Pitkin County planning panel recommends Fister subdivision, includes 55‑acre conservation easement

The Pitkin County Planning and Zoning Commission on June 2 voted unanimously to recommend approval of a detailed subdivision, activity‑envelope and site‑plan package for the West Buttermilk ‘‘Fister’’ properties, forwarding the matter to the Pitkin County Board of County Commissioners (BOCC) for final action.

County planning staff presented the application and told commissioners that the applicants proposed to subdivide two existing tracks into six lots, to place 55 acres into a conservation easement, to formalize an Al Creek Trail easement and parking, and to limit overall development intensity through a 50% density reduction, lot‑level reductions in height and floor area, and other commitments. Staff said the package includes infrastructure commitments — two new on‑site water tanks for fire protection, driveway pullouts, a 5,234‑square‑foot residence proposed on lot 4, and a commitment of $15,000 to the Aspen Fire Protection District for vegetation management.

"Staff found that the detailed subdivision, activity envelope and site plan comply with the code, subject to the draft resolution," said Tammy, the county planner who presented the project and summarized agency comments. Tammy also noted that the Colorado Division of Water Resources had requested additional documentation to verify water rights; staff said the applicants had preliminarily demonstrated they can meet those requirements but final documentation will be required before BOCC action.

Applicant representative Glenn Horn said the plan clusters development on the northeast corner of the site to preserve elk calving habitat on the west side and described two build options tied to elevation contours: "If the house is located below the 8,250 contour line, it could be 8,250. But if it's located up here above the 8,250 line, the house would be limited to 5,750," he said, explaining that some lots would need a separate growth‑management allotment or transfer‑of‑development‑rights (TDR) approval to exceed the lower limit.

Commissioners pressed staff and the applicant on several technical items before voting. They asked about outstanding DWR comments on water‑right documentation, why some lots would rely on private wells while others are served by the Metro District, and why the PUD varied standard setbacks (staff and applicant said the PUD enabled setbacks to be varied to accommodate clustered house sites and to avoid a subsequent variance process). Staff confirmed the applicant will need to provide the DWR documentation and other engineering confirmations before the BOCC records a final plat.

One narrow stretch of proposed driveway exceeds standard county parameters (a short segment above 12% grade and a 12‑foot width where the standard is 16 feet) but has been reviewed and accepted by the county planning engineer and the fire marshal with engineered pullouts. At a commissioner’s request, the commission amended condition 14F to expressly reference the driveway plan profiles submitted with the application as the controlling plan for those nonstandard sections.

The commission took the motion to recommend approval (moved by Commissioner Debbie Kelly, seconded by Commissioner Joe Mason), recorded the amendment to condition 14F, and then voted by roll call. Commissioners Chelsea Clark, Joe Mason and Debbie Kelly and Chair Jill Krabacher voted in favor; the commission recommended approval and forwarded the package to the BOCC. Staff said the BOCC hearing was tentatively scheduled for July 22.

The public hearing drew no public speakers in person or online. The commission closed the hearing and adjourned after briefly noting next meeting dates.

Next steps: the BOCC will consider the recommendation and the final plat/subdivision documents at the BOCC hearing; staff indicated DWR water‑rights documentation and recorded easements will be required before the BOCC records a final plat.