson, no; Haneman, no; Rowland, no; Cohen, yes; Tygre,
no. DENIED 4-1.
Disscussion: Tygre stated that Aspen Highlands was a separate entity but
that she could not approve neon signs, especially with light pollution. Haneman
agreed. Johnson said that hecQlllQn~t~upport the sign code because this
amendment added another layer of bureaucracy and the sub-associations would be
judged by a un-elected board a,ppointed by a corporation; he objected to the quasi-
governmental agencies creating and making laws that were different from
everybody else's.
Meeting adjourned at 7:10 p.m.
Jackie Lothian, Deputy City Clerk
10
r"\
0h,~r)\Y;:/,1
Aspen Hig@ands Village
Signs comp,ilrison
to City of Asnen Code
Tenant Type Overall size Lettering Iteight Other
Wine Spot Blade J"sq; ft. .too]iirg"~~~~ Complies , ,
Awning Complies Complies
)
Metaphor Gallery Wall Sign ;3 I.6"sif:~tftPo]arge .<5,~q.fft~
If just lettering taking into consideration would
Window Complies Complies comply with Overall Size
Thunderbowl Caje Wall Sign Jlsg. ft.1:oo la~~" Complies
Window Complies i[~q. ft. tgt1'mlJ
(" Window Complies 1t~9: 'ft:to(n~IL
Balde 2..3 sq. ft.tOoTatle""; Complies I
Iguanas Wall Sign 9.6sq.frloo lafg~~t Complies
Window Complies Complies
Iguana logo may be too tall (1.6' allowance for
Blade 3:~sq~"'!t:]Q()]arge Complies I logos in City Code)
Durrance Sports Wall Sign J. szr;ft.' tQ"O' la,tg~ Complies City code calculates this type of lettering at 1/2
Wall Sign 15 fr".')',.r-'.... ~3".~q. ttt!)o,.ta,lh,. City code calculates this type oflettering 1/2
'sq: t.!oparge at
Window Complies COD}plies Logo can be 1.6 ft. in height
Comer
Blade )1~e:;;"q;ft. t()() large Complies
Blade )J.~q. ft.tQQ large'" Complies
Sandwich DJi. n/a Not allowed per City of Aspen Code
Exceeds sign allowance per City of Aspen
Free- Code; City allows 2 of either blade,
standing Complies , . Complies freestanding and! or wall signs
WorldUnk Wall Sign ~L?llq. ft.., too, large Complies
Blade 6;~q;ft. too large. Complies
Gretcho's ATM Blade Complies Complies
City does not have a reference to roof signs;
numbers are compared to wall sign
Post Office Roof Sign 18sq: ft:JQ()lliig~ 1 ft.T6ofall i; requirements
Joshua & Co. Blade Complies Complies
Window CoIrtplies Complies
Window Complies Complies
Aspen Land &
Homes Wall Sign r9"sq:Jt:]oo.'larg~.t Complies
Window Complies Complies
Blade Complies Complies
Wall
Display Complies Complies
*May comply or lettering heigh slightly larger
Roof Sign 8., sq. ft. too latg~ * than l' allowance
f)
::->\5
.;, .
Aspe~IIighla~ds Village
Signs comparison'
to City of Asnen Code
Pro Mtn. Sports Wall Sign Complies Complies
Wall Sign Complies Complies
Blade 'Complies Complies Aspen leaflogo too tall
Window Complie~ \ ,- Complies
RCC Member Wall T(rsq:1'ro~ ~t p '0 Complies
Wall Complies Complies ,
Window Complies I Complies I
Window Complies Complies
Willow Creek Wall Complies Complies
Window Complies Complies
,)
Aspen Highlands Village - Retail Signage Inventory
November 13,2003
Ref. # Tenant Owner
'c'W,,_...*_;~:~,~=,~:~,'~, '~"4~':~':;::'~=:'=;~~~'~~=~:;:C;:';;~" "0;ti;i;;~I~;;i;;;';;;;;ti'f~;~~:~~;~,,~~
1
4
6.8
3.2
1 Wine Spot HHLP Blade 2.6
2 Awning 2.0
3 Metaphor Gallery HHLP Wall Sign 26.0
4 Window 0.6
5 Thunderbowl Cafe HHLP Wall Sign 11.0
6 Window 5.5
7 Window 4.3
8 Blade 3.3
9 Iguanas HHLP Wall Sign 11.5
10 Window 1.5
11 Blade 3,0
12 Durrance Sports HHLP Wall Sign (S) 22.0
13 Wall Sign (E) 22.7
14 Window 2.0
15 Corner Blade 4.0
16 Blade 3.0
17 Sandwich 2.0
18 Freestanding 2.0
19 Worldlink HHLP Wall Sign 8.9
20 Blade 2.8
21 Gretcho's A TM HHLP Blade 1.0
22 Post Office HHLP Roof Sign 14.0
23 Joshua & Co. HHLP Blade Sign 3.0
24 Window 1.0
25 Window 0.5
26 Aspen Land & Homes HHLP Wall Sign 14.5
27 Window 2.8
28 Blade 3..0
29 Wall Display 2,3
30 Roof Sign 12.0
AHV Retail Signage Inventory
2.6 6.8
0.4 0.8
1.6 41.6
0.4 0.2
2.0 22.0
1.1 6.1
1.1 4.7
2.5 8.3
1.7 19.6
0.5 0.8
3.3 9.9
1.0 22.0
1.3 29.5
1.6 3.2
6.0 24.0
3.0 9.0
3.0 6.0
2.5 5.0
2.1 18.7
4.3 12.0
2.5 2.5
2.0 28.0
1.5 4,5
1.7 1.7
2.4 1.3
2.0 29.0
1.0 2.8
1.1 3.3
0.9 2.1
1.5 )8.0
1
2
41.6
1
1
2
22.0
6.1
9.5
8.3
1
4
1
19.6
3.0
9.9
1
1
2
1
1
1
1
22.0
29.5
6.4
24.0
9.0
6.0
5.0
18.7
12.0
2.5
28.0
4.5
1.7
1.3
1
5
1
1
1
29.0
14.0
3.3
2.1
1
Total Area
345.3
11/12/03
Ref. # Tenant Sign Type Width (ft) Height (ft) Area (sf) No. Total Area (sf)
/.. d,!i;j,"'N' ",/,I)!.,~ _,...."_,~""#."."',.>,..,,.;;"''',,.X'h5,"g.. g"",,,;o:,, ;,.,..K>;',.;;:<.".."";;'......"."" 'jJ..,.:;...;..;
31 Pro Mountain Sports ASC Wall Sign 5.5 1.0 5.5 1 5.5
32 Wall Sign 4.0 2.0 8.0 1 8.0
33 Blade 1.5 3.0 4.5 1 4.5
34 Window 0.5 1.2, 0.6 4 2.4
35 RCC Membership Gallery ReC Wall Sign 16.0 1.5 24.0 2 48.0
36 Wall Sign 2.0 1.5 3.0 2 6.0
37 Window 0.8 1.3 1.0 4 4.2
38 Window 0.8 0.5 0.4 4 1.6
~
39 Willow Creek RCC ' Wall Sign 2.0 1.5 3.0 3.0
40 Window 1.7 1.2 2.0 4.1
Total Area 87.2
AHV Retail Signage Inventory
2
11/12/03
-.....I
o
r::::
..,
ii3
:::l
C")
CD
C/)
"0
o
;:::l..
en
~
C/)
c.Q'
:::l
.......... ,
m
"-"
}>
(J)
"C
CD
::J
r-
0)
::J
0..
Qo.
:r:
o
3
CD
(J)
::~~:~/';;:
~1"~.i, fl.'. -',;
'" ':} ~J: c
0:> ,.\'t '.'
I~!f~
Qo~: ~"
.1..
:r:
O~
3"
~
CD '.'
(J)
~'.'.",.."""""'..,"."..,.""".",.,
- - - - .";.\..,,,/>,~
'i 1:::>:<
,;,:-~:" ::'
~
~
~
~
~
.ffll
)>
en
"0
(I)
::s
r
Q)
::s
c..
~
:c
o
3
(I)
en
". "J'j~ ......" A
KJ:".!:,;;jt~~'t:fj~ .>
~;~~ \, ..., '.l'~~:"r-'
:::0
(')
(')
s:
CD
3
C"
CD
Ci3
=r
-C'
Q
Q2..
ro
-<
I
:E
5'
c.u
0')
:::0
()
()
:::0 s:
CD
() 3
(') C"
s: CD
CD Ci3
3. ~
C" "0
CD Q
Ci3 Q2..
=r (I)
-C"
Q -<
Q2.. ~
CD
-<
I en
~ <5"
::J ::J
a.
~
w
co
Aspen BlgIiliinds VIllage
Signs comparison
to Citv of Asnen Code
Tenant Type Overall size Lettering Height Other
Wine Spot , Blade .8 sq. ft. too large Complies
A Wiling Complies Complies
Metaphor Gallery Wall Sign 31.6 sq. ft. too large .6 sq. ft. too tall
If just lettering taking into consideration would
Window Complies Complies comply with Overall Size
Thunderbowl Cafe Wall Sign 12 sq. ft. too large , Complies
Window Complies .1 sq. ft. too tall
Window Complies .1 sq. ft. too tall
Balde 2.3 sq. ft. too large Complies
Iguanas Wall Sign 9.6 sq. ft too large i Complies
Window Complies Complies
Iguana logo maybe too tall (1.6' allowance for
Blade 3.9 sq. ft. too large Complies logos in City Code)
Durrance Sports Wall Sign I sq. ft. too large Complies City code calculates this type oflettering at 1/2
Wall Sign 15 sq. ft. too large .3 sq. ft. too tall City code calculates this type oflettering at 1/2,
Window Complies Complies Logo can be 1.6 ft. in height
Corner
Blade 18 sq. ft. too large Complies
Blade 3 sq. ft. too large I Complies
Sandwich n/a n/a , Not allowed per City of Aspen Code
Exceeds sign allowance per City of Aspen
Free- Code; City allows 2 of either blade,
standing Complies ' Complies freestanding and/or wall signs
WorldUnk Wall Sign 8.7 sq. ft. too large Complies
Blade 6 sq. ft. too large Complies
Gretcho's ATM Blade Complies Complies
City does not have a reference to roof signs;
numbers are compared to wall sign
Post Office Roof Sign 18 sq. ft. too large 1 ft. too tall requirements
Joshua & Co. Blade Complies Complies ;.
Window Complies . Complies ,
Window Complies Complies
--
Aspen Land &
Homes Wall Sign 19 sq~ ft. too large Complies
----
Window Complies Complies
Blade Complies Complies
Wall
Display Complies Complies
-- *May comply or lettering heigh slightly larger
Roof Sign 8 sq. ft. too large * than l' allowance
Aspen HighlandsVillage
Signs comparison
to' City of Asnen Code
Pro Mtn. Sports Wall Sign Complies Complies
WaUSign Complies Complies
Blade Complies Complies Aspen leaflogo too tall
Window Complie~ \ Complies
10 sq. ft. ('J '7Cr -0 -- --
RCC Member Wall Complies ,
Wall Complies Complies '.
~-
Window Complies Complies
Window Complies Complies
Willow Creek Wall Complies Complies :
Window Complies Complies
Aspen HighlandsVillage . Retail Signage Inventory
November 13,2003
""'0<<__:'0'_''',",,"',.,,'''' ",.~...W(?",,,,jj(.1"'~"''''''~',_''~:,,',.'4''''''
Ref. # Tenant Owner Sign Type Width (ft) Height (ft) Area (sf) No. Total Area (sf)
"U,hJ':t""'i,:,"1~"~4~~,,,:," t';V~>1"'~'''~"'i:>~'~:''"~~~cm,-,.%';:''''1,t~):'5i';'#,"n~~:<iZrd"1,:\"'<<l"/M'i;!fl:,., ,'\\~}\.~,,\,\f~~,:r,:ifi:"A1"f~f,:~.)~!:':'-i;'#,1f,1:fJ-,~:"':;' ,-',
1 Wine Spot HHLP Blade 2.6 2.6 6.8 1 6.8
2 Awning 2.0 0.4 0.8 4 3.2
3 Metaphor Gallery HHLP Wall Sign 26.0 1.6 41.6 41.6
4 Window 0.6 0.4 0.2
5 Thunderbowl Cafe HHLP WaUSign 11.0 2.0 22.0 1 22.0
6 Window 5.5 1.1 6.1 1 6.1
7 Window 4.3 1.1 4.7 2 9.5
8 Blade 3.3 2.5 8.3
9 Iguanas HHLP Wall Sign 11.5 1.7 19.6 1 19.6
10 Window 1.5 0.5 0.8 4 3.0
11 Blade 3.0 3.3 9.9
12 Durrance Sports HHLP Wall Sign (S) 22.0 1.0 22.0 1 22.0
13 Wall Sign (E) 22.7 1.3 29.5 1 29.5
14 Window 2.0 1.6 3.2 2 6.4
15 Corner Blade 4.0 6.0 24.0 1 24.0
16 Blade 3.0 3.0 9.0 1 9.0
17 Sandwich 2.0 3.0 6.0 1 6.0
18 Freestanding 2.0 2.5 5.0 5.0
19 Worldlink HHLP Wall Sign 8.9 2.1 18.7 18.7
20 Blade 2.8 4.3 12.0
21 Gretcho's A TM HHLP Blade 1.0 2.5 2.5
22 Post Office HHLP Roof Sign 14.0 2.0 28.0
23 Joshua & Co. HHLP I:!lade Sign 3.0 1.5 4.5 4.5
24 Window 1.0 1.7 1.7 1.7
25 Window 0.5 2.4 1.3
26 Aspen Land & Homes HHLP Wall Sign 14.5 2.0 29.0 1 29.0
27 Window 2.8 1.0 2.8 5 14.0
28 Blade 3;0 1.1 3.3 1 3.3
29 Wall Display 2.3 0.9 2.1 1 2.1
30 Roof Sign 12.0 1.5 18.0
Total Area 345.3
AHV Retail Signage Inventory
11/12/03
~
Ref. # Tenant Sign Type Width (ft) Height (ft) Area (sf) No. Total Area (sf)
'\'0__,.".,+...___
31 Pro Mountain sports ASC Wall Sign 5.5 1.0 5.5 5.5
32 Wall Sign 4.0 2.0 8.0 8.0
33 Blade 1.5 3.0 4.5 4.5
34 Window 0.5 1.2 0.6
35 RCC Membership Gallery RCC Wall Sign 16.0 1.5 24.0 2 48.0
36 Wall Sign 2.0 1.5 3.0 2 6.0
37 Window 0.8 1.3 1.0 4 4.2
38 Window 0.8 0.5 0.4 4
39 Willow Creek RCC ' Wall Sign 2.0 1.5 3.0 1 3.0
40 Window 1.7 1.2 2.0 2 4.1
Total Area 87.2
AHV Retail Signage Inventory
2
11/12/03
CD
CO
CO c:
c: Q)
Q) :J
:J Q)
Q) CJ'J
CJ'J I
~
C/)
cO'
:J
-"" -""
'" 0
CJ CO
c: c:
.., Q)
@ :J
:J Q)
n CJ'J
CD I
C/) :E
"0 :r
0
::+ C-
O
CJ'J ~
~
C/)
cO.
:J
~
../::l.
o
c::
~
OJ
:::J
(')
CD
CJ)
-0
o
;:::+
en
:E
5'
0.
~
~ ~
co """-l
~ C1
c
..,
.., OJ
a. ::J
C (")
::J CD
^ C/)
() -c
0
Q) m-
CD'
C/)
Q)
::J
a.
:E
cS"
::T
I\J ~
0 CO
C1
c
..,
OJ
::J
(")
CD
C/)
-c
0
::+
CJ)
"
CD
CD
CJ)
or
::J
C.
::J
<0
I\.)
.....
G)
CD
-
(")
:::r
o
CIl~
~
s:
OJ
Q)
a.
Cl)
w
~
~
~
~
I
r)
'"
<0
>
(J)
"0
CD
::l
r
Q)
::l
a.
Qo
I
o
3
CD
(J)
>
(J)
"0
CD
::l
r
Q)
::l
a.
Qo
I
o
3
CD
(J)
w
......
-0
a
s:
o
c:
::J
_.
Q)
S'
en
"0
o
~
W
N
-0
a
s:
o
c:
::J
or
S'
en
"0
o
~
~
en
cO'
::J
w
CJ'1
;::0
()
()
~
CI>
3
C'"
CI>
Cil
:::r
-0'
G)
Q)
CD
-<
:E ~
:r
C-
o (f)
=E c.C'
:"
w
0')
;::0
()
()
;::0 ~
CI>
() 3
() C'"
~ CI>
CI> Cil
3 2:
C'" "'0
CI> G)
Cil Q)
:::r CI>
"'0
G) -<
~ ~
CD
-<
I (f)
:E c.C'
:r :"
C-
o
=E
~
W
<D
~
:>
u
'E
~
o
c::
CO
c..
,-~
^\r~
,
~
o
C-
OO
Q.)
u
c::
CO
~
~
::J
o
MEMORANDUM
'V\\\q
RE: 2nd Reading-Aspen Highlands Village Sign age Guidelines PUD Amendment
DATE: October 14,2003
ApPLICANT:
Aspen Highlands Village and Aspen
Highlands Village Association
REPRESENTATIVES:
Bob Daniel of Hines Highlands
Limited Partnership and Deborah
Prince of Beach Resource
Management, LLC
LOCATION:
Aspen Highlands Village
ZONING:
SKI, R/MF, R-30, R-15 and C PUD
CURRENT LAND USE:
Commercial and ski related operations,
single, duplex and multi-family
residential
PROPOSED LAND USE: No change
to the proposed land use.
SUMMARY:
The applicant requests to adopt signage
guidelines specific to the Aspen
Highlands Village (AHV) Planned
Unit Development (PUD) which varies
from the City of Aspen Sign Code.
Photo Above: Log sign as defined per the proposed
Aspen Highlands Village sign code.
I
~
REVIEW PROCEDURE
The City Council may approve, approve with conditions, or deny a request for a PUD
amendment after considering a recommendation from the Planning and Zoning Commission
and Community Development Director.
BACKGROUND:
Hines Highlands Limited Partnership and Aspen Highlands Village Association
("Applicants"), represented by Bob Daniel of Hines Highlands and Deborah Prince of Beach
Resource Management, are requesting approval of an application to adopt signage guidelines
for Aspen Highlands Village. Signage guidelines were developed for the Village Core prior
to annexation in 2000 and although similar, the guidelines are not entirely consistent with the
City of Aspen sign regulations. Following discussions with City staff, the applicants
developed formal signage guidelines. The proposed Aspen Highlands Village PUD signage
guidelines were developed in a format similar to the City of Aspen sign regulations. This
format is as follows:
>- Exempt signs: These signs do not reqUIre a permit such as holiday decorations,
directional signs and security signs.
>- Prohibited signs: Signs such as billboards, flashing signs, signs on the public right-of-
way and obsolete signs.
>- Permitted signs: Signs that are permitted but which require a permit because they
must meet certain size and light requirements; these are typically business
identification signs.
>- Temporary signs: These signs do not require a permit and are temporary in nature
such as real estate signs and sale signs.
As mentioned aboye, there are variations from the City of Aspen sign code. These variations
are as follows:
City of Aspen Sign Regulations Proposed AHV Signage Guidelines
Sandwich board signs prohibited 1 sandwich board sIgn per business IS
permitted
Hanging/blade signs can be 6 square feet Hanging/blade signs can be 12 square feet
Wall signs can be 10 square feet Walls signs can range from 2-3' in height and
4-26' in length (range 8-78 square feet)
Log signs are considered wall signs Log signs can be 5-16' in length and 12-16"
in lettering height
Corner signs are considered hanging signs Corner signs can be up to 40 square feet
Roof signs are considered wall signs Roof signs can range from 2-3' in height and
4-26' in length (range 8-78 square feet)
Freestanding signs can be 10 square feet No size delineation for freestanding signs
Neon signs are prohibited Three (3) signs permitted in entire village not
to exceed 30 linear feet
Real estate signs can be up to 3 square feet in Real estate signs can be up to 5 square feet in
SIze sIze
2
As shown in the chart above, the variations form the City of Aspen sign code are primarily
size related. The signs proposed to be allowed in the Village Core are larger than commercial
signs in downtown Aspen. Also, the applicant is proposing to allow limited neon signs, none
of which will be visible from the public right of way.
STAFF COMMENTS:
Staff believes that the proposed guidelines, which vary from the City of Aspen Sign Code,
are acceptable for Aspen Highlands Village. AHV is very much its own place as a mixed-use
ski area base village. AHV is not visible from any City of Aspen right-of-way, most of the
businesses and signage are not visible from Maroon Creek Road (which currently remains in
the County), and the buildings that face Maroon Creek Road are a significant distance from
the road. Further, the Master Association and Hines Highlands developed a sign master plan
to help the fledgling businesses in AHV attract customers. T~is pl~ns iIlcludes \V~y findiIlg
around the village and sandwich board signs. Economic sustainability for the businesses at
AHV was a primary consideration when the guidelines were developed.
AHV is contained within private roads, so there are no issues with the public right of way as
it relates to sandwich board signs or illumination from neon signs. Also, businesses willbe
required to get permits for business signs through the City of Aspen so that we can assure
compliance.
However, it should be noted to Council that a land use code amendment will need to be made
as a follow-up to specify that such a PUD amendment for signs is allowed. This will be
before City Council in the next couple of months.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommended denial of the proposed Aspen
Highlands Village Signage Guidelines. The minutes from the August 5, 2003 Planning and
Zoning Commission are attached. The primary concern for most of the Commission was
the proposal to allow for neon signs. One member had concerns about the restrictive of
nature of the sign code as it relates to personal expression for the' residents of Aspen
Highlands Village. All residents were noticed for the meeting and the one member of the
public at the meeting represented a group of homeowners asking for stricter enforcement of
the proposed guidelines, which are currently in place as part of the AHV coyenants.
Further, the City of Aspen has similar regulations as it relates to things such as "for sale"
signs on vehicles, flags and political signs.
STAFF RECOMMENDATION:
Staff believes that the proposal meets the standards for amending a PUD. Therefore, staff
recommends that the City Council approve the Aspen Highlands Village PUD sign
guidelines.
3
~
RECOMMENDED MOTIONS (ALL MOTIONS ARE 'M:ADog iN THE AFFIRMATIVE):
"I move to approve Ordinance No. 45, Series of 2003, approving a PUD amendment to the
Aspen Highlands Village PUD to adopt a sign code for Aspen Highlands Village, attached as
Exhibit C."
CITY MANAGER'S COMMENTS:
~ (
~~,c
~"- s..'
1"J
~, V[~e ~
. Attachments: - 0
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Letter of Application
Exhibit C -- Proposed Aspen Highlands Village PUD Signage Guidelines (attached
Exhibit A of the ordinance)
Exhibit D -- Planning and Zoning Commission minutes from August 5, 2003
4
r\
EXHIBIT A
PUD AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
In reviewing an amendment to an approved PUD" the Planning and Zoning Commission and
City Council shall consider:
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQS allotments are available to accommodate the
proposed development and will be considered prior to, or in combination
with, final PUD development plan review.
Staff Finding
There is no proposed deyelopment related to this PUD amendment, as it is an amendment to
allow for different sign code requirements from the City of Aspen sign code. Staff believes the
amendment is consistent with the AACP, as the sign code has been undertaken, in part, to
enhance economic sustainability for AHV. Staff finds this criterion is not applicable.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensi{)fial requirements '
for all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensional requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the PUD.
During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized.
The proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with,'existing and expected
future land uses in the surrounding area.
b) Natural or man-made hazards.
5
~
c) Existing natural characteristics of the property and surrounding
area such as steep slopes, waterways, shade, and significant
vegetation and landforms.
d) Existing and proposed man-made characteristics of the property
and the surrounding area such as noise, traffic, transit, pedestrian
circulation, parking, and historical resources.
Staff Finding
The proposed dimensional requirements for the sign sizes at AHV are compatible with the
architecture and "theme" of AHV. Most of the signs will be located within the Village,
which functions primarily as a pedestrian mall, and will not deter circulation or parking.
Staff finds that this criterion is not applicable.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to the
character of the prop()sed PUD and of the surrounding area.
Staff Finding
There is no change to open space or site coverage. The proposed sign code is appropriate to
the scale and massing of the surrounding buildings.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
c) The availability ofpllblictransit and other-transportation
faciliti~s, including those for pedestrian access and/or the
commitment to utilize automobile disincentive techniques in the
proposed development.
d) The proximity of the proposed development to the commercial
core and general activity centers in the city.
Staff Finding
There is no change to the parking requirements with this proposed amendment. Staff finds
the criterion is not applicable.
4. The maximum allowable density within a PUD may be reduced if there
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a PUD may be reduced if:
6
r\
a) There is not sUffiCienfwateFpfessure,drainage capabilities, or
other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal, and road maintenance to the proposed development.
Staff Finding
There is no change to the allowable density of Aspen Highlands Village. Staff finds the
criterion is not applicable.
5. The maximum allowable density within a pun may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a pun may be reduced if:
a) The land is not suitable for the proposed development because of
ground instability or the possibility of mud flow, rock falls or
avalanche dangers.
b) The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion, and
consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed development is not compatible
with the terrain or causes harmful disturbance to critical natural
features of the site.
Staff Finding
The proposed hazards were considered at the time AHV PUD was approved in Pitkin County.
The proposed sign code will not affect this. Staff finds this criterion is not applicable.
6. The maximum allowable density within a pun may be increased if there exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns
and with the site's physical constraints. Specifically, the maximum density of a
pun may be increased if:
a) The increase in density serves one or more goals of the community
as expressed in the Aspen Area Community Plan (AACP) or a
specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative. physical characteristics of the
7
site, as identified In siibpara.graplls'.. a'I1(15, a.bove, those areas can
be avoided, or those characteristics mitigated.
Staff Finding
The applicant is not proposing to increase the maximum allowable density within the PUD.
Staff finds this criterion is not applicable.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing
and expected development pattern, land uses, and characteristics.
C. Site Design.
The purpose of this standard is to ensure the PUD enhances public spaces, is
complimentary to the site's natural and man-made f~atures and the adjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features of the site which are unique,
provide visual interest or a specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in an appropriate
manner.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and provide visual interest
and engagement of vehicular and pedestrian movement.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
5. Adequate pedestrian and handicapped access is provided.
6. Site drainage is accommodated for the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic functions associated with
the use.
Staff Finding
Staff believes that the proposed sign code enhances the public spaces of Aspen Highlands
Village. The proposed sign code is one element in a strategy to increase visitorship and aid
businesses at Highlands.
8
r'"')
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed
development shall comply with the following:
1. The landscape plan exhibits a well designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
There is no change to the landscape plan at AHV. Staff finds this criterion is not applicable.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architectural character is based upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to public spaces and
other buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development..There shall be approved
as part of the final development plan an architectural character plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall:
1. be compatible with or enhance the visual character ofthe city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage ofthe property's solar access, shade, and vegetation and by
use of non- or less-intensive mechanical systems.
3. accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
9
r\
Staff Finding
Staff believes the proposed sign code and sign master plan for AHV will enhance the
architectural interest, variety, character, and visual identity in the proposed development.
The code appropriately relates with the surrounding buildings and the character of the signs is
suitable for AHV. '
F. Lighting.
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct,glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final pun
documents. Up-lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention to the property is prohibited for
residential development.
Staff Finding
All outdoor lighting on the building shall comply with the Aspen Highlands Village PUD
Lighting Standards. The AHV PUDLighting Standards prohibit exterior neon; therefore
businesses will have to keep any neon signs on the inside of the business to comply with the
regulations.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all development in the proposed PUD, the
following criteria shall be met:
1. The proposed amount, 10f:ation, and desi~n of the cO,mmon park, open
space, or recreation area enhances the character of the proposed
development, considering existing and proposed structures and natural
landsc;ape features of the property, provides visual relief to the property's
built form, and is available to the mutual benefit of the various land uses
and property users of the pun.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the pun or ownership is proposed in a similar
:t;nanner.
10
\'r.;l!!lf.;
-
~
3. There is proposed an adequate assurance through a legal instrument for
the permanent care and maintenance of open spaces, recreation areas,
and shared facilities together with a deed restriction against future
residential, commercial, or industrial development.
Staff Finding
The applicant is not proposing to add any additional common park or open space as a result
of the proposal. In addition, the proposal will not reduce the amount of open space in the
PUD. Staff finds this criterion is not applicable.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an
undue burden on the City's infrastructure capabilities arid that the public does
not incur an unjustified ~nancial burden. Theproi>osed utilitiesalld public
facilities associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The utilities and public infrastructure on the site are existing. Staff believes that the proposed
amendment will not place a greater demand on the utilities or site improvements than
currently exists. Staff finds this criterion is not applicable.
1. Access and Circulation. (Only standards 1 &2_ apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the pun has adequate access
to a public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or priva.teuse.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
11
'""'"'
I~
3. Areas of historic pedestrian or recreational trail use, improvements of, or
connections to, the bicycle and pedestrian trail systcm,alld adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposed for appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, p~destrian and bicycle paths,
and transportation are proposed to be implemented in an appropriate
manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding
The vehicular and pedestrian access is not proposed to change as a result of the proposed
amendment. Due to the commercial square footage within the. Village, staff does not believe
the number of sandwich board signs will adversely affect pedestrian use of AHV. Staff finds
this criterion is not applicable.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners
and impacts of an individual phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan..The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-Iieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation
measures are realized concurrent or prior to the respective impacts
associated with the phase.
Staff Finding
This criterion is not applicable to the proposed PUD amendment.
12
FROM
ASE~ASPEN/SNOWMASS EXPRESS I
r-i
PHONE NO. : +970 920 4222
f., OS 4itf
PUBLIC NOTICE !
Oct. 04 2003 12:38PM P01
,~
, '1
<-~. Z
i
RE; ASPEN HIGHLANDS VILtAGE PLANNED UNIT DEVELOPMENT (PUD)
AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, October 14,2003,
at a meeting to begin at 5:00 p.m. before the Aspen City Council, Aspen City :Hall C01U1cil
Chambers, 130 S. Galena Street, to consi.der an application submitted by Hines HighJarids Limited
Partnership and the Aspen Highlands Village AssociatioI1~ requesting approval of a Planned Unh
Development PUD) Amendment for approval of a sign code specific to Aspen Highlands Village
/(nJand con. ent WIt 1 Aspen Highlands Village Retail Sign 'Guidelines. For further infonnation,
cont . Sarah Oates at e City of Asp~ Community Development DOl'artm. ent. 1,3 0 S. Galena St.,
..As "n, CO (970 441, saraho@cl.aspen.co.~. .
. SI H~~ IYIliq KJagderud, Mavor ./1 C OC('V ,.
ASj)en City Council V ,:J',
Published ill the Aspen Times on September 25.2003 J": 1
c;of~spenA::;- -' . \;( l/;jp!J;- I
Dr~o%"1) 'Tf/
~ ( to ,~
'fl}~\)) ( '" ,../i'"
. .....@JI
..f-., Cv~\L · yD
ie~~~{\tDY D~
. : . .~e\L~
trJ ~ ~14-.
vU~, 'tr7\p .
A~J
O-eS l f);;;t:
~SU?'\
, ,
"
, ...rt.,r'r::.
.. ~u l ..,;,;n~
tf.~CH;\[; ..
.~ ,".#A,'._~~ <<:' ~~
AFFIDAVIT OF PUBLIC NOT1CE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND tT8ECODE
ADDRESS OF PROPERTY:
14
,200~
SCHEDULED PUBLIC HEARING DATE:
STATE OF COLORADO )
) SS.
County of Pitkin )
I, is&'De(+ Eft \/l1r1"le\ I dr:- (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) ofthe Aspen Land Use Code in the following manner:
L Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
/' Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed of letters not
less than one inch in height. Said notice was posted in a conspicuous place on
the subject property at least fifteen (15) days prior to the public hearing and was
continuously visible from the .lJ day of ile.p.tembe r- , 200 ~ to and
including the date and time of the public heanng. A photograph of the posted
notice (sign) is attached hereto.
/ Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class, postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application, and, at least fifteen (15) days
prior to the public hearing, notice was hand delivered or mailed by first class
postage prepaid U.S. mail to any federal agency, state, county, municipal
government, school, service district or other governmental or quasi-governmental
agency that owns property within three hundred (300) feet ofthe property subject
to the development application. The names and addresses of property owners
shall be those on the current tax records of Pitkin County as they appeared no
more than sixty (60) days prior to the date ofthe public hearing. A copy of the
owners and governmental agencies so noticed is attached hereto.
(continued on next page)
r)
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
f5.W?
Signature
The foregoing "Affidavit of Notice" was acknowledged before me this 4 day
of ---.O.htcbe.\ , 200~, by ~~ E.(~ c a q_Q(\:i,+z....;
WITNESS MY HAND AND OFFICIAL SEAL
My Commission Expires,
August 19,2005
ATTACHMENTS:
COpy OF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BY MAIL
PUBLIC NOTICE
.... ..'... '. ' M," '!Q{J;"1I~40"j-'t'..-
DA1'I::.... ...- .
'ME -.n ..
TI -9~~1 f'~-"
A'1>ren cii~~~\\' ','
'-'E~\I~!l~~~(';)'b
Poekd at Aspen ~;+\('lnds v'illaqe fo5+ OfflceJ
Smooth Feed Sheets™
0444 GLENEAGLE LTD PTNSHP
100 E KLEBERG STE 200
KINGSVILLE, TX 78363
AND A JON A
96 FOREST AVE
RYE, NY 10580
ASPEN HIGHLANDS
PO BOX 1248
ASPEN, CO 81612
ASPEN HIGHLANDS CONDO ASSOC
INC
C/O CONTROLLER
0075 PROSPECTOR RD
ASPEN, CO 81611
ASPEN HIGHLANDS TOWNHOME 7
LLC
C/O ZALMAN & SCHNURMAN
61 BROADWAY STE 1105
NEW YORK, NY 10006
ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
BARWICK AMY L
0039 BOOMERANG RD UNIT 8122
ASPEN, CO 81611
BIGGINS KENNETH MARK
0115 BOOMERANG RD #5406
ASPEN, CO 81611
BRADLEY LOUISE D F AMIL Y LLC
1501 MAROON CREEK RD #9
ASPEN, CO 81611
BURNS SUSAN T TRUST
7474 EAST BOULDER PARKWAY #8
SCOTSSDALE, AZ 85262
r~E:3
Sent 9-21. B:J
,r-'\
, -
ADLER RITA N TRUST
3125 HASSI POINT
LONGWOOD, FL 32779
ANDERSON JON & LORI
43 EXHIBITION LN
ASPEN, CO 81611
ASPEN HIGHLANDS COMMERCIAL
METRO DIST
C/O ABACUS BOOKKEEPING
POBOX 9164
ASPEN, CO 81612
ASPEN HIGHLANDS HOLDINGS LLC
9227 HAPPY HOLLOW
SCOTTSDALE, AZ 85262
ASPEN HIGHLANDS VILLAGE AFF
HOUSING
C/O ABACUS BOOKKEEPING
POBOX 9164
ASPEN, CO 81612
ASPEN THUNDERBOWL LLC
C/O HOUSTON & GOLDSMITH LLC
1000 S MILL ST
ASPEN, CO 81611
BASS ERWIN LLC
PO BOX 5078
ASPEN, CO 81612
BLOMQUIST LINDA LEE
166 EXHIBITION LN
ASPEN, CO 81611
BUDSEY NIKIFOR II & SUSAN P
66 CLOUD NINE LN
ASPEN, CO 81611
BURROWS HUGH & SARA
0115 BOOMERANG RI> #5106
ASPEN, CO 81611
Use template for 5160@
ALVARADO ANTONIO & BEA TRlZ
PO BOX 878
ASPEN, CO 81612
AQUA 2322 CORP
301 COSTANERA RD
CORAL GABLES, FL 33143
ASPEN HIGHLANDS COMMERCIAL
METRO DIST
715 W MAIN ST #304
ASPEN, CO 81611
ASPEN HIGHLANDS MOUNTAIN LLC
PO BOX 1248
ASPEN, CO 81612
ASPEN SCHOOL DISTRICT NO 1 RE
0235 HIGH SCHOOL RD
ASPEN, CO 81611
BAKER JAMES A SR & SANDY J
PO BOX 11690
ASPEN, CO 81612
BERGDAHL MATTHEW A &
ELIZABETH A
0011 EXHIBITION LN
ASPEN, CO 81611
BOKRAM ELIZABETH & JOHN
0098 GLENN DEE RD
ASPEN, CO 81611
BUILDING 7 LLC
C/O ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
BUYSSE MICHAEL & ANIR
0115 BOOMERANG RD #5107
ASPEN, CO 81611
~: ,-...:,:r
.~.....- ..'... ~
~ 1 ,SO(])
. Smootn I"eed Sheets™
CARPENTER DON
0199 PROSPECTOR RD #3112
ASPEN, CO 81611
CHOPIVSKY GEORGE JR
3217 CATHEDRAL AVE N W
WASHINGTON, DC 20008
CLARK TODD A
0115 BOOMERANG RD #5108
ASPEN, CO 81611
COLLINS RICHARD E
PO BOX 4393
ASPEN, CO 81612
DAANE OLIVIAQ
0199 PROSPECTORRD #3106
ASPEN, CO 81611
DOMOSZLA Y KAT ALIN
0115 BOOMERANG RD #5410
ASPEN, CO 81611
ECHELE ROBERT C
424 BRAZILIAN AVE
PALM BEACH, FL 33490
EXHIBITION LANE LLC
C/O KLEIN-ZIMET PC
201 N MILL ST STE 203
ASPEN, CO 81611
FERRARO JAMES JR & JAMI LEE
39 BOOMERANG RD #8124
ASPEN, CO 81611-4308
FOXBEND DEVELOPMENT
CORPORATION
C/O SUSAN L BURNS
7474 E BOULDERS PKWY UNIT 8
SCOTTSDALE, AZ 85262-1247
\ " " .
,4C!ore5S '
~
>r
CASSIN LEE E
TOLEN DAVID
8 HIGHLANDS VILLAS
ASPEN, CO 81611
CITY OF ASPEN
130 S GALENA ST
ASPEN, CO 81611
CLEMONS EDWARD L
PO BOX 7233
HAZARD, KY 41702-7233
COOK BRET A & CARMIE G
99 CLOUD NINE LN
ASPEN, CO 81611
DELAK ERICA
0199 PROSPECTOR RD #3102
ASPEN, CO 81611
DOREMUS ANDREW J & JEANNE C
75.5034%
85 GLEN GARRY DR
ASPEN, CO 81611
EPOCH-DEMPSEY DL VP II LLC
C/O EPOCH PROPERTIES
359 CAROLINA AVE
WINTER PARK, FL 32780
FAGAN CHARLES D
PO BOX 1107
ASPEN, CO 81612
FORAN EDMUND C
45 EXHIBITION LN
ASPEN, CO 81611
FRIED ALAN I & SHELLEY R
PO BOX 783
ASHLAND, OH 44805
Use template for 5160@
CHI L & WALTER D
79 CLOUD NINE LN
ASPEN, CO 81611
CITY WIDE MAINTENANCE CO
8460 NIEMAN RD
LENEXA, KS 66214
COAST PACIFIC ASSET MGMT INC
1715 OCEAN WAY
LAGUNA BEACH, CA 92651
CROWN A STEVEN
CROWN NANCY C AS IT TENANTS
222 N LASALLE ST #2000
CHICAGO, IL 60601
DELIA COLLEEN & JOAN
PO BOX 3427
ASPEN, CO 81621
DUNN MICHAEL & SHERRI
0115 BOOMERANG RD #5102
ASPEN, CO 81611
ERCK JEAN E TRUSTEE 50%
C/O STANLEY C ERCK
954 CENTRE STREET
BOSTON, MA 02130
FEHER LAWRENCE D
0115 BOOMERANG RD #5408
ASPEN, CO 81611
FORKE THEODORE J & MARLENE B
315 GLEN DEE RD
ASPEN, CO 81611
FRINK ALBERT & DENISE
9 OCEANCREST
NEWPORT COAST, CA 92657
Laser
316{)0
.. Smooth Feed Sheets™
JONES RICHARD MC CULLOCH JR
210 N MILL ST #201
ASPEN, CO 81611-1504
KIKER KARl & JOHN R
0039 BOOMERANG RD UNIT 8121
ASPEN, CO 81611
LABS J DANIEL 50%
STUBE KEITH 50%
3110 GIN LN
NAPLES, FL 34102-7807
LANGLEY ROBERT A & S DARNELL
72 CLOUD NINE LN
ASPEN, CO 81611
LARSON WENDY L
HIGHLANDS VILLAS #9
98 GLEN DEE RD
ASPEN, CO 81611
LOT 9 HIGHLANDS LLC
3900 WOODLAKE BLVD STE 307
LAKE WORTH, FL 33463
LUONG MEI YEE
10 CLOUD NINE LN
ASPEN, CO 81611
LYONS MICHAEL
1690 HOMESTAKE DR
ASPEN, CO 81612
MAROON CREEK ASPEN LLC
SUITE 300
300 WATERST
WILMINGTON, DE 19801
MAROON NEIGHBORHOOD
TOWNHOME ASSOC
CIO JOSHUA & COMPANY MANAGER
300 HUNTER ST
ASPEN, CO 81611
){]:r1r'8SS t..,aD:8!S
KEATING CHRISTOPHER J &
SUZANNE R
0199 PROSPECTOR RD #3107
ASPEN, CO 81611
KING RICHARD C & LAUREN
TRUSTEES
CIO ROBERT V MADDEN
9696 CULVER BLVD STE 203
CULVER CITY, CA 90232
LAMB TIM E & JENNIFER C
0098 GLEN DEE RD #6
ASPEN, CO 81611
LARSEN MARCELLA
LARSEN BENJAMIN TRUST
PO BOX 1063
ASPEN, CO 81612
LOT 10 HIGHLANDS LLC
3900 WOODLAKE BLVD STE 307
LAKE WORTH, FL 33463
LOTS 7 & 8 MAROON CREEK LLC
CIO GARFIELD & HECHT PC
601 E HYMAN AVE
ASPEN, CO 81611
L W DEVELOPMENT INC
CIO BROOKE A PETERSON ESQ
315 E HYMAN AVE #305
ASPEN, CO 81611
MACHUCA JOSE WI SIBRIAN
0199 PROSPECTOR RD UNIT 3111
ASPEN, CO 81611
MAROON CREEK CLUB MASTER
ASSOCIATION
10 CLUB CIR
ASPEN, CO 81611
MBEREKO ISAAC TP & LAUREN P
PO BOX 10296
ASPEN, CO 81612
Use template for 5160@
tn
\: . <#
KENNY PHYLLIS
V ARONEN CHARLES H
HIGHLANDS VILLAS #16 GLEN DEE
RD
ASPEN, CO 81611
KLUMP MICHAEL A
2593 DELLWOOD DR
ATLANTA, GA 30305
LANESE DOMINIC C & EMIL Y E
21 CLOUD NINE LN
ASPEN, CO 81611
LARSON ERIK J & JANET L
PO BOX 3121
ASPEN, CO 81612
LOT 5 HIGHLANDS VLG HLD LLC
CIO HENRY DRUKER
785 PARK AVE APT 6E
NEW YORK, NY 10021
LOVVORN W LAMAR
FBO KALETA ANN DOOLIN
PO BOX 45562
DALLAS, TX 75245
LYON LEE R & JOANNE R CO
TRUSTEES
PO BOX 10238
ASPEN, CO 81612
MALONE MARTHA N
HIGHLANDS VILLAS #14
98 GLEN DEE RD
ASPEN, CO 81611
MAROON CREEK LIMITED
PARTNERSHIP
1926 CLOVER CT
PLEASONTON, CA 94588
MCCANN KEVIN J & ELIZABETH
0199 PROSPECTOR RD #3113
ASPEN, CO 81611
5160@
, Smooth Feed Sheets™
GABRIELLE LORI
39 BOOMERANG RD UNIT 8120
ASPEN, CO 81611-4308
GODFREY H LEE & SANDRA S
1000 LOUISIANA ST STE 5100
HOUSTON, TX 77002-5096
GOTTLIEB HOWARD L RES TRST 50%
1007 CHURCH ST SUITE 304
EVANSTON,IL 60201
GUENTHER JACK TRUSTEE OF
TRUST A
LARSEN WENDY URSCHEL FOR THE
BENEFIT OF
433 PLAZA REAL #339
HALFERTY SARA
215 S MONARCH AVE STE 202
ASPEN, CO 81611
HENRIKSEN RONALD W
8831 STABLE LN
HOUSTON, TX 77024
HINES HIGHLANDS LP
426 E MAIN
ASPEN, CO 81611
HOLLAR SETH A
115 BOOMERANG RD #5403
ASPEN, CO 81611-4314
JACOBS NORMAN J LIVING TRUST
990 GROVE ST
EVANSTON,IL 60201
JOHNSON KA TRINA
PO BOX 1993
ASPEN, CO 81612
~ AVE~Y@
~
Address Labels
r"\
GASIOROWICZ HILDE E TRUST
2630 GLENHtJRST PL
MINNEAPOLIS, MN 55416
GOLDEN EAGLE PROPERTY
SERVICES INC
PO BOX 4100
ASPEN, CO 81612
GOULD RICHARD & NANCY
337 CANOE HILL RD
NEW CANAAN, CT' 06840
GUENTHER JACK-TRUSTEE
153 TREELINE PARK STE 300
SAN ANTONIO, TX 78209-1880
HANSON GEORGIA & ANDREW M
168 EXHffiITION LN
ASPEN, CO 81611
HIGHLANDS HILL INVESTMENT
PARTNERS
C/O PACIFIC COAST INV COMPANY
700 5TH AVE STE 6010
SEATTLE, WA 98104-5047
HINES JEFFREY C 45%
C/O DUGDALE MARIAN
2800 POST OAK BLVD
HOUSTON, TX 77065
HORWITZ DENISE & DONALD
1088 HOOKS SPUR RD
BASALT, CO 81621-9315
JAS PROPERTIES
PO BOX 813
POWELL, WY 82435
JOHNSON TEREE L
PO BOX 4884
ASPEN, CO 81612
Use template for 5160@
GASTON PAUL E & DANA II
16 BRYNWOODLN
GREENWICH, CT 06831
GOSDAHEATHER
0199 PROSPECTOR RD #3110
ASPEN, CO 81611
GROOVER SEAN & ERICA C
98 GLEN DEE JU)# 13
ASPEN, CO 81611
GUENTHER VALERIE URSCHEL 1/9
433 PLAZA REAL #339
BOCA RATON, FL 33432
HEDRICK PHILIP E & JILL A
12 HIGHLANDS VILLA
ASPEN, CO 81611-3307
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HIRE CHARLES JOHN & PHYLLIS
FREER
C/O RED DIAMOND L TD
619 LINDA STREET SUITE 200
ROCKY RIVER, OH 44116
HOSIER GERALD D
POBOX 3410
CRESTED BUTTE, CO 8l224-3410
JAWORSKI STEPHEN & KAREN
0039 BOOMERANG RD
ASPEN, CO 81611
JONES & JONES LEASING CO
6301 HAGGERTY RD
BELLEVILLE, MI 48111
Laser
5160@
, Smooth Feed Sheets™
SCHROEDER MARLENE
PO BOX 809
ASPEN, CO 81612
SEWARD KATHERINE
PO BOX 4842
ASPEN, CO 81612
SHIPP BEVERLY A
0098 GLEN DEE
HIGHLANDS VILLAS #11
ASPEN, CO 81611
SLOAN F AMIL Y TRUST
10802 AMBAZAC WY
LOS ANGELES, CA 90077
STEARN LEATHEM
37 FERRY LN
WESTPORT, CT 06880
STEWART MILTON M JR & CAROLE C
0115 BOOMERANG RD #5103
ASPEN, CO 81611
TALLMAN JOSEPH P
380 INCA PKWY
BOULDER, CO 80303
THUNDERBOWL LLLP
24600 CENTER RIDGE RD
STE 285
WESTLAKE,OH 44145
TSOU MICHAEL & ANGELENE
29869 HIGHMEADOW RD
FARMINGTON HILLS, MI 48334
ULTIMA III LLC
COPR SERVICE CO
2711 CENTERVILLE RD STE 400
WILMINGTON, DE 19808
''W:\,n''Y''=~V0
\ii-~ .,--" -.; .,.."'.-I...l
\ridress LZlbeis
SCIARRONE CAROLYN V & EDWARD F
18 CLOUD NINE LN
ASPEN, CO 81611
SHANKS ROBERT H
0115 BOOMERANG RD #5304
ASPEN, CO 81611
SIMMONS FAMILY PTNRSHP LP
10 S WACKER DR #3175
CHICAGO, IL 60606
SMART JOHN II & PAMELA
1 040 CONWAY DRIVE
ATLANTA, GA 30327
STEIN TUVIA
HIGHLANDS VILLAS #1
98 GLEN DEE RD
ASPEN, CO 81611
STOCKMAN J & D
105 CONYERS FARM DR
GREENWICH, CT 06831
THOMSEN CERENA E & CHRISTIAN
0199 PROSPECTOR RD #3103
ASPEN, CO 81611
TIERNEY MICHAEL P & ANNE
PO BOX 2391
ASPEN, CO 81612
TWOHIG PAUL & CAROL ANN
PO BOX 2830
ASPEN, CO 81612
UMBARGER MARK R
0115 BOOMERANG RD #5407
ASPEN, CO 81611
Use template for 5160@
SEIDEMAN ROB & KELLY HALL
PO BOX 11424
ASPEN, CO 81612
SHANNAHAN CORNELIUS KEVIN &
JOAN C
10 S GREEN BAY RD
LAKE FOREAT, IL 60045-3052
SLATER LAWRENCE J
1072 MAROON CRK RD
ASPEN, CO 81611
SPOFFORD FRANK
PO BOX 2535
ASPEN, CO 81612
STEWART GARY A & ANGELA L
910 UPLAND RD
YORK,PA 17403
STOCKMAN J & D
C/O CHARLES T BRANDT ESQ
420 E MAIN ST #204
ASPEN, CO 81611
THOMSEN HANS A & VIRGINIA A
1501 MAROON CREEKRD#8
ASPEN, CO 81611
TRANE MICHELLE & FLEMING
58 CLOUD NINE LN
ASPEN, CO 81611
UBER CHRIS
PO BOX 2342
ASPEN, CO 81612
VANTINE DA VID K & LISA A
HIGHLANDS VILLAS #3
ASPEN, CO 81611
.';"1:'::'~~
5160@
. Smooth Feed Sheets™
MCCREARY WILLIAM F & PHILLIS M
9750 AMANITA AVE
TUJUNGA, CA 91042
MILLER DANIEL K
6017 WILLIAMS RD
HYDES, MD 21082
NERAL CHRISTOPHER J
0115 BOOMERANG RD #5405
ASPEN, CO 81611
OGILVY JEANETTE M 331/3%
1500 CEMETARY LN
ASPEN, CO 81611
PARKER DAVID W 1/5
C/O DONNA GRAUER
426 E MAIN ST
ASPEN, CO 81611
PHILLIPPE THOMAS E JR
POBOX 362
WALKER, IA 52352
PISANI MARK & JILL
31 EXHIBITION LN
ASPEN, CO 81611
RANDEL BRAD & LINDA
0199 PROSPECTOR RD #3108
ASPEN, CO 81611
REGAN DYLAN & BERNADETTE
49 CLOUD NINE LN
ASPEN, CO 81611
SAX BRYAN & CHRISTY
PO BOX 4256
ASPEN, CO 81612
..AVERY@
~
METTERNICK ANNE
0115 BOOMERANG RD #5308
ASPEN, CO 81611
MOORE FAMILY PUD MASTER
ASSOC INC
C/O KAUFMAN & PETERSON PC
315 E HYMAN #305
ASPEN, CO 81611
o ROURKE SHANE
0199 PROSPECTORRD #3104
ASPEN, CO 81611
OWENS JAMES L
OWENS MARY B AS JT TENANTS
#10 HIGHLANDS VILLAS
ASPEN, CO 81611
PAUL JOHN WILLIAM
303 VINCENT AVE
METAIRIE, LA 70005
PHILLIPPE THOMAS E SR
8606 ALLISONVILLE RD STE 127
INDIANAPOLIS, IN 46250-3585
PITKIN COUNTY
530 E MAIN ST STE 302
ASPEN, CO 81611
RECH LAURIE & CHRISTOPHE
0199 PROSPECTOR RD #3109
ASPEN, CO 81611
RITZ-CARL TON DEVELOPMENT
COMPANY INC
6649 WESTWOOD' CENTER BLVD STE
500
ORLANDO, FL 32821
SCHAFER ROBERT P
0133 PROSPECTOR RD #4201
ASPEN, CO 81611
Address Labe~s
Use template for 5160@
MIDTHUN JILL
0115 BOOMERANG RD #5409
ASPEN, CO 81611
MORSE ROGER
133 PROSPECTOR RD UNIT 4212
ASPEN, CO 81611-3390
OCONNELL DANIEL S & GLORIA P
16 ROCK RIDGE AVE
GREENWICH, CT 06831
OXLEY JOHN C TRUSTEE
1437 S BOULDER AVE #770
TULSA, OK 74119-3609
PEARCE EQUITIES GROUP II LLC
C/O GARFIELD & HECHT PC
601 EHYMAN AVE
ASPEN, CO 81611
PHOENIX OF PALM BEACH LLC
2183 M ROAD
GRAND JUNCTION, CO 81505
POC BOHN LLC
3737 LAPALCO BLVD
HARVEY, LA 70058
REED TIMOTHY G & L YSA S
0199 PROSPECTOR RD #3105
ASPEN, CO 81611
ROOKASIN IRIS
855 FORSYTH ST
BOCA RATON, FL 33487
SCHENNUM EARL C JR & CAROL M
PO BOX 867
ASPEN, CO 81612
laser
5160@
.\
· Smooth Feed Sheets™
VINTON BROCK J
300 WATER ST
WILMINGTON, DE 19801-5041
WEINGLASS LEONARD
PO BOX 11509
ASPEN, CO 81612
WHITE THOMAS & SUSAN
3030 K STREET NW APT 215
WASHINGTON, DC 20015
WILSON J COOKE JR
5644 WESTHEIMER #340
HOUSTON, TX 77056
ZAGORSKI-KISTNER ELIZABETH M
98 GLEN DEE RD #7
ASPEN, CO 81611
~AVERY@
~~
Address labels
Use template for 5160@
W ALTER WILLIAM C & SUSAN
COLBY
0372 GLEN EAGLE DR
ASPEN, CO 81611
WANGER LEAH ZELL & RALPH
1540 N LAKE SHORE DR
CHICAGO,IL 60610
WEISS BETTY TRUSTEE
PO BOX 1595
ASPEN, CO 81612
WHITE SUSAN
115 BOOMERAND RD UNIT 5404
ASPEN, CO 81611
WILHELM DAVID A & MARY LINDA
888 PROSPECT ST STE 302
LA JOLLA, CA 92037-4262
WILLOW 388 TRUST
830 S MADISON
DENVER, CO 80209
WILTROUT BOYCE W
201CYPRESSLN
COLORADO SPRINGS, CO 80906
WOODWARD RALPH H
1 05 WOODWARD LN
ASPEN, CO 81611
:.:iser
5160@
~
"
.0
=
M 13'~ a
~)u g M .5 ~ ~
~'~ ~~ NO~~ ~-~
~ ~~. ci~C! ~~
z:~o,!-! (1) .:C':l ~~cn VE;
::;Q~~\M"::: ti_~~oel .51>~,1
~.z_~,o:~ ~~Q)~ ~.~
~<>cc:~ -.El'O .:'~}j..c,.g OG'J ~g
..... e::: :z 0 S Q)..... 0 ~ c:: .g 0-. 0. N,
~o~~~ ~~Q)~,frn~~~~~ ~ ~~"
~ ''0 ti ac. fa ~- g ,~. c..:, "0' 2 ~ '?,~' - ~ ~ 0 as a). ..;
~]~!!'~~i~~~'3~~'~~~~~~.' ~~
uCO<~Q)~-~~~~~'~~~""'EN'~' Bw
!3,,'~ u c:Q 0..8 ~.... C,",::::! ~.::! &: (,.J'g ,V1:,.O l.O 0 -c 0)
~-~~~b~~~~o~~~~,_'~l'05Ui_ Q)~
c _ ,- co ~ .. ~ u >'u >',0: ::l -o,~ ,~.OC> ~'N >'. -J:.....
~ 0 ~ '-W ;..,l 5t ] s ;:: 'E v>' '5 ..... :: Q) '"" 5 .;;. ~ r--.. ~ > ~ ~
5 1 Q) ~,~. ~ Q'S 0 ~ ~ ~ g ~ fr ~ _ 1rl '~ g ~ a. -5 g ~. ~ .g , ,-
.~,-S..:2 e u.~ ~ 1olJ',Cl t-'c..,U,...o o.G:.j.~ < u:; Cl e,(,.J U,CI... 2::i
.s 6~' 5'~ ~
-g 8~ ~"E =t ]
E ~~ E- ~"~ ~
~ ~5 sf ~ !;t fr
~ ~r 'S ~ ~ rJ)
. ..... 0 0 O' ~ U"C
..... ~ ~ 'E-~ u .~ Z Z" 0
.;gg"" "=3 5 =(5 - "'
~ 00 ~ ~- g.9 ffi ~'~
g; :'C'I').g):p.5' :E~,c .,
.6il.s~5~s"5 <5~S":i
Ev:~"~ 8~' ~~~~
~ ~ f-< ~:s, Ef b:: ~ Q) e
..c,~, =>-:E3 E 'i: 'Ed~ u e= ~
.~, ~ .s ~ ~ ~ 0 .S ~'
,S'8~.c:J~;-; ~i
~.o t; N,~~' 'b' ,~.; .c: v
.c: :S-.: _ '" loor ~.g
~ ~ ~_ ell 5 .:; .0' .....
~,~ ,~.5 ,8,:~e ~ cf
~ .& ~ -; l,~ ~ ~ ~ .;' ~
l........v<:a2.Ezl!::'tI1o..
.8-~ loor V,lt.oJ~W 1':l..6~
1i~.s:E;;:~o..~~~~.
~ C2 u 8,}, t.t.< Z 2 '0 a
~ (l) <I) e O. <e:'I':l..... Q)-
"O'o~~~ 'i2~UlfJ
~ ~ ~ 8: ~ ~ ~,-g'~ g
w:=:o"E,-.~f-< ":=:CSV'J
,~~~ee;"~ ~:5 E
o-S::_~o~~ E=9
~E.E,~,;E:Z ~~
~ i ~.5 ,: ):3 ~~
5:~~~tI'~f ~8
:a~~.; E-<:
v=Y".l,~i .5-
~.28~; -gt
~~N,::; ~~
<I) ~ o?, ;.0 .....
~:~&; 6:~
ii,---'';
~
~
00'
~
~
~
E:
~
&
VJ
""';;>';
.g
t:::
~
;!...,
.g
:.;;;
'::::l
~
~
'1;,%,.~,~)Y$~i;t~~:",~,!!f;p.~':;'<0"'j~<!%~~~~hl1~'~~'~1-Y~:W:;''t~.t~~';,f"~:/),t-~,.;-,'Y
~'~ a3 .~' :a ..6 lG'- ~ ~ _~ ~ 6. q 5' :a t-" d; ,S,,':t:: ~,-
'~-~~~.3~0.'5~~ ~~_,u~ ~s~ )6-.::~ (l)
(l) M ~.; 0 c:: -< Q) "0 i: ~ > ~ :s 0 J5 /"-'~o I... .::=:
.;s::-'g v 0 u .5: - ~ <I) a ,o,~ 0. ~ us".:;.~ ~
N ~N_i:lfJg~~05C :;.c:>,< ~g2 -::. g,~-cc
b .o~~vgu;.:::.5(1)N] (\;j:t:,~ .,00Uo. ~u""~~
'~ 5. ~ S -:: (l) 8: 8' ~ ~ ';: ~ 3 ~ ~ -g 5 ~ ~o V'J ~ t) ~ B' ~
Z <<l [) V = .;s:: ~ N '(1) ,0 lJ'J,s' 0_ ~ 0. 'C:: .5 '"' .- 0 0.
~'O .......o'~~;;~~'~ss:: tlc:::;gd~<o wt:,t3 M~o.~'QJ~~
~.~ ~'~"~0-:~s~,8 S~~K~ ~ ~Bi zI':lBCS~~~
o~ ;O.~O~~,C::~'~~ ~>,0~.~.~ 0;< i(f)iBO~8
~ ~ w , :>; 0 a:i s if! 8.:: ,~~ ~ "0 v) 'C 'rB f- Z u:S 2~ .~ .~ s g ~ l!::
..J V) ~ .@,~ ~'(5. S,~.3 0. ~ . .~','5"~,~ 'ii_ ~ ~ ~ ~ C:'(J' ~ ~ 0 ~~
~~ >~,~<uo~ci~~~~u-~~ ~ ~~~ ~~I...~'~e=
0.. ~ co f-' c:: ~ g, ~ '0.5: E- ..,: ~ E .5 ~ ~ Vl (l.l :l.. ~ ~ ~.~ ~ ~ r: ~ ~
u ~,c::,~:~So~ .~-[2~~,~ ~ o~ ~~~,-~'~~~
.~ _~ o_,~ ~ < ,g, c1l :a .g t:: <l.l '.5 c... ,,5 :;r,.f- :z: ~ .;s:: B C U (J C
t.oJ ," ',:g, 0 U .,..; ~ -:5".0 ~ a:5 J... ~ :e ~ .S G;" ::E -0 ~ .:3 ~ ':>; <l.l ~
ffi~~1i":'":',5 ~ ~E~.9_~'O~ ~ fro ~;;:; ~,~"z ~ ~:..c::c-:5~
c...ztj Q.I-~~o~]-o'..~8--"c,-g ~Q~ ~e t1J ~ ~'a>'"CI'Q) 5 ~_Q)
~c'r"'..c;~u S(l).t::"~S:8,-<r;__,-., =C":i ~~~.o.o>~u-.:i,,~
.. ~ t- _ (!) >. ~ ~ ~ Q c:: ::J 10.. 10.. !: 0 .0 0 ~ u 0 8 N'" '0 N
~ s:::~ j E 5 ~"y_'s.J~;:'~_e;,__~,~ f"E,,~ :,'~.~, 12 QJt ~ ~ G3 ~ ~ ffi
'5~ '~"I':l'g'ib"-u'.o'6."~~-~~,s, ~d;o -~Zj~
co . - .~ ~ o.,~ 3 ~": -g ~ g,-a,;e -;: ~ ~ 3 ~
~8 ~a~;,8g~=~x~~, s~8 ~8J5
0~ . o<l.lO ;~=,o.t::~< ~e~ "0>,8
~o ~::ga~'~:~.m ID ~ ~~~ ~oa
~~ ~~s~(!)~~S~~~~ i~u ]~~
!<, ~~~=~<<lu=O<l.l=,~ ....,<l.lci So.c::
~ f- ..... .0 .o,~ c:: c:: ~ .5: ..... a" gb v ~ t:~ ~ ~ V'J 0
U ""'-:: r:l0. ,._<<l...J.....0'=(l)(l)-:5,0..r::l>.~ c<(f)
-::J- ..c::.....S>,' 0.>-. ~-~ - (l)
t;,Q~ .....8o:,G.g~:g~:<.!a'O,~s:g':"~~ .5
z tiS f- ~ f5 ~o c ~-'in ~ ~.2 'E >, M '0 u~ e ri) 6 c f-
~~g~2:~~8.~gu,'c~:::~~'~ag'~C-!~ a:l i
gs~Zb~ ~<<~~B~':~~8 2Q3~'~~u~ ~~: ~
0.. lfJ Q ~ co [-<"c.;s:: Q) _ ~ .::=: c:: t.J 0..1;1) 0 E ~ 0 ~' <I) .
::JE-<<~:c::~:o..E(l)~,O <l.l-o~o_o.~~. ..c::
~~~~O!~~g~~i~~~]E~~~- ~
~ ~, "0 ::: ~ ~ Q:J 8" " '~' ~ '"" _ .... ~ .S --.
~GJ _en,v,8 gd:i en >.~ a,l~,-:.."oo'>'a,l 0 ~tV -;o'~
-< ~ ~_,.;s:: -oo::S ~ [j'.o '0 ~ '.o~.5 i: >> :: 8 (l) 00
50Z~~~E8~~i~~i[)~a,l~G~~ i~
_0..[-<, ~>>~ .....>o~~w..c:: .....~ -.~
~~:soi~~~2~'e~ge~~~~~~ ~8
~",t4Z ;;:O>~~_~_Y,Q o.o,~:c,~,~,'!-'t:..,,-:,""...,~L() p.,~
~ .5~~g.~~~~.~~"N ~~g ~g~
~ 5;~~e~~~:~~ ~~s ~gt;
o ~o(!)~=~~~_cw 8w~ ~u~
~ ~~50~-oa,l5~~E ~ae 2g~
s .0 ~ _~V'oll ~'oll-= ~oo <l)Ue..
~ ::s~~-c::~s"Oo~> I...VU "O~v
~ ~ 0..: ~ g ~.5 ~ g a~ en ~ ~ ci fa & ~
~~~~~~8~~~~Z~~ ~~~ ~<o
~j~=0~~~-g~ro~~~ d~< ~ ~
o ~ w Z 0 o.:x:: o..::s:a 'o......;s:: - e::s ~ ~ ~ 5
Z>:Er.i,J ~o u~tl/)_ [i~::C: aU) c5 c: E-<
~en<~'tI~EB=~~E~e ciE~u2 g
8~80]~~i~~~-g~~ ~8~~~ ~
~j~~~c::&~so.~s<< e~0~~ ~
~~~C::~~V)::C:<'oll<o~(f)oo..en~ .;s::
~~~0!~~~~g8i~~~~g~ ~
z~V)ioQ2 ~~~~~~~'O~..c:: -~
~~-~~3~]~~~~~~=>.~~ ioo
~Q~~B8v)~r::l~~~c0~8~~ ~~
~~~~~u~~~~~~o]~~s~~o.~ ~~
_....."""'...~ .....lIlcn_ U(f)rf)Ll....... tr,I .....N
<i:
o 0,
Z
o
E
f-.
~ 0.
0.. '8'
U.l .t'l
: ~6
o c f-.
~U.l
~ e3~~~
!::: !:;.s!3Z>'
~ ..... ~ ~ ~ 5- ~
~~ '"" C';,'l LlJ~
::J-~~0::c;lC::
8~~~:9~~
!::,"z c:::.2::I:<:l
zri - g ~ ~ s
p~ ,~g~~
8~ &3:;&:~
.j
] 5 ~~ ~ ~ ~5E~ ~~i~.E~~~~~~ ~~~~~
00 ~ 00 lfJ ~ - clll 5ao~t;~~Z~=~ ~~~>~
~ _ Zco ~ ~ ~E~5 =~UV'J<:lO"O~::S~~ ~~OZQ
~ ~ ~ & ~o~~ 0 U~~~ ~Q[~~~~B~~~ ~~b~~
~ ~ ~ e OC~~ z >~~~ ~~=~~~~~'Or:lo o~~~~
t1J <I) ~ ~ uQ::"<:t" i>'! e38-~ ~~8o~~5i.....':Ov Uo::S<~
~ * ~ d J ~~d~ ~ lfJ~~~ 1~~~~s~~~1~ a ~~8~=
U.l<n::> _" Z .. "oZgJ Z ",,,'0 c==ti;;, _U OM i:C> ~..J
~::J ~ ~ ~ c:: ~ OoLlJZ~ S o<~~~ ~~~C(\;jr:l~~~05 ~ ~8 ~Q~~~
~~~ ~ ~ 0 ~ @CQ - O~w ~ ~~~~(f)~-vt:: ~ ~N <- ~
~~~~~ ~ ~ R ~.. ~iio~~o! ~Z~~ ;gJgJ~~~:~a g t;~~o::t.oJ~<~
u:s c: c::9 Cl '0 ~ E ~ ~ III ~ ~ ~ ft Z 9 d c20 ~ '0 0 ~ ~:: ~ ~ >,:: 55 ~ ~ ~ ~ 'E [j.~ ~ ~ < b ~
:350 b ~ "0 ~<o..o 0. -....r-~uoiX:~ -"'0- Q ~Q_..c::t::.;.-o <I)'"".M - o>cl).o!- ::;:JQloI;:Iz
~~z~1 =~i. ~ ~~~~ i li:~=I~~ ~~~I ;~~i~tli~~j!~ci2iJ~I~~iga
~ ~~~~~z~ ~ d~~]~ ~ i!~ffi~8~~ ~~i~ ~1;~~~~~E]~~~~~~~~~~ot!~~
~ ~e~!1~-gg~8]Ei~~8'~~~~~~~~~~~~~~~~~8]~~~~:~:~~~i~~~~~~E-<<~~z
@, ~~'-'~Q:J~~~ g:~ gp<~'Octg5U;~'il~j~~~~~~~ ~ ~~:t: ~-s~ ~~2.8'~.::-:5 ~~u~~c::a:s t>~~~~~
til:Si~~~~~~~8~~~"E~~J~~~o~~~ ~~s~~o~~u""'~~~~S~~~uUbc:~i~~~E~
Q~~~~~;8~8~~g~8~~~a w~&> ~ -~~i' ~1/l!~~~~V'J~Io..~~~~~&~""'~~u~~~
~c~o~a~&~~g~8oi8~~e ~~~~ ~ 5~~~ ~~~a~3~~B~~~~~E~~jc:~~~~~
ltio6. VO<l)vC>' <<lV W
....J Z >- 10.. - 0 9 ; e ,~ :8 ~ ~ -5 -5
;;2 - ~ j'-,: ~ 0: "0 c: 0 u' C. g ~
~-~-::J f..~_,~ 00 gs'~~ou ~~~ ~
~~8 l~,,~~ ~- ~ .....'0 Q) .-~ Q)
~ ,,~"i: Q) 0 ,~.'!:: B 'O',~'= :'~ ~ ~
~~~~:~~<I) 'g,f~.~&ffi (li'-'U.o
~ ~ ~ ~,l .- 10.':8 O,:::I'::l ~ r::l Q) ~'~ z. ~
~~:ES:~;.~bs ~8~~j~ ~-:g:-~.s
~z~'w~!~~~ ~~~-~~~ ~~2,~
~ ~ a: ~ ~l ,~,8 ~ :E '-0 5 8 ~ 1: g,2 ~ Q
SdB8: (=:< ~:~,~ ;> cl).;s:: 5'" CLl u ~.;;~
~,>a',~;::',~~ ,S) ~ ~ ~~.E ~ -g.s~:a ~
::l co f.l,. 13 f-~ 5 ,~,,~ ~ l5 .;s:: =: "0 "" r::l ~ >, 8 ~
~g;1U.l=~-~~ ~O-~"~H~~o~
~:r::<=:'l 0'0 ~ ~ (l) Q)-.s~1 Uw c:: ~~
:r::::,~8j~';B W~~:5~'~].ffi-~~E:3
~o ~,~:~"O"O~--~~0Q)u~v'5X
~u~,~~:~~'~ ~S~~~~'~~~~
-::J~~ v.2.9S a8 ~E~; c (l)
b'C:O,~c .c.,v (1):'" o.U..c:: ~ 'Of. c: <I) &
Z~~~_loorl...cl) ~1':l~C:<~ ~<
. "O.c '0 '0 5's <<or:; '5.5 ~ i~'"r"9~0t(TE~'"<<<~e!- t~~ ~ ~"*""~~~"'~,~~ ~~'" ~~~'" 1f'"
~~~ ~~B~ =~~~~J...~~~2~~E ~~~! [)
>~'S..... ~Q)..s~ ~""..d....-:2~~,5::c""'0. ~ :$~ U ~
~~~~ oQ~~ ~o~=c::=e:io:~~ u ~~ ~ ~
~~~~ <l.l~Q)~ ~=~~S(l)Oo"O-o~~~ ~~o~ ~ ~
~>.~~ =....~E ~g ~g=<:ld~~(f)~~ ~~~ c M ~~ - (!)
h ~ c _UJ ~ >. ~ Q; :: CIJ U") t::l ~'~'-).o Q '0 \lJ 52 Q _ == >. 0 e;.; ~ lfJ
<r:~~~ .().o ~ ttofi "'uill)~o.(l)(f):=;:~ ~Z;>~ is ~Me.:~ ~ C::r:-,
~5~~i~E"O~~ =s~~~e!.c=-:5~~~ <2~ g ri8~! ~ o~
u O-';j)- ~~._> tl)Q.)......O _.....cl)>>~"O'"" ~<o U _NVrJ) N ~~
5 eJ.~ ~ t ;: ~ 8 i ~ ';: ~ of as '0 ~ ~.o ~ ~ &: ~ 0 e-: w. ~ ~::~ ~C<$ M' 5 ~
z~!@~~~i~~ ~!~~~~~~~~v~'O ~~ffiS ; bj~~~ ~~~~
~~<:l~vti:o:o.5~ ~.:a.l ..u~<:l~~~::ll:l~~ ~~Q~M oS 6.~~~.g 8~O~N
Q3c:~Ll..-:S<~~t~ ...s~~~~E-ge~:-Ee Qo<gs8 "8 ~~tlc'vo>;::~u~::
~ '-~Vl~~ ..c::~~~u ~ _ -~~ <I) = ~U~ Nc::~ ~lfJOO~;WOO~ _
~5~;~ oO~5Eo~~c~~~~=~~~~ ~~~~~~5o*g=~~8~~~~~
~~cl)[j ~w!-~~=ou:::~ ~~QVl~U z~~~~O~~e-~~~ V)eq[-<!
~s~~ c~'c"'O-o~~t~O<:l~.;s::€-~~1':l ~~QO~~~~~e~~~~u~!~o~s::o
U~"O<<l = C w- ~- ~~ ....--.oc- ffi'Ot)<<lUjo .Uv'=;: ~-C'?--
~~~~ ~i~~~~~~iS:~~~~~gg~~~~~~e~~~~~~~~~]~~~]~
~ s~ ~t1J~~~ ~ls~~~~~~:~~E~ ~~]E~~~~~~~~;~~~~
cV ~~~C::~ ~~O(f)~e~o>~,",,~"O~~~~(\;j.;s::::l~>'~~~~~~V~::lO
~~ ~_f-(\;j(f) _=~<.;s::~Cl~t1J~(l)~VU__~Q~~~~~~Z<U....Q~~N
.'~~~~~ E~~ ~~ 1] ~~
~V'JtV~ F.f-C ;~ _~ ~t
~ ~''- 8"c ~ :' ~ ~ ~ 5 ~ ~n~
a'~ ~~ ,~'-5';; ~ :S ~ Z 0 ~
J5 'a'.- 0' '0 ~ ~ B a;- 5 So ~ ~, ~
~E-- " E- <(0 ~~
.8 0 a -~ t:::,.~.~ S ~ ~
1u~J U.l~~ ~2 !~ .;
~ ~.: ': ~ 's'u >.* ~'~, '~~
(l) ::J 0. (f) ~ ~ tV g,,'O ..5~, ~~ g:
~'8~! ou5 Ov ~.....~
(f) _ looo <I) ~ .0 ~' :; .B ,~'~ Ci':~
~,oo.:s c::~.;s::~ v~~
~~~~ 5~ ,;i ~_:s~g~
g '~:= .;;; ~j5 u .g .0 ~ , ~ 10.. .5 Q 1:;
~-~i~ !~~;~~~ ~~~~~
~c~ gO]_~',5'~-~ K,~~~~~
~!~~'8 u~~ CI...- ~'"'~uo
.- ~ ~ looo (l) .E ciS ~ ~ 8: ~' (l)'~ ~ ::i ~
~"88~~~~ v~I...r::lc::vcnoo"'" ~o::
OI':lN~<O~ :s~~~~~j~~' ~~
*~&
~~c::
~,~~
CO""
(I:lU'(l)
~,:c~
::>,
0."'
" "
o =
i=
c
15.1':'
"'0
<(~
o
".....,
~g
.522.;
~,-:
"N
~ ~
"' "
=.0
.0 =
::> "
0.._
~'^'''~''-''-'~'":f'.'F~~'_o''''"-' ~""t~~'>>r:'-0'~~''';X'-o''f;;;''<v~~"'&l''~'''':>:O'''-di"
.....-0..... ~ ~2g~e,~u.~'~~=~.~_si:~
o~u~;~o~ 0 <<l'"'..... <<l ~~(\;j
- (f) ~ ==c::~,8~e~.~.o(l)~'O~,~u
~.2'~_~Ll..~C:: ~~2_::Suo-~~<:l~~ ~~B
!~~~g~C~ ~_~~,~~2~u~,~~,~~~~
~- Q:J 0 ~ "0 ~. irl ~Io.. ~,~ (f) = :n ~ .a; E ~' 0. ~ ~ = [; 5.\ cIj
Z 0>- ~ 0 ~ <I) c::.0' 0 ~: l'S ~.~:: ~ ~ S2 ~ ~"'O-.~'~ --=-0"1
~ :5 ~ ,U <<l',.o B 10.. U - ... - -' _ 0 (l) - "" - _...._
w~~eSeB~~~ .~~-~IIlIo..~=!~.o~~;2~~'
u~~~~- - ..c::~ I...QuO"..... -.o-cl...~C::
-'~..... ~~'~:s~g ~~S~~~~oig~~:ao~~'
t;~'5~~i~5'~~ ~~!,-~~~=:.i~-~~~.~~,~
zZ.~Ll..C~~~~~ ~a'~~~'~'~~~~o~E.o~~
~G: :::-~~"..c~.~o::S, 0. ~ J........~:.c: en U _ <<l -,."
-i.L.~'" '"' - 0 - 6"s,'~-a3~ lS'""o a'.....-~.g.~-g"o.@ .1
~o,iii'gu~~ ~ ~~u~(l).3~~~>~2~,S
~~~oi,Q:J~;!~ Ii~~.ffi~.;s::c~ ~cnCoS~~
--~_c~o~w- i!S~i:;~~'ge~.~""'o.=~~
b .:!l tV ~ t' ~'~ E ~ I... l-o -.... .- (f) ch
z, ~:s ~~ !,~ ~ ~ e..; ~ g ,5 ~E,g ~ c:':g s s ~ ~ -;a "~ M
:g'O~,~ ~-::Si-aai ~u.g ~v ~ 02l ~'t: 5~ E"Eu~~
-0 ~ N ~-g~,o......g~o~~='(l)_~
Z ~,o'~-ti~~ ~< g~:!a ::s.5'1::.....~a~ ec8 ~,~itlu
~.g.g5.s''O~~ ~.~ e g ~~,~~'gg~.~~-g~
i!::: 15, e" "E; :_~ ~ :~ _~". po; g,,: ~,..'<,~_ '"":\."~ .:~ ' III .Y 7"', r::l cn l':l --::"" I
~,!~~~e~~-g'b~8~'Q)~,~j*
Q,l Z ';:: .;:: ,~ ~ e Vl ::l ~ S ; ~ .2 0',0."'" lo.
~ t>~!::J~-,~e~,8%~ ~'~o-~~
= '~~~~~~~<<l~8~~d<<li""'~~
c, ,~ 0::, 0 - 0 "0 ~ ~ tJJ '..J v'8 !: .~ ~ ,"0 I... ~
~~ ~ ,vu~u'C::U.~<<llooo~:~-~W!!~c
~B, ~~ .g~'~~v:i~i~~'e~~Q~~'~"~
~~ uOt)<<l~~~,~c::eE""'~Ao.-~5'-'-~~
t1J2~~~~:c~~s~~~.oe,~tV~'~~~~g$!~
u8a~ffi<~~2S~Q~28s~~-olfJo.b~_ule
~ O~lfJzQU~o~~.o~~~~~B~'CB<l.l~'-S
o~u~~g[)~~~oa~~~<:l~i,50'~~:~::l~8
~>~~~~!3~~l g~~~=ES~~'R~~~~
~_~~]~~,~8~~.~1~~~,~:si!~~~~~'~!
:::> ::J i = <c ~, ..t! :s; C2 ~ 8, 0' 5 ..... ~ _a ~2 E :g '0, ~,go "2 '. -0 ~
~ g ~ 0 ~ ;2- ~ ~ .~ ~ e'~ ~ S ~ .S 'Vi ~ 5 ~ ~ ~ ~ ~ i, ~
00 ~,~,lfJ~o..'-_o~-~-J... '~~cl.(l)oo>~u.....<<l
t'~ C do~~' ~~~~gl':l<l.l~~,8$C';,'l~~
01' ~ en<l)-'~~5~~I...~=5 vS~
, ~ Q)'Io..~~~.....o...(l)to>~::S ~:2- 's"
,~~ 8.&: Vi eo.E.oji ~ g @~ g.;-$~"'o~
e ~o" ~s~~cl)g=(f)~~~'v'uo
=-- c ~ ~ u t:' c g in Vl 5 2, ~ <I) <:l ~ ~ go
~1':l~~.&~~~~~~g~~E'Sa
Mayor and City Council
Julie Anu Woods, Community Development Directo~
Sarah Oates, Zoning Office~ .
~:
TO:
THRU:
FROM:
~
~J" cL
MEMORANDUM
RE:
1 st Reading-Aspen Highlands Village Signage Guidelines PUD Amendment
DATE:
September 8, 2003
ApPLICANT:
Aspen Highlands Village and Aspen
Highlands Village Association
REPRESENTATIVES:
Bob Daniel of Hines Highlands
Limited Partnership and Deborah
Prince of Beach Resource
Management, LLC
LOCATION:
Aspen Highlands Village
ZONING:
SKI, R/MF, R-30, R-15 and C PUD
CURRENT LAND USE:
Commercial and ski related operations,
single, duplex and multi-family
residential
PROPOSED LAND USE: No change
to the proposed land use.
SUMMARY:
The applicant requests to adopt signage
guidelines specific to the Aspen
Highlands Village (AHV) Planned
Unit Development (PUD) which varies
from the City of Aspen Sign Code.
Photo Above: Log sign as defined per the proposed
Aspen Highlands Village sign code.
1
As shown in the chart above, the variations form the City or Aspen sign code are primarily
size related. The signs proposed to be allowed in the Village Core are larger than commercial
signs in downtown Aspen. Also, the applicant is proposing to allow limited neon signs, none
of which will be visible from the public right of way.
STAFF COMMENTS:
Staff believes that the proposed guidelines, which vary from the City of Aspen Sign Code,
are acceptable for Aspen Highlands Village. AHV is very much its own place as a mixed-use
ski area base village. AHV is not visible from any City of Aspen right-of-way, most of the
businesses and signage are not yisible from Maroon Creek Road (which currently remains in
the County), and the buildings that face Maroon Creek Road are a significant distance from
the road. Further, the Master Association and Hines Highlands developed a sign master plan
to help the fledgling businesses in AHV attract customers. This plans includes way finding
around the village and sandwich board signs. Economic sustainability for the businesses at
AHV was a primary consideration when the guidelines were developed.
AHV is contained within private roads, so there are no issues with the public right of way as
it relates to sandwich board signs or illumination from neon signs. Also, businesses will be
required to get permits for business signs through the City of Aspen so that we can assure
compliance.
However, it should be noted to Council that a land use code amendment will need to be made
as a follow-up to specify that such a pun amendment for' signs is allowed. This will be
before City Council in the next couple of months.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommended denial of the proposed Aspen
HigWands Village Signage Guidelines. The minutes from the August 5, 2003 Planning and
Zoning Commission are attached. The primary concern for most of the Commission was
the proposal to allow for neon signs. One member had concerns about the restrictive of
nature of the sign code as it relates to personal expression for the residents of Aspen
Highlands Village. All residents were noticed for the meeting and the one member of the
public at the meeting represented a group of hom~owners asking for stricter enforcement of
the proposed guidelines, which are currently in place as part of the AHV covenants.
Further, the City of Aspen has similar regulations as it relates to things such as "for sale"
signs on yehic1es, flags and political signs.
STAFF RECOMMENDATION:
Staff believes that the proposal meets the standards for amending a pun. Therefore, staff
recommends that the City Council approve the Aspen Highlands Village pun sign
guidelines.
RECOMMENDED MOTIONS (ALL MOTIONS ARE MADE IN THE AFFIRMATIVE):
3
"I move to approve Ordinance No.lf5, Serieso{lb03, approvll1ga PUD amendment to the
Aspen Highlands Village PUD to adopt a sign Mde tor Aspen Highlands Village, attached as
Exhibit C."
Attachments:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Letter of Application
Exhibit C -- Proposed Aspen Highlands Village PUD Signage Guidelines
E)<t,;jrf- f) - 4- ~us f- >; ~oC? J p.,.. '''2-. /"1t~ ~
4
ORDINANCE NO. If ~
(SERIES OF 2003)
AN ORDINANCE OF THE CITY OF ASPEN CITY COlJNCIL APPROVING THE ASPEN
HIGHLANDS VILLAGE PLANNEDt1NfT])EVELO:P1VIENTcPUD)'SIGN'GUIDELINES, ,
CITY OF ASPEN, PITKIN CtHJNTY~ COLORADO.
WHEREAS, the Community Development Department received an application from Hines
Highlands Limited Partnership and the Aspen Highlands Village Association requesting approval
for sign guidelines specific to the Aspen Highlands Village PUD; and,
WHEREAS, upon review of the application and the applicable code standards, the
Community Development Department recommended approval of the sign guidelines for the Aspen
Highlands Village PUD and the Aspen Planning and Zoning Commission recommended denial of
said sign guidelines; and,
WHEREAS, the City Council has reviewed and 'considered the amendment to PUD under the
applicable provisions of the Municipal Code as idel1tifiedhereil1; ancl,
WHEREAS, the City Council finds that this ordinance furthers and is necessary for the
promo,tion of public health, safety, and welfare.
NOW, THEREFORE, BE IT ORDAINED BY THl!: CITY OF ASPEN CITY COlJNCIL AS
FOLLOWS:
Section 1:
Pursuant to the procedures and standards set forth in Section 26.3 1 0 of the City of Aspen Land Use
Code, the City Council approves the Aspen Highlands Village PUD Sign Guidelines that were
reviewed on October 14,2003 and are in.cluded in the staff memorandum as Exhibit "C."
Section 2:
This ordinance shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein
provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect'the validity of the remaining portions
thereof.
Section 4:
A public hearing was held on the 14th day of October at 5:00 PM in City Council Chambers, Aspen
City Hall, Aspen, Colorado, fifteen (15) days prior to whiCh hearing a public notice of the same was
published in a newspaper of general circulation within the City of Aspen.
~
INTRODUCED, READ AND ORDEREDPUbttSHEDaspr()vldedby law, by the City Council
of the City of Aspen on thisSth day of September 2003. .
ATTEST:
Helen Kalin Klanderud, Mayor
Kathryn Koch, City Clerk
APPROVED BY the City Council of the City of Aspen on this 14th day of October 2003.
APPROVED AS TO FORM:
APPROVED AS TO CONTENT:
City Attorney
Helen Kalin Klanderud, Mayor
ATTEST:
Kathryn Koch, City Clerk
^
^ .:-J
j
EXHIBIT A
PUD AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
In reviewing an amendment to an approved PUD, the Planning and Zoning Commission and
City Council shall consider:
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQS allotments, is
exempt from GMQS, or GMQSallotments are available to accommodate the
proposed development and will be considered prior to, or in combination
with, final PUD development plan review.
Staff Finding
There is no proposed development related to this PUD amendment, as it is an amendment to
allow for different sign code requirements from the City of Aspen sign code. Staff believes the
amendment is consistent with the AACP, as the sign code has been undertaken, in part, to
enhance economic sustainability for AHV. Staff finds this criterion is not applicable.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensio.naI requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the pun.
During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized.
The proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with, existing and expected
future land uses in the surrounding area.
b) Natural or man-made hazards.
5
~
c) Existing natural characteristics of the property and surrounding
area such as steep slopes, waterways, shade, and significant
vegetation and landforms.
Staff Finding
The proposed dimensional requirements for the sign sizes at AHV are compatible with the
architecture and "theme" of AHV. Most of the signs will be located within the Village,
which functions primarily as a pedestrian mall, and will not deter circulation or parking.
Staff finds that this criterion is not applicable.
d) Existing and proposed man-made characteristics of the property
and the surrounding area such as noise, traffic, transit, pedestrian
circulation, parking, and historical resources.
2. The proposed dimensional requirements permit a scale, massing, and
quantity of open space and site coverage appropriate and favorable to the
character of the proposed pun and of the surrounding area.
Staff Finding
There is no change to open space or site coverage. The proposed sign code is appropriate to
the scale and massing of the surrounding buildings.
3. The appropriate number of off-street parking spaces shall be established
based on the following considerations:
a) The probable number of cars used by those using the proposed
development including any non-residential land uses.
b) The varying time periods of use, whenever joint use of common
parking is proposed.
c) The availability of public transit and other transportation
facilities, including those for pedestrian access and/or the
commitment to util~e automobile disincentive techniques in the
proposed development.
d) The proximity of the proposed development to.the commercial
core and general activity centers in the city.
Staff Finding
There is no change to the parking requirements with this proposed amendment. Staff finds
the criterion is not applicable.
4. The maximum allowable density within a pun may be reduced ifthere
exists insufficient infrastructure capabilities. Specifically, the maximum
density of a pun may be reduced if:
6
a) There is not sufficient water pressure, drainage capabilities, or
other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal, and road maintenance to the proposed development.
S~fuili~ ,
There is no change to the allowable density of Aspen Highlands Village. Staff finds the
criterion is not applicable.
5. The maximum allowable density within a pun may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a pun may be reduced if:
a) The land is not suitable for the proposed development because of
ground instability or the possibility of mud flow, rock falls or
avalanche dangers.
b) The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion, and
consequent water pollution.
c) The proposed development will have a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed developmenfis not compatible
with the terrain or causes harmful disturbance to critical natural
features of the site.
Staff Finding
The proposed hazards were considered at the time AHV pun was approved in Pitkin County.
The proposed sign code will not affect this. Staff finds this criterion is not applicable.
6. The maximum allowable density within a pun may be increased if there exists a
significant community goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns
and with the site's physical constraints. Specifically, the maximum density of a
pun may be increased if:
a) The increase in density serves one or more goals of the community
as expressed in the Aspen Area Community Plan (AACP) or a
specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics of the
7
site, as identified in subparagraphs 4 and 5, above, those areas can
be avoided, or those characteristics mitigated.
Staff Finding
The applicant is not proposing to increase the maximum allowable density within the PUD.
Staff finds this criterion is not applicable.
c) The increase in maximum density results in a development pattern
compatible with, and complimentary to, the surrounding existing
and expected development pattern, land uses, and characteristics.
C. Site Design.
The purpose of this standard is to ensure the pun enhances public spaces, is
complimentary to the site's natural and man-made features and the adjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features of the site which are unique,
provide visual interest ora specific reference to the past, or contribute to
the identity of the town are preserved or enhanced in an appropriate
manner.
2. Structures have been clustered to appropriately preserve significant open
spaces and vistas.
3. Structures are appropriately oriented to public streets, contribute to the
urban or rural context where appropriate, and provide visual interest
and engagement of vehicular and pedestrian movement.
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle access.
5. Adequate pedestrian and handicapped access is provided.
6. Site drainage is accommodated for the proposed development in a
practical and reasonable manner and shall not negatively impact
surrounding properties.
7. For non-residential land uses, spaces between buildings are appropriately
designed to accommodate any programmatic functions associated with
the use.
Staff Finding
Staff believes that the proposed sign code enhances the public spaces of Aspen Highlands
Village. The proposed sign code is one element in a strategy to increase visitorship and aid
businesses at Highlands.
8
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed
development sh~1I comply with the following:
1. The landscape plan exhibits a well designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
There is no change to the landscape plan at AHV. Staff finds this criterion is not applicable.
. E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architecturalchar~cter is based upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to public spaces and
other buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development. There shall be approved
as part of the final development plan an architectural ,character plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the develo'pment shall: '
1. be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by
use of non- or less-intensive mechanical systems.
3. accommodate the storage and shedding of snow, ice, and water in a safe
and appropriate manner that does not require significant maintenance.
9
Staff Finding ,
Staff believes the proposed sign code and sign master plan for AHV will enhance the
architectural interest, variety, character, and visual identity in the proposed development.
The code appropriately relates with the surrounding buildings and the character of the signs is
suitable for AHV.
F. Lighting.
The purpose of this standard to ensure the exterior of the development will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns. The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoining streets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting
Standards unless otherwise approved and noted in the final pun
documents. Up-lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention to the property is prohibited for
residential development.
Staff Finding
All outdoor lighting on the building shall comply.. with the Aspen Highlands Village PUD
Lighting Standards. The AHV PUD Lighting Standards prohibit exterior neon; therefore
businesses will have to keep any neon signs on the inside of the business to comply with the
regulations.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all development in the proposed PUD, the
following criteria shall be met:
1. The proposed amount, location, and design of the common park, open
space, or recreation area enhances the character of the proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the property's
built form, and is available to the mutual benefit of the various land uses
and property users of the pun.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within the pun or ownership is proposed in a similar
manner.
10
~
f'. 'j
3. There is proposed an adequate assurance through a legal instrument for
the permanent care and maintenance of open spaces, recreation areas,
and. shared facilities together with a deed restriction against future
residential, commercial, or industrial development.
Staff Finding
The applicant is not proposing to add any additional common park or open space as a result
of the proposal. In addition, the proposal will not reduce the amount of open space in the
PUD. Staff finds this criterion is not applicable.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not impose an
undue burden on the City's infrastructure capabilities and that the public does
not incur an unjustified financial burden. The proposed utilities and public
facilities associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exisfto accommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
Staff Finding
The utilities and public infrastructure on the site are ex.isting. Staff believes that the proposed
amendment will not place a greater demand on the utilities or site improvements than
currently exists. Staff finds this criterion is not applicable.
L Access and Circulation. (Only standards 1&2 apply to M,norPOD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and mininiizesthe use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the pun has adequate access
to a public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or private use.
2. The proposed development, vehicular access points, and parking
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
11
~
3. Areas of historic pedestrian or recreational trail use, improvements of, or
connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers are provided through
dedicated public trail easements and are proposed for appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle paths,
and transportation are proposed to be implemented in an appropriate
manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding
The vehicular and pedestrian access is not proposed to change as a result of the proposed
amendment. Due to the commercial square footage within the Village, staff does not believe
the number of sandwich board signs will adversely affect pedestrian use of AHV. Staff finds
this criterion is not applicable.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applications)
The purpose of this criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners
and impacts of an individual phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shallbed'ef1llcdin thead'opted final
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, to the extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable housing, and any mitigation
measures are realized concurrent or prior to the respective impacts
associated with the phase.
Staff Finding
This criterion is not applicable to the proposed PUD amendment.
12
9/2/2003
Aspen Highlands Village P.U~D. Amendment
Aspen Highlands Village Signage Guidelines & Regulation
~h'b'\ 13
. Amendment Request
This is a request for an amendment to the Aspen Highlands Village ("AHV") Planned Unit Development
("PUD"). The AHV PUD Deta.iled Submission Consolidated Plan was approved by the Pitkin County
Board of County Commissioners as Resolution #97-167 and was recorded at the Pitkin County Clerk and
Recorder's Office on September 9, 1998 at Reception No. 422629. The AHV PUD was then adopted in
its entirety by the City of Aspen by Resolution when the property was annexed into the City of Aspen
(Pitkin County Reception No. ).
Hines Highlands Limited Partnership ("HHLP"), the PUD applicant, and the Aspen Highlands Village
Association, the primary association governing the Aspen Highlands Village development, hereby request
to amend the AHV PUD and to secure the City of Aspen approval of such amendment in order to define a
code for signage ("Signage Guidelines") specific to Aspen Highlands Village and outline the process for
administering the same.
This amendment is requested for the following reasons:
1. Aspen Highlands was designed, planned, approved and constructed with a unique architectural
aesthetic that is integral to the quality of the visitorand owner experience for Highlands and that
is unique from the City of Aspen proper. The signageprogram that complements this unique
architectural aesthetic is an important component of the overall aesthetic and function and also
requires a set of Signage Guidelines that are unique from the City of Aspen guidelines.
2. The Aspen Highlands Village Association, the primary association governing the Aspen
Highlands Village development, was established, among other things, to maintain the design
guidelines for the property and to enforce all covenants for the benefit of all owners in Aspen
Highlands Village. These guidelines and enforcement obligations specifically include signage.
Therefore, the Aspen Highlands Village Signage Guidelines should reflect the role of the Aspen
Highlands Village Association in reviewing signage applications and administering the Signage
Guidelines within the development through its Design Review Board process and function.
Please find a copy of the Aspen Highlands Village Planned Unit Development Amendment-
Signage Guidelines attached as ExhibitA. We hereby request City of Aspen Planning & Zoning
Commission approval of this amendment to the Aspen Highlands Village PUD. The document outlines a
unique Signage Guideline for the Aspen Highlands Village signage program that is consistent with the
aesthetic and programming goals of the development. It also outlines a two step process for approval of
new signa.gewithin Aspen Highlands Village. First the new sign applicant must obtain Aspen Highlands
Village Association Design Review Board approval and secondly, the applicant must gain a Sign Permit
from the City of Aspen. This structure best protects both the interests of the City of Aspen and the
interests of the Aspen Highlands Village Association.
Page 1 of2
Respectfully submitted,
By:
Robert E. Daniel, Jr.
Vice President
Hines Highlands Limited Partnership
Page 2 of2
By:
Deborah Prince
Manager & Design Review Board Administrator
Aspen Highlands Village Association
~~J~1b,t C.
Aspen Highlands Village Planned Unit Development Amendment
Signage Guidelines
6.1 Aspen Highlands Village Signage Guidelines Contextual Note
This Signage Guideline was adopted by the Aspen Highlands Village Association Design Review Board on
, 2003 as Chapter 6 of the Aspen Highlands Design Guidelines and the Aspen Highlands Village
PUD was amended to include these Signage Guidelines by the City of Aspen Planning & Zoning Commission on
, 2003. In cases where the contents of this Chapter conflict with other portions of the Aspen
Highlands Village Design Guidelines, the contents of this Chapter shall take precedence and shall provide the basis
for decision.
6.2 Purpose
The purpose of the Aspen Highlands Village Signage Guidelines is to:
A. Promote the public health, safety and welfare of Aspen Highlands Village through a comprehensive
system of reasonable, effective, consistent, content-neutral and non-discriminatory sign guidelines and
requirements.
B. Preserve anp maintain Aspen Highlands Village as a pleasing, visual attractive mixed use community
and to enhance the attractiveness and economic well-being of Aspen Highlands Villa.ge as a place to
live, vacation and conduct business.
C. Address community needs relating to maintaining the quality of the guest experience, preserving and
enhancing the high quality human existence, preserve the architecturally unique character of Aspen
Highlands Village, fostering the alpine neighborhood quality of Aspen Highlands, and preserving and
enhancing scenic views. '
D. To ensure that the sign age program for Aspen Highlands compliments the unique architecture and
aesthetic of Aspen Highlands and encourage signs that are appropriate for the intended goal and
consistent with the overall aesthetic and vision of Aspen Highlands Village.
E. Outline the process for gaining City of Aspen permits and Aspen Highlands Village Design Review
Board approval for new sign installation.
F. Enable the identification of places of residences and business and allow for the communication of
information necessary to conduct commerce and navigation of Aspen Highlands Village.
G. Permit signs that are compatible with their surroundings and aid orientation, and preclude placement in
a manner that conceals or obstructs adjacent land uses or signs.
H. Protect the public from the dangers of unsafe signs, and require signs to be constructed, installed and
maintained in a safe and satisfactory manner.
I. Lessen hazardous situations which may result from improper placement, illumination, animation or
size of signs which compete for the attention of pedestrian and vehicular traffic.
J. Regulate signs in a manner so as to not interfere with, obstruct vision of, or distract motorist, bicyclists
or pedestrians.
These Guidelines shall apply to all signs of whatever nature and wherever located within the Aspen Highlands
Village P.D.D. No sign shall be allowed except as permitted by this Chapter.
6.3 Procedure for sign permit & approval- a two step process
A. Required Process. A two step process shall be required to gain a City of Aspen sign permit for areas
within the Aspen Highlands Village P.U.D.
Page 1 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 ~ 8/25/2003
~
f:' .~
1. Aspen Highlands Village Design Review Board Approval: .. First, the. applicant must submit a sign
review application to the Aspen Highlands Village Design Review Board (DRB) for review and
approval. It shall be considered a violation of Aspen Highlands Village Association covenants to
erect, place, construct, reconstruct, or relocate any sign without first obtaining a sign installation
approval from the Aspen Highlands Village DRB.
2. City of Aspen Signage Permit Process: Once the applicant hasreceived DRB approval, the applicant
is eligible to submit to the City of Aspen for a Sign Permit. It shall be unlawful to erect, place,
construct, reconstruct, or relocate any sign without first obtaining a sign permit from the City of Aspen
Chief Building official. No City of Aspen sign permit shall be issued without DRB approval.
B. Exempt signs. The following signs or sign activities shall be exempt from obtaining a sign approval.
Exemptions shall not be construed as relieving the applicant and owner of the sign from the responsibility of
complying with all of the applicable provisions of this Guideline. The exemption shall only apply to the
requirement for approval.
1. Preventive maintenance. The ordinary preventative maintenance of a lawfully existing sign
which does not involve the change of placement, size, lighting, color or height.
2. Repainting. The repainting of a lawfully existing sign exactly as it was prior to such activity.
3. Directional or Instructional Signs. Signs, not exceed six (6) inches by thirty (30) inches in
area, which provide direction or instruction to guide persons to facilities intended to serve the
public. Such signs include those identifying rest rooms, public telephones, public walkways,
public entrances, freight entrances, affiliation with motor clubs, acceptance of designated
credit cards, and other similar signs providing direction or instruction to persons using a
facility but not including those signs accessory to parking areas. Advertising materials of any
kind is strictly prohibited on direction or instructional signs.
4. Fine Art. Works of fine art which in no way identifies or advertise a person, product, service
or business.
5. Flags. Flags, emblems and insignia of political or religious organizations providing such
flags are displayed for noncommercial purposes and are displayed in a tasteful and non-
intrusive manner with respect to size, location and color. The City of Aspen and the Design
Review Board hereby reserve the right to request that flags that in their opinion do not meet
these requirements are replaced or removed.
6. Government signs. Signs placed or erected by governmental agencies (including but not
limited to the Aspen Highlands Village Metropolitan District, the "DistriCt") or nonprofit
civic associations for a public purpose in the public interest, for control of traffic and for other
regulatory purposes, street signs, warning signs, signs of public services companies indicating
danger, and aids to service and safety which are erected by, or for the order ofgovernment.
7. Holiday Decorations. Noncommercial signs or other materials (e.g. string lights) temporarily
displayed on traditionally accepted civic, patriotic, and/or religious holidays, provided that
such decorations are maintained in a safe condition, are displayed in a tasteful and non-
intrusive manner with respect to size, color, quality and location and do not constitute a fire
hazard. However, in order to maintain a consistent aesthetic within the Village Core,
noncommercial signs or other materials (e.g. string lights) temporarily displayed on
traditionally accepted civic, patriotic, and/or religious holidays are specifically prohibited
from display on the exterior of private residences or privates residences' balconies within the
Village Core. The City of Aspen and the Design Review Board hereby reserve the right to
request that holiday decorations that do not in their opinion meet these requirements are
replaced or removed.
Page 2 ofl0
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
8. Incidental Signs on Vehicles. Signs placed on or affixed to vehicles or trailers where the sign
is incidental to the primary use of the vehicle or trailer. This is in no way intended to permit
signs placed on or affixed to vehicles or trailers which are parked on a public right-of-way,
public property, District property, or private property so as to be visible from public right-of-
way where the apparent purpose if to advertise a product, service or activity, or direct people
to a business or activity located on the same or nearby property.
9. Interior signs. Signs which are fully located within the interior of any building or within an
enclosed building or court of any building, which are not visible from public space, adjacent
lots or areas outside the building, and signs not to exceed 30" x 42", located within the inner
or outer lobby, court or entrance and not attached to the window or interior storefront of any
commercial space which are intended solely for information relating to the interior operation
of the building in which they are located.
10. Residential Name and Address Identification Markers.. Within Aspen Highlands Village
P.U.D., Block D ("Village Core"), non-reflective letters and numbers not to exceed three
inches (3") in height, mounted near (or on) the door ofa particular condominium unit, that
identify the unit number of the unit and are consistent in style and size with the other units
numbers on the building. For non-Village Core areas ("Neighborhoods"), residential name
and address identification markers are non-exempt and require the Design Review process.
11. Public Notices. Official government notices and legal notices.
12. Memorial Signs. Memorial plaques or tablets when cut into masonry surface or when
constructed of bronze or other incombustible materials or other remembrances of persons or
events that are noncommercial in nature.
13. Security Signs. Every parcel may display security signs not to exceed an area of six inches
wide by six inches long (6" x 6"). Security signs may contain a message, logo, or symbol
alerting the public to the presence of a security system on the premises. Security signs shall
be of a neutral color. Security signs must be installed only on private property.
14. "A" Frame Sandwich Boards or Free Standing Signs Each commercial owner or tenant
within the Village Core is permitted to place either one (1) sandwich board or one (1) free
standing sign to identify or advertise their business or service within ten (10) feet of the door
to their operation and in a location that does not interfere with pedestrian ingress/egress. The
signs must conform in color, style and dimension to the Design Review Board approved signs
on file with the Aspen Highlands Village Association.
Each commercial owner or tenant within the Village Core that is in a location that does not
have plaza frontage (i.e. adjacent to the brick paver pedestrian plaza) is permitted to place one
(1) additional direction sign, either sandwich board or free standing sign to direct patrons to
their location. Signs must conform to the Design Review Board standards and the location of
said sign is subject to Design Review Board approval.
C. Application. For all non-exempt signs (i.e. signs not identified in Section 6.3B), an application for a
sign approval shall first be submitted to the Aspen Highlands Village Association Design Review
Board and shall include the following information:
1. That information required on the form provided by the City of Aspen Community
Development Director;
2. The Aspen Highlands Village DRB Design Review Fee, ifrequiredby the Design Review
Board;
3. A letter of consent from the owner of the building or space that will include the sign, if the
applicant is not the owner or tenant;
Page 3 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
4. Proposed location of the sign on the building or parcel; and
5. A blueprint or ink drawing of the plans, specifications, and method of construction of the sign
and it's supports, showing proposed dimensions, materials, and the type, intensity, color and
design of the sign's illumination, if any.
D. Determination of Completeness & Compliance. Only applications that have been submitted complete
will be considered for compliance and approval. Once the application is complete, the Design Review
Board shall review the application and determine its compliance and consistency with the purposes,
requirements and standards in this Chapter, the Design Review Board shall approve, approve with
'conditions or deny the development application for a sign approval. Once the I:>esign Review Board
has issued a letter of approval, the applicant shall submit a duplicate set of the items outlined in
Section 6.3.C as approved by the DRB and a copy of the DRB approval document to the City of Aspen
Community Development Department for Sign Permit review and issuance. No construction shall
begin until the' Sign Permit has been issued by the City of Aspen.
6.4 Prohibited Signs
The following signs are expressly prohibited for erection, construction, repair, alteration, relocation or placement in
Aspen Highlands Village P.D.D.
A. Billboards and other off-premise signs. Billboards and other off-premises signs.
B. Flashing signs. Signs with lights or illumInations which flash, move, rotate, scintillate, blink, flicker, vary
in intensity, vary in color, or use intermittent electrical pulsations (e.g. LED and chaser lights).
C. Moving signs. Signs with visible moving, revolving, rotating parts, or visible mechanical movement of
any description or other apparent visible movement achieved by electrical, electronic or mechanical
means, including automatic electronically controlled copy changes.
D. Obsolete signs. A sign which identifies or advertises an activity, business, product, service or special
event no longer produced, conducted, performed or sold on the premises upon which such sign is located.
Such obsolete shall be taken down by the owner, agent or person having beneficial use of such sign within
ten (10) days after written notification from the City of Aspen or the Aspen HighlandsVillage
Association, and upon failure to comply with such notice within the time specified in such order, the City
of Aspen or the Aspen Highlands Village Association is hereby authorized to remove the sign, and any
expense associated with the removal shall be paid by the owner of the property on which the sign was
located.
E. Temporary Signs carried by a person.
F. Search lights or beacons.
G. Signs causing direct glare. A sign or illumination that causes any direct glare into or upon any public
space, adjacent lot, or building other than the building to which the sign may be accessory.
H. Signs containing untruthful or misleading information.
I. Signs obstructing egress. A sign which obstructs any window or door opening used as a means of egress,
prevents free passage from one part of a roof to any other party, interferes with an opening required for
legal ventilation, or is attached to or obstructs any standpipe, fire escape, or fire hydrant.
J. Signs on parked vehicles. Signs placed on or affixed to vehicles and/or trailers which are parked on a
public right-of-way, public property, or private property so as to be visible from a public right-of-way or
public space where the apparent purpose is to advertise a product (e.g. a "for sale" sign), service or activity
or direct people to a business or activity located on the same or nearby property. However, this is not in
Page' 4 of 10
Aspen Highlands Village P UD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
any way intended to prohibit signs placed on or affixed to vehicles and trailers, such as lettering on motor
vehicles, where the sign is incidental to the primary use of the vehicle or trailer.
K. Signs in public right-aI-way or public space. A sign in, on, over or above a public right-of-way or public
space (e.g. District property) that in any way interferes with normal or emergency use of the public right-
of-way.
L. Strings of light or strip lighting. Strip lighting outlining commercial structures and used to attract
attention for commercial purposes,' and strings of light bulbs used in any connection with commercial
premises unless the lights shall be shielded.
M. Unsafe signs. Any sign which:
is structurally unsafe;
constitutes a hazard to health or safety by reason of inadequate maintenance or dilapidation;
is not kept in good repair;
is capable of causing electric shock to persons likely to come in contact with it;
in any other way obstructs the view of, may be confused with, or purports to be an official traffic sign,
signal or device or any other government regulatory or informational sign;
uses any words, phrases, symbols or characters that in any way creates an unsafe distraction for vehicle
operators ~r pedestrians;
obstructs the view of pedestrians or vehicle operators from making safe travel;
is located on trees, rocks, light poles or utility poles, expect where required by law or installed by a
governmental entity;
is located so as to conflict with the clear and open view of devices placed by a public agency for
controlling traffic or which obstructs a motorist's clear view of an intersecting road or drive.
N. Street blimps. Parked or traveling cars used primarily for advertising, sometimes referred to as "street
blimps", are prohibited. Vehicle signage incidental to the vehicle's primary use is exempt.
O. Mail boxes. Mailboxes, including mail boxes marked with address identification markers. All mail
within Aspen Highlands Village shall be collected and delivered to the central post office within Block D
of Aspen Highlands Village PUD.
6.5 Sign age Guidelines
A. General. The architecture and aesthetic of Aspen Highlands Village is founded in the tradition of
American, rustic, alpine design. The West has a long tradition of small town Main Street shop signs.
The most successful are those designed, and often created, by local shop owners to express the nature of
the wares they sell. Those signs typically become more elaborate as their business became more
prosperous. At Aspen Highlands, the goal is to create a unique and eclectic atmosphere and avoid the
repetitive shopping center feel resulting from strict tenant sign regulations. Consequently, the following
sign guidelines are established to provide general parameters and overall restrictions around the types and
amount of signage permitted within the AHV retail corridor (AHV PUD, Block D) in order to ensure that
the signs that are installed are consistent and complement the aesthetic.
Ultimately, the Design Review Board will have the decision-making authority to deem a particular sign or
sign program as consistent or inconsistent with the guidelines and vision of Aspen Highlands Village and
the overall sign restrictions provided herein. As an aide to the Design Review Board and the sign age
approval applicant, a copy of the Signage Guidelines as developed by the architectural design team as part
. of the design process for the development are on file at with the Aspen Highlands Village Association.
Page 5 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
These guidelines demonstrate several historical examples of signs that are consistent with the AHV
atmosphere and they also depict a potential layout or placement of each type of sign on the various building
facades. The City of Aspen will require all signs meet the dimensional requirements ofthese Signage
Guidelines.
B. Materials. Natural materials are to be used whenever possible. Painted wood or metal signs with flat,
carved or dimensional letters are preferred. Gold or silver leaf or screen-printed signs on glass are also
options. Molded or injected plastic or vinyl signs or sign materials are prohibited.
C. General Sign Types & Dimensions. The following sign types are encouraged at Aspen Highlands Village.
Signs can vary in shape in size depending on the type of signs and the overall signage plan for the
particular building. Ultimately, the requirements for each sign will depend on the location and purpose of
the sign and final determination on these criteria are at the discretion of the Aspen Highlands Village DRB
provided that they meet the overall sign restrictions provided in this Section.
Sign Surface Area Measurement.
The sign Surface Area as used herein shall determined for each sign or graphic as follows: (1) for
rectangular signs the width and height shall be measured and then multiplied together to determine the
Surface Area; (2) for irregularly shaped signs or graphics, the surface area shall be calculated by
determining the width and height of the smallest rectangle that would completely include all of the
elements of the individual sign or graphic and then multiplying those values together to determine the
overall Surface Area of the sign for the purposes of this guideline.
Villa~e Core Only ,
1. Blade Signs. Blade signs are two sided signs which mount perpendicular to the building fac;ade,
typically hanging from a decorative bracket. Blade signs shall not exceed twelve (12) square feet in
Surface Area (one side). Variance may be allowed based on overall density or massing of the sign(s).
2. Wall Signs. Wall signs are typically one-sided panel or pan signs attached to a building. They can
also be painted directly on buildings or be cut or fabricated dimensional letters applied to the building
fac;ade. Walls signs painted directly on the side of buildings will be reviewed on an individual basis
for size, image, impact, etc. Not all buildings in AHV are suited for this type of sign, but painted
signs would be appropriate on Trailhead Lodge (Building 4) and Maroon Creek Station (Building 5).
Several of the buildings within AHV Block H have been equipped with frames for wall signs above
the specific retail location. For these locations, wall signs applied to the frames must not reach
outside of the outer limit of any sign frame. Sign frames on the building range in size from
approximately 2'-3' in height and 4'-26' in length.
3. Log Signs. Log signs can be created either by carving letters or attaching letters to existing timber
members on specific buildings or by suspending a new rough sawed timber from the building. Logs
range in size from approximately 6" to 3' in diameter and 5' to 16' in length. Typical font size for
lettering in 12" to 16".
4. Corner Signs. Comer signs are similar to blade signs, but are located on the corner of a building so
they can be seen from several angles. Comer signs are larger by design because they have the ability
to reach higher along the building comer and therefore a large overall size is permitted. The sign
Surface Area (one side) shall not exceed forty (40) square feet.
5. Roof Signs. Roof signs are typically panel signs permanently fixed to the roof of some buildings.
These signs are appropriate for Maroon Creek Station (Building 5) and Highlands Center (Building 7).
Roof signs are similar to wall signs and should range in the 2' -3' in height and 4' -20' in length
dimension and the Surface Area shall not exceed forty (40) square feet.
6. Window Signs. Window signs are in keeping with the Aspen Highlands Village architecture.
Window signs can take several forms: etched glass, gold or silver lead signs, signs painted to theback
of the glass, signs hung inside the front window or signs created by vinyl cut letters. Signs may not be
Page 6 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
1'" ..... ',;~
attached to the outside of the windows. Window signs must fit within each window pane or can span
two or three panes with DRB approval. Any individual window sign shall not exceed nine (9) feet in
Surface Area.
7. Awning Signs. Awning signs or text are permitted as part of a businesses signage program. However,
the lettering on the awning shall not exceed six (6) inches in height and the entire graphic shan not
exceed 6 square feet in Surface Area for any individual awning. A variance may be considered based
on scale of graphic on proposed awning.
8. Business Directory or Directional Signs. Business directory or directional signs can be freestanding
or wall signs. The DRB shall govern the location, aesthetic and number of directory signs as they
deem appropriate for AHV as the Village Core evolves.
Nei~hborhoods Only
1. Residential Name and Address Identification Markers. Identification signs or address markers must be
consistent with the architectural themes in the Design Guidelines with respect to design, materials and
lighting. Examples and specifications of acceptable identificatIon markers are on file with the Aspen
Highlands Village Association. The identification sign must be installed within twenty (20) feet of'the
intersection of the driveway and the public road.
D. Village Core Aggregate Signage Plan Surface Area Restriction
For all commercial spaces within the Village Core, the aggregate sign Surface Area (in square feet) of the
overall signage program for each individual business shall not exceed 2.25 square foot of aggregate Sign
Area for each linear foot of exterior wall for the individual business. The total sign Surface Area shall be
the sum of the Surface Areas of all of the exterior signs as identified in Section 6.5C relating to the
individual business in question. For signs with two sides (e.g. blade signs and corner signs), the surface
area of both sides of the sign shall be included in the calculation of the aggregate Surface Area. The
aggregate surface area restriction is the maximum allowable surface area for an individual space; however,
the Design Review Board reserves the right to require a particular applicant to a lower maximum aggregate
Surface Area as the scale of the storefront might dictate. '
E. Sign Mounting Requirements
1. Signs shall be mounted with black matte or non-metallic (no glare) hardware.
F. Sign Illumination
1. Prohibited illumination. No sign shall be illuminated through the use of internal illumination, rear
illumination, except when used for indirect illumination and in such a manner as to not be directly
exposed to public view.
2. Use of Neon. The use of neon will be permitted but will be strictly regulated as to size, location, and
color. The approval or disapproval of the proposed use of neon shall be at the discretion of the Design
Review Board. However, neon shall not be used in more than three (3) applications total within the
Village Core and the total length of neon permitted within the Village' Core shall not exceed 30 linear
feet.
3. Shielding illumination. Illumination of signs shall be designed, located, shielded and directed in such a
manner that the light source is fixed and is not directly visible from, and does not cast glare or direct
light from artificial illumination upon, any adjacent public right-of-way, surrounding property,
residential property or motorists vision.
4. Conformance with PUD Lighting Standards. All proposed sign illumination shall conform to the
lighting guidelines established in the AHVPUD as approved by the Pitkin County Board of County
Commissioners and as filed with the Pitkin County Clerk & Recorder.
G. Graphic designs.
1. In reviewing the sign approval application the Aspen Highlands Village Design Review Board and the
City of Aspen shall review a proposed sign graphic design in the following context:
Page 7 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
~
a. Does it harmonize with the structure or structure on the parcel on which it is painted;
b. Is it compatible with the other signs or graphic designs on the premises;
c. Is it suitable and appropriate to the aesthetic of Aspen Highlands Village;
d. Is it well designed and pleasing in appearance;
e. Does it constitute a nuisance to the occupants of adjacent or contiguous property;
f. Is it detrimental to property values;
g. Does it constitute a traffic and safety hazard becaus~ itis distracting, or is not considered
obscene, lewd, indecent or otherwise offensive to public morals;
and.shall issue approval, disapproval or contingent approval at its discretion.
2. The Aspen Highlands Village Design Review Board and the City of Aspen may attach to its approval
of the application, any conditions which in itsjudgl11entare nestssary to carry out the purpose and
intent of the review standards. The Aspen Highlands Village Association or the City of Aspen may
also require annual maintenance inspections of the design by the Association Manager or City
employee, and revoke any sign approval issued if a graphic design is not maintained.
H. Structural characteristics
The following limitations shall apply to all freestanding, projecting and wall signs:
1. Freestanding Signs. Free standing signs shall not be higher than four (4) feet in height and shall be
non-metallic and consistent in style and form of the freestanding sign as approved by the Design
Review Board and on file with the Aspen Highlands Village Association.
2. Projecting Signs - Corner or Blade Signs. Projecting signs shall be a minimum of seven (7) feet
above grade when located next to or projecting over a pedestrian way and shall not extend more than
five (5) feet from the building wall to which they are attached, except where such a sign is integral part
of an approved awning or canopy.
3. Wall & Roof Signs. No sign part, including cut out letters shall project more than six (6) inches from
the building wall.
I. Signs on public right-of-way
It shall be considered unlawful to erect or maintain any sign in, on, over or above any land or right-of-way
or on any property, including lightposts, belonging to the City of Aspen without the permission of the City
Council or belonging to the Aspen Highlands Metropolitan District without the permission of the District
Board. However, this section shall not apply to signs posted by any cluly constituted public authorities in
the performance of their public duties, or to specific circumstances otherwise provided for in this Chapter.
6.6 Temporary signs
A. General. All signs that are temporary in nature must conform to the requirements of this section. Ifthe
temporary sign does not conform to this section, the applicant must follow the procedure outlined in
Section 6.3.
B. Temporary Sign Types and Requirements.
1. Temporary Realtor Signs. "For Sale" signs that identify the agent and their contact information
shall be subject to the following:
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB realtor sign on file with the Aspen Highlands Village Association. The agent is
permitted to use their standard sign for a period of no longer than fourteen (14) days
while the approved sign is being fabricated.
b. Number & Location: One (1) sign located on the property being sold.
c.Duration: Sign may be displayed from the beginningofthe listing period for the
property until three (3) days after the sale of the property.
2. Temporary Open House Signs. "Open House" directional and identification signs that identify the
property hosting the open house and direct interested parties to the property shall be subject to the
following:
Page 8 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1. 0 - 8/25/2003
~
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB open house sign on file with the Aspen Highlands Village Association.
b. Number & Location.' One (1) sign located on the property hosting the open house and no
more than two (2) directional signs for the open house event. The,signs must be erected
in a location that doesn't impede vehicular or pedestrian traffic safety. During multiple
open house events occurring during the same period, only one (1) directional sign is
permitted per intersection.
c. Duration: Sign may be displayed from the twenty-four (24) hours before the event to
twenty-four (24) hours after the event.
3. Temporary Neighborhood Construction Signs. Signs displayed during the construction process
that highlight the realtor, contractor or designer shall conform to the following:
a. Type: The sign shall be a free standing sign and strictly conform in design, color and
dimension to the standard Design Review Board sign for this purpose that is on file with
the Aspen Highlands Village Association and shall not exceed sixteen (16) square feet in
area.
b. Number & Location: One (1) sign located on the property under construction and visible
from an adjacent roadway and/or entry to the property.
c. Duration: Sign may be displayed for the duration of construction or eighteen (18)
months, whichever is less.
4. Temporary Flyers or Announcements. Signs posted for promotion of events, offerings,
entertainment, etc. shall conform to the following: ,
a. Type: Signs and flyers shall not be affixed via visible tape or staples.
b. Number & Location: No more than two (2) signs are permitted in the window/storefront
advertising a specific promotion. Signs are not permitted on public property - light
poles, fences, columns, windows, building storefronts, etc - without Design Review
Board manager approval.
c. Duration: Sign may be displayed for the duration of three (3) weeks prior to the event or
offering and shall be removed within two (2) days of the completion of the event or
offering.
5. Temporary political signs Temporary political signs announcing political candidates seeking
public office, political parties, or political and public issues shall be subject to the following:
a. Type: Signs shall be a wall sign or banner not exceeding three (3) square feet.
b. Number & Location: In the Village Core, the only approved location for posting
temporary political signs is on the bulletin board in the Aspen Highlands Village post
office and only one (1) sign is permitted for each candidate seeking office. In the
Neighborhoods, one (1) sign is permitted per property. Temporary political signs are not
permitted on public or District property under any circumstances.
c. Duration: Sign may be erected or maintained for a period notto exceed thirty (30) days
prior to the election date to which the signs are applicable and shall be removed within
seven (7) days following such election. Temporary political signs concerning issues or
candidates which are not on ballot may be mafutained lor a period not exceeding thirty
(30) days.
6. Temporary sale signs. Temporary sale signs, announcing special sales of products and services,
shall be subject to the following:
a. Type. The temporary sale sign shall be placed in the window or windows of the
business holding the sale and shall not exceed three (3) square feet. Sale signs
are not permitted on the exterior storefront of the business holding the sale.
b. Number& Location. There shall be permitted not more than one (1) temporary
sale sign in any window and a total of not more than three (3) signs for each use.
c. Duration. Except for the end of season period from March 1 through April 15,
temporary sale signs may be maintained for a period not to exceed fourteen (14)
days and shall be removed at the end of the fourteen (14) days or on the day
Page 9 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines.
Version 1.0 - 8/25/2003
n
following the sale, whichever shall occur first, and shall not be replaced for at
least 3 months following the removal of signs.
7. Temporary banners, pennants, streamers, balloons, and other gas filled figures. Temporary
banners, pennants, streamers, balloons or other gas filled figures advertising special campaign,
drive, activity, or event of a civic, philanthropic, educational, or religious organization for non-
commercial purposes., subject to the following:
a. Type: All types must be reviewed and approved by the Design Review Board
b. Number & Location: Number and location shall be subject to the written
approval ofthe Aspen Highlands Village Association Manager.
c. Duration: Any temporary signs may be erected and maintained for a period not
to exceed fourteen (14) days prior to the date of which the campaign, drive,
activity, or event advertised is schedule to occur and shall be removed within
three (3) days of the termination of such campaign, drive, activity or event.
6.6 Signage Guideline Enforcement
The Aspen Highlands Village Association hereby reserves the right to enforce the signage guidelines and approvals
issued by the Design Review Board regarding signage to the fullest extent permitted with .respect to Association
covenants and rules and regulations under the Declaration for the Aspen Highlands Association. The enforcement
process shall include: site walks to review the development for signage guideline violations, issuing letters of
violation, issuing fines or penalties for non-compliance, and the final action of placing a lien on the offending
individuals property if they remain in violation. The City of Aspen also maintains its right to enforce the Aspen
Highlands Village PUD requirements as permitted by law.
Page 10 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1.0 - 8/25/2003
f""'f x 4;-/; ~ p
;
i
I
i
I
I
, , . i
, ,
ASPEN PLANNING & ZONING COMMISSION Minutes, ;\U1!ust 05. 2003
Tygre noted there were problems when propertieswere annexed with prior county
approvals that came with unlqlown negotiations on the approvals; most PODs were'
carefully negotiated. This kind of change in use may lead to additional
applications in the future.
Lindt noted there was 'a: specific change in use criteria language, which stated that
:only one unit, may be created through a change in use.
MOTION: 'Eric Cohen moved to approve Resolution #18 and'recommend
that City Council approve a PUD and SPA amendm~nt and a Gl\1QS
exemption for a change in use to allow for the ~ombined lodge unit (consisting
of lodge units 1, 2, and' 3) in the Maroon Cr~ek Club to add a ~tchen and '
thereby beco~e a lD.ultj-f~mi.ly residential 'dwelling unit, lv,ith ~hefollowing
condition: 1. T.I1f.l1odge unit to be converted 'to a r~sidential dwelling unit shall be upgraded to
meet the 1998 ANSI TypeD adaptable Clearance requirements relating to the handicap accessibili~y
of the bathroom. Seconded by Ruth Kruger. Roll call vote:, Johnson, no;
Haneman, yes; Kruger, no; Rowland, y~; Skadron, yes; Cohen, yes;,Tygre, no.
APPROVED 4-3. '
Hoefer stated that for the record this motion inc;luded the removal of the condition
as requested by the applicant for the annual basis l~1:t~r regarding the rental of their,
units.
\~ . PUBLICHEARING: .. .. ... ... .. .. . ... . ..
~ . ASPEN IDGHLANDS VILLAGE pun AMENDMENT- SIGNAGE
Jasmine Tygre opened'th~ pubiichearlng"SIl the Aspe~ 'Highi~dsVl1i~geSign" ....,
Amendment. Ruth Kruger and Steve Skadion recused thewselves. ,David Hoefer
stated that proof of notice was provided.
Sarah Oates no~ed that this wa~ a PlJD ~metldment for ano~her annexed property,
Aspen' Highlands Village. Cate. S di~tributed the curr, e. nt....A., '.s.. p..,.en...H..,i,.ghlan.". dS ,sign.. '
~ode reguhitions (Exhibit D),whlch was developed in 2000 by Hilles Highlands
and the Master Homeowners Association. Oates said that the lIighlands developed
their sign. code about the time that they were being annexed and were told that it
didn't meet the City of Aspen's sign code regulations.' Staff recommendS .
approval. Oates said that the Village core would have the only'impact; there were'
,Village reg'Ulatidns as they relate to real estate signs for residential properties,
lettering hut was particularly orientated to the Village cote. Oates stated that this
was a P&Z approval only. '
8
1 u~
ASPEN.PLANNING & ZONING COMMISSION Minutes AU2ust 05.. 2003
, .
Deborah Prince, representative of th,~Aspen Highlands Village Association, said
there were very strict regulations on the neoIl, signs, which would be very artist
signs. Oates commented that there was a design review bo~d for the r:etail
association to'review the signage and would then, refer t() Sarah Oates to,makes~e
the sign meets the dimensiona1:tequirements.
Jack Johnson asked what the AJN was. Pr.ip~e replied that it was the Aspen
Highland Village Association, which oversees the Village as a whole. John~on
asked if the aff()rdab,le hou~ing residents were members. of this association and the
number of representatives serving on the board; who was speaking for the people
not the retailers. Prince replied that they were; there was a board. Bob Daniel,
representative for Hin~s,explained the ~sociation structure as the master
association with several sub-associa,tiOD,s wjthin the m8:~t~r~sociGlti()n. DanieL
said there were sllb-aSS9cia~6ns for all" the cOlldo1iJinilnn unl'ts, the affordable" "
." housing units that were not part of the Village core, townhome association, which
is a rather complex entity. Daniel saic.i that cl:lI'J:ently the association was still under
,declaring control pursuant to the regulations of the Colorado Common Int~r~st
"" Ownership Act with 4 Hines appointees. .Danie1 said for the Aspen Highlands
Village, water service "agreement required annexation into the city. The City of
Aspen must adopt the zoning and entitlement established for AspenHighlands
, Village due to the Pitkin County Entit1em~nt process so there would not be any
non-conforming uses in the city by the city annexing a county project. Daniel said
there were no signage regulations in the county that were applicable to Aspen.
Highlands Village and it was merely an oversight that at the time of annexation
that the PUD amendm~nt was not incorporated into the~e signage guidelines~
Jolmson asked who made' up the design review board. Daniel responded there
Were 3 architects (1 an affordable housing unit owner and 2 professional architects
from the co:tn:munity) and Gary Beach to review drainage and water issues; the
master association board appointed these board members. '
Johnson noted the differences between the Aspen Highlands Signage Regulations
and the City of Aspen Code and asked why flags were not allowed.. Prince said
that there were reside~ts that live9 above the c01JllTIercialcore~paces and there
would be difficulty in the scrutiny in what was tasteful ami not tasteful.
Eric Cohen asked if there was only one real estate. sign allowed per property.
Oates replied that was true, page 8 of 10 of the guIdelines.
Tygre noted that the sighs that were shown in the Highlands Signage Booklet were
all very western and old western in"style; how. does that fit in with neon and wher~
9
.. ';"",,',.',,'.;:.:':.('
,;-;.',i' ~";:1:2;':i:;.:U.;;'<';
.....{j;:;.",:;,,:,"j/.:j:;;j;i;}:.i':'fi)\i;;-::SL
would the neon signs be located. Prince answered that th,?Y were' an eclectic
western and the neon was a generalization of not allowing more than 3 neon signs.
Public Comments: Adam Gillespie stated that he represented a group of '
homeowners (confidentially) that were concerned with yard sale signs and for sale
signs on cars; they wanted the signs to be restricted to commercial use only.
Oates said that signs on parked vehicles was addressed on page 9 of 10. '
. .
MOTION: Eric Cohen lnoved to approve Resolutioll #~O, series 2003,
approving a PUD amendment to the Aspen Highla,nds Village PUD to adopt a
sign code for Aspen Highlands Village, attached at "Exhibit B'.' included the
amendments on page 6 of 10 to strike the l~st sentence under Wall Signs; page
2 of 10 to strike the second senten<:e on ,Flags. Seconded-by RogerHaneman~
Roll call vote: JQhnson, no; Baneman, no; Rowland, no; Cohen, yes; Tygre,
no. DENIED 4-1. . . .
Disscussion: Tygre stated that Aspen lIighlands was a separate entity but
that she could not approve neon signs, especially with light pollution. Haneman
agreed. Johnson said that h,e,couldn~t ~upport the sign code because this
amendment added another layer of bureaucracy and the sub-associations would be'
judged by a un-elected board appointed by a corporation; he objected to the quasi-
governmental agencies creating and making laws that were different from
everybody else's.
Meeting adjourned at 7:10 p.m.
ckie Lothian, Deputy City Clerk
10
. 'j
..~i: ,d
>-' ::.,)0,.", "'<.."::.\;::<,\<>i".A;:,"".".'{;' .~'. '.,
"<":;;:':>i;:"::,i:;gj;;f.:~<,'i;:T~til;:~~::xijr,i!i>\~jX:;;; f~>,,',,~;:'i:; j;,;';i(:;,' ;0:',<:,{>:, ,;,j. :J'>\;" ::b;;L>,' ~,,'~';:j.:,,>"
;. ,,:::.
AFFlDA VIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304~Q6Q (E), ASPEN LAND USE CODE
ADDRESSOFPROP€RTY: AsP€::N !-It.''Ht4.JDc; V1uAGt,1; iO.v.o.
SCHEDULED PUBLIC HEARING DATE: Au6tV<i.1"'" s--l:!:t
. Aspen, CO
. 2003..
STATE OF COLORADO )
) ss.
County of Pitkin )
I, G~~ 1tAtte.'1.e w.s.~' (HHt..P A6.~) (name, please print)
being or representin~ an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
~ Publication of notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
)C Posting of notice: By posting of notice, which form was obtained from the
Community Development Department, which was made of suitable,
waterproof materials, which was not less than twenty-two (22) inches wide
and twenty-six (26) inches high, and which was composed ofletters not
less than one inch in height. Said notice was posted 1n a conspicuous place on
the subject property at least fifteen (15) days prior to the public hearing and was
continuously visible from the 2.l day of :tv\.'" , 2001, to and
including the date and time of the public hearing. A photograph of the posted
notice (sign) is attached hereto.
)C Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the information described in Section
26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class, postage
prepaid U.S. mail to all owners of property within three hundred (300) feet of the
property subject to the development application, and, at least fifteen (15) days
prior to the public hearing, notice was hand delivered or mailed by first class
postage prepaid U.S. mail to any federal agency, state, county, municipal
government, school, service district or other governmental or quasi-governmental
agency that owns property within three hundred (300) feet of the property subject
to the development application. The names and addresses of property owners
shall be those on the current tax records of Pitkin County as they appeared no
more than sixty (60) days prior to the date of the public hearing. A copy of the
owners and governmental agencies so noticed is attached hereto.
i
,
'i
I
I
,.:;, 0 g,;;, .,~~. ".... '
"O;!; z' ,c' .,';\
"cl a!e' .s "
" ~ is ~ Z "" .f
~ o~...,..!(!~~
~", u ogji-s:=c.
U'M "'i:tfl'O=CU<<S
g~~6gu~~~~]
Zuo ~~e:.,lOl..Q1l
U~;!E:l...i=SOu-"ii..
::1z.;:i=o"-!5;.>i E:3
!!5aJl"-,-:o:;:'s,!lg",:
....'" Oz"'z'Eu"".".
o ~wQ;;co...cS'"
~ .... 8 !i:E 'ii ~ go ~
-< ~:;i'~ - .,"'''' ...
3: CI.. e: ~ Q. oS .g :=.. ~
lEOso~ ;1,'0 :!:l-
oi=!5~'S.",g<~
~u:;:u8JU3~~
r.. "'.r:~."
.:;;;:-:-:,~~~. . L
'''.''\' \' "v,. .'
,.,,'," ~< 1
":'.\;,
. ~-~
J
.,
r
I"~
!
}i.,..<::..';
I
!
,
I
j'
r
1
;
{'.
.
,t ~.
~
s:::
~
,~ ~
~
~co
~~
,~ o' ...L'~ 9 -a c -S
j!:I-SO::CE1 ., 8. ;:!:
. ", !S ~ ~ :;:~ 15, -; ~ '~
'cl'"'z - -!!.
" ,~u e !:! "l Z .!! S ]
;,,!j ~ ~ u B .! <3,.g e
~~6'8<!S~~ :-s:g;
uOe ~ 1-0.; to:lI~.
'g~:6Cll:~~ ;~~1
zuo",~u~,< .,lOl.o."
~~~r=i~~~!G r:~ i
~Qffi,,-....,," ~-'slloc.
...."'~o~o aQ'Eu c .
o ~ ><ozl!! 0 1!l'il,.;
">, gU i5 ~ I- 0 ~.!! ~;:: 0.8
~ c..c,o "c.na.cU::IClN
" ~"'~l-!liS:1!"!.]b
Qca.. oE2 o<.....g~~
1>10 u", no:! '0
vu~s, :0~8 ~ ~
~ Jt'~~'e.,~,::':'~F ',." ~~~:: - ~.; ~ d ,r;,
~ ~ ,"€'O;~E~ 0.5~ ;!Sl .10l :'.-
.' .:. < u '" 71 !!;,gj; -;: ,..., (.l 1 .~
' i .ca.,.. 5::1= ~'..i.! ~ "sl2 ~ ,,; ,~,
. U Q..c cu > a- - en Q -..,*S.:
:a~-~t.a. c.=:~ i~~ ~8~ 'r.
."' ~a"'~ .ij." :'!.!." l:I~u. .,,,,,... <!!3
.... _ - c c.c 5 '" 0; 5 .n ~ c c c c '
t;,~ "'!l,808.lil'-.0:--' ttQ8. a'go
I:J o~ ~ ~ .j 0 =':;71 ~:iiil !! >... ::l N II
~ e-s<~s-n="e=~.~I< '~"'e
2 ~ ~ "" Q, S ~ c c e -g c i 8 '" .r ~ .. 5 (::'
QI~ ~~8!~~~~~..'~co'~'::'~ ~5
:J ~ a.tIOCI'l>..4I;1:lD<'<-< _;:::oi= CQ.
~ 1>~~I~..Q1!~sg~~~~~1 J~
;;:: o~ co~"'-ii~.S!-""8. "'......,
.,;~!z:!~ ]'~~.~ l~~lil]~~f' ~l~
, lz:!:l "iio; .sc.l:5JO "'''--;'' -,
.iil....l!!.c~ lii:l:ace.,cCl~o~,', ,.,..
....0... 1!l'''''-''l!oc.'8.!lQt:~''' ...,
:'~iill:!:,8~1 e6S!~ u~1Ii':o ~~... Q
'~~ie~~i~~!t&]~~l~
,.:\;%\;'Z~f~',5~.~;~t~;~~~;";~~f/i;' .. .,
, "-,2 -g,~.-tti"::J ~ ,.~'_',C: '6'-">:';'c. r:::;1L'-',i
,...,'..,.. .;! ., '" 8 ""u. :18 ...".,e'-I/ t-:,cs
',',;":~-': .' ,~ ..! = Z-..N:..E-~. ,,;.: e.- u (1')'. ;--:-?- 41 U ,~' ~>, -'~,e:~:'
"'!z: ,:':~c.;o!!ie:;:'il = 6 .,~..Q",8o,.,-. '::';"'",_:1.
\:; cn"'o;'-e :3 ~ -b,':2 11 ~ ~.], 'i.. "...: i'; 1:'. ~ Qo- ;~-'al ~(--:-""- :e.,.,
,..g2-=~I-':I." -0-;::< "', ;....e.:I.:1.,>~",'''''o..o,,''"
;:: OJ; '" 0 ",....c '" -.,.. a" <II> - _.c".,'. "~,,!,,t~o
!:1 ~ e :2 : ~ it il i ct ] -g i ~ :g:s!... I :I!!' . 5l :::,~ '~ii ..
6 ~ tj ~ : :1 ~ ] c'1 '0; ~ '" i :~:!. 5 tl :!! ~'ol . Q'~; i' o~':.e 1J
z:;!!i!z:-St.l~i Ii!.s;~'" ':.g.~'\.:".Q l ~: c t ltfr~
5:l z .. is i ~ I- -:;..!! 0 g l:: .. 6 .s ... -3 ri;li! :; '" c Xi , ;l..l!f,_.... ';:;
.. Ii: I- e "- ., :::: e- " 1: .a. - c ij - g' .. ! '... , r: ~ .... ..::;'
!!5 "- U ~ 8 ~ 0 '" ., 0 of 0 ..... 11 , ]I ':i 14 6, -, <.:~' Jl,O a
Q., 0 E!:l.o( c: N e-. llI$ .,. ~ as :; ... eX' . C Qt C ~.. ~ '. ~l; ~ ,~., -' CJ''l;.a 1J .
(oJocc~~ifr.c~.-.. .~.,.; 0-6 .,~~~-,.,;;~.~.~ " ~:l1'O;
~ &: ~ ~ ::E .!.: ~ ! - ~ i U . := z ,. a 5i :a :~" " I ,,~'-~ 1ti ,t ~ if'
b en ~ ~ t: '0 ~ i:2 ~. -: .0_ e ~ ~ 8 . ~ ~ ~ j.~ .:r f!~ .:.. S 5: w Vi U
Z ., :;c 0 '" c."' - c ~ 'i 01 0 '" c 0 -=. ' .'i... o.!! c <IS ....c 0 e' -.. ,"
;-":'~::;:.{1;:' .... .5cQ,;~-_u:s!::c"OOe-f'i,g"O~-J~~..J:e ...1=lU_~.!f 1:: C") Q'~'~
~~', . - '-.aJ 0 . ::t 0 t,)..!! c G) ii 0 .c - crs ". ~;... . ~ .of t; g. - ~ .a Q.l - . . ~ '. ~
,,;,,:, ..> i ~ ~,-:"'S'~-'Ec a :l1..~" '>cu !.--'~-':~' 3;','.,' p:.~{.:,:g-'~ ~ f ~ e ~ ~ ~ ... oS a~ 8:a ~ <
';~, I ~ _" <, 8=O-=,afJC5~ 8.s';~ '=.a-'~,_&,8.-!' ~...~~,..'ce.'-N ~fiio.80-S~J:1;!Il)G;;~e
";.-'(~'" '~i.~"",.-'\ --J;r. k'; .~5~.,tt:t~~,~ ~,:~ j!-nl. '~'9 ^': ~~~, itf.. J.:;;.....'t..)~~ ~r ~ .~~:~
'';; ""~:' " gTE ~ IS ',8 " ~~ ,'",'a'''.:',,;' 'Q c' s. "~,g s~ 6=-8-oS ~ !.!;!~ '::,:"
~_ .~ ~ i ~ ': ~ :a ~>8 '- ') ,'" 8 ~~ r' ! . It 8 ~ , c as 5 ~ - ~ ~ ~ : ~ ;t. .. i; N ,,-:
,~, O.c., - Z .c i 0 ,,' i'5 ' '" . "'.. :;; is JL,,Q'" 0 '" c. -0 ~ 0 to 2 a - .'~
~ ..J - oS:! to _ - .' _ .iI it.: < ; - ~ o~., =. ';: S .25 _ _ r:....;: ,., ~
,". ,. z ,.;I 0 !- -s :: c iR" .; .- l! ',w . ." "" .. ': ' .' 'E "ii a.;. '5. u '" ." -::., b '~
, : r 0 lil U U 0 .!l 0 ill tJ ..; !i,E ,,~,!i ",.!i .:l ~ '" ,\ X g c oj.g c c. ,go .,! l>! 0 J.El SJ.'
" . ". ~ ::! > 12 .. ." :5! il :s '. .8...., <.8, ~.8 ... - :i 5 ....:i! '" ,,:! 08 -s ~ ..c ." '0 ' .
.,' ~8cc!!.i.8 ~1! '~:6 ii OI~ :'i'7l3 ',,," tt 7l5~ .., ~ E e~ ~~ ~,;;~ '0;:;; ]l~ 6 'l
~ ~ oz~Qs=,8 0"" '~ J,= ,';']'= J';::'J;X:;. .:5!_cElo<U .s,go:;tl,8.~ .,*1' ;t'
~~~~~~~:~ ]1) "lj ~~ '~~:!i<~~ '~ii' _~~itill~_~~i~]!CCi.~~,',\
!:!5~~18r[~ ~~ :!~ ~~ :-.J~'Jl'~!I"~'~i~~~~~!~~~~~.r~lJ::> ~i"
!!5"-e~ D:::~iUf'oo -- ~Qf;:lO& ....;lIi 'Ol'.~"~- "'aG:h1:lD'--~- c,eo&3 s~' -.0= ~
....o~ l!.l~'ii-S~ 00" i!Su'5~ ~~ HI, '~&tl'6~~,ga.~~].,g-~~"5!e:51~(.l.g~
,tj :;01-. l!'5 12:z:"';"'5 "'l:> i€ "'~;:.... _8c.,.".c..i.'EuCS ]'" :;11."
~ ~~iJi~~i~lj ~. !!~i!~J!~i!~~8 ~1~!]s~iil;8~!I~;~"!I;~
I z!!:..i!l_",....,,~.~ "'J!'cc.",:::.",.s.<8 -<"6Cl- 01-~"""'6" CI-Cs"' u
~~~s~ ~ j ~~ e e iU~ u~~g~ ~ a=~~~ &~C0S
o~ ~~ u ~u ~ 3 ~~ 8- i~~ w~-2o -c~~
:;:~'Oa,8 ~= =", ~:s. "'''' ~~ ~l:> ,gcc,S,gc.=:S ~~8Sf i.g~~~
iii:
~f:
:e'~li
c.J - u'
.- ~
>10' 5 Iii
. ~,z, ,o::S
:.:~~~:.'~ i
. . "...., . il Jj.
<'1?'{~:,~ i
'',,',,If,,'.'
/1
~, I
( \
i':
......~
',-~
.,~
-
j:;.
....::
~
...~
:: ~
,( .g
f". 1;;
(', S
,z;, ~
r
~.
.1
".:' l'
"1'
. ."^'.'.r,.~__.~,..,?'.'_'.'. .'~'...'...'~~,'...',."r',"';.....~~.;r.,.' .'.
~ k~."''''_''''P ~ .' .:~....~ ~ _. ~ __... ~ _ ...._.;..____....... _'..._.....___.___...._......_..........,
r"\,
PUBLIC NOTICE
RE: ASPEN IDGIll..ANDS VILLAGE PLANNED UNIT DEVELQPMENT (PUD)
AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, August 5, 2003, at a
meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, 130 S. Galena Street, to consider an application submitted by Hines Highlands Limited
Partnership and the Aspen Highlands Village Association, requesting approval of a Planned Unit
Development (PUD) Amendment for approval of a sign code specific to Aspen Highlands Village
and consistent with the Aspen Highlands Village Retail Sign Guidelines. For further information,
contact Sarah Oates at the City of Aspen Community Development Department, 130 S. Galena St.,
Aspen, CO (970) 920-5441, saraho@ci.aspen.co.us.
S/Jasmine Tv2re. Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on July 17,2003
City of Aspen Account
^.-':' -~"., --
it:., ~:':l ---,-,
0444 GLENEp.GLE LTD PTNSHP CITY 0
100 E KLEBERG STE 200 ' .' . Fi~SPEN GIS SALES
KINGSVILLETX 78363 130 SOUTH GALEN~ . ASPEN, CO 81611
, 970 920-5453
GIS REVENUES ACCOUNT # 00160 - 00000 _ 63465
Please make check payable to City of Aspen
;)mOOLn reeo ;)neeIS' 'v,
ALVARADO ANTONIO & BEATf~F
PO BOX 878 ,:
ASPEN, CO 81612 t
AQUA 2322 CORP
301 COSTANERA RD
CORAL GABLES, FL 33143
ASPEN HIGHLANDS CONDO
C/O CONTROLLER
0075 PROSPECTOR RD
ASPEN, CO 81611
ASPEN HIGHLANDS TOWNHO
61 BROADWAY STE 1105
NEW YORK, NY 10006
ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
BARWICK AMY L
0039 BOOMERANG. RD UNIT
ASPEN, CO 81611
BIGGINS KENNETH MARK ,
0115 BOOMERANG RD #540;:
ASPEN, CO 81611 ;
Use template for 5160<8>
~'--' -.. .",:"'.." ~ .".:.
-------
------
, '
,
---1
I
,
!
J
I
,
i
"
j
j
j
~
I
j
j
1
j
J
f
I
1
-J
~
I
J
1
J
1
I
I
1
I
1
i
!TH
i
Customer's Order No.
Phone No.
Date
4""...-,1. :/'_
r.' ,'I' 7 I r-,;;>
,-" f, - 1\....->
Sold To
'7L(?- ?3zv
('>
'J t:~ r:: C !.4:"
,/ .
,/\.,/((.. I
Address
:"'.
CIty
;',>:
Sold By Cash I C.O.D. I Charge r
C- 'On Acct. J Mdse. Ret'd. Paid Out I
"
Qty. Description
" Jj, . \ . Price Amount
-' 'v'. \ ,.-',(\ I " \......;: i~ 7..,001 5'0' Db s-{) . "Z"
C n< -.lJ-.J' ',/, VI
,," ~'!J ';.' ;/i . ~\i/l ! /( '" A) ! I c....,.\.< PGI.D
> J o t
,......;;,,,;: ..,d v z.. <: . Of?
,..,. . '~"",~. tc c:<:" . G-O
I::", ~ -
;- - ...... -
..; (.....- ,~.: ..j. r ,',...... ,': (,{ , {" c:.> .
- \, I ,-' /'( ,/) { fl ~. / . <:,0 ; .CD
";'.! , (c:; ,-
'.
.
j
I
All claims and returned goods MUST be accompanied by thIs bill. R \. l.?(, i
Rec'd. Tax
By
Total <"" i . 0(' f
2411115 .).
12073
Thank You
J
j
j
"~~G'i~;.~.-.i.:'::;'ii.S..,<;":.:;:~;.r, ..,,,,--,c.cc,,,,,)
BRADLEY LOUISE 0 FAMIL; , ,
1501 MAROON CREEK RD trd;,;,.'.'-"i~~~~~;":'~,.;:...',L:.'..,...,,..""'.._, ....,.,).
ASPEN CO 81611 I"'V ".....^ I",*f(l"--=-"""""""-~;;.':.",.~.,;:;",,,;;.,.
, ASPEN, CO 81612
BURROWS HUGH & SARA
0115 BOOMERANG RD #5106
ASPEN, CO 81611
~AVER'!@
BUYSSE MICHAEL & ANIR
0115 BOOMERANG ~[f#S107
ASPEN, CO 81611
CARPENTER DON
0199 PROSPECTOR RD #3112
ASPEN, CO 81611
Address Labets
Laser
5160@
Smooth Feed Sheets ™
0444 GLENEAGLE L TD PTNSHP
100 E KLEBERG STE 200
KINGSVILLE, TX 78363
ALVARADO ANTONIO & BEATRIZ
PO BOX 878
ASPEN,CO 81612
AQUA 2322 CORP
301 COSTANERA RD
CORAL GASLES, FL 33143
ASPEN HIGHLANDS CONDO ASSOC INC
C/O CONTROLLER
0075 PROSPECTOR RD
ASPEN, CO 81611
ASPEN HIGHLANDS TOWNHOME 7 LLC
61 BROADWAY STE1105
NEW YORK, NY 10006
ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
SARWICK AMY L
t 0039 BOOMERANG RD UNIT 8122
ASPEN, CO 81611
. BIGGINS KENNETH MARK
0115 BOOMERANG RD #5406
ASPEN, CO 81611
,;
,I
I
i
BRADLEY LOUISE[) FAMILY LLC
1501 MAROON CREEK RD #9
ASPEN, CO 81611
BURROWS HUGH & SARA
0115 BOOMERANG RD #5106
ASPEN, CO 81611
~AVER.Y@
Address Labels
"""'('''''''
"""'-~~~~-~~~ -.-,.
~
i .,~
ADLER RITA N TRUST
3125 HASS/POINT
LONGWOOD, FL 32779
ANDA JON A
96 FOREST AVE
RYE, NY 10580
ASPEN HIGHLANDS COMMERCIAL
METRO DIST
C/O ABACUS BOOKKEEPING
POBOX 9164
ASPEN, CO 81612
ASPEN HIGHLANDS HOLDINGS LLC
9227 HAPPY HOLLOW
SCOTTSDALE, AZ 85262
ASPEN HIGHLANDS VILLAGE AFF
HOUSING
C/O ABACUS BOOKKEEPING
POBOX 9164
ASPEN,CO 81612
ASPEN THUNDERBOWL LLC
C/O HOUSTON & GOLDSMITH LLC
1000 5 MILL ST
ASPEN, CO 81611
BASS ERWIN LLC
PO BOX 5078
ASPEN, CO 81612
BLOMQUIST LINDA LEE
166 EXHIBITION LN
ASPEN, CO 81611
BUILDING 7 LLC
CIO ASPEN SKIING COMPANY
PO BOX 1248
ASPEN, CO 81612
BUYSSE MICHAEL & ANIR
0115 BOOMERANG RD #5107
ASPEN, CO 81611
. ._~.
'~~"'.."-'~' ".~ "",~,-,~,~,,-,,""."""".~~,".'~~~-~~.. - ~..~." -..-.
I
~
Use template for 5160@)
, ALBERTO MA YRA & WILMER
0199 PROSPECTOR RD #3107
ASPEN, CO 81611
ANDERSON JON & LORI
43 EjeHISITION LN
ASPEN, CO 81611
ASPEN HIGHLANDS COMMERCIAL
METRO DIST
715 W MAIN ST #304
ASPEN, CO 81611
ASPEN HIGHLANDS MOUNTAIN LLC
PO BOX 1248
ASPEN, CO 81612
ASPEN SCHOOL DISTRICT NO 1 RE
0235 HIGH SCHOOL RD
ASPEN, CO 81611
BAKER JAMES A SR & SANDY J
PO BOX 11690
ASPEN, CO 81612
BERGDAHL MATTHEW A & ELIZABETH
A
0011 EXHIBITION LN
ASPEN, CO 81611
BOKRAM ELIZABETH & JOHN
0098 GLENN DEE RD
ASPEN, CO 81611
BURNS SUSAN T TRUST
7474 EAST BOULDER PARKWAY #8
SCOTSSDALE, AZ 85262
CARPENTER DON
0199 PROSPECTOR RD #3112
ASPEN, CO 81611
Laser
5160@
Smooth Feed Sheets ™
CASSIN LEE E
TOLEN DAVID
8 HIGHLANDS VILLAS
ASPEN, CO 81611
CITY OF ASPEN
130 S GALENA ST
ASPEN, CO 81611
CLEMONS EDWARD L
PO BOX 7233
HAZARD, KY 41702-7233
COOK BRET A & CARMIE G
99 CLOUD NINE LN
ASPEN, CO 81611
DELAK ERICA
0199 PROSPECTOR RD #3102
ASPEN, CO 81611
DOREMUS ANDREW J & JEANNEC
75.5034%
85 GLEN GARRY DR
ASPEN, CO 81611
EPOCH-DEMPSEY DLVP II LLC
CIO EPOCH PROPERTIES
359 CAROLINA AVE
WINTER PARK, FL 32780
FAGAN CHARLES D
PO BOX 1107
ASPEN, CO 81612
FORAN EDMUND C
45 EXHIBITION LN
ASPEN, CO 81611
FRIED ALAN I & SHELLEY R
PO BOX 783
ASHLAND, OH 44805
QAVER'!@
~~
Address Labels
~
,
CHI L & WALTER D
79 CLOUD NINE LN
ASPEN, CO 81611
CITY WIDE MAINTENANCE CO
8460 NIEMANRD
LENEXA, KS 66214
COAST PACIFIC ASSET MGMT INC
1715 OCEAN WAY
LAGUNA BEACH, CA 92651
CROWN A STEVEN
CROWN NANCY C AS JT TENANTS
222 N LASALLE ST #2000
CHICAGO, IL 60601
DELIA COLLEEN & JOAN
PO BOX 3427
ASPEN, co 81621
DUNN MICHAEL & SHERRI
0115 BOOMERANG RD #5102
ASPEN, CO 81611
ERCK JEAN E TRUSTEE 50%
CIO STANLEY C ERCK
954 CENTRE STREET
BOSTON, MA 02130
FEHER LAWRENCE D
0115 BOOMERANG RD #5408
ASPEN, CO 81611
FORKE THEODORE J & MARLENE B
315 GLEN DEE RD
ASPEN, CO 81611
FRINK ALBERT & DENISE
9 OCEAN CREST
NEWPORT COAST, CA 92657
Use template for 5160@
CHOPIVSKY GEORGE JR
3217 CATHEDRAL AVE N W
WASHINGTON, DC 20008
CLARK TODD A
0115 BOOMERANGR[) #5108
ASPEN, CO 81611
COLLINS RICHARD E
PO BOX 4393
ASPEN, CO 81612
DAANE OLIVIA Q
0199 PROSPECTOR RD #3106
ASPEN, CO 81611
DOMOSZLAY KATALlN
0115 BOOMERANG RD #5410
ASPEN, CO 81611
ECHELE ROBERT C
424 BRAZILIAN AVE
PALM BEACH, FL 33490
EXHIBITION LANE LLC
CIO KLEIN-ZIMET PC
201 N MILL ST STE 203
ASPEN, CO 81611
FERRARO JAMES JR & JAMI LEE
39 BOOMERANG RD #8124
ASPEN, CO 81611-4308
FOXBEND DEVELOPMENT
CORPORATION
CIO SUSAN L BURNS
7474 E BOULDERS PKWY UNIT 8
SCOTTSDALE, AZ 85262-1247
GABRIELLE LORI
39 BOOMERANG RD UNIT 8120
ASPEN, CO 81611-4308
laser
5160@
Smooth Feed Sheets™
Use template for 5160@
GASIOROWICZ HILDE E TRUST
2630 GLENHURST PL
MINNEAPOLIS, MN 55416
GASTON PAUL E & DANA H
16 BRYNWdOD IN
GREENWICH, CT 06831
GODFREY H LEE & SANDRA S
1000 LOUISIANA ST STE 5100
HOUSTON, TX 77002-5096
GOLDEN EAGLE PROPERTY SER-VIc:r:S
INC
PO BOX 4100
ASPEN, CO 81612
GOSDA HEATHER
0199 PROSPECTOR RD #3110
ASPEN, CO 81611
GOTTLIEB HOWARD L RES TRST 50%
1007 CHURCH ST SUITE 304
EVANSTON, IL 60201
GOULD RICHARD & NANCY
337 CANOE HILL RD
NEW CANAAN, CT 06840
GROOVER SEAN & ERICA C
98 GLEN DEE RD# 13
ASPEN, CO 81611
GUENTHER JACK TRUSTEE OF TRUST
A
LARSEN WENDY URSCHEL FOR THE
BENEFIT OF
433 PLAZA REAL #339
BOCA RATON, FL 33432
GUENTHER JACK-TRUSTEE
153 TREELINE PARK STE 300
SAN ANTONIO, TX 78209-1880
HALFERTY SARA
:Z1ssMONARCftAVE SfE 202
ASPEN, C()81611
HANSON GEORGIA & ANDREW M
188 EXHISITIONLN
ASPEN; CO 81811
HEDRICK PHILIP E & JILL A
12 HIGHLANDS VILLA
ASPEN, CO 81611.3307
HENRIKSI:.N RpJ\lALD W
8831 STABLI:LN
HOUSTON, TX 77024
HIGHLANDS HILL INVESTMENT
PARTNERS
C/O PACIFIC COAST INV COMPY
700 5TH AVE STE 6010
SEATTLE, WA 98104-5047
HINES HIGHLANDS LIMITED
PARTNERSHIP
PO BOX 5115
ASPEN, CO 81612
HINES HIGHLANDS LP
426 E MAIN
ASPEN, CO 81611
HINES JEFFREY C 45%
C/O DUGDALE MARIAN
2800 POST OAK BLVD
HOUSTON, TX 77065
HIRE CHARLES JOHN & PHYLLIS FREER
C/O RED DIAMOND L TO
24600 CENTI:R RIDGE RD #285
WESTLAKE,OH 44145
HOLLAR SETH A
115 BOOMERANG RD #5403
ASPEN, CO 81611-4314
HORWITZ DENISE & DONALD
1088 HOOKS SPUR RD
BASALT, CO 81621-9315
HOSIER GERALD 0
POBOX 3410
CRESTED BUTTE, CO 81224-3410
JACOBS NORMAN J LIVING TRUST
990 GROVE st
EVANSTON, IL 60201
JAS PROPERTIES
PO BOX 813
POWELL,VVY 82435
JAWORSKI STEPHEN & KAREN
0039 BOOMERANG RD
ASPEN, CO 81611
JOHNSON KATRINA
POSOX1993c
ASPEN, CO 81612
JOHNSON TEREE L
PO BOX4884
ASPEN, CO 81612
JONES & JONES LEASING CO
6301 HAGGERTY RD
BELLEVILLE, MI 48111
JONES RICHARD MC CULLOCH JR
210 N MILL ST #201
ASPEN, CO 81611-1504
KENNY PHYLLIS
V ARONEN CHARLES H
HIGHLANDS VILLAS #16 GLEN 01:1: RD
ASPEN, CO 81611
SAVERV@
Address labels
laser
5160@
,~",
~"_.~'=''''''''o=,",,;;.~f>{''~':~r.m>~'~''~-'';;'~''!':~~~ ,"-~ ~~'%1::~~:~;:~"'"""""'~'~:~~",~"_Y~~_.;.,_,'{~~~~J':'s,:-"~:,~,,"""'.":'~~,T:~-1:'c1"r?~:\%r:<:':~'~"~~"~~
Smooth Feed Sheets™
KIKER KARl & JOHN R
0039 BOOMERANG RD UNIT 8121
ASPEN, CO 81611
LABS J DANIEL 50%
STUBE KEITH 50%
3110 GIN LN
NAPLES, FL 34102-7807
LANGLEY ROBERT A & S DARNELL
72 CLOUD NINE LN
ASPEN, CO 81611
LARSON WENDY L
HIGHLANDS VILLAS #9
98 GLEN DEE RD
ASPEN, CO 81611
LOT5 HIGHLANDS VLG HLD LLC
C/O HENRY DRUKER
785 PARK AVE APT 6E
NEW YORK, NY 10021
LUONG MEI YEE
10 CLOUD NINE LN
ASPEN, CO 81611
LYON LEE R & JOANNE R CO
TRUSTEES
PO BOX 10238
ASPEN, CO 81612
MALONE MARTHA N
HIGHLANDS VILLAS #14
98 GLEN DEE RD
ASPEN, CO 81611
MAROON CREEK LIMITED
PARTNERSHIP
1926 CLOVER CT
PLEASONTON, CA 94588
MCCANN KEVIN J & ELIZABETH
0199 PROSPECTOR RD #3113
ASPEN, CO 81611
.AVERY@
Address Labels
KING RICHARD C & LAUREN TRUSTEES
CIO ROBERT V MADDEN
9696 CULVER BLVD STE 203
CULVER CITY, CA 90232
LAMB TIM E & JENNIFER C
0098 GLEN DEE RD #6
ASPEN, CO 81611
LARSEN MARCELLA
LARSEN BENJAMIN TRUST
PO BOX 1063
ASPEN, CO 81612
LOT 10 HIGHLANDS LLC
3900 WOOD LAKE BLVD STE 307
LAKE WORTH, FL 33463
LOTS 7 & 8 MAROON CREEK LLC
C/OGARFIELD & HECHT PC
601E HYMAN AVE
ASPEN, CO 81611
LW DEVELOPMENT INC
CIO BROOKE A PETERSON ESQ
315 E HYMAN AVE #305
ASPEN, CO 81611
LYONS MICHAEL
1690 HOMESTAKE DR
ASPEN, CO 81612
MAROON CREEK ASPEN LLC
SUITE 300
3(l(} wAiER$T
WILMINGTON, DE 19801
MAROON NEIGHBORHOOD TOWNHOME
ASSOC
C/O JOSHUA & COMPANY MANAGER
300 HUNTER ST
ASPEN, CO 81611
MCCREARY WILLIAM F & PHILLIS M
9750 ANlANITA AVE '
TUJUNGA, CA 91042
KLUMP MICHAEL A
2593 DELLWOOD DR
ATLANTA, GA 30305
LANESE DOMINIC C & EMILY E
21 CLOUD NINE LN
ASPEN, CO 81611
LARSON ERIK J & JANET L
PO BOX 3121
ASPEN, CO 81612
LOT 9 HIGHLANDS LLC
399QYV()Q[)~KE~~VD STE 307
LAKE WdRTH:FL 33463
LOWORN W LAMAR
FBO KALETA ANN DOOLIN
PO BOX 45562
DALLAS, TX 75245
LW DEVELOPMENT INC
C/O . BROOKE APETERSON ESQ
215 E HYMAN AVE #305
ASPEN, CO 81611
MACHUCA JOSE WI SIBRIAN
0199 PROSPECTORRD UNIT 3111
ASPEN, CO 81611
MAROON CREEK CLUB MASTER
ASSOCIATION
10 CLUB CIR
ASPEN, CO 81611
MBEREKO ISAAC TP & LAUREN P
PO BOX 10296
ASPEN, CO 81612
METTERNICK ANNE
oils e601\llERANGRD#5308
ASPEN, CO 81611
Laser
5160@
.
'l
Smooth Feed Sheets ™
MIDTHUN JILL
0115 BOOMERANG RD #5409
ASPEN, CO 81611
MORSE ROGER
133 PROSPECTOR RD UNIT 4212
ASPEN, CO 81611-3390
OCONNELL DANIEL S & GLORIA P
16 ROCK RIDGE AVE
GREENWICH, CT 06831
OXLEY JOHN C
1437 S BOULDER AVE #770
TULSA, OK 74119-3609
PEARCE EQUITIES GROUP II LLC
C/O GARFIELD & HECHT PC
601 E HYMAN AVE
ASPEN, CO 81611
PHOENIX OF PALM BEACH LLC
2183 M ROAD
GRAND JUNCTION, CO 81505
POC BOHN LLC
3737 LAPALCO BLVD
HARVEY, LA 70058
RECH LAURIE & CHRISTOPHE
0199 PROSPECTOR RD #3109
ASPEN, CO 81611
RITZ-CARLTON DEVELOPMENT
COMPANY INC
6649 WESTWOOD CENTER BLVD STE
500
ORLANDO, FL 32821
SCHAFER ROBERT P
0133 PROSPECTOR RD #4201
ASPEN, CO 81611
~ AVERY@
.~
Address Labels
Use template for 5160@
~
,1". ;}
MOORE FAMILY PUD MASTER ASSOC
INC
CIO KAUFMAN & PETERSON PC
315 E HYMAN #305
ASPEN, CO 81611
MILLER DANIEL K
6017 WILLIAMS RD
HYDES, MD 21082
NERAL CHRISTOPHER J
0115 BOOMERANG RD #5405
ASPEN, co'sf611
o ROURKE SHANE
0199 PROSPECTOR RD #3104
. ASPEN, CO 81611
OGILVY JEANETTE M 33 1/3%
1500 CEMETARY LN
ASPEN, CO 81611
OWENS JAMES L
OWENS MARY B AS JT TENANTS
#10 HIGHLANDS VILLAS
ASPEN, CO 81611
PARKER DAVID W 1/5
CIO DONNA GRAUER
426 E MAIN ST
ASPEN, CO 81611
PAUL JOHN WILLIAM
303 VINCENT AVE
METAIRIE, LA 70005
PHILLIPPE THOMAS E JR
POBOX 362
WALKER, IA 52352
PHILLIPPE THOMAS E SR
8606 ALLlSONVILLE RO STE 127
INDIANAPOLIS, IN 46250-3585
PISANI MARK & JILL
31 EXHIBlilON LN
ASPEN, CO 81611
PITKIN COUNTY
530 E MAIN ST STE 302
ASPEN, CO 81611
POMEROY JIM & JILL
56 CLOUD NINE LN
ASPEN, CO 81611
RANDEL BRAD & LINDA
0199 PROSPECTOR RD #3108
ASPEN, CO 81611
REED TIMOTHY G & L YSA S
0199 PROSPECTOR R[)#3105
ASPEN, CO 81611
REGAN DYLAN & BERNADETTE
49 CL6uD NINE LN
ASPEN, CO 81611
ROOKASIN IRIS
855 FORSYTH ST
BOCA RATON, FL 33487
SAX BRYAN & CHRISTY
PO BOX 4256
ASPEN, CO 81612
SCHENNl..JM EARL C JR & CAROL M
POBOX 867
ASPEN, CO 81612
S(;HR()~D~R MARLENE
PO BOX 809
ASPEN, CO 81612
Laser
5160@
Smooth Feed Sheets™
SCIARRONE CAROLYN V &EDWARD F
18 CLOUD NINE LN
ASPEN, CO 81611
SHANKS ROBERT H
0115 BOOMERANG RD #5304
ASPEN, CO 81611
SIMMONS FAMILY PTNRSHP LP
10 S WACKER DR #3175
CHICAGO, IL 60606
SMART.JOHN II & PAMELA
CIO DAVID KELLY ESQ
533 E HOPKINS AVE 3RD FLOOR
ASPEN, CO 81611
STEIN TUVIA
HIGHLANDS VILLAS #1
98 GLEN DEE RD
ASPEN, CO 81611
STEWART TODD 1/2
46 CLOUD NINE LN
ASPEN, CO 81611
TALLMAN JOSEPH P
380 INCA PKWY
BOULDER, CO 80303
THUNDERBOWL LLLP
24600 CENTER RIDGE RD
STE 285
WESTLAKE,OH 44145
TSOU MICHAEL & ANGELENE
29869 HIGHMEADOW RD
FARMINGTON HILLS, MI 48334
ULTIMA III LLC
COPR SERVICE CO
2711 CENTERVILLE RD STE 400
WILMINGTON, DE 19808
C~i AVERY@
-~
Address Labels
Use template for 5160@
SEIDEMAN ROB & KELLY HALL
,,6 BOX 11'424 .' .... . ". ,... .'. ,
ASPEN, CO 81612
SEWARD KATHERINE
PCfs6X4842
ASPEN, CO 81612
SHANNAHAN CORNELIUS KEVIN &
JOAN C
10 S GREEN BAY RD
LAKE FOR-EAT, IL 60045-3052
SHIPP BEVERLY A
0098 GLEN DEE
HIGHLANDS VILLAS #11
ASPEN, CO 81611
SLATER LAWRENCE J
1012 MAROONCRKRD
ASPEN, CO 81611
SLOAN FAMILY TRUST
10802 AMBAZAC WY
LOS ANGELES, CA 90077
SPOFFORD FRANK
PO BOX 2535
ASPEN, CO 81612
STEARN LEATHEM
37 FERRY LN
WESTPORT, CT 06880
STEWART GARY A & ANGELA L
910 UPLAND RD
YORK, PA 17403
STEWART MIL-TON. M JR.8. CAROLE C
0115 BOOMERANG RD #5103
ASPEN, CO 81611
STOCKMAN J & D
1 05 CONYERS fARM DR
GREENWICH,Ci06831
STOCKMAN J & D
CIO CHARLES T BRANDT ESQ
420 E MAIN ST #204
ASPEN, CO 81611
THOMSEN CERENA E & CHRISTIAN
0199PRDSPECiOR RD #3103
ASPEN, CO 81611
THOMSEN HANS A & VIRGINIA A
150tl\llAR66NCR'EEKRD #8
ASPEN, CO 81611
TIERNEY MICHAEL P & ANNE
PO BOX 2391
ASPEN, CO 81612
TRANE MICHELLE & FLEMING
58 CLOUD NINE LN
ASPEN, CO 81611
TWOHIG PAUL & CAROL ANN
PO BOX 2830
ASPEN, CO 81612
UBER CHRIS
PO BOX 2342
ASPEN, CO 81612
UMBARGER MARK R
0115 BOOMERANG RD #5407
ASPEN, CO 81611
VANTINE DAVID K & LISA A
HIGHLANDS VILLAS #3
ASPEN, CO 81611
Laser
5160@
Smooth Feed Sheets ™
~. ..
VINTON BROCK J
300 WATER ST
WILMINGTON, DE 19801-5041
WEINGLASS LEONARD
PO BOX 11509
ASPEN, CO 81612
WHITE THOMAS & SUSAN
3030 K STREET NWApT 215
WASHINGTON, DC 20015
WILSON J COOKE JR
5644 WESTHEIMER #340
HOUSTON, TX 77056
ZAGORSKI-KISTNER ELIZABETH M
98 GLEN DEE RD #7
ASPEN, CO 81611
~~ AVERY@
';i;i~
Address Labels
U~e template for 5160@
r-~
WALTER WILLIAM C & SUSAN COLBY
0372 GLEN EAGLE DR
ASPEN, CO 81611
WANGER LEAH ZELL & RALPH
1540 N LAKE SHORE DR
CHICAGO,IL 60610
WEISS BETTY TRUSTEE
PO BOX 1595
ASPEN, CO 81612
WHITE SUSAN
115 BOOMERAND RD UNIT 5404
ASPEN, CO 81611
WILHELM DAVID A & MARY LINDA
888~R(jS~ECT,ST S,.E302
LA JdLLA, CA '92:037-4262
WILLOW 388 TRUST
830 S IIIIADISON
DENVER, cO 80209
WILTROUT DOROTHY M QPRT
201 CYPRESS LN
COLORADO SPRINGS, CO 80906
WOODWARD RALPH H
105 WOODWARD LN
ASPEN, CO 81611
Laser
5160@
~
H~p[n ~IGMLRnD~ VILLRG[
FILE MEMO
Date: May 24, 2001
RE: Sign Guidelines
TO:
J ames Lindt
10 copies
COA Zoning Officer
COA Planning & Zoning Commission
FROM:
Anne Qauss
Attached please find a POO Amendment application for Aspen Highlands Village
addressing signage regulation. Included in this application please find:
. Amendment Request
. Aspen Highlands Village Retail Sign Guidelines
. Aspen Highlands Village Retail Sign Guidelines Revision 1.0
I look forward to hearing from you regarding this amendment request.
~t\LUL
Anne R dauss
Aspen Highlands Village
ASPEN HIGHLANDS VILLAGE PH: 970-920-1710 FAX: 970-920-3955
Aspen Highlands Village ~
Master Association Design Revlew Board Signage Guidelines
tl
#
Aspen Highlands Village
pun Amendment: Signage
Approval Request
Request for Approval
This is a request for approval for an amendment to the Aspen Highlands Village ("AHV") PUD. The AHV
PUD Detailed Submission Consolidated Plan was approved by Resolution #97-167 of the Pitkin County
Board of County Commissioners and recorded on September 9, 1998 Reception No. 422629. It is the
intent of Hines Highlands Limited Partnership ("HHLP") to secure the approval of the City of Aspen
Community Development Department for the AHV Master Association J)esign Review Board ("DRB") to
regulate signage in the area described as Aspen Highlands Village PUD (Pitkin County Records dated
October 15, 1998 at Reception No. 423275, Plat Book 47 pages 1-10).
The request is for the Aspen Highlands Village Sign Guidelines (EXHffiIT A) to serve as the governing
code for all signage in Aspen Highlands Village, and for the DRB and the City of Aspen to regulate such
signage according to the AHV Sign Guidelines. The powers of the DRBare defined in Article 6 ofthe
Declarationfor Aspen Highlands Village (Pitkin County Records dated October 15, 1998 at Reception No.
423272, pages 1-73). Signage is generally addressed on page 29 of the Aspen HighlandsH Village Design
Guidelines.
Intent of Aspen Highlands Village Sign Guidelines
The intent of the Aspen Highlands Village Sign Guidelines is to regulate the exterior signage in the village
so that they reflect and preserve the master planned architecture of the buildings and landscape. The
guidelines call out types of signs, materials and suggested locations on each building within the village.
The sign guidelines specifically forbid internally litplastic signs, LED and chaser lights, or any type of
molded or injected plastic or vinyl signs in the Village.
Regulation and Administration of Aspen Highlands Village Sign Guidelines
The Aspen Highlands Village Sign Guidelines are controlled by the Aspen Highlands Village Master
Association ("Master Association"), the governing homeowners association in the village. The Master
Association has established a Design Review Board. The Board established a procedure for administering
the Aspen Highlands Village Sign Guidelines. Below is a copy of the Boards procedures as they are
communicated to all Tenants and Residents of Aspen Highlands Village.
SIGNAGE REVIEW PROCESS AND SUBMITTAL REQUIREMENTS
The Sign Design Review Board has a three-step policy for approval of Signage with a Review Fee
collected upon final DRB approval.
Step 1: Meetinl! to Review Aspen Hil!hlandsViIIal!,e Sil!nal!elVIaster]>Ian
At this meeting, the DRB Committee will review the overall master plan for signage in the village with the
tenant and their designer. Robert A.M. Stern Architects and Pentagram graphic design prepared the master
signage plan for the Village. The goal of this meeting is to help the tenant and designers understand the
overall design tone ofthe village and to facilitate the creative process. At this meeting, the Committee will
answer any questions, concerns, or requests for variances. Variance requests from the master plan will be
entertained and reviewed in Step 2 of the Review Process.
During this first meeting, the Committee will also review the service providers Hines Resorts has used or
pre-qualified for sign production and for sign installation. These are suggested contractors only, not
Aspen Highlands Village ~ ..,.'"..........,.,
Master Association Design Review Board Signage Guideliries
#
required. Finally, the DRB Committee will review the Sign Guidelines. These Guidelines serve as a
template or model from which customized signs can be created, while still keeping with the architectural
integrity of the Village.
After Step 1, the tenant's designer should prepare a schematic sign design for the tenant's space and the
following should be submitted to Hines for review:
. Two (2) copies of an exterior elevation of the tenant's space depicting the proposed sign locations and
any proposed exterior lighting.
. Two (2) copies of a detail for each sign proposed for the fa<;:ade including overall dimensions, text
dimensions, and proposed colors.
. Two (2) copies of any light fixtures proposed for the exterior fa<;:ade including overall dimensions,
light output information, and proposed colors.
The proposed package should demonstrate signage that reflects not only the design presented in the
Guidelines, but also the individual characteristic of the tenant.
Step 2: Meetinl! to Discus Review of Schematic Sil!nal!e Packal!e
The Committee will schedule this meeting within two (2) weeks of receipt of the schematic design package
outlined above. At this meeting the tenant and the Committee will !TIeet to discuss any comments or
questions the DRB Committee might have after their internal review .of the submittal. The goal of this
meeting will be either approval of the schematic, including size, style, and location of each sign or a clear
set of design revisions that are required for approval.
Step 3: Submittal and Approval of Construction Drawin!! Si!!na!!e Packa!!e
At this final meeting the tenant will present the Construction Drawings (CDs) for the signage package.
The tenant should also be prepared to present the contact person for the sign production company and the
sign installation company, along with an critical path schedule that ties to the overall tenant improvements'
schedule. The outcome of this meeting will be approval of the fmal CDs, the service providers, and the
schedule. Upon written DRB approval, the tenant will be requested to pay the DRB Signage Fee to the
Master Association. In addition, there will be a Construction Damage Deposit, reimbursable upon
completion of installation.
Signage Review Fee (non-refundable):
Construction Damage Deposit (refundable upon completion):
$x.xx
$x.xx
Total Sign Fees (due to Master Association at approval):
$xx.xx
ASPEN HIGHLANDS VILLAGE SIGN DESIGN REVIEW BOARD
Name Firm
Tracey Cameron
Graham Wyatt
David Norden
Pentagram
Robert A. M. Stem Architects
Hines
Aspen Highlands Village ~
Master Association Design RevlewBoardSignage
#
Anne Clauss
Greg Karczewski
Don Carpenter
Hines
Hines
Hines
SUGGESTED SIGN MANUFACTURERS
Company Location Contact Phone
Alpine Sign Shop
Gaard's Graphics
Motivational Systems Inc.
Yaseen Design Studio
Aspen, CO
Aspen, CO
National City, CA
Durango, CO
Colleen Brown
Gaard Moses
Tony Young
Kraig Yaseen
(970) 544-8182
(970) 925-9222
(619) 474-8247
(970) 247-4467
SUGGESTED SIGN INSTALLERS
Contractor Contact Phone Number
Colorado First Construction Ben Abernathy (970) 544-6841
GE Johnson Construction Buddy Davis (970) 544-1920
Log Knowledge Tony Harrison (970) 493-1973
Bill Tofany Construction Bill Tofany (970) 923-4473
THE ASPEN HIGHLANDS VILLAGE MASTER SIGNAGE BOOK
The Aspen Highlands Village Master Signage Book is attached in the Appendix - Exhibit B for the tenants
use in developing a signage plan.
EXHIBITS
EXHIBIT A
EXHIBIT B
EXHIBIT C
Aspen Highlands Village Sign Guidelines
Declaration for Aspen Highlands Village
Aspen Highlands Village Design Guidelines
Aspen Highlands Village
Master Association Design RevIew Board Signage Guidelines
#
APPROVAL
After review of the documents, approval is granted for the Aspen Highlands Village Master Association
Design Review Board and the City of Aspen to govern and regulate the signage at Aspen Highlands Village
according to the Aspen Highlands Village Sign Guidelines.
Julia Ann Woods
Community Development Director
Pitkin County
David Norden
President
AHV Master Association
Date
Date
""#
Aspen Highlands Village
Master Association Design Review Board Signage Guidelines
Retail Sign Guidelines
Revision 1.0
Scope of Regulation
These guidelines are intended to dictate and regulate all of the signage with the AHV PUD. While the title
of the Guidelines remains "Retail Sign Guidelines", the scope of this regulation will extend to streets, legal,
residential, event, etc signage.
Sign Sizes & Dimensions
Signs can vary in shape and size depending on the type of sign.
Blade Signs
Wall Signs
Log Signs
Comer Signs
Roof Signs
Blade signs should be approximately no more than 24-36 sq ft., or
approximately 4'x 6' to 6'x 6'. Variance will be allowed based on the density or
massing of the sign. Blade signs must be at least eight (8) feet above grade
when located adjacent to a pedestrian way.
Wall signs painted directly on the side of buildings will be reviewed on an
individual basis. Size can not be determined with out citing each elevation of
each building in the village.
Wall signs applied within the specified sign frames must not reach outside of, or
across, any sign frame. Signs frames on the buildings range in size from
approximately 2" x 4" to 3" x 14". Please see the architectural plans for each
building for specific frame sizes.
Log signs are cut directly on existing members of specific buildings in the
village. Logs range in size from l"x 5" to 3" x 30". Sign font size, and
therefore height and length, will be in scale and proportion to the host log.
Typical font size is 12" to 16".
Comer signs will be governed similar to blade signs, with a larger tolerance
from 16 - 40 sq ft., or approximately 4"x 4" to 5"x 8". Comer signs are larger
by design because they have more ability to reach higher along the building
comer and involve drawing attention from two or three angles at a time. Wall
signs must be at least eight (8) feet above grade when located adjacent to a
pedestrian way.
Roof signs are similar to wall signs and should range in size from 2"x 4" to
3"x14".
W
aJ
C.
-JW
~Z
~~
>-J
W
.a
Q~
Z=-
CaJ
~
ZZ
aJ(Ij
~
~
z.
-J
z~
WC
~~
.W
C"
""
~~"'
~~<:.~;;.:- .
r'~'<'"~"! ,~.it
tt.;~~:~~
~.~ .-.~'
~'>::'d '
i"'" , ,..... '!-;.:
I ",:\;:: #C_.
~ v '_~. .~~.~
r, :~-tt r ~
I:;':~f .r:~~ ~-:'.
- '-.-
'r'~~- -~
~;~~~ J
~>:f~~-:::::
I -,~.
! ~,' ~
;.'. .
'::yo-
.....
,.
.l~'
...
i.~:. .
~
"1~.,;
~_ t.
.~
- -
o
o
o
N
o
=
:::
--,
.
g
Z
e
~
:%
~
.
z.
~w
~z
:%w.~
~..,-J
Ze---W
~::~e
.~W:J
e>cca
~
~-'-'-":"
;~_;.,i,~
.,,-t-,;;w..~
;!ii._,..,*, ;",'_~"-""-1..-c
J;;;.;:~t
-'-~1il:i;<~
~,-~;::;;,,,,<-,:,
'~;:.':i.6;
"
.,..
:::
:::>
en r/J ('.)
(j) ::j
g g OJJ
.- '? v '/) 3
~ "0 r/J '~ ,~ ~ (:)
~ "'0 ..::<: 0 ~
<2 :'2 r/J 5:0 0 u
(j) = r/J - ....J 2 U "'0
~ (/} 5:0 r/J ('.) 0 ~
~ U 50 ~ ~ ~ V) > U r/J ....J a
u 50 .~ V) on ~ ::::: "3 -g 0:
~ V) ~ c:
'C V) V) :::> 0 ~ ...
0 92 v V) E "'0 g 2 :2 0 c:
.~ "'0 c:a ~ 0 - .~ ~ ~
C3 C':l ..c: ..... OJ) :::2
- ;$ 0 0 0 -. 0
:r: u co ....) u ~ ;$ ;$ . ~ W f-
- -
M en 0 CD ~ CD co 0 C'I 'It CD co 0 CD
,. .... C'I C'I M M M M M 'It 'It
_ e. ;~.;,:j."," .. ~. ,'" .. _~__AL_.__~_______... ..-... ~
1J
o
u
u
1;1
lJ
u
1.1
1.1
1.l
"
w
w
ill
w
w
w
w
w
lit
w
w
w
w
ii
;'::'
.~
~-
.s
./
I.
(:,
._~-
:,~
~.
'..'~'
~c:.,
'Jf:'
:. -,.
'~'-
~.~~
.:..~
'.;'~
~"~~~:
"."
i
1
"i
i
'1
.I
j
1
:\
~':l
.,q
. t
l
1
I
,
i
i
~
~;.-'?
~.,,".\.~."
-~'.;,
.....
. .!:
l:~
Olf{
. ,
, "
. .,)
=t.
k:J
f'J
,
\
\
1..,
\
,
~,
'l:t
-- ...
- ~...._--_..
.,L",::."",.~
f~~~'-:- :....,... ..
~~~
t~:T
e~!IIfll
\
iF
..
..~t:. ....;
~::'::-~:.
~:~.
t:
li{::" '.
In
J!-LU-1l~Jt,~Jl_~1L1L_A_ft. tit It It It ... .. . .. lit
OJ)CJJ
~ ._ 'cr.
::: 0.-
"E..::20.-
a .J:.: 52 ~
Q) .~ u; 2
5-:I: ~ ti
'2 5:-= 'E
=' Oor tl u)
~~~::
~ c ~ ~
~ a) .:; OJ)
u ....
.s.,g:s
C,) ~;;> ~
:::: 0 <":I ~
E ~ ....
--o~;a]
~ u ~ l..o,;..
~ ..::; 01) ~
~ ~ ~ ~
~]>~
[,I)
:::
en ';3
(l)~
~ -
92 ~
~s
'"
~ ~
.... 0
~,c
(l)t'""
S-v
~ (J)
~ ~
~.s
o '"
o..(l)
52 ?v
(j; ~
~ (l)
u-5
..s~
>-> 0
- ..0 a.l
~ ;;
cr.;"'OCti
~ ~ c
~ a.l a.l
cr.; t) -5
- :::
'" (l)
~::: 0"::::
5 0
u; (l) -0
o~;@
::: en -0
o ::: (l)
OJ):::
~ "U; .~
e 0.. a.l
-0-0
OJ).J:.: (l)
::: '" '"
-2Q)~
~ ~ 0)
15 a
.
W
Q
CJtz
~
a:W
Oa:
~W
.~
~W
=cCC
~
"'.
5;'0
.....
'" -
0.<":1
52-:
en ~
~ ;z
o
~
.s
]
::l
OJ)
<ll
....
a.l
a3-5
0..:::
E .;;;
<":I ....
K 0
(l)"l2
~ ~
OJ) >,
:::..0
.~ 15
..see
(5 e
u.. u
o
Q.
'"
<C
~ .5
~ C5
(l) OJ)
t:: 'U;
~ :::
~~
E 2
.J:.::a .
.~ .- ~
..c ~ __<":I
~ ....
c.E;;
::l ::: '"
::.S ~
a.l c:; ~
u ...._
.J:.: .- .J:.:
o ~.~
N.5 ::r:
M
(l)
....
o
(l) 5
.... (l)
o :::
E a
(l) U
:::~
(3 '"
u '"
2 ~
>-> . u;
= ::l
<":1..0
u....
'0. .~
>->.J:.:
- -
-0 '"
:; ~ ~
o (l) 0
~ ~ a;
'" 0 0.
::: ..0 '"
OJ) <":I e
'v; ~ 0..
,J~L.1'Lt!-1t1!.J't.J'_rt-LlUi
~~"11-AJt
~~
~~-'~-::::,t
-=-~'~\~-
:=\\~
':--="I~'-
'.---~:==,
,-~\
.-.,,..---,
~;~-i
"'2
::) :5
~ >v'
-0 :1J
00 ~
2 ~ ;2
:g ~
:2
cc
~.~: 2-~j;! -,~!="_ ~
;;:
:.J
:r..
;;G
Of;
~
~
N
~
L l iIIIl
. . ,
,
- - - - ~ - - - - - -
N
N
It)
o:t
N
z .
~ g ~
d S g
rnTnjTUlllrlr~n~- ij ij IA ~ I.l ~5 jl~ laI. tal w
. I ~ I
- I j
r r-,' Ii; I I
;-L I ;: I j
,I-i_"., ~. ~--.-/ i ~ )
IJJ
o
::1. {EJ~f' ~
i'r9 ! ..J
\~::~ ~ ~'~ co] {E~r. \ /~t ~ I ~
\~.:. '~".~ '. i'~ ' ~ ~. -. <- ~/~"_ ! r- ~ __J'-r~,~\ I tEJ -vI'
\'~_---1 j '" '''. I ; ~ j- ~,-- : I I '-'" -- .. I
}Y.,.".,'-.'.-: '1 'O~' . "~~p ~ t r~ =/1 I )jll I
n " ~ '/ ,g ~ ' I
x~,~~~~ r r / I ",
-'~..:~.li,"{!/ .0\. I I ~ ~"""'" (( \,t".'.'...'......1
l2U v' I -~ - Ii'!:i;-- i i.. ../
!W' "/--" U'l .:&. ii/ii/!' I ,I .
'I';" .. I I "'. -- I '1
'l;;i -a; I I .~ elll i I 9 ". . I
if f.O S ~ I \ -- ~I;;,. .,j ! cF~- r I
J ~ \ \ !=-=--;--J~!' i ~ I "it .." I
/~- . , I ~ ... l' I 0 .1 '. .'
:fw" I I ~ ',C: I '- I 0
10 i 8 I .,../1 ~ .! : I,:. ,/ ~
r-------~ ,cr: t"- "5: r---J j;,,,,. cr: I' . c:
/ .~!. 10 i=i ! '.Jl!i./I c: Jr. I
j '-, i c: j I ii/iil !.IJ '. t ! I ~
7 ~'f17j ./ c: ~ i t_1('i"; :: ! '/'. ' " ~
(~ .. _____,J , 0 "'''.Q..._ t "I ~ i' I I c:
T----.. --.., , ~ -,~, f r {b' , ()
I (1 ! ~~;;::I ! · U u/ I ! ~
i\ I ~ f i ~ '-~"" ~ I ) . I. . ".~' f I ~
1 ~ .s r II Co i ~ I, ~~ /-- II::
{ I -:t "C ' ,-- "- I~ I i
~ -- I r ~ r I '\:: ~ ' , 1/
-1" ~LU Ii \! \'~ 'II r- '1 j
~~-- If:. J ~~l 'J~I ' }; -> 1\
"Dn.I\ ri' 1 JrJJ \ f~ ..../ \
( '~;"< -~ \\ \ 1\ 1 ~_~\ \)(1 II' !.oj \
/.~(-~?:;~~A\\ \ -;-rn~:;'c ~_-:\\ II, r".,.....,~\
":.:v- ,/,,,"/Y ,~~y \ '; \' ~;;.-;l" ,,: \ \ \\ .
-Y':'/: "7'-, -" '" \ \ /("'W--' / :" \ \ "" \
="~::-;::V / " ~ :':i,\ \ \~;./ / d' {,. \ '- "-.\\
"~ ::';~dV' ,~'-"'~" ~ \ "\" ~ '\ \ \ A)
I 0...0 <./(~, p~ \ ~//~v \" I, ~
I ~~~! \\ ~v <'J'''''--'-J>>'':, ~I:?'''''.\\
\ - /~, \ '" /<:::.'^~/ 'r )~-:; \1
~,' , \ -., V'-,./ ! \
...:..--~ --,~!':~ " ~(~/ ,)
~ "" /,/
., ~ '" C:-
p ~
'--
~"1
.:::
...
j
o
1/1
W' I'd
i
.:::
...
..
o
Z
/~\
\
\
\
\
'--:::=~-;;::::::-; /-.-,
iD
~G
::::
'lJ r::
~I) 0
~~
x 2;;
2' ::: '"" iD
~::
--""'
c<
c:c~:-1
1"""'\
...
cD
C
:#M
iD
~G
>
V"::
?
~ bL
~L ;.=
z
~ ;:2
> :7"
.; ~
7L ~
:-;-: -
NM
... ... ... .... .... - - - - - -
N
'-;j.m<t'
~ ~-~U..
0.;1iW
:~~
'..........-.'J".
rE3 -,-
IS ~S
/1Hl}1
',."f'" I I .
.'.....,-'-....:,. ,
'~~'".
~; ~.-:
-.
M
'It
N
('II
('II
('II
M
N
('II
('II
('II
y ~ ~ ~ w ~ ~ y u w u w w w w w y w w ~ w w y w
~,
,r--"
-"-;:.:.:.---=-'--- ,.-
, .~
~'-'--',-
..
~~=-:
- ~-*pjij
- iitg;.f;
=- ~-;:'iJ:~
('II
'"
(.l :::
oL :=
"';2~
OC --:: ::-
~,~ -B
~ ~ g-
:"5::::
OL
J:
('II
~
:.J
N
w
cD
a
o
mJ
z
~
o
%
~
~
~
o:t
o:t
---~.=-;;.--=:
~_.."
'-------
...:=-:~-~:
~
:.J
or. :...
7:?
x '-:: ~
~L = ..
~
.:L
:: .. 2
-
-
~
'==>-_.
~i
M
:J
"!t. -
t.\-';
~ ..! ".
,'1~ 1
N
C/O
;-L ;-t
C/O
C/O
~ :.L
-
:: '"
~ N
~
('II M
- -
-
-i
~:'im1.Ff
~j:!~
"l-'I~
~~ ~nnttt
J--------
Ii
II
IL~~__-=- _ _"::;,.;:;;=~...:_:..:,.-...:....
(.'''''ll ~:
+Yf
-~1~mc
c .~
c_~
....
~
z...
C (J
00
:z: 0
~.,j
...
N
M
u u u u u u u u u u u u u u u u u u u u u u u u
--=-_._~-'..,
;::;;
-.J
'l) :::
oL .....
~~
x '
oL ~ '-"
>
:.;
:..J:-:-:;
~
32_J;~
.:.L. ~ :..)
- ,,,' ::. ~
w
OJ
a
o
..j
Z
i:C
o
%
~
..j
W
/--...
"..
;'LJ
=#:M
:.;
'=>LJ
>
N
;--Ij
-.J
C/. ~
:: -;-L;
'=>t ~
if.
~
~ z
G -<
:..,,; :J
NM
~
N
N
M
01'~imffi
jl~ciit'
:.3 ::;:.1;:,
n~ ,~p.~
=-~
:;:;;-..:o:~-1.:E
!
ii,
I,;
N
'It
~;
~;
~'
:r
,
" ,
:~
,-
.-
;;.
~ z
'- ~L
':.; z z
:2 ~ :OL
~ ~ J,
'='L-
r-- z ..:: :-L
~!. '2 ,- ':.; ..:::
-- ~ ':.;
~ :::
:-t
;:;: M
C")
t:)
C")
C")
~.
:, ...
:1 , ,'.
:~.- '-uiY
~
...
M
.....
I
lill
. . . . . . .. .. .. .. A _ .. _ _ _ _ .. .. .. .. .. ... ... ..
w w w w w w w w w w w ~ w w w w w y ~ y w w w w
.--:=:--~~-..-"-~-
-_..-:...._-:_-~-'"
. '>
~[~ ~
~ '-
OC'-''--
E)~
'"':J ;;:::
:;~
~~.
z ""';:'
~ ~
,:- '-:
L1J
~
a
o
~
z
"
o
:
~
~
w
~
':,)
.SL
;-D = if.,
'7 ~D_
~~~
2 3: ~
:J :J U
~ ,.....
~ ~
-NM
~
'....,",..
t . .
. .
, ':' \ ~
M
N
....
....---,.
M
....
N
,11.
~,
3'L~0'
_"::J
o
~
to-
M
~
C\I
~
~
- Of,
..
J: ~L ~~ C\I
t - / /
:::::::
:;'JJ -g ..
tr, - ~
;:,( ,. ~
- ~ ~
-' - - -
- .. -
::: ~ ,:;. -- N
'P"
=
~
fit tit fit -. . . . . . . . . . . . . . . . . . . . . .
/~
w ~ w w ~ w w ~ w w w w w w w w ~ w w ~ w w w w
~,
~~:!I~ '
Ii ___i
~
~>-!
'----'
:I
---.!
~
'-'
~ 1
C':
~L
.- z
z ~
:; ;-L
~ .~
-;:: ::L
~~
r- :r. ;:
'::.f.. :=. 7
- - ~
~ ~ ~
~ 7r ~
=: .:::..... ::.
~ - -
~
~ ,~
-M
.
Q
2
~i:C
~L1J
:z~
02
~L1J
:U
M
~
M
~
I~~.,.,.
I: t ' ' I:
i lJ f-~
L~--~__:
~
M
...
co
M
/
rr.., "
~~~~', :
-- . " 'It
I!)
CO)
CO)
~
/
,-
;> OJ;
~ ;i~ 'Or, N
,,' v.
~" 'J;
~., - :r. or,
~ ..g ~ OJ; z S2
-:t v, ~L
'Or, ~ - ~ ::;
~ ~ ;2 :J ~
-:J ;... ;...
~ ~
~ ~
- 2: N
::c .... M ':l' ....
~tf~"r=rt.- rr ,fir "","-- f'r. "'co".," fir "," ft ~ tt. ~ ft ff ft. fir ft~f!"c~
......
.....
-' ,.>
~:-S
...:.:::...o...i
::/;.-:::;
.:L ;:::
:.l ~
,::"" =:::::
tr, ".-
~j~ ~
"= ;:: ~
::2:::
~
w
w
~
"
-
-
-
~
.:2
~
.2.C 0':; ~
If; Er 5"'0
-5 .~~:z;:
~ ~D g
aaa
.....(")Lf)
z~
o~
0..- 0
o ~
~~
~~
:E~
o fAt
--
-
.....
'-
-
.....
/-'.,
.....
-
-
.....
-
-
-
-
-
,"'--""
"
-
-
-
-
-
to
M
~
~.". -.A
(")
(")
~
-
-
..~.
---~
,..
--~.:::-:-:-.::-- --
---'~
>
':.)~
~L --
=~
.....: c
:.r.; 'J':
- -
~L .~L
',z 'J':
i
(:~
/-' ,
/---,
\~
\~
\--
}.~..
,..
;....::::: -:...; =
r--J ~ ~ ~. ~
2.!i:2 -G ..c ()
:S~~ ~g
~ ~ 6 "-
:::~~ ...N
N
,..
,..
]1 O' ,..
"---~"'..'-;;:'.' ]' ..-."'... .
'-,---'-..- --- .
i 1-" : --..--
o_.~ ._ _. . _.
0---
I.... --:--".:.:.",~
-" ..
.. .......~
1J~rl~t!~ [It.--fltftJ'.. fit fit_fit. fit " "" " " fit, fit Pt___ft.,_ft__JLftJ!J1
ij ij U U U U U Y U U U U U U U U U U U ij U U U U
~ /~
'. /
---...,
-- ~~-----., ~
_.,------'
~:-'....-~ -
>
..:2
'.,
fn ~c .~J;
'C; .S;~ ~
o _ u
-g. ~ E
:c' : 8
C) ~ ,....,
.5 "";(, ~
ZW;.-
-No::!'
~L g
~ '-'
~ '"
-c -
- ;...
;: ~ ~
.::: ~ ~
......, _ r",
.-- - -
::: 0(=2 8
--' ;.... --
:::~:....
a
<
-LJiJ
%W
'-J dJ
~a
:aO
~-J
~~~-
' , o::!'
"
('II
....
o::!'
...
('II
...
('II
....
N
...
('II
...
...
C'II
...
...
C'II
....
C'II
...
o::!'
o:t
(")
....
M
'1
~
A
-I
.. .. _ a .. a .. ~ _ .. -. ... ... ....... -. ... .... .... ~_ _____._ ____________
u ~ u u u u u u u u
~
, ,';:-"
-'
""'2 ~
.: g
~
:.L = C,I')
.;;;; :~.o:::
Q) :r., ~
~~~
:C~.E
~ ~ ~
~ ~ ~
;_' v ,,-'
'-',J :: ~
2.L ~ :i3
i~f
-'? -
.,..NM
~
w
:>
~
~
Ww
~aJ
i~
~O
~mJ
~
5"0
_./:
=;1
'\ : ~'~.. ,:',,,*
. ~ .
l _1 ~ ,-
~ . 1.
lJ
u u u u u
~U. .
IJ
~
UU~U4JU,U,
M
N
''''':::=:::::f.'R'
'::~'!
.,..
-"'~"j
li-'i " 'I
,-:=tr- .J
,,~..,'
"ITI'~
, i ~ i
JII...
fj'."""'IIIIII[l,..
//1' .. i .! "/ I ' il"lllliu,
. I '. "111'--
( " .,.. 1111llllli81'
\~" I,. "'il']'
.~. : c.... '"iii,,"
,t.6".: .:~l:_~
.,..
N
j ~
" Q
~ j
i
M
N
M
en
N
.-
:~1ir';g;:~ ~'~'-~r*r' ""-"-~;~g. .
i:~l;;, " i"! - :'f! I
~~::. ~ I '[-,nll ii
'~~,',r=,. L ,:f ,nll.1 '
:-f:. ' " " '" ;;:J~~61!
~ ~ '~' 1:, C'.mll
: . ":,, r.I: IS
f'+'" tr:r::'''h~ UB
. lit It It ,. . . . ,. ,. . . ,. . .._~_.~_tL__...____.. . __
- - - - - - - - - ....... - - - ~ - - - - - - - - - -
-5 '" on '"'
'- v '" '- :s:
0 -0 ~ .8 ~
Cll C'::l ]
3: ;:: .tl .~ ~ ::>
0
0 'en -0 E ~ v
-0 ::> > ~
;:: a:; a '- u
3: 0 ;;., ~
> '" ~ll ~ 9
"'0 0 ;::
0 < oll ';; ;< "'0
:..=: ..s U5 ~ ~
.2 on ~ u
-5 .D -0 v '~ "'0 E!
C'::l ~ ;::;
i5.. 03 ~ v ;::
C) C) '- '" ;:: C'::l C)
"'0 U .D C'::l 0 >> .D
~ U on -0 g
C'::l C) C3 v 00
v ~ 3: .D C'::l en
~ C)
Cll ~ ~ ;:: >> 3:
;:: '" ~
i1 C'::l C'::l -0 E 0
~ u - ~
'- on C)
..::: ~ u
~ "'0 ~ ~ u C'::l 00
'@ ;:: 3:
Oll == ca ::l ~ ,..., Oll
V3E ~ 0 3: V '-
c .c '- [/) 0
15 ~
~L' ~ C'::l C) C)
Cll
on '- -:5 C'::l
'"' '" 0
" '- C) >
<l.l .E C'::l "'0
;:a oS 'en 3: '"
-- ;:: OJ) "S1
'" t;
~ ~ III ;:: ~
00 > -:5 '0.
'" C/O V :;0
V III
3: :s: 0 0 ~ =
0 "'0 C
-0 "'0
;:: 0 "0 E C)
0 ,...,
:s >> '", '" '"
'-' '0; ca <
'" :s 7-
'" V "- ~
C'::l ~ ~
:;0 u .2
22 C'::l :s 0 u
"'0 0 .D 0 .8
~ '0; ~ v
dJ '"' 00 ;:: "0 U
93 f'l
'" :s 2
fA
Z
a;
~
fA
i:
0
c
z
~
u i:
. , 0
.. ,ft,. M
.....::z~~:-,.
:r: .-:;1
~f.J2
S::! ~ ':.J
~ ':-'_~
, -",..~
~ cr. -:
::; ,-.
-_ ~ c
=
~ :.;
- 7.~ ;
'~ .:;: ~
_ '-' - Y:
- :r :;l[,'--
~'}'7 ~
~ z ~ ~
~L ~ i ~.
~ ~ ,~
;~~<
r--
N
.-n~~,~rt tI- " ":,..ft--n n.. fit. "-.ft...rt n ""...1!",~rl_._t!_,..ll,_~_!!t~J!t~
Ii Ii I;f tItI tit! tI lfrBt:f l:I-B-trtIB tlll-e-BtrirU"
~ .~
. , )
.
Z
Qj
:..}I..'
"'} ,
" ~\'"
. ~'1
':.1...."1' l,lt.\.\
- L .~/i.
~ .~, '~\i~
;. :~l':.\
co
N
:::: -
--
~ .2. -
::-i" Z
-;: ::2 :: '-'
- "-
~ -;: ::2 "-
::::
~ ::> '.
i: 2; --
>-, '-'
z ~ ~u
CJ - OL -
- 1:
>, ::; '-' -
"" "- -.
0,) '- ~
.. >. - -
0,)
- '" -.
"L :::: ';iI) ;::: :r.
'" .;.4
- - '-'
~ 0,)
::::: '-'
::;;.. - .. ~
~
.
~a
~
o
o
~a:
Q
~
~.
It)
N
(.)
eD
X
~ C/:; """::
~ ~[) ::
c:; ~ 0
.:: .:=2 :~
...... ... ~
- '-" :;'j
s g .:::
';:: ,'" ~
~ ~ ~ "'_~C
:l) -5 E _
; .::: S:2 :.a
~ 1) :: :-=
~~D ~ E
-5c;~S:2
~--: --:
Q ;:: .:-: ~
cD 2 E.' :;
=::2~~
~:i~2
~c~.9
..,...,,/',
~":
, ,
.'
t
, ~
\ I
flit ,. .. ~ ~ fit fit ~ ... ft fI fit ... fit ft A_"-fII___flL_______... <<l____~
uu
U tJ U U U
tJ U U U U
u u u u
u u
u u u u u u
~
~
~
:.J
;: ~ 'J; ~
-
~ ""
:.; :.J ;: ~
:.J
- - - ~
'-
~ ~ ~
'" ..
~ ;;. :.J :.;
::: - ,.>
:.J "
:.J '3-, u
~ ~ :::; ;;. =Il~
- - - ~ J.
'. 2::: -- -::: "" "L
~
Of () ~
'J; ""
:.; '" ~ ~ ~
> :.J
:.; .:r;.
'~ - -' ""
J. ~L
- ~L '" ~L J.
() J.
J. -::: ~ z ~ .-
~L - ~ 2
:r. ~ ~ - :- Of
.
2:
~
'~
.
to
N
~
W
2:
~
o
~U
v
.::;;
~
yo
~
~ ~D
~]
:> ~
~-=
; ;2
g~
G ::;
.~ .g
c:-='
- -
, ~
~,~
~
-
, ~
~ '"
M
N
... " .. 8 ... fit ... ~ " 8 . A " 8 . ..Itn_._~.__.,_" . . .
l.l U U U U U U U Y Y U U U U U U U U U Yo y U. W y,
~ ;~
C) .3
~
.3 ':2 "0 -5 t:
"0 :- oS ~
"-' ~o 31
'" ?! g
~ ~ "0
3 ;:; c
, 'b1
:3 ~
.E ~ ~ c
:5 1! '" ; ~
:.) ~ u
'" ~o ~
,,!) 0 2 -::;
.3 -
"'" ~ .= :so
3:2 ~ ~ \ 0
~ '-'
u S ~D c;
t=5 :2 .2
u 1! :::l
:so u "0 0 t=5
- ':2
::2 C C) :so u
.c :;; ,-
Vi en -
- "-' 0. '- -
1! ;:) 0 5 ~ v
;.... "0 u 2 :2
~
en 00
00
c..- O') <lJ .s [ ...
0 "0 (3
C) ~ .3 C) ..;::
u .3 .c
.3 .c ~ 3 "0
g C) ,~ u ::; ~
,,!) "0 0
'" '" @ Cl) u :;;
g ;>
1 ,- S! !:l ~ "'"
> u ~ 0
0') "3
~ ~ E "3 u
,,!) '" :2 C/l ,,!)
.3 OJ) - a:5 0 <l)
E en
1! " i u '"
- ;:) 0') B
~D [ ;> ~ :5
()
0') :5 ~ g u
53 v; :.; u ,v
"0 <( ," 5 "0
~ <l)
'" >. ::J E ~ .!::: ;>
5 2 ;:) ~ ,- :2
~ ':: .3 c;
.
Z
aJ
~
.
Oi
o
~mm1
~
C'ol
....
N
n rr n n' n n n n n mt!t_t!___~__1t__I!l_U,~~~Jt_-~
~ w w w ~ w ~ w ~ ~ y w w w ~ w w ~ . . w w w w
~
~
~
('II
('II
~-g
," -
~ ~
.~fJ ~
C/:.. ~
]]
~~
~ ~ .
_ u:- 0,)
.::2 C'j -0
:./) - ~
~ .: ,~
~ -:::l-
,=: ~ ~J)
y B.:::
~ ,- -:::l
~~]
en
....
A
..
..
a.
...
...
..
- ..
..
~
.. ..
...__....___~-4A._______________
-.
~.~~
------_._""~.
II --(r-~lJ--~(J u u u' u~ uu '~'ij~'u ~~ u u ~r'~ij" ij U Y ij U Y ij ij
,..........
~
~_..-" .
C'j ...
-5 (/) 2
('j ('j
,- C'j
~ "0 5"0 Si :::
(5 v
,~ ;:j (/) -:l
::: ~ :::l (/) <:.J
;:: <:.J :2
>, <3 ,- :;:I -:l '1
- ~ ~ u:: :l)
~ (/) <:.J
1:: <:.J :::l
::: a
"-' 0 v '-'
::: ::t2. >, ,v ~ (5
v; lr. ;:2 C3 :2
::1' 3j 1= ... ~ ~
:;.[; - 51
:;:; v; u:i '.... :J
9d 0
~ 9:! 0 (/)
~ S2 v
1 c ~
u
1) ~ ~ 53 ~
~ C/) "2 .,...,
'l.l
,~ Xl ,- 2 CJ ':::i "0
-' oc 2 ~ ::0 CJ .~ v;
'-' ~ ;J b
1:! 23 '-' ::: 00
- C/) "- ~ C/)
o
N
-,,'0/""
"{.,{S,'J;j
,~/j"'"
l'-
,..
-
A
...
..
...
...
...
.. ..
..
..
~
...
...
~
JA.,
.,
-
...
~
~. ~~ ,..._~-, ---~---------
.......... ..........."11".'... . __ ,f'. u-'.-~ii-~-i---.-u-. . . . . . . .
~
/'-.....,
-,...../
co
<po
..,
'to :~(d..
J>-'.-
, ~-
~
: '.....
.. .
"
-;;.--77
, M-~ ~-
';1:. - ,f--\.
~~'"
:~ :J~
.~~~'
:~ <'1' y'
- .
'); I.
..,,..
)t.~
"
" .- fit .. ... fit " " .. tt " .. fit e " e f) ~ f!tft.m., !l_-<<!t. e '"
~
t.l
w
w
I.l
y
~
y ~ w
u
w
y
u
w
w
y
y
w
I.lWf.lW~
...---"
......---:
on 3 -0
-:::: ~
-;"n cD -0 -0 "'S2
(3 .s ~ 2
-0 ~ v
~ ~ if) 0[,
-v if) CD -0
-v v 0
"0 ;:a if) ....)
;;; Z v -0 "'S2
(l) ~n .s
- ~ V) 11
so:: ~ -
CD -g > ~ .~
3 "'5 .... 0
V) .;::; ~ .D
c:l 3 a 0 -
-v 2:D :/)
~ C/) Ob ill ..:.::
v on C/) <5 v
if) ~ ill
0 -0 '- ;....
~, = 0 ::::... U
- ,- v :l) 0
>-, ::::... ""
.s .... ::::... Q 0
U) C/) ::l.. 9
e - < C/) c:l a
C/)
23 = <l) :2
-= - ..0
.... ~
~ >-, ~
~ V)
~ ~J) V)
t'""" ;....
c:l '5 .s
::::... 2:0 ]
"0 =
v -0 .D ~
-0
'U; ..0 0 ,9 v
~ v
>, ;!l '"
w U
~ " u ~ ~
>, ill
ca c:l '5 -0 .s!J
.~ '=
v -0 :52
::::... v c..l .s
Q ~ C c:l .D
U 'C::; U
v
; .5 ::::... 15 ill
-5
C/) <5 v :.::::
..0 2
OD ~
CD 0 0 -0
C/l V)
C/l "'2 ,~
u
:i u v 5:
~ .D -
.
2:
~
~
.
-J
mJ
~
~ ~ l.O
."..
>. '"
-::) ~ 3
s :-- .:;
v t../': ::..;
~ ~~
- - "
;;; Ci; :::
o -;: 3:: ;-iJ
:!j~
- ,-
~ E' C ~
:; -=::-, ~
~L ~~ ~
-r~ :...;"':"::: :..;
: "f ;: ~
~L
:= ~ ~
:-L '....J -'
-'-ft--ft--tt-U~ft~ '
M
....
ij---ij-U U iJ Ll U U U jJ, bJ U U U U U U U U U U U U U ,
,~
~ ~ .~
;:: :;; 23 S"IJ
E"2'~ ~
r~i~
~::l'-12
E ~.= ~
r..r..' - ~ =
. [D ~ ~ . 7L
~ ~ 2 ~
-g ~ : -:
'";:::.-u::;
-;:::-==:r
"-::: '-'.::: :-::: :.;
~" - ~ ~ . -. --'
- - ........ ---,
::.; C _:...
~]i~~
.'<:i
...
~ .. .. .. .. .. ... t& .. .. . .. .. .. .. lA' .~~.., _~~___,~..~...________________
~~WW~WWWWWWW~WWWWWijijWWW~
,,,.--..,, ,C:"'\
---...".,,,/
"-
0 :u
i-
>-. ~
Q) -
~ ~
i- S
...,
> (3 "-
C':l Q 0
;:;
(3 ~ '~
.::: V;
cD ;g B
~ ~ ~
iJ' ]
<l) -0
.D V;
C U ~D
oj ~
U U
c:l
~ i-
5'D .D V; ::;
~
r.r. ~ ~ <i3
:u CD r.r.
"0 ~ ou; :u
"" .s
~ :s ~
~
('II
....
.
W
.,AZ
c~
a:~
~5!
W~
~~
;>-,
..0
"0
<I)
:> 0
o -
... ....
::>'0
0. 'I:
o;j ::>. ...
15 ~.g
U) ~ ~
~_ :-= cs
> tl
~ :g ~ .'5
- =>1)'-""0
~ '0;; ~ c
S..:2C'd
:... 0 OJ) C
~'5 X'.g
~><c,~
:;:: <I) <I) ,-
.::;: = 5f'15
'-'l-<c<r:~
...
~ -.)
:> ~
92
]
~
"0
:v
~
-5o~
.=: "OQ
o '"
o C
~ E
~~
c
.:::; -c:
0.. tl)
<I) i::
:0 J
'"
'"
o .~
0:.=
:v
~
'"
~
~ ~
~ -
~,
c;
~z
...
o
'"
~:::
$-:V~
o 0. -
blJ< .S2
-: c::
'"
;0 ~
o '"
- ::l
:..-: "'0 C)
~, ~ .1:J
;:::'~ V;
~ ~ S_
~cr;
..Jgf)
~~~
- a ~
::; ~ E
~ ~-5
__-u
...
;)
~~
~ ~
> .~ ~
,.... '..) .2:n
...,., ~ en
o;j
-:: '- :::l
~ - Q)
-;;! 00 ...
~ 'U; 5
CJ oi:
~ tU f1)
~ .e E ~fJ
~~~>
::; ~ .~
~ ]
u:-5]
.:;/"~
t"""" OD.=
:!:: C)
,[0 a
V) CIj ~
......0
"'a B
~] ~
;>-, -
@-~ ,Q
t5 c:5
1;;03
1@ en
.5
~"'O
"5 ~ g
~ >: ::::
~'O
U 00''=
~.25
.... 0
<I) 0-.
oil ... -a
~ CD'C
o <I)
> ::: c:5
'" ~ E
-_~_ 0 <l)N"'
-- ~
~o C) C/)
'"
...... ~
'"
~
7L
:I:
'5
..0
--0"0
~ g
2 '~
~ [~
'"
'"
0<:1
""5b
,::: ....
"'0 -' l- 0
,~ ;>-, ~,~ -5
t: ee ~.'~ c
~ E ,- ::>.
1l)Q)....~~
..o"'1;;u~
- 0<:1 Q) 0
g ~ -5 '203
~ ;2 .... Il)
~ ,_ <a 0 ..0
",~o~g
IjJ -0 rl_,' -0
0.. c:: ~ 0
~.s~~
_..... V)
.~IJ~IJ fo
IJ':; _._
.... '"
en
~
'-
o :!::
~~o~o
->.,..::::
;>-,c:::-=
@ ';; >
~E
o V')
v"",
r-- 0.
C'"",
00
"" ""
0', 0'
00
r-- r--
0. 0.
ff
r-t
R it. A rl__f!t_.f!LJ~L_J!_~.--<<!_,tt~~~~1!l~,~fL.~L__~ tit It ,..,
"0
.S2
c:
::>.
;:;
Il)
b ~
~ 0
o ~
0-
o
'"
t"8
:> v
,- ...
'" (";l
c:3
g .2
c:: u
'@ Il) '';::
C 0.. c.r;
C,) r..r;; ~
U<"'2
;:;
0-
~ ~
;>.,. .:=
.n:::
"E Il)
_.t:
0<:1 -
::;-0
00 a
<l)
.... Q)
<l) 00
..0 0<:1
....
~>
<l) '"
~ "S2 ~
o ... @
~ ~ ~
~ ~o 0
~=u
Q)
'"
~
~o
...
c:
<1.l
u
c::
o
u
~
23
tl
Il)
::l
cr
;>-,
a
o
0<:1
E
o
u
<l)
'"
(";l
<l)
Q.
Il)
oil "0
..::: 15
>Cl:::
C/)~ 0
"S2o"':l
@ ..0 E:
U') - ...... 0
'" :;0 ~ "0
;i aU
uc:~
~ Q; r-'
a ::>'0
<r:<Q
<1.l
:> '"
~ .5
ElC)
;>-,"0
== 5'0
...
C3
c...
<
w ~ ~ w w ~ w w w w w w w w ~ _
..........
,~,
</) '"S2 ;::! C.l g
Q3 ~ 5"D >- 23 -",,: .~: :~:;;, ;.
c @ 'C;; .2 ' ,<.;;-
.-, ~ V)
C'O ~
0.. U 23
~ ~ </) ~ .-
"CI ~
0 t5 </) -:= (\) "0
00 (\)
0 I "0 ~
~ "0 ovs
(\) "2 0
"CI >- E ""@
(\) l-. ~ 53
E C'O
C) " (\)
C'O .... ~ 'ii) .c
0.. 0 ::J 2 "-
C) "- ,-
(\) "0 0 0 ~
.c .9:2 ::J ~ 00
"0 c.. Q3 ~ - 23
'3 0.. "0 = '"S2 (\)
0 '" ~ - Z
u . -' .s
</) "0 = >, .::3
~ ':::i (\) ><
= C'O (\)
CD 0.. On
'2- .- u V) .~
'" </) C'O '5.. V
(\) u Q3 >, -"" ~
"0 Ff '-.l u ~ :;
C'O 23 (\) ,:: C)
o:l ~ .... 15 0 ~
0.. C'O "0
</)
'"S2 Db
2
2 ~
..c oD On
~ "0 :r: 2
'" u
;::! 53 .c
5"0 ....
.c ~ 0.. 0
'" (\) "- </)
"0 -5 oD < (\)
u ~
"0 ~ r::
'C::; 00
6 ~ 0 ~
~ u v
>, ..0<:
C) ~ ?5 ~
8 ><
~ :; .... (\)
'" .c
51 ~ (,)
~ >- '"
</) r:: <0
C) ~ oG
"CI ~ "
r:: :2 ~ U
:::::i ~ >
.
Z
Qj
~
. ~i;
W
a
~
-J
~ III 0
....
A
lit
,...
\\
\
\
I
\
-L.___,_
..,'
t;'
..~ > ~
f";..,
~
t! ~ ,. tit
1lt 1't ~ tit tIP ~ fltt't __f'<-j!t__ft_____tt___1t_n_~,_n
'a-"
~,
i-m-"QTi~"-'~
.-..,
~
(:'l\.
,:.,J
to
~
I"".
.
~
MEMORANDUM
Aspen Planning and Zoning Commission
itA- '
Joyce OhlsOl~ommunitYDeVelopment Deputy Director
TO:
THRU:
FROM:
Sarah Oates, Zoning Officer
RE:
Aspen Highlands Village Signage Guidelines pUDAmendllleIl,t
DATE:
August 5, 2003
ApPLICANT:
Aspen Highlands Village and Aspen
Highlands Village Association
REPRESENTA TIVES:
Greg Karczewski of Hines Highlands
Limited Partnership and Deborah
Prince of Beach Resource
Manageinent, LLC
LOCATION:
Aspen Highlands Village
ZONING:
SKI, R1MF, R-30, R-15 and C PUD
CURRENT LAND USE:
Commercial and ski related operations,
single, duplex and mul~i-family
residential
PROPOSED LAND USE: No change
to the proposed land use.
SUMMARY:
The applicant requests to adoptsignage
guidelines specific to the Aspen
Highlands Village (AHV) Planned
Unit Development (PUD) which varies
from the City of Aspen Sign Code.
Photo Above: Log sign as defined per the proposed
Aspen Highlands Village sign code.
1
~
i
REVIEW PROCEDURE
The Planning and Zoning Commission may approve, approve with conditions, or deny a
request for a pun amendment after considering a recommendation from the Community
Development Director.
BACKGROUND:
Hines Highlands Limited Partnership and Aspen Highlands Village Association
("Applicants"), represented by Greg Karczewski of Hines Highlands and Deborah Prince of
Beach Resource Management, are requesting approval of an application to adopt signage
guidelines for Aspen Highlands Village. Signage guidelines were developed for the village
core in 2000 and although similar, the guidelines are not entirely consistent with the City of
Aspen sign regulations. Following discussions with City staff, the applicants developed
formal signage guidelines. The proposed Aspen Highlands Village PUD signageguidelines
were developed ina format similar to the City of Aspen sign regulations. This format is as
follows:
~ Exempt signs: These signs do not require a permit such as holiday decorations,
directional signs and security signs. ,
~ Prohibited signs: Signs such as billboards, flashiiigsigns, signs on the public right-of-
way al1d obsolete signs.
~ Permitted signs: Signs that are permitted but which require a permit because they
must meet certain size and light requirements; these are typically business
identification signs.
~ Temporary signs: These signs do not require a permit and are temporary in nature
such as real estate signs and sale signs.
As mentioned above, there are variations from the City of Aspen sign code. These variations
areas follows:
City of Aspen Sign Regulations Proposed AHV Signage Gui,delines ,
Sandwich board signs prohibited 1 sandwich board SIgn per business IS
permitted
Hanging/blade signs can be 6 square feet Hanging/blade signs can be 9 square feet
Wall signs can be 10 square feet , Walls signs can range from 2-3' in height and
4-26' in length
Log signs are considered,wall signs Log signs can be 5-16' in length and 12-16"
, in lettering height
Comer signs are, considered hanging signs Comer signs can be up to 40 square feet
Roof signs are considered wall signs Walls signs can range from 2-3' in height and
4-26' in length
Freestanding signs can be 10 square feet No size delineation for freestanding signs
Neon signs are prohibited Up to two (2) neon signs are permitted
Real estate signs can be up to 3 square feet in Real estate signs can be up to 5 square feet in
SIze SIze "
2
1"'"'\ ,
STAFF COMMENTS:
Staff believes that the proposed guidelines, which vary from the City of Aspen Sign Code,
are acceptable for Aspen Highlands Village. AHV is very much its own place as a mixed-use
ski area base village. AHV is not visible from any City of Aspen right-of-way, most of the
businesses andsignage are not visible from Maroon Creek Roadjwhichcurr~ntly remains in
tlle County), and the buildings which face Maroon Creek Roa.d, are a significant distance
from the road. Further, the Master Association and Hines Highlands developed a sign master
plan to help the fledgling busin,ess~s in ABV attraGt cllstqIIl~r:s. This plans includes way
finding around the village and sandwich board signs. '
AHV is contained within private roads, so there are no issues with the public right of way as
it relates to sandwich board signs or illumination fr()mneqn signs. Also, businesses will be
required to get pernlits for business signs through the City of Aspen so that we can assure
compliance.
STAFF RECOMMENDATION:
Staff believes that the proposal meets the standards forc:l1Il~ndjng a PUD. Therefore, staff
recommends that the Planning and Zoning Commission approve the Aspen Highlands
Village PUD sign guidelines.
RECOMMENDED MOTIONS (ALL MOTIONS ARE MAJ:)E:lJ\T IRE: Af':FrE~.MATIVE):
"I move to approve Resolution No. ~, Series of 2Q03, approving a PUD amendment to the
Aspen Highlands Village PUD to adopt a sign code,for Aspen HigWands Village, attached as
Exhibit B."
Attachments:
Exhibit A -- Revi~w Criteria al1(1Sta.ff Findi!i.gs
Exhibit B Letter pf Applica.tion
Exhibit C --Prqposed Aspen Highlands Village PUD Signage Guidelines
~
EXHIBIT A
PUD AMENDMENT
REVIEW CRITERIA & STAFF FINDINGS
In reviewing an amendment to an approved PUD, the Planning and Zoning Commission and
City Council shall consider:
A. General requirements.
1. The proposed development shall be consistent with the Aspen Area
Community Plan.
2. The proposed development shall be consistent with the character of
existing land uses in the surrounding area.
3. The proposed development shall not adversely affect the future
development of the surrounding area.
4. The proposed development has either been granted GMQSallotments, is
exempt from GMQS, or GMQS allotments are available to accommodate the
proposed development and will be considered prior to, or in combination
with, finalPUD development plan review;
Staff Finding
There is no proposed development related to this PUD amendment, as it is an amendment to
allow for different sign code requirements from the City of Aspen sign code. Staff believes the
amendment is consistent with the AACP, as the sign code has been undertaken, in part, to
enhance economic sustainability for AHV. Staff finds this criterion has been met.
B. Establishment of Dimensional Requirements:
The final PUD development plans shall establish the dimensional requirements
for all properties within the PUD as described in General Provisions, Section
26.445.040, above. The dimensiomil requirements of the underlying zone district
shall be used as a guide in determining the appropriate dimensions for the PUD.
During review of the proposed dimensional requirements, compatibility with
surrounding land uses and existing development patterns shall be emphasized.
The proposed dimensional requirements shall comply with the following:
1. The proposed dimensional requirements for the subject property are
appropriate and compatible with the following influences on the
property:
a) The character of, and compatibility with, existing and expected
future land uses in the surrounding area.
b) Natural or man-made hazards.
4
I
;
c) Existing natural chara~teristicsoftl1eproperty and surrounding
area such as steep slopes, waterways, shade, and significant
, vegetation and landforms.
2. The proposed dimensional requiremen~s pennit a scale, massing, and
quantity of open space and site cover3ge appropriate and favorable to the
character of the proposed pun and of the s:urJ:"~1.lnQing area.
Staff Finding
There is no change to open space' or site coverage. The proposed sign code is appropriate to
the scale and massing of the 'surrounding buildings.
3. The appropriate number Qf Qff:street parking spaces shall be established
based on the following considerations:
a) The probable number of C3rS11SeQ by those using the proposed
development including non-residential land uses.
, b) The varying time periods of use, wheneYerjointJl.se of cO,mmon
parking is proposed.
c) The availability of public transi~ 3QQother transportation
facilities, including those for pedestriall3c~ess 3nd/orth~ ,
commitment to utiliie autolllobile Q!sip~eptive te~hlliques in the
proposed development.
d) The proximity of the proposed development to
c()re 3Ild general activity centers, ill the~ity.
Staff Finding
There is no change to the parking requirements with this proposed amendment. Staff finds
the criterion has been met.
4. ,The maximum allowable density within a PUP may be reduced if there
e:x:i,stsiJ).suffici(mtillfr;tstr:q~tqre~apabilities. Specifically, the maximum
dellsity of a pun may be reduced jf: '
5
,~
',~
a) There is not sufficient water pressure, drainage capabilities, or
other utilities to service the proposed development.
b) There are not adequate roads to ensure fire protection, snow
removal, and road maintenance to the proposed development.
Staff Finding
There is no change to the allowable density of Aspen Highlands Village. Staff finds the
criterion has been met.
5. The maximum allowable density within a pun may be reduced if there
exists natural hazards or critical natural site features. Specifically, the
maximum density of a pun may be reduced if:
a) The land is not suitable for the proposed development because of
ground instability or the possibility of mud flow, rock falls or
avalanche dangers.
b)
The effects of the proposed development are detrimental to the
natural watershed, due to runoff, drainage, soil erosion, and
consequent water pollution.
-" I
c) The proposed development wiIIhave a pernicious effect on air
quality in the surrounding area and the City.
d) The design and location of any proposed structure, road,
driveway, or trail in the proposed development is not compatible
with the terrain or causes harmful disturbance to critical natural
features of the site.
Staff Finding
The proposed hazards were considered at the time AHV PUD was approved in Pitkin County.
The proposed sign code will not affect this. Staff finds this criterion has been met.
"6. The maximum allowable density within a pun may be increased if there exists a
significant commun~ty goal to be achieved through such increase and the
development pattern is compatible with its surrounding development patterns
and with the site's physical constraints. Specifically, the maximum density of a
pun may be increased if:
a) The increase in density serves one or more goals of the community
as expressed in the Aspen Area Community Plan (AACP) or a
specific area plan to which the property is subject.
b) The site's physical capabilities can accommodate additional
density and there exists no negative physical characteristics of the
6
1"'"'\
site, as identified in subparagraphs 4 and 5, above, those areas can
be avoided, or those characteristic~ mitigated.
. c) Theincrease in maxill!ull!<J~n~jty results in a development pattern
compatible with, and complimentary to, the surrounding existing
and expected development pattern, land uses, and characteristics.
Staff Finding
The applicant is npt proposing to increase the maximwngllpw~'bl~ciensity within the pun.
Staff fInds this criterion has be,en,m~t.
C. Site Design.
The purpose of this stan<Jardjs t(),enSllr~ th~J.>lIJ)~llh~I1.~~~ public spaces, is
complimentary to the site's natural and maQ,-:ma<Je fe~tUJ"e~andthe adjacent
public spaces, and ensures the public's health and safety. The proposed
development shall comply with the following:
1. Existing natural or man-made features tl1~ siteWl1i~l1, ar~ llnique,
provide visual interest or a, specific reference t() the past, or contribute to
the identity of the town are preserved or enhan,ced in an appropriate
manner.
2. Structures have been clustered to appropriately preserve significant open
spaces aQ,d vi~tas.
3. Structures are appropriately orientec:U() public streets, contribute to the
urban or rllralc.911t~:~t"'1!.~!~ appropriate, and provide visual interest
and engagement of vehicular andpedestrianll!()vell!~nJ.
,
4. Buildings and access ways are appropriately arranged to allow
emergency and service vehicle acc.~~s.
5. Adequate pedestrian and handicapped access
6. Site drainage is accommodate<J for the proposed development in a
practical and reasonable ll!anner,aI1<J~haUI19!.I1~gatively impact
surrounding properties.
7. For non-residential land u~es, spaces between are appropriately
designed to accommodate any programmatic functions associated with
the use.
Staff Finding
, Staff believes that the proposed sign code enhances tb,e public spaces of Aspen Highlands
Village. The proposed sign code is one elementi1).'a~tl'~tegytqin91'~aS~ yi:sitQ):":sb,ip and aid
businesses at Highlands.
7
.~
D. Landscape Plan.
The purpose of this standard is to ensure compatibility of the proposed
landscape with the visual character of the city, with surrounding parcels, and
with existing and proposed features of the subject property. The proposed'
development shall comply with the following:
1. The landscape plan exhibits a" well designated treatment of exterior
spaces, preserves existing significant vegetation, and provides an ample
quantity and variety of ornamental plant species suitable for the Aspen
area climate.
2. Significant existing natural and man-made site features, which provide
uniqueness and interest in the landscape, are preserved or enhanced in an
appropriate manner.
3. The proposed method of protecting existing vegetation and other
landscape features is appropriate.
Staff Finding
There is no change to the landscape plan at AHV. Staff finds this criterion has been met.
E. Architectural Character.
It is the purpose of this standard is to encourage architectural interest, variety,
character, and visual identity in the proposed development and within the City
while promoting efficient use of resources. Architectural character is based upon
the suitability of a building for its purposes, legibility of the building's use, the
building's proposed massing, proportion, scale, orientation to public spaces and
other buildings, use of materials, and other attributes which may significantly
represent the character of the proposed development. There shall be approved
as part of the final development plan an architectural character plan, which
adequately depicts the character of the proposed development. The proposed
architecture of the development shall: '
1. be compatible with or enhance the visual character of the city,
appropriately relate to existing and proposed architecture of the
property, represent a character suitable for, and indicative of, the
intended use, and respect the scale and massing of nearby historical and
cultural resources.
2. incorporate, to the extent practical, natural heating and cooling by taking
advantage of the property's solar access, shade, and vegetation and by
use of non- or less-intensive mechanical systems.
3. accommodate the storage and shedding of snow, ice, and water'in a safe
and appropriate manner that does not require significant maintenance.
8
Staff Finding
Staff believes the proposed sign code and sign master plan for AHV will enhance the
architectural interest, variety, character, and visual iq.entity in the proposed development.
The code appropriately relates with the surrounding buildings and the character of the signs is
suitable for AHV.
F. Lighting.
The purpose of this standard to ensure the exterior ofth~gey~lopment will be
lighted in an appropriate manner considering both public safety and general
aesthetic concerns." The following standards shall be accomplished:
1. All lighting is proposed so as to prevent direct glare or hazardous
interference of any kind to adjoiningstreets or lands. Lighting of site
features, structures, and access ways is proposed in an appropriate
manner.
2. All exterior lighting shall in compliance with the Outdoor Lighting
Standards unless otl1enyise approved and noted in the final PUD
documents. Up-lighting of site features, buildings, landscape elements,
and lighting to call inordinate attention t() tbe property is prohibited for
residential development.
Staff Finding
All outdoor lighting on the building shall comply with the Aspen Highlands Village PUD
Lighting Standards. The AHV PUD Lighting Standards prohibit exterior neon; therefore
"businesses will have to keep any neon signs on the ip:side of thebusiJ1ess to pomply with the
regulations.
G. Common Park, Open Space, or Recreation Area.
If the proposed development includes a common park, open space, or recreation
area for the mutual benefit of all d~velopment in the proposed PUD, the
following criteria shall be met:
1. The proposed amount, location, and design of the comnion park, open
space, or recreation area enhances th~ cbaract~r of the proposed
development, considering existing and proposed structures and natural
landscape features of the property, provides visual relief to the property's
built form, and is available to the mutual belleptof the variolls land uses
and property users of the PUD.
2. A proportionate, undivided interest in all common park and recreation
areas is deeded in perpetuity (not for a number of years) to each lot or
dwelling unit owner within thePUD orownership is proposed in a similar
manner.
,~
~
3. , There is proposed an adequate assurance through a legal instrument for
the permanent care and maintenance of open spaces, recreation areas,
, and shared facilities together with a deed restriction against future,
residential, commercial, or industrial development.
Staff Finding
The applicant is not proposing to add any additional common park or open space as a result
of the proposal. In addition, the proposal will not reduce the amount of open space in the
PUD. Staff finds this criterion to be met.
H. Utilities and Public facilities.
The purpose of this standard is to ensure the development does not imposejan
undue burden on the City's infrastructure capabilities and that the public does
, not incur an unjustified financial burden. The proposed utilities and public
facilities associated with the development shall comply with the following:
1. Adequate public infrastructure facilities exist to a.ccommodate the
development.
2. Adverse impacts on public infrastructure by the development will be
mitigated by the necessary improvements at the sole cost of the developer.
3. Oversized utilities, public facilities, or site improvements are provided
appropriately and where the developer is reimbursed proportionately for
the additional improvement.
,Staff Finding
The utilities and public infrastructure on the site are existing. Staff believes that the proposed
amendment will not place a greater demand on the utilities or site improvements than
currently exists. Staff finds this criterion to be met.
I
1. Access and Circulation. (Only standards 1&2 apply to Minor PUD applications)
The purpose of this standard is to ensure the development is easily accessible,
does not unduly burden the surrounding road network, provides adequate
pedestrian and recreational trail facilities and minimizes the use of security
gates. The proposed access and circulation of the development shall meet the
following criteria:
1. Each lot, structure, or other land use within the PUD has adequate access
to a public street either directly or through an approved private road, a
pedestrian way, or other area dedicated to public or private use.
2. The proposed development, vebicularaccess points, and parking,
arrangement do not create traffic congestion on the roads surrounding
the proposed development, or such surrounding roads are proposed to be
improved to accommodate the development.
10
~
3. Areas of historic pedestrian or recreational trail use, improvements of, or
connections to, the bicycle and pedestrian trail system, and adequate
access to significant public lands and the rivers, are provided through
dedicated public trail easements alld are proposed for appropriate
improvements and maintenance.
4. The recommendations of the Aspen Area Community Plan and adopted
specific plans regarding recreational trails, pedestrian and bicycle paths,
and transportation are proposed to be implemented in an appropriate
manner.
5. Streets in the PUD which are proposed or recommended to be retained
under private ownership provide appropriate dedication to public use to
ensure appropriate public and emergency access.
6. Security gates, guard posts, or other entryway expressions for the PUD,
or for lots within the PUD, are minimized to the extent practical.
Staff Finding .
The vehicular and pedestrian access is not proposed to change as a result of the proposed
amendment. Due to the c()mmercial square footage within the Village, staff does not believe
the number of sandwich board signs will adversely affect pedestrian use of AHV. Staff finds
this criterion to be met.
J. Phasing of Development Plan. (does not apply to Conceptual PUD applic(ltions)
The purpose of this ,criteria is to ensure partially completed projects do not
create an unnecessary burden on the public or surrounding property owners
and impacts of an individ~al phase are mitigated adequately. If phasing of the
development plan is proposed, each phase shall be defined in the adopted final
PUD development plan. The phasing plan shall comply with the following:
1. All phases, including the initial phase, shall be designed to function as a
complete development and shall not be reliant on subsequent phases.
2. The phasing plan describes physical areas insulating, tothe extent
practical, occupants of initial phases from the construction of later
phases.
3. The proposed phasing plan ensures the necessary or proportionate
improvements to public facilities, payment of impact fees and fees-in-lieu,
construction of any facilities to be used jointly by residents of the PUD,
construction of any required affordable hollsing, and any mitigation
measures are realized concurrent or prior to the respective impacts
associated with the phase.
11'
Staff Finding
This criterion. is not applicable to the proposed PUD amendment.
12
RESOLUTION NO.
(SERIES OF 2003)
A RESOLUTION OF TIlE ,CITY OF ASPENPJ"ANNINq AND ZONING COMMISSION
APPROVING THE ASPEN I{IGHLANDS VIJ"J"AGEPJ,,4NN~QPNITDEV:E:LQPl\1I!:N'T
(PUD) SIGN GillDELINES, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an application from Hines
Highlands Limited Partnership and the Aspen Highlands Village Association requesting approval
for sign guidelines specific to the Aspen Highlands Village PUD; and,
WHEREAS, upon review of the application, the applicable code standards, and the
Community Development Department recommended approval of the sign' guidelines for the Aspen
Highlands Village,PUD; and,
WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein; and,
WHEREAS, the Planning and Zoning Commission finds that the development proposal meets
or exceeds all applicable development standards and that the approval of the development proposal is
consistent with the goals and elements of the Aspen Area Community Plan; and,
WHEREAS, during a duly noticed public hearing on August 5, 2003, the Planning and
Zonin,g Commission approved, by a _ to _ l. - -'Y, vote, the Aspen Highlands Village PUD Sign
Guidelines included inthe staff memorandum as Exhibit"C" ; and,
WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is
necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE crrV OF ASPEN PLANNING AND
ZONING COMMISSION AS FOLLOWS:
Section 1:
Pursuant to the procedures and standards set forth in Section 26.310 of the City of Aspen Land Use
Code, the Planning and Zoning Commission approves the Aspen Highlands Village PUD Sign
Guidelines that were reviewed by the Plimning Commission on August 5, 2003 and were included
in the staff memorandum as Exhibit "C."
Section 2:
All material representations and cOlruIlitm~nts made by the applicant pursuant to the development
proposal approvals as herein awarded, whether in public hearing or documentation presented before
the Planning and Zoning Commission or City Council, are hereby incorporated in such plan
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by an authorized entity.
,~.
Section 3:
This resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein
provided, and the same shall be conducted and concluded under suchpiior'ordinances.
Section 4:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held
invalid or unconstitutional in ,a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining portions
thereof.
APPROVED BY the Planning and Zoning Commission of the City of Aspen On this sthday of
August 2003.
APPROVED AS TO FORM:
PLANNING AND ZONING COMMISSION:
City Attorney
Jasmine Tygre, Chair
ATTEST:
Jackie Lothian, Deputy City Clerk
~,
Aspen Highlands Village P.D.D. Amendment
Aspen Highlands Village Signage Guidelines & Regulation
Amendment Request
This is a request for an amendment to the AspenfIighlands Village ("AHV") Planned Unit Development
("PUD"). The AHV PUD Detailed Submission Consolidated Plan was approved by the Pitkin County
Board of County Commissioners as Resolution #97-167 and was recorded at the Pitkin County Clerk and
Recorder's Office on September 9, 1998 at Reception No. 422629. The AHV PUD was then adopted in
its entirety by the City' of Aspen by Resolution when the property was annexed into the City of Aspen
(Pitkin County Reception No. ), .
Hines Highlands Limited Partnership ("HHLP"), the PUD applicant, and the Aspen Highlands Village
Association, the primary association governing the Aspen High lands Village development, hereby request
to amend the AHV PUD and to secure the City of Aspen approval of such amendment in order to define a
code for signage ("Signage Guidelines") specific to Aspen HighJands Village arid outline the process for
administering the same,
This amendment is requested for the following reasons:
1. Aspen Highlands was designed, planned, approved and constructed with a unique architectural
aesthetic that is integral to the quality of the visitor and owner experience for Highlands and that
is unique from the City of Aspen proper. The signage program that complements this unique
architectural aesthetic is an important component of the overall aesthetic and function and also
requires a set of Signage Guidelines that are unique from the City of Aspen guidelines.
2. The Aspen Highlands Village Association, the primary association governing the Aspen
Highlands Village development, was established, among other things, to maintain the design
guidelines for the property' and to enforce all covenants for the benefit of all owners in Aspen
Highlands Village. These guidelines and enforcement obligations specifically include signage.
Therefore, the Aspen Highlands Village Signage Guidelines should reflect the role of the Aspen
Highlands Village Association in reviewing signage applications and administering the Signage
Guidelines within the, development through its Design Review Board process and function.
Please find a copy of the Aspen Highlands Village Planned Unit Development Amendment -
.8ignage Guidelines attached as Exhibit A. We hereby request City of Aspen Planning & Zoning
Commission approval of this amendment to the Aspen Highlands Village PUD. The document outlines a
unique Signage Guideline for the Aspen Highlands Village signage program that is consistent with the
aesthetic and programming goals of the development. It also outlines a two step process for approval of
new signage within Aspen Highlands Village. First the new sign applicant must obtain Aspen Highlands
Village Association Design Review Board approval and secondly, the applicant must gaina Sign Permit
from theCity of Aspen. This structure best protects both the interests ofthe City of Aspen and the
interests of the Aspen Highlands Village Association,
Page 1 of2
E,ct1iioi+&
~~ ~
.~,
Respectfully submitted,
By:
Robert E. Daniel, Jr.
Vice President
Hines Highlands Limited Partnership
Page 2 of2
7/28/2003
By:
Deborah Prince '
Manager & Design Review Board Administrator
Aspen Highlands Village Association
r\
Aspen Highlands Village Planned Unit])ev~lopmentAmendment
Signage Guidelines
6.1 Aspen Highlands Village Signage Guidelines Contextual Note
This Signage Guideline was adopted by the Aspen Highlands Village Association Design Review Board on
, 2003 as Chapter 6 of the Aspen Highlands Design Guidelines and the Aspen Highlands Village
PUD was amended to inch1cIe th~se Signage Guidelines by the City of Aspen Planning & Zoning Commission on
, 2003. In cases where the contents .cUhis, Ghapter conflict with other portions of the Aspen
Highlands Village Design Guidelines, the contents ofthis Chapter shall take precedence and shall provide the basis
for decision.
6.2 Purpose
The purpose of the AspenHighlands Village Signage Guidelines is to:
A. Promote the public health, safety and welfare of Aspen Highlands Village through a comprehensive
system ofreasonable, effective, consistent, content-neutral and non-discriminatory sign guidelines and
requirements.
B. Preserve and maintain Aspen Highlands Villageas a pleasing, visual attractive mixed use community
and to enhance the attractiveness and economicwell-being of Aspen Highlands Village as a place to
live, vacation and conduct business, .
C Address community needsrelatingto maintaining the quality 6f'theguest experience, preserving and
enhancing the high quality human existence, preserve the architechlrally unique character of Aspen
Highlands Village, fostering the alpine neighborhood quality of Aspen Highlands, and preserving and
enhancing scenic views,
D. . To ensure that the signage program for Aspen Highlands cOl11pliments the unique architecture and
aesthetic of Aspen Highlands and encourage signs that are appropriate for the intended goal and
consistent with the overall aesthetic and vision of Aspen Highhinds Village,
E. Outline the process for gaining City of Aspen permits and Aspen Highlands VillageDesign Review
'Board approval for new sign installation.
:. .. ,', .. ....: ..........,.:...'....' '"
/ F. Enable the identification of places ofresidence~ <Uldq~sin:yss~Jc1allO\"forthySoll1ll1llnicationof .
information necessary to conduct commerce anclnavigation of Aspen Highlands Village.
G.
:':',_.:_' ',_ ',', .:,'.. .. .... ..,:. .. ",:',' ',',:, \".<,', ..... : .. " ..: -',: f~
Permit signs thatare compatible with their surroundings and aid orientation,
a manner that conceals or obstll.lcts adjacent land uses or signs.
preClude placement in
H. Protect the public from the dangers of unsafe signs, and requiiesigns to be constructed, installed and
maintained in a safe and satisfactory mariner. .
1. Lessen hazardous situations whichlnayresultfromhnproperplhcement,lI1umil1ation, animation or
size of signs which compete for the attention of pedestrian and vehicular traffic,
<-\~~:/;::~, I
J. Regulate signs in a manner so as to not interfere with, obstruct vision
or pedestrians,
.'.,.....,.:'. _,........':..'...-'i':..., ,': ..,.,..... ":" '..'.....'..-'.-:: _0,-"",
'........... ........'...,....<
. -.: . . .... .,.,:,.", "'.'. . . .' ... '.. .'. .
. ". '. "- .......-.-. . ....:..~.'..... ..,.... ';: _...;....,:;,:..'... '.'......--~..,. "'.' .',. :..: .": ",..' :<-.:,..j..... .:, .
These Guidelines shall apply to all signs of whatever nature and wherever located within theAspen Highlands
Village P,U.D. No sign shall be allowed except as permitted by this Chapter,
6.3 Procedure for sign permit & approval- a two step process
,- " ..' .
A. Required Process, A two step process shall be requiredto gainaCityofAspellsigl1peimit for areas
within the Aspen Highlands VillageP.U.D.
PagelofJO
Aspen Highlands Village PUD Amendment- Signage Guidelines
Version
- 7/25/20034:11 PM
E)G~i lot oj. c.
,~,
1. Aspen Highlands Village Design Review Board Approval: First, the applicant must submit a sign
review application to the Aspen Highlands Village Design Review Board (DRB) for review and
approval. It shall be considered a violation of Aspen Highlands Village Association covenants to
erect, place, construct, reconstruct, or relocate any sign without first obtaining a sign installation
approval from the Aspen Highlands Village DRB.
2. City of Aspen Signage Permit Process: Once the applicant has received DRB approval, the applicant
is eligible to submit to the City of Aspen for a Sign Permit. It shall be unlawful to erect, place,
construct, reconstruct, or relocate any sign without first obtaining a sign permit from the City of Aspen
Chief Building official. No City of Aspen sign permit shall be issued without DRB approval.
Be Exempt signs, the follo)Ving signs or sign activities shall be exempt from obtaining a sign approval.
Exemptions shall not be construed as relieving the applicant and owner of the sign from the responsibility of
complying with all of the applicable provisions of this Guideline, The exemption shall only apply to the
requirement for approval.
I. Preventive maintenance, The ordinary preventative maintenance of a lawfully existing sign
which does not involve the change of placement, size, lighting, color or height.
2. Repainting. The repainting of a lawfully existing sign exactly as it was prior to such activity.
3. Directional or Instructional Signs. Signs, not exceed six (6) inches by thirty (30)inches in
area, which provide direction or instruction to guide persons to facilities intended to serve the
public. Such signs include those identifying rest rooms, public telephones, public walkways,
public entrances, freight entrances, affiliation with motor clubs, acceptance of designated
credit cards, and other similar signs providing direction or instruction to persons using a
facility but not including those signs accessory to parking areas. Advertising materials of any
kind is strictly prohibited on direction or instructional signs.
4, Fine Art. Works of fine art which in no way identifies or advertise a person, product, service
or business.
5, Flags. Flags, emblems and insignia of political or religious organizations providing such
flags are displayed for noncommercial purposes and are displayed in a tasteful and non-
intrusive manner with respect to size, location and color. However, in order to maintain a
consistent aesthetic within the Village Core, flags, emblems and insignia of political or
religious organizations are specifically prohibited from display on the exterior of private
residences or privates residences' balconies within the Village Core. The City of Aspen and
the Design Review Board hereby reserve the right to request that flags that in their opinibn do
not meet these requirements are replaced or removed.
6. Government signs, Signs placed or erected by governmental agencies (including but not
limited to the Aspen Highlands Village Metropolitan District, the "District") or nonprofit
civic associations for a public purpose in the public interest, for control of traffic and for other
regulatory purposes, street signs, warning signs, signs of public services companies indicating
danger, and aids to service and safety which are erected by, or for the order of government.
7. Holiday Decorations. N ol1commercial signs or other materials' (e.g. 'string lights)iemporarily
displayed on traditionally accepted civic, patriotic, and/or religious holidays, provided that
such decorations are maintained in a safe condition, are displayed in a tasteful and non-
intrusive manner with respect to size, color, quality and location and do not constitute a fire
hazard. However, in order to maintain a consistent aesthetic within the Village Core,
noncommercial signs or other materials (e.g. string lights) temporarily displayed on
traditionally accepted civic, patriotic, and/or religious holidays are specifically prohibited
from display on the exterior of private residences or privates residences' balconies within the
Village Core. The City of Aspen and the Design Review Board hereby reserve the right to
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1,0 - 7/25/20034: 11 PM
Page 2 of 10
^
request that holiday decorations that do not in their opinion meet these requirements are
replaced or removed.
8, Incidental Signs on Vehicles. Signs placed on or affixed to vehicles or trailers where the sign
. is incidental to the primary use of the vel:1icle or trailer. This is in no way intended to permit
signs placed on or affixed to vehicles or trailers which are parked on a public right-of-way,
public property, District property, or private property so as to be visible from public right-of-
way where the apparent purpose if to advertise a product, service or activity, or direct people
to a business or activity located on the sam~ or nearby property.
9. Interior signs, Signs which are fully located within the interior of any building or within an
~nclosed building orcourt of any building, which are n()t visible from public space, adjacent
lots or areas outside the building, and signs not to excefld 30" x 42\ located within the inner
or outer lobby, court or entrance and not attached to the window,or interiorstorefront of any
commercial space which are i,ntendeci SOlely for infonnationrelating to the interior operation
of the building in which they are located.
10, Residential Name and Address IdentificationIv1ark~rs.,"Witl1,illAspen Highlands Village
P'uD" Block D ("Village Cont), non-reflectivel~tter~and D!lmQ~rsnottogxceedthree
inches (3") in height, mounted near (or on) the door of a particular condominium unit, that
identify the unit number ofthe unit and are consistent in style and size with the other units
numbers on the building. For non-Village Core areas ("Neighborhoods"), residential name
and address identification lTIarker~ ,are. nOn-e.)((:mpt and require the Design Review process.
11. Public Notices. Official government notices and legal notices.
12.
~"'-,,,," ",,:,,<- ,,',-'!':.,< ,.,: ';:'
Memorial Signs, Memorial plaques or tablets when cut into masonry surface or
constructed of bronze or otherincOITIQl.lstiple 1l1a.te.riat~9r9tl:1e.rre.111e.111br<l11Pe.S Of persons or
event~ that are,nonc()111ITIerc;ia.1 inna.ture, '
13. Security Signs. Every parcel may display security signs not to exceed an area of six inches
wide by six inches long \6" x 6"), Security signs maycol1tain a message, logo, or symbol
alerting the public to the presence ofa secwity system On the premises. Security signs shall
be. of a neutral color. Security signs must be installed only on private property.
:..~ '. -,:,:,,:'_" '," ....i.,.. :'> .. .." :.::'.. ',"'::. "-, y'i.,.,'" ....; .. ,',.. ,': ".:' ',,_, ...',::,.;:..-, .:-..... ',':', ", :.:"....." <._:\_ ",:' '::'
14, "A" Frame 'SatldwichI30ards?rfre7~t~~dl~gSi~llk)~c~P?~~~~cialo~eror tenant
within theVillage Core IS permitted to placeeitherone'(1)sandwlchboard crone (1) free
standing sign to Identify or advertise theirbtlsipess orse.rvice vvitlJj~~e.n (10) feet of the door
to their operation and in a location that does ,not int~rfere.)Yit~pedestrian ingress/egress, The
signs must conform ill color, style and dimension to the. Design Review Board approved signs
on file with,the Aspen Highlands Village Association, '.
Each commercial owner or tenant within the Village Core that is inalocati()nthat does not
have plaza frontage (Le, adjacent to the brick paver pedestrian plaza) is permitted to place one
(1) additional direction sign, either sandwich board or free standing sign to direct patrons to
their location. Signs must conform to the Design Review Board standards and the location of
said sign is subject to Design Review Board approval.
C. Application, For ali no~:~~elTIpt signs (Le, signs~()tidentified fu SeStion an application
sign approval shall first be submitted to the Aspen Highlands Village Association Design Review
Board and shall include the following information:
L That information required on the form provided by the City of Aspen Community
Development Director;
2. The Aspen Highlands Village DRBDesign
Board;
Page3 of 10
.~."; .......,.: '0. .. .... (.....: ,: .....'. ....::.:..~:.,...::. ::.:_," .>','-.:
Aspen Highlands Village P UD Amendment - Signage Guidelines
,~
~
3. A letter of consent from the owner of the building or space that will include the sign, if the
applicant is not the owner or tenant;
4, Proposed location of the sign on the building or parcel; and
5, A blueprint or ink drawing of the plans, specifications, and method of construction of the sign
and it's supports, showing proposed dimensions, materials, and the type, intensity, color and
design of the sign's illumination, if any.
D, Determination of Completeness & Compliance. Only applications that have been submitted complete
will be considered for compliance and approvaL Once the application is complete, the Design Review
Board shall review the application and determine its compliance and consistency with the purposes,
requirements and standards in this Chapter, the Design Review Board shall approve, approve with
conditions or deny the development application for a sign approvaL Once the Design Review Board
has issued a letter of approval, the applicant shaJI submit a duplicate set of the items outlined in
Section 6,3,C as approved by the DRB and a copy of the DRB approval document to the City of Aspen
Community Development Department for Sign Permit review and issuance, No construction shall
begin until the Sign Permit has been issued by the City of Aspen,
6.4 Prohibited Signs
The following signs are expressly prohibited for erection, construction, repair, alteration, relocation or placement in
Aspen Highlands Village P.D.D.
A. Billboards and other off-premise signs, Billboards and other off-premises signs,
B. Flashing signs, Signs with lights or illuminations which flash, move, rotate, scintillate, blink, flicker, vary
in intensity, vary in color, or use intennittent electrical pulsations (e.g. LED and chaser lights).
C. Moving signs, Signs with visible moving, revolving, rotating parts, or visible mechanical movement of
any description or other apparent visible movement achieved by electrical, electronic or mechanical
means, including automatic electronically controlled copy changes,
D, Obsolete signs, A sign which identifies or advertises an activity, business, product, service or special
event no longer produced, conducted, performed or sold on the premises upon which such sign is'located.
Such obsolete shall be taken down by the owner, agent or person having beneficial use of such sign within
ten (10) days after written notification from the City of Aspen or the Aspen Highlands Village
Association, and upon failure to comply with such notice within the time specified iri such order, the City
of Aspen or the Aspen Highlands Village Association is hereby authorized to remove the sign, and any
expense associated with the removal shall be paid by the owner of the property on which the sign was
located,
E. TemporalY Signs carried by a person.
F. Search lights or beacons,
G. Signs causing direct glare, A sign or illumination that causes any direct glare into or upon any public
space, adjacent lot, or (Juilding other than the building to which the sign may be accessory.
H, Signs containing untruthful or misleading information.
1. Signs obstructing egress, A sign which obstructs any window or door opening used as a means of egress,
prevents free passage from one part of a roofto any other party, interferes with an opening required for
legal ventilation, or is attached to or obstructs any standpipe, fire escape, or fire hydrant.
Page 4 of 10
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version ],0 - 7/25/20034:-]] PM
l Signs on parked vehicles, Signs placed on or affixed tovehiclt;:s a.ncl(onrgile.r~ whIi::l1are parked on a
public right-of-way, public property, or private property so as to be yisiblefrolTI a public right-of-way or
public space where the apparent purpose is to advertise a product (e,g, a "for sale" ~ign), service or activity
ordirect people to a business or actiyity located on the saJ1leQrp'~arl;>y property. However, this is not in
any way intended to prohibit signs placed on or affixecltoyehic::J~~wgn.cl trS1il~I.:S, such as lettering on motor
vehicles, where the sign is incidental to the primary use of the vehicle or trailer.
K. Signs in public right-of-way or public space. A sign in, on, over or above a public right-of-way or public
space (e.g, District property) thatin any way interferes with normal or emergency use of the public right-
of-way,
1. Strings of light or strip lighting. Strip lighting outlining commercial structures ,anci used to attr<i9!, ,
attention for commercial purposes, and strings of light bulbs used in any connection with commercial
, premises unless the lights shall be shielded, .
M. Unsafe signs, Any sign which:
is structurally unsafe;
constiwtes a hazard to health or safety by reason of inadequate maintenance or dilapidation;
is not kept in good repair;
is capable of causing electric shock to persons likelyt() c()me' in contaCt with it;
in any other way obstructs the view of, may be confused with, or purports to be anofflci::ll traffic sign,
signal or device or anyother governmenfregulatory or information&1 sign;
uses any words, phrases, symbols or characters that in any way creates an unsafe distraction for vehicle
operators or pedestrians;
obstructs the vie", of pedestrians or vehicle operators fr:9IIlmgking safe travel;
is located on trees, rocks, light poles or utility poles, expect where required by law or installed by a
governmental entity;
is located so as to conflict ",ith the dea.ra.}1<;l open view of devices placed bya public agency for
controlling traffic orwhi~h oQs,trllc::ts.a. mot()J!s.!'s.c::!~8~r,)[i~.",Rf.g~A1,1m:~~ctingroad or drive.
N. Street blimps, Parked or traveling cars used prhnarily for advertising, somethnes referred to as "street
blimps", are prohibited. Vehicle signage incidental to the vehicle's primary use is exempt.
0, Mailboxes, Mail boxes, including mail boxes marked with addressid~ntificatiQP markers., All l11ail
within Aspen Highlands Village shall be collected and delivered to th.e central post office .within Block D
of Aspen Highlands Village PUD,
A. General. The architecture and aesthetic of Aspen Highlands Village is founded in the tradition of
American, rustic, alpine design. The West has a long tradition of small town Main Street shop signs,
The most successful arethose designed, and often created, by local shop owners to express the nature of
the wares they sell. Those signs typically become more elaborate as theirbusin,ess became m()f(~
prosperous. At Aspen Highlands, the goal is to create a unique and eclectic atmosphere and avoidt1:le
repetitive shoppingcenteF feelresulting from strict tenant sign regulations, Consequently, the following
sign guidelines are established to provide general parameters and overall restrictions around the types and
amount of sign age permitted within the AHV retail corrid()r (AHV PUD, Block D) in order to ensure that
the signs that are installed are consistepfand cQrriplement the aesthetic.
6.5 Signage Guidelines
Aspen Highlands Village P UD Amendment ,"'- Signage Guidelines
Ultimately, the Design ReviewBoard will have the decision making authority to deem a particular sign or
sign program as consistent or inconsistent with the guidelines and vision of Aspen Highlands Village and
the overall sign restrictions provided herein. As an aide to the Design Review Board and the signage
approval applicant, a copy oftheSignage Guidelines as developed by the architectural design team as part
of the design process for the development are on file at with the Aspen Highlands Village Association.
These guidelines demonstrate several historical examples of signs that are consistent with the AHV
atmosphere and they also depict a potential layout or placement of each type of sign on the various building
facades,
B, Materials. Natural materials are to be used whenever possible. Painted wood or metal signs with flat,
carved or dimensional letters are preferred., Gold or silver leaf or screen printed signs on glass are also
options, Molded or injected plastic or vinyl signs or sign materials are prohibited.
C. General Sign Types & Dimensions, The following sign types are encouraged at Aspen Highlands Village.
Signs can vary in shape in size depending on the type of signs and the overall signage plan for the
particular building, Ultimately, the requirem~nts for each sign will depend on the location and purpose of
the sign and final determination on these criteria are at the discretion of the Aspen Highlands Village DRB
provided that they meet the overall sign restrictions provided in this Section,
Sign Surface Area Measurement.
The sign Surface Area as used herein shall determined for each sign or graphic as follows: (1) for
rectangular signs the width and height shall be measured and then multiplied together to determine the
Surface Area; (2) for irregularly shaped signs or graphics, the surface area shall be calculated by
determining the width and height of the smallest rectangle that would completely include all of the
elements of the individual sign or graphic and then multiplying those values together to determine the
overall Surface Area of the sign for the purposes of this guideline,
Villa!<e Core Only
1" Blade Signs, Blade signs are two sided signs which mount perpendicular to the building fa<;ade,
typically hanging from a decorative bnicket.Bla:de signs shall not exceed twelve (12) square feet in
Surface Area (one side), Variance may be allowed based on overall density or massing of the sign(s),
2, Wall Signs. Wall signs are typically one-sided panel or pan signs attached to a building. They can
also be painted directly on buildings or be cut or fabricated dimensional letters applied to the building
fa<;ade, Walls signs painted directly on the side of buildings will be reviewed on an individual basis
for size, image, hnpact, etc, Not all buildings in AHVare suited for this type of sign, but painted
signs would be appropriate on Trailhead Lodge (Building 4) and Maroon Creek Station (Building 5).
Wall signs shall not exceed one hundred (100) square feet in Surface Area.
Several of the buildings within AHV Block H have been equipped with frames for wall signs above
the specific retail location. For these locations, wall signs applied to the frames must not reach
outside of the outer limit of any sign frame. Sign frames on the building range in size from
approximately 2' -3' in height and 4' -26' in length.
3, Log Signs. Log signs can be created either by carving letters or attaching letters to existing timber .
members on specific buildings or by suspending a new rough sawed timberfrom the building. Logs
range in size from approximately 6" to 3' in diameter and 5' to 16' in length. Typical font size for
lettering in 12" to 16".
4. Corner Signs. Comer signs are similar to blade signs, but are located on the comerof a building so
they can be seenfrom several angles. Comer signs are larger by design because they have the ability
to reach higher along the building comer and therefore a large overall size is permitted. The sign
Surface Area (one side) shall not exceed forty (40) square feet.
5. Roof Signs. Roof signs are typically panel signs permanently fixed to the roof of some buildings,
These signs are appropriate for Maroon Creek Station (Building 5) and Highlands Center (Building 7).
Page 60/10
Aspen Highlands Village PUD Amendment - Sign age Guidelines
Version 1.0 - 7/25/20034: 11 PM
1""'\
Roof signs are similar to wall signs and should range in the 2' -3: in height and 4' -20' in length
dimension and the Surface Area shalII1{)te){c;yy9Jorty (40) square feet.
6, Window Signs, Window signs are in keeping with the Aspen architecture,
Window signs can take several forms: etchedg1ass, gold or silver lead signs, signs painted to.the back
of the glass, signs hung inside the frontwindow or signs created by vinyl cut letters. Signs may not be
attached to the outside of the windows. Wil1d()w signs mustfitwithil1each window pane or can span
two or three panes with DRB approval. Any individual window sign shall not exceed nine (9) feet in
Surface Area.
7, Awning Signs, Awning signs or text axe permitted as part of a businesses signage program, However,
the lettering on the awning shall not e){ceedsix (6) inches in height and the entire graphic shall not
exceed 6 square feet in Surface Area for any individual awning, A variance may be considered based
on scale of graphic on proposed awning,
. . . .
8. Business Directory or DirectionafSigns, Businys~clirect9ry or directional signs can be freestanding
or wall signs. The DRB shall govern the location, aesthetic and number of directory signs as they
deem appropriate for AHV as the Village evolves,
NeiRhborhoods Only
1. Residential]VClme q/1.cl;J.cl4re~~!4f!.IJJJfication Markers, Iclentification ~igns or address markrrs must be
consistent with the architectural theme,S hI the Resign Guidelines with respect to design, materials and
lighting. Examples and specifications of acceptable identification markers are on file with the Aspen
Highlands Vi11age Association. The identification sign must be installed within.twenty (20) feet of the
intersection of the driveway and the public road.
D. Village Core Aggregate Signage Plan Surface A.rea~e~!~i~ti?e"./.J . ,..,
For all commercial spaces within the Village Core, the ag;gregatesign Surface Area (ills quare feet) ofthe
overall signage program for each individual business shallllo.t eXcye'rt2.2?square foot of aggregate Sign
Area for each linear foot ofexterio[.wall for tIJe, imlivic111aJI?!,t~il1~~~;,The1{)1~lsign Surface Area shall be
the sum of tIW S,llrfttce A\;e~S ()f allQUl1yeX!e\;iQ[ si~ns ~sidentified in Secti()116,5C r~lating to the
individual bllsiness in question. For signs with two. side~( e.g. blade signs and corner signs), the surface
area of both sides of the sign shall be included in the calculation of the aggregate Surface Ar,ea. The
aggregate surface area restriction is the ma){imtlIllalloWa!JJesllrf~ce.i[e<tJ()rlll1jll<l!Yic111(lJ space; however,
the Design Review Board reServes the right to require a particular applicant to a low.er maximum aggregate
Surface Area as the scale of the storefront might dictate.
E, Sign Mounting Requirements
I, Signs shall be mounted with black
F.
SignIllumination
1. Prohibited illumination. No sign shall be
i11umination, except when usecl for in<iiJ;ect
exposed to public view,
of internal illumination,
Jl}l1~yr ~.~ t0I101I?e, diJ;ectly
2, Use of Neon. The :useQ't,I1,e9l1.wilJl?epermittedbul wi11 be strictly regulated as to size, location, and
color. The approval ordi~approval of the proposed use of neon ,shELll be at the <;liscretion{)f the Design
Review Board, However, neon shall not be usedin more than tl)re e (3) applications total withil1the
Village Core and the total length oineon permitted within the Yillage Core shaH not exceed 30 linear
feet.
3. Shielding illumination, Illumination ofsig~s shall be designed,'10c~t~d,shi6ld6d.'a~dd.irected in such a
manner that the light source iSITxed and is llofdirectly visible from, and does not cast glare or direct
light from artificial illtllIl!l1atiol1 upon, any adjac;ent public right-of-way, surrounding property,
resigential property or motorists vision.
Page 7
Aspen Highlands Village PUD Amendment -Signczge Guidelines
Version ],0- 7/25/2003 4:11 PM
~
~
4, Conformance with PUD Lighting Standards, All proposed sign illumination shall conform to the
lighting guidelines established in the AHV PUD as approved by the Pitkin County Board of County
Commissioners and as filed with the Pitkin County Clerk & Recorder.
G. Graphic designs,
1, In reviewing the sign approval application the Aspen Highlands Village Design Review Board and the
City of Aspen shall review a proposed sign graphic design in the following context:
a,. Does it harmonize with the structure or structure on the parcel on which it is painted;
b. Is it compatible with the other signs or graphic designs on the premises;
c, ,Is it suitable and appropriate to the aesthetic of Aspen Highlands Village;
d: Is it well designed and pleasing in appearance;
e. Does it constitute a nuisance to the occupants of adjacent or contiguous property;
f. Is it detrimental to p'roperty values; ,
g, Does it constitute a traffic and safety hazard because it is distracting, or is not considered
obscene, lewd, indecent or otherwise offensive to public morals;
and shall issue approval, disapproval or contingent approval at its discretion.
2, The Aspen Highlands Village Design Review Board and the City of Aspen may attach to its approval
of the application, any conditions which in its judgment are necessary to carry out the purpose and
. intent oftl)e review standards. The Aspen Highlands Village Association or the City of Aspen may.
also require annual maintenance inspections of the design by the Association Manager or City
employee, and revoke any sign approval issued if a graphic design is not maintained.
H. Structural' characteristics
The following limitations shall apply to all freestanding, projecting and wall signs:
1. Freestanding Signs, Free standing signs shall not be higher than four (4) feet in height and shall be
non-metallic and consistent in style and form of the freestanding sign as approved by the Design
Review Board and on file with the Aspen Highlands Village Association,
2, Projecting Signs - Corner or Blade Signs. Projecting signs shall be a minimum of seven (7) feet
above grade when located next to or projecting over a pedestrian way and shallnotextend more than
five (5) feet from the building wall to which they are attached, except where such a sign is integral part
of an approved awning or canopy,
3. Wall & Roof Signs, No sign part, including cut out letters shall projecfmore than six (6) inches from
the building wall.
I, Signs on public right-of-way
It shall be considered unlawful to erect or maintain any sign in, on, over or above any land or right-of-way
or on any property, including Iightposts, belonging to the City of Aspen without the permission ofthe City
Councilor belonging to the Aspen Highlands Metropolitan District without the permission of the District
Board, However, this section shall not apply to signs posted by any duly constituted public authorities in
the performance of their public duties, or to specific circumstances otherwise provided for in this Chapter,
6.6 Temporary signs
A. General, All signs that are temporary in nature must conform to the requirements of this section, Ifthe
temporary sign does not conform to this section, the applicant must follow the procedlJre outlined in
Section 6.3.
B. Temporary Sign Types and Requirements,
1. Temporary Realtor Signs. "For Sale" signs that identify the agent and their contact information
shall be subject to the following: '
a, Type: The sign shall strictly conform in design, color and dimension to the approved
DRBrealtor sign on file with the Aspen Highlands Village Association. The agentis
permitted to use their standard sign for a period of no longer than fourteen (14) days
while the approved sign is being fabricated.
b, Number & Location: One (1) sign located on the property being sold,
Page 8 0110
Aspen Highlands Village PUD Amendment - Signage Guidelines
Version 1,0- 7/25/2003 4.JJ PM
c. Duration: Sign may be displayed from tlie beginning of the listing period for the
property until three (3) days after the sale of the property.
2, Temporary Open House Signs. "Open House" directional and identification signs that identify the
property hosting the open house and direct interested parties to th~ property shall be subject to the
following: .
a. Type: The sign shall strictly conform in design, color and dimension to the approved
DRB open house sign on file with the Aspen Highlands Village Association,
b. Number & Location: One (1) sign located on the property hosting the open house and no
more than two (2) directional signs for the open house event. Tlie signs must be erected
in a location that doesn'timpede veliicular or pedestrian traffic safety, During multiple
open house events occurring during the same period, only one (l) directional sign is
permitted per intersection.
c. Duration: Sign may be displayed from the twenty-four (24) hours before the event to
,twenty- four (24) hours after the event.
3. Temporary Neighborhood Construction Signs. Signs displa~ed during the construction process
that highlight the realtor, contractor or designer shall confonn to the following:
a, Type: The sign shall be a free standing sign and strictly confonn in design, color and
dimension to the stan<:lard besignReview Board sign for this purpose that is on file with
the Aspen Highlands Village Association and shall not exceed, sixteen (16) square feet in
area.
b, Number & Location: One (1) sign located on !lie property under construction and visible
from an adjacent roadway and/or entry to the property.
c. Duration: Sign may be displayed fOr the duration of construction or eighteen (18)
months, whichever is less.
,4, Temporary Flyers or AIIDouncements. Signs posted for promotion of events, offerings,
entertainment, etc, shall confonnto the following:
a. Type: Signs and flyers shall not be affixed via visible tape or staples.
b. Number & Location: No more than two (2) signs are pennitted in the window/storefront
advertising a specific promotion. Signs are not pennitted on public property ~ light
poles, fences, columns, windows, building storefronts, etc - without Design Review
Board manager approval.
c, Duration: Sign may be displayed for the duration of three (3) weeks prior to the event or
offering and shall be removed within tWo (2) days of the completion of the event or
offering.
5. Temporarypolitfcal signs Temporary political signsannouncing political candidates seeking
publicoffice, political parties, or political and public issues shall be subject to the following:
a, Type: Signs shall bea wall sign or banner not exceeding three (3) square feet.
b. Number & Location: In the Village Core, the only approved location for posting
temporary political signs is on the bulletin board in the Aspen Highlands Village post
office and only one (1) sign is pennitted for each candidate seeking office. In the
Neighborhoods, one (1) sign is permitted per property. Temporarypolicitical signs are
'not permitted on public or District property under any circumstances. '\
c, Duration: Sign may be erected or maintained for a period not to exceed thirty (30) days
prior to the election date to which the signs are applicable and sn.all be removed within
seven (7) days following such election. Temporary political signs concerning issues or ,
candidates which are notan ballot may be maintained for a period not exceedingthirty
(30) days, "
6, Temporary sale signs. Temporary sale signs, announcing special sales of products and services,
shall be subject to the following: J ,,',
a, Type. The temporary sale sign shall be placed in the window or windows ofthe
business holding the sale andshall not exceed three (3) square feet. Sale signs
are not pennitted on the exterior storefront of the bus.iness holding the,sale,
Aspen Highlands Village P UD Amendinent - Signage(]uidelines
Page 9 0[10
~
b, Number& Location. There shall be permitted notmore than one (1) temporary
sale sign in any window and a total of not more than three (3) signs for each use,
c, Duration. Except for the end of season period from March I through April 15,
temporary sale signs may be maintained for a period not to exceed fourteen (14)
days and shall be removed at the end of the fourteen (14) days or on the day
following the sale, whichever shall occur first, and shall not be replaced for at
least 3 months following the removal of signs,
7, Temporary banners, pennants, streamers, balloons, and other gas filled figures, Temporary
banners, pennants, streamers, balloons or other gas filled figures advertising special campaign,
drive, activity; or event of a civic, philanthropic, educational, or religious organization for non-
commercial purposes" subject to the following:
a, Type: All types must be reviewed and approved by the Design Review Board
b, Number & Location: Number and location shall be subject to the written
approval of the Aspen Highlands Village Association Manager.
t, Duration: Any temporary signs may be erected and maintained for a period not
to exceed fourteen (14) days prior to the date of which the campaign, drive,
activity, or event advertised is schedule to occur and shall be removed within
three (3) days of the termination of such campaign, drive, activity or event.
6.6 SignageGuideline Enforcement
The Aspen Highlands Village Association hereby reserves the right to enforce the signage guidelines arid approvals
issued by the Design Review Board regarding signage to the fullest extent permitted with respect to Association
covenants and rules and regulations under the Declaration for the Aspen Highlands Association. The enforcement
process shall include: site walks to review the development for signage guideline violations, issuing letters of
violation, issuing fines or penalties for non-compliance, and the final action of placing a lien on the offending
individualspropeliy if they remain in violation. The City of Aspen also maintains its right to enforce the Aspen
Highlands Village PUD requirements as permitted by law,
Page 10 of 10
Aspen Highlands Viliage PUD Amendment - Signage Guidelines
Version 1.0 - 7/25/2003 4,:} 1 PM
IIIUIIIII III III
SILVIA DAVIS PITK.IN COUNTY CO
III' "'1' .,...,~."."48'76'e."9"" ,,'
Page: 1 of 1
.~08/29/2003 10:47A
R 6.00 0 0.00
RESOL DTION NO.' 20'
(SERIES OF2003)
A RESOLUTION OF' THE CITY OF ASPEN PLANNINGAL~DZON1NGCOMl\1ISSION
DENYING THE ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT (PUD)
SIGN GUIDELINES, CITY OF ASPEN, PITKIN COUNTY, COLORADO.
WHEREAS, the Community Development Department received an application from Hines
Highlands Limited Partnership and the Aspen Highlands Village Association requesting approval for
sign guidelines specific to the Aspen Highlands Village PUD; and,
WHEREAS, upon review of the application, the applicable code standards, and the
Community Development Department recommended approval of the sign guidelines for the Aspen
Highlands Village PUD; and, ,
WHEREAS, the Aspen Planning and Zoning Commission. has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein; and,
WHEREAS, during a duly noticed public hearing on August 5, 2003, the Planning and
Zoning Commission denied, by a 5 to 1 (5 - 1) vote, the Aspen Highlands Village PUD Sign
Guidelines included in the staff memorandum as Exhibit "c" ; and,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AL~D
ZONING COMMISSION AS FOLLOWS:
Section 1:
Pursuant to the procedures and standards set forth in Section 26.310 of the City of Aspen Land Use
Code, the Planning and Zoning Commission denies the Aspen Highlands Village PUD Sign ,
Guidelines that were reviewed by the Planning Commission on August 5, 2003 and were included in
the staff memorandum as Exhibit "C."
Section 2:
This resolution. shall not effect any existing litigation and shall not operate as ail abatement of any action
or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided,
and the same shall be conducted. and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this resolution is for anyreason held
invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate,
distinct and independent provision and shall not affect the validity of the remaining portions thereof.
DENIED BY the Planning and Zoning Commission of the City of Aspen on this 5th day of August
2003.
~'J.l.V
dty Attorney, ~,
ATTEST:
NG AND ZONING
~ --.-r
Jasmine Tygre, Chair
".=>
,^~
r
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304,060 (E), ASPEN LAND USE CODE
QJs PU,~p~~~vd
ADDRESS OF PROPERTY:
,200_
STATE OF COLORADO )
) SS.
County of Pitkin )
I, ~ lM~6 l-l~rJ~ .... (name, please print)
being or represf?nting an Applicant to the City of Aspen, Colorado, hereby personally ,
certify that I have complied with the public notice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
K;ublication of notice: By t~le publication in the legal notice section 'of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto.
Posting of notice: By posting of notice, which form was obtained fromth\
Af~~~bliiI~lY Dev~lopme~t Department, which was made of suit~ble, .)
;1),:>" waterproor\natenals, which was notless than twenty-two (22) l11ches wide
, ii' and twellt~..;s~ (26) inches high, and which was composed of letters not
less than bre lhch in height. Said notice was posted at least fifteen (15) days
, prior to the pJblic hearing and was continuously visible from the _ day of
}('f ,200_, to and including the date and time of the public
hearing. A photograph of the posted notice (sign) is attached, hereto, J
Mailing of notice. By the mailing of a notice obtained from the C0111l11Ul~~y
Development Department, which contains the information described in Section
26.304.060(E)(2) ofthe Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, COUllty, mUllicipal govenunent,
school, service district or other governmental or quasi-goverrunental agency that
owns property within three hundred (300) feet of the property subject to the
development application. The names and,addresses ofpropeliy owners shall be
those on the cunent tax records of Pitkin County as they appeared ~io more than
sixty (60) days prior to the dateofthe public hearing. A copy of the owners and
governm,ental agencies so noticed is attached hereto.
(continued on next page)
.~-
,f".,
,r--.\
Rezoning or text amendment. Whenever the official zoning district map is in
any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners ofreal propel1y in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
J
"Mfidavit of Notice" was acknowledged before 1- fui~,ay
/ , 2003, by ::::.Y'"~~ "\ '
I'OB"~ NotrcE''''''''''
.RE: ASPEN fitCH VILLAGE PLANNEtlONrr
DEVELOfl\18, > , MENDMENT " , " " ~1
NO!ICE 19J;1l':8f:I3Y , IVEN that a public hearing"-;
win~e hel,(:I on Tli day, October 14, 2003, a/ a
meetmg to begin 5:00 p,m, belore the Aspen ',"
Clt Co City Hall Council Chambers
, to~on~i~~~ ~~a~plic~Ho~
, ,,' " Hines Highlanc!sLimite(:l PartIler,'
shIp and th~ ",spen Highlands 'Wlage ASsocia- \
tlOn, requestmgapprovai.of a Pianned UnitDevel"
opment O::UD) Amendment .lor approval of ,a sign
c?de speS'flc to Aspent!ighiands Vllfagear,d con-
slstent,,'^",tht~e Aspen Highlands ViJlageRetali
SIgn Gmaelines,
;':Fdr-"~'~~tJ9fut~~;;i?rl:~::~:?E,~~~t;,'S.~;~h.':9~t,~~:'.':;-t
~,!j~;~!7f;:'=:~:
, , "," ,.;,,, t~ Aspen City Council
Pubh~hed m The Aspen Times on September 27
2003, (0~I8) , ", ' ,
WITNESS MY HAND AND OFFICIAL SEAL
y-/~~~
ATTACHMENTS:
--'-7:-:_
COpy OF THE PUBLICATION
PHOTOGRAP.H OF THE POSTED NOTICE (SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
r'\
,~\
ATTACHMENT 7
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY: HI{~~I\JcevJs ~c1j)kvvt~cJ
SCHEDULED PUBLIC HEARING ^DATE' 7l!3 / CF:;Z
, Aspen, CO
,200_
STAJ'EOFCOLORADO )
) 55.
County of Pitkin )
I, qQ I&i <e-S LI'vrI+- (name, please print)
being or'represel1ting an Applicant to the City of Aspen, Colorado, hereby personally
ceIiify that I have complied with the public notice requirements of Sectio~126.304.060
(E) of the Aspen Land, Use Code in the followhlg manner:
~publication of notice: By th~ publ~cati?n in th~ legal notice section of an official
paper or'a paper of general ClrCUlatlOn 111 the CIty of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached her~to.
"/;',;:l;::<2<:;.~,<... \ ",' ~ . ,J
:PQ.5P':lio/~otice.: By posting of notice, wl:.ich forrri wasobtai.ned from tl}e
Commui1)ty Development Department, whIch was made of sUItable,
.~' vi<1terprolffirtaterials, which was not less than twenty-two (22)hlches wide
~~'~ ",}iitd"twen,ty-six (26) inches high, and which was composed of letters not
1;2, (') , r~~s than one inch in height. Said notice was posted at least fifteen (15) days
\t", pr,igf toJ4~".public hearing and waS continuously visible from the _ day of
~~~"e(lAP,O,~ltV , , 200 , to and including the date and time of the public
':~:'\i1e"afttg. A photograph of the posted notice (sign) is Clttached hereto, ,
.A1ailing of notice. By the mailing ofa notice obtained from the COl11l11Unii)'
Development Department, which contains the information described in SectiOl~
26.304.060(E)(2) of the AspenLand Use Code. At least fifteen (15) days prior to
the public hearing, notice was hand delivered or mailed by first class postage
prepaid U.S. mail to any federal agency, state, COUIlty, municipal govenmlent,
school, service district or other governmental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject to the
devdopment application. The names and,addresses ofpr6peIiy owners shall be
those on the cunent tax records of Pitkin County as they appeared ~10 more than
sixty (60) days prior to the date of the public hearing. A copy of the owners and
governmental agencies so noticed is attached heteto.
(continued on next page)
j;
~,
r'\
Rezoning or text amendment, Whenever the official zoning district map is in
. any way to be changed or amended incidental to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal of this Title and enactment of a new land use
regulation, or otherwise, the reqlJ.irement of an accurate slUvey map or other
sufficient legal description of, and the notice to and listing of natm~s and'
addresses of owners of real' propeliy in the area of the proposed Chatlge shall
be waived. Hm~Tever, the proposed zoning map has been available for public
inspection in the plat1l1ing agency during all business hours for fifteen (15) days
prior to the public hearing on such atnendments.
t . -r'L .
TI;e foregoing "Affidavit of Notice',' was ac~owledged befor~s )8 &y
of dU7 ,', , 2003, by ~S L)
\
WITNESS MY HAND AND OFFICIAL SEAL
f'UBLI NOTICE
,'.. RE: ASPEN HIGHLAND' VILLAGE PLANNED \)NIT ..
DEVELOPMENT (POD) NDMENT
NOTICE IS HEREBY' thiit"a public hearing .-
viilI'ne neld' on August 5, 2003, at allf,l
meeting to begin 'at 4: p.m. before. the Aspen
Planni~g arl~ .Zo~mgSo~miS~~?,~, ,Sisi~r:,::9~i,~S~
Room, 130 S, Galena.Street, to consider an appli- ,;..
,..catio~ ~spJ2I,nitted 'by Hines Hignlands Timitea
Partnership and the Aspen Highlands Village As-
sociation; requesting approval 'of' a Planned"Unit ..,"
Development (PUD) Arite~dmenlfor approyal, ofa ;:.
. sign code specific to Aspen Higlilands Village and'
. 'con.$istent witIl:the Aspen Highlands VillageRe- .
tail Sign Guidelines, ..
For further information,contacLS~rah Qates'iit ,_,
the City of Aspen' CclIiiinunily..iYevelopmenfne:.....
'p artm.,en..t".,I. 30S., ,Ga.',l ej,St.,Aspen ,CO( 970)920-
5441, saraho@d,aspen, o.us,
" .' '. slJasmine Tygre, Chair;
,'.;;, ~'4.~~ J;..spen Plan.oi g and Zoning Commission:~
Published in The Asp Times on July 19, 2003,
.(0611)
ATTACHMENTS:
COPY OF THE PUBLICATION
PHOTOGRAPH OF THE POSTED NOTICE (SIGN)
LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED
BYMAIL
;,
";jr'J
~
,-----\
ATTACHMENT 7
AFFIDA VITOF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE
ADDRESS OF PROPERTY, Q VIaS Vjr Q; pao ~e~#o
5 'O~ ,200_
STATE OF COLORADO )
) 55.
County of Pitkin )
~ t' ~(
I,~ iA ILA.. \2S ~nA \ (name, please print)
being or representing an Applicant to the City of Aspen, Colorado, hereby personally
certify that I have complied with the publici.1otice requirements of Section 26.304.060
(E) of the Aspen Land Use Code in the following manner:
A- Publication 0.1 notice: By the publication in the legal notice section of an official
paper or a paper of general circulation in the City of Aspen at least fifteen (15)
days prior to the public hearing. A copy of the publication is attached hereto,
po..sjjng of notice: By posting of notice, which forni was obtaiIled from the
. C~nmiUlity Development Department, which was made of suitable,
,waterprQ91tnaterials, which was not less than twenty-two (22) inches wide
arid twen~~lx (26) inches high, and which was composed ofletters not
,l~~~ than "pne1nch in height. Said notice was posted at least fifteen (15) days
r;:ptfoy to tlie.prJtblic hearing and was continuously visible from the ___ day of
'~.I~helltii}g*lt()toird}~~ftfi~,~00~fetiHb;it~i7;i~j' ~a1it:~e~h:fe~~~e public
":~~ ,'.;:;;;':;::2'i::,J~:d::;l~..5,~~;~j~f{~tk:,;~::;;Uf*y,i:~t%~.fi;~if$\.i,g'i;:;;;i.;;;ⅈJi%f:;fi~:;,f#~;.fi;~;.i;$.f;;..[~i~;.jf'i~i;;;'"
_ Mailing of notice. By the mailing of a notice obtained from the Community
Development Department, which contains the, informati()ndescribedirl Se<;tioIl,
26.304.060(E)(2) ofthe Aspen Land Use Code. At least fifteen (15) days prior to
the public hearing, noticewas hand delivered or mailed by first class postage
prepaid U.S. mail to allY federal.~?eIlcy, state, county, municipal government, )
school, service district or other governinental or quasi-governmental agency that
owns property within three hundred (300) feet of the property subject to the J
development app1fCa'fretl. The names and addrl:)sses of property owners shall be
those on the current tax records of Pitkin.C:9uuty as they appeared no more than
sixty (60) dayspriorto the date of the public hearing. A copyofthe owners and
governmental agencies so noticed is attached hereto.
(continued on next page)
r--.
,~,
Rezoning or text amendment, Whenever the official zoning district map is in
any way to be changed or amended incidentaJ to or as part of a general revision
of this Title, or whenever the text of this Title is to be amended, whether such
revision be made by repeal ofthis Title and enactment of a new land use
regulation, or otherwise, the requirement of an accurate survey map or other
sufficient legal description of, and the notice to and listing of names and
addresses of owners of real property in the area of the proposed change shall
be waived. However, the proposed zoning map has been available for public
inspection in the planning agency during all business hours for fifteen (15) days
prior to the public hearing on such amendments.
~,~
nature
The ~Oing "Affidavit ofN. otice" was acknowledged before me thi~. day
of ~.. ..,2003by3~ ~")~ i
WITNESS MY HANI) i\NDOFFICIAL SEAL
My commission expires: fo/ ~l O_~
PUBLIC NOTICE
RE: ASPEN IDGmANDS'VRIAGE PlANNED UNIT
DEVELOPMENT WOO) AMENDMENT '
NOTICE ISIIEREBY GIVEN that a public hearingwill be held oriTuesday, July
15, 2003, at a meeting to begin at 4:30 p,m.before the Aspen Planning and Zoning
, . Commission, Sister Cities Room, 130 S, Galena Street, to consider an application
,...,' submitted by Hint~s Highlands Limited partnership and the Aspen Highlands Village
, Association, requesting approval of a Planned U riit Developnierit (PUD) Arrieridmenffo[
, "PPC0':" "'1 'ig~ code ~'fif'1' ~pe"t'ighl"",,, Villa,e~d ","",,,,!,,,,"h the-j"""
Highlands Village Retail Sign Guidelines, Forfurtherinfonnation, contact Sarah ~
the City of Aspen Coriimunity Development Department, 130 S. Galena St., Aspen, CO
(970) 920-544 I ,saraho@cLaspen.co.us,
'N)
ICED
~
S1Jalimine Tygre, Chair
Aspen Planning and Z9ning COIiUijlSSi(iD
THE CITY OF ASFEN
Published in the Aspen Times On June 27, 2003,
f
~
i~"\
County of Pitkin
}
}
}
SS.
AFFIDAVIT OF NOTICE PURSUANT
TO ASPEN LAND USE REGULATIONS
SECTION 26.304.060(E)
Lf~d ~
, being or representing an
State of Colorado
I,
~ ~lMe.s
Applicant to the City of Aspen, personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060(E) of the Aspen Municipal Code in the following
marmer:
1. By mailing of notice, a copy of which is attached hereto, by first-class postage prepaid U.S.
Mail to all owners of property within three hundred (300) feet of the subject property, as indicated
on the attached list, on the _ day of ,200_ (which is _ days prior to the public
hearing date of
).
2. By posting a sign in a conspicuous place on the subject property (as it could be seen from
the nearest public way) and that the said sign was posted and visible continuously from the _ day
of , 200_, to the ---.:.- day of , 200_. (Must be posted for at least
ten (10) full days before the hearing date). A photograph of the posted sign is attached hereto.
~. PuJ)) ,s!it ~d jlJc>h\c-~
dE "tAj\jN1to
TO ESTAB-
,TICErS . ,.,'. '. . ubli~h~~;ing
1Nd]behel~on. uesday, September] 1 2001 at a
meeting to begin at ;4:30 p,ni. before: t~e ASpen
~ll1l1nlng and Zoning Commission, Sls~er Cities
,oom, City Hlill, 130S, Galena St., Aspen, to con- ,.
sl.der . an ,application submitted by Hines
.,.' Hlghll1nds I,imlted. Partnership requesting a
~"'1It development amenilmenttoestab-
hshsignage guid r' ,,' .
Yiliage, The pro~~~~y rrllhm Aspen Highlands
the Aspen Highlands VilJa~om~~nly known ~s
Ocated on Maroon ere e, e property is
Aspen Highlands Sid A ek Road, at the base of
;spen High School. rea and IS southwest of
. or further Informat'
the Aspen/Pitkin' ~6' conta~tJo:yceOhison at
Department, 130 S, Gal:mumty. Development
920.5. O. 62,.jOy.ce.o@....'..........na.St.,A.spen,.CO(97.0'
, ' ,',' ".,.', :I,aspen,co,us, , J
. Aspen piannin S/Jasm!ne Tygre, Chair
Published in The As g andZonmg Commission
2001. (76316) pen TImes on August 25,
Signature
Signed before me this _ day of
200_, by
WITNESS MY HAND AL'ID OFFICIAL SEAL
My Commission expires:
.....
Notary Public
PUBLIC NOTICE
RE: ASPEN HIGHLANDS VILLAGE PLANNED UNIT DEVELOPMENT
AMENDMENT TO ESTABLISH SIGNAGE GUIDELINES
NOTICE IS HEREl~Y G~N"tl1at~ public hearing will be held on Tuesday, August 21, 2001 at
a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Hines
Highlands Limited Partnership requesting a planned unit development amendment to establish
signage guidelines within Aspen Highlands Village. The property is commonly known as the
Aspen Highlands Village. The property is located on Maroon Creek Road at the base of Aspen
Highlands Ski Area and is southwest of Aspen High School. For further information, contact
Steve Clay at the Aspen/Pitkin Community Development Department, 130 S. Galena St., Aspen,
CO (970) 920-5095, stephenc@ci.aspen.co.us.
s/Jasmine Ty~re, Chair
Aspen Planning and Zoning Commission
Published in the Aspen Times on August 4, 2001
------------------------------------------
p,'
City of Aspen Account
NOV-27-2002 11:33 FROM:
TO: 83-9205439
P.001/006
~
Beach
"
Resource Management. LLC
Telefacsimile Transmission
From: (970) 925-3475
Date: 'p.;<;b.?- Project/Client: e" 1/1 .a.1?I7 1S-d
To: c.54~ ~~
Telefax Number: P,;/..t) --4'139
This teJefax consists of
(Including cover sheet)
legal and/or 06 , letter size pages.
...
...../
Original Mailed:
SA "0... ~
,
Yes
'~
. I!II~ ,P/~-:' -?f:I~. #~eI.! ~an/
C~1J;1 ;JkS/ifJ1 &t)~aiJJ1~.
Ld /J.;e ,tnaw;'/' l' ()'~ ~c, <1-/ ~rljer
d~~L6/~ce. .
~ -r") 2b~~4
H you have any trouble receiving this transmission call (970) 925-3475.
This transmission is intended only for use by the individual 01: entity addressed above and
is considered confidentialbetween,th~~~ parties. If you have received thi.s transmission
in error, you should take immediate ijctjon to prevent its disclosure~ dissemination, or use
by any other party.
.
:1Je~'d..1, 1!-J"Ge
71S W. Main, Suite: 304, Aspen, CO 81611 ~70) 92S-~ Fax: (970) 925-4754
NOV-27-2002 11:33 FROM:
0'"
...." ,.....'
@ :"I@lAnD~ VlllAG[
~
"\.J
TO: 83-9205439
P.002/006
""
Aspen Highlands Village
Design Guidelines
Amendment 2.0
N eighborbood Sign Design
Please note the addition of Appendix L, Section 1, Neighborhood Sign
Design, in the Aspen Highlands Village Design Guidelines. Following is the
approved format for NeighborhOQd Sign Design, which supercedes any and all
reference to other signage requirements:
Design Specifications
Each sign for a Homesite should be consist~t.ltVJ~!bth~~mple given in
Exhibit 3. The Aspen Highlands Village logo and Hines Resorts
Development should be central to the sign. Colleen Brown of Alpine Sign
Shop is an exc,lusive manufacturer of the approved sign. Owners, realtors and
contractors should work directly with Colleen Brown for manufacture and
installation of the sign. All signs must be posted within 14 days from
construction start. During the 14 days, a regular listing sign or temporary
construction sign will be allowed. Any design varying from the approved
Brown Design format must have; Design Review Board approval. See
attached Exhibit 4 for details.
Cute Period:
14 days
1 ~ warning
2nd warning
Jrd warning
From construction start to inStalla.tjotl of approved sign
By telephone from ORB o()ordinator
In writing from ORB. with llotice of 7 day cure period
Removal of non-approved sign from hom~site
This amendment is hereby approved and appended as Appendix L,
Neighborhood Sign Design, in the Aspen Highlands Village Design
Guidelines.
Post Office Box 5115 Aspen, CoIoredo 81612
{970)920-1710 Tel- (970)920-3955 Fax
?,
...
NOV-27-2002 11:33 FROM:
TO: 83-9205439
~, ~
-- ~c:7
~
\:jj
\
;'01'
r\
~
l
J
/'
~t- -~,
.'
P.003/006
/'
If
~
\
NOV-27-2002 11:33 FROM:
~
\J
Amn "16HlA"O~ VlllAG[
@'....
.. ,.'
. ',' ~.
TO: 83-9205439
P.004/006
r""\
Aspen Highlands Village
I>esign GuideliQts
Amendment 2.1
Realtor Sign Design
Open House Signs
,-,
Please note the a<.iditiQnof Sectioll ~ to Appendix L, Neighborhood Sign
Design: Reallor Sign Design, Open House Signs in the Aspen Highlands
Village Design Guidelines. 'Following is the procedure for obtaining and
posting approved Open House Signs:
Design Specifications
A realtor Open House sign for a homesite is available froll1.t\spen Land &
Homes for a 48 hr. period, Each sign displays the approved format that
includes the Aspen Highlands Village logo, along with Hines Resorts
Development verbiage. Signs may not be posted after the event and should be
returned to Aspen Land & Homes within the 48 hr. period. 'Please see
attached Exhibit 5 for design fonnat.
This amendment is hereby approved and appended as Appendix L, Section 2,
Realtor Sign Design, Open House Signs, in the Aspen Highlands Village
Design Guidelines.
Post Office Bo~ 5115 Aspen, Colorado 81612
(910)920-1710 Te/- (970)920.:3955 Fax
~
NOV-27-2002 11:33 FROM:
Ci
'-J
@':~
. '".....'.
,.......
LJ:,:~:,-
.....::...
... ..:
TO: 83-9205439
P.005/006
~
#AsPtO HI'"lR001 VlllaG(
OPEN
HOUSE
-+
AI.,.
(~,
NOV-27-2002 11:33 FROM:
TO: 83-9205439
P.006/006
~
Ds,gll R.N,~ Procrtlurrs
Water Connections and Toilc::ts
Perm.1nem Water connectlon and tc=mporary enclosed chemical toilets
must be available durin, ConStruction. Chc:mical toilets should, if possi.
ble, be screened from VIew and be 1Q(;;'\ted away from neighbors,
Inspections
In addition to the buildmg inspections required by the PitKin County
BuildlnE/ Department, the folloWing inspections must be scheduled with
the DRB:
Ini'tial inspection. To review loeauon of homesite driveway location,
building comers, ilnd protected vegetation, This inspection must be
completed prior to start of construction.
Final in$pc:~tion . To ensure that all pOrtions of the construction activity
inel\.lding alllandscap1ni and remedial work ,ue fully complete accord-
ing to the approved final workine drawings. Upon approval of this
inspection the DRB iSSUes a certificate of compliance:.
It is the: DRBs rcspoMl;ibiliry to review for compliance with these:
Guidelineli. The DRB assumes no responsibility ror reviewing for com.
pliance with the terms of the AHV PUD Or of any other applicable
codes, reqUirements or retulations,
Erosion and Sediment Control
During constrUction, erOliion shall be mil'limi:r::c:cl through proper soil ,~.
bilizuion, wa~r cont'1'ol, an.d timc:ly revcget:J.tion. The contractor shall
implement all control techniques outlined in the applicant's approved
Erosion, Control and Revegetation Planli.
Const'ruction Signs
One c:onstTUt;:tion sign will be allowed for each project. The sign shall
not exc~d 16 square feet of tatal a~a, and shall be located within the
project boundary and visible from an adjac::e:nt road.way and/or entry to
the project. The sigl'l will.be frecnandi....g ;lna c:onsMou:tca in a 'tan-
cbrdi:l:e:d format as provided by the: DRB. Constn.!ction signage will be
allowed for the duration of C:onstNc:tion or 18 months, which~r is
less.
~
l
AltlrY
47
,,/
""~--
t~~ ...
..
'"
~
"
December 5, 2002
\ ,
Deborah Prince
Beach Resource Managem~nt
715 W. Main Street, Suite 304
Aspen, CO 81611
ASPEN /PITKIN
COMMUNITY DEVELO!'MENT DEPARTMENT
,RE: Aspen Highlands Villa~e PUD Sign 'Code Master 'plan
Dear Deborah:'
Enclosed please find the application that was submitted by Hines/Aspen HighlaJ.~ds Village last
year. The intent of the application was to develop a set of specific sign guidelines for Aspen
Highlands Village, ,as some of the elements 9fthe proposed guidelines are inconsistent with our
sign code. I think 'there are a couple of items that need to be included in the sign guidelines such ,
as:
./ Standards of RetaillCominercial Signs ,
./ Sta~dards for Temporary Signs such as real estate signs, construction signs and special
events signs
./ Any other guidelines pertaining to signs which may be part of the AHV design guidelines
,(i.e.' the City does not allow for sandwich board signs and I think in some instances AHV,/
~ncouragesthem) , '
The City of Aspen sign code is divided into exempt and non-exempt signs. Temporary signs
such as real estate signs are exempt from obtaining a permit but must meet the dimensional
requirements of the code. Non-exempt signs are retail ~igns and these require a permit. We would
like to review and receive permits on the retail/commercial signs as we would any other non- ,
exempt sign in the City. This application can be done in conjunction with the AHV Design'Review
Board review. We would also like to retroactively receive'sign permits for the existing
commercial~igns and do enforcement on any non-compliant signs (exempt and non-exempt) in the
future.... '
As I mentioned ,on the phone, the City would like to have a concrete plan to bring forward to
the Planning and Zoning Cominissionwithin ninety (90) days. Please contact me at 920-~441 with
any questions.
130 SOUTH GALENA STREET' ASPEN, COLORADO 81611-1975 ' PHONE 970,920.5090 ' FAX 970,920.5439
Printed _on Recycled Paper
~
..
RegardS,#
~S' Zoning Officer
City of Aspen
Enclosures
"
, , ,