Loading...
HomeMy WebLinkAboutpitkin.planning.246313301006 (2006)DOCUMENT LAYOUT THIS FILE MAY OR MAY NOT CONTAIN ALL OF THE INFORMATION LISTED BELOW IN THE FOLLOWING ORDER Summary Sheet Resolution for the BOCC and/or P&Z Ordinance for the BOCC and/or P&Z Determination for the Hearing Officer Administrative Determination Staff Memo Application Public Notice, Affidavit, Application Letter, Referral(s). Letter Site Plan Miscellaneous ADMINISTRATIVE DETERNIII~TATION OF THE COMMUNITY DEVELOPMENT DHtECTOR OF PITKIN COUNTY, COLORADO, GRANTING THE CHANDLER ACTIVITY ENVELOPE AND SITE PLAN APPROVAL FOR BLOCK 2, LOT 6 OF THE BOCC APPROVED PRINCE CREEK SUBDIVISION, 0442 HANDY DRIVE Administrafive Decision No~-2007 RECITALS Michael Chandler (hereafter referred to as "Applicant") has applied to the Community Development Director of Pitkin County ("Director") for Activity Envelope and Site Plan approval to construct a detached garage/CDU. 2. The Lot is located at Block 2, Lot 6 of the BOCC approved Prince Creek Subdivision. The Lot is zoned RS-30, approximately 2.6 acres, and is non-conforming in size. PID#: 2463-133-01-006. The Lot is currently developed with a single family residence of 2,300 square feet. No previous land use approvals apply to the Lot. The Lot is located within a low wildfire hazard area, is not visible from Hwy 133, and does not contain any elk or mule deer winter ranges. The Applicant submitted an application after July 6, 2006, therefore, the application is being considered pursuant to the 2006 Land Use Code, as amended. The affidavit of public notice was mailed on January 3`d, 2007 to the adjacent property owners of the subject parcel. Public notice was published in the paper on December 31, 2006. No comments were received within 30 days. 6. The Director finds this request is consistent with the requirements of the Land Use Code. APPROVED by the Director, subject to the following conditions: The Applicant shall adhere to all material representations made in the current or prior applications or in public meetings or hearings and shall consider those representations to be conditions of approval, unless amended by other conditions. No calculations for height, bulk, setback, size, floor area, or any other building and zoning requirements have been conducted. These requirements will be considered at the time of building permit. Any structures represented in the application may not be permitted under building and zoning regulations. Prior to submission of any future building permit applications, the Applicant shall be required to submit for approval by the County Attorney and Community Development a Site Plan with an Activity Envelope in accordance with Land Use Code Section 2-30-20(g) and Application manual Section 2.1.12. The above referenced approvals shall be a condition precedent to finalization and recordation. The Site plan shall also incorporate the following change: a. The Site Plan shall state that the following: (1) Lot is mapped in a low wildfire area; (2) The Lot is not mapped within any known wildlife areas; b. The Site Plan shall include a signing block for the Community Development Director; c. The Site Plan shall include a footprint of the garage/CDU; d. Change the title to "Chandler Activity Envelope and Site Plan". Page I of 7 RECEPTION#: 53$869, 06/13/2007 at 10:26:05 AM, 1 OF 7, R $0.00 Doc Code ADMIN DECISION Janice K. Vos Caudill, Pitkin County, CO No structural development, with the exception of fencing, in excess of 30" shall occur within the setbacks of the Lot. Landscaping in the form of berms shall not exceed four feet from the most restrictive grade. Any development located within setbacks mandated by County zoning regulations shall require a variance from the Board of Adjustment. Approval of a landscape envelope within such setbacks does not assure approval of a variance. Prior to issuance of a building permit application for the garage/CDU, the Applicant shall: a. Complete a fireplace/woodstove registration form with the Community Development Department, if necessary. b. Obtain a stormwater permit from the State of Colorado if site disturbance exceeds one (1) acre. c. If necessary obtain a County access/driveway/turnaround permit acceptable to the Aspen Fire Protection District and County Engineer. d. Submit a drainage and erosion control plan for review and approval by the Planning Engineer. All slopes steeper than 2:1 shall utilize erosion control blankets. e. Submit a construction management plan for review and approval by the County Engineer showing the locations of staging, material storage and employee and construction traffic parking. f. Pay the applicable road and employee housing impact fees. g. Obtain a permit for construction of the ISDS. 6. All development on slopes 30% or greater shall comply with the following standards: a. To the extent possible, the development shall be designed so as to: avoid adding water to the site that would cause decreased stability; avoid removing the toe of the slope without adequate mechanical support; avoid increasing the weight load on top of the slope; re-contour disturbed slopes so that they can be re-vegetated; avoid steepening of existing slopes. 7. If retaining walls are used, they shall comply with the following standards: a. Retaining walls may be permitted to support steep slopes but should not exceed four (4) feet in height from the finished grade, except for (i) a structure's foundation wall, or (ii) as necessary to construct a driveway from the street to a garage or parking area, or (iii) as otherwise expressly allowed by the Land Use Code. b. A retaining wall should not exceed seven (7) feet in height. Retaining walls greater than four (4) feet in height shall be supported by appropriate engineering and reviewed and approved by the County Engineer. c. Terracing should be limited to two (2) tiers. The width of the terrace between any two four (4) foot vertical retaining walls shall be at least three (3) feet. Retaining walls higher than four (4) feet should be separated from any other retaining wall by a minimum of five (5) horizontal feet. Terraces created between retaining walls shall be permanently landscaped or revegetated with native vegetation. d. Retaining walls used to support existing road cuts may exceed (a), (b), and (c) of these guidelines. e. The Applicant shall submit the HP Geotech subsoil report at the time of building permit submittal for review and approval of recommendations by the Planning Engineer. The Applicant shall submit a landscape plan to the Community Development Department for review and approval that screens the residence from Prince Creek Road. This landscape plan shall include plantings that will soften the visual affect of the garage and CDU using native vegetation. Page z of ~ 9. Standards Applicable to All Wildfire Hazard Areas: Development is allowed in wildfire hazard areas subject to conformance with the following development standards, (which may be varied upon recommendation by the wildfire expert), and conformance with the additional standards in subsection (d) as applicable. A. Defensible Space: The area around all buildings/structures, limited by property boundaries that may limit a property owner's ability to comply with this section, shall incorporate landscaping with wildfire defensible space considerations as follows (note: actual vegetation manipulation to meet these conditions may not be necessary where the natural vegetation patterns have already fulfilled these conditions): a) Brush, debris and non-ornamental vegetation shall be removed within a minimum ten-foot (10') perimeter around all structures. b) Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels at a minimum of a thirty (30) foot perimeter around a structure built on flat ground. (For greater slopes, reference the CSFS Safety Zone chart in Wildfire Guidelines For Rural Homeowners, which provides general guidelines that may be modified by a wildfire expert acceptable to the County). c) Spacing between clumps of brush and vegetation up to the thirty (30) foot perimeter shall be a minimum of two (2) times the height of the fuel. Maximum diameter of the clumps shall be equal to the height of the fuel. All measurements shall be from the edges of the crowns of the fuel. d) All branches from trees and brush within the thirty (30) foot perimeter shall be pruned to a height of ten (10) feet above the ground with removal of ladder fuels from around trees and brush. e) Tree crown separation within the thirty (30) foot perimeters shall have a minimum of ten (10) feet between the edges of the crowns, except for mature stands of aspen trees where ladder fuels have been removed. In areas of aspen regeneration, understory shrubs and down and dead materials shall be removed. f) All branches that extend over the roof eaves shall be trimmed and all branches within fifteen (15) feet of chimneys shall be removed. g) The density of fuels up to a one hundred (100) foot perimeter of the structures shall be reduced where natural reduction has not already occurred. h) All. deadfall up to a one hundred (100) foot perimeter shall be removed. i) No new conifer trees shall be planted within ten (10) feet of a residence. j) No flammable mulches shall be placed within two (2) feet of a residence. k) The property owner shall be responsible for the continued maintenance of the defensible space vegetation requirements. B. Access a) Access roads and driveways shall be built to County standards; however, these standards may be increased to mitigate wildfire hazards based on comments provided by the Colorado State Forest Service, the Sheriff s Department, local fire protection districts and/or a person approved by the County as an expert in wildfire area designation and mitigation. Where feasible, looped routes of access/egress to a public road shall be incorporated in the design of a proposed development. Looped routes of access/egress is defined as two (2) or more dedicated access roads to the main artery/highway for widely separated ingress/egress; looped drives with one (1) entrance point or divided single entrances do not satisfy this condition. Where this is not Page 3 of 7 feasible, the Community Development Department may approve vehicular turnaround areas a maximum of seven hundred fifty (750) feet apart installed between the road intersection and its terminus. Turnaround areas shall be the same standard as cul-de-sac turnaround pads; these may be incorporated into the proposed driveway entries. b) New dead-end streets shall not be permitted, except for cul-de-sacs and other turnarounds accepted by the applicable local fire district. c) Cul-de-sac turnaround pads shall have a minimum of a thirty (30) foot drivable surface inside turning radius or a hammerhead or other T-turn area acceptable to the applicable local fire district. d) New driveways and access roadway shall enter the roadway at aninety-degree (90°) angle for the first twenty-five (25) feet of the driveway. e) Fuel breaks as recommended by a wildfire expert approved by the County may be incorporated into the design of access roads or driveways. C. Water Supply for Fire Safety a) When access to a public or private pressurized water system is not available or if it is necessary to augment fire protection water systems, private ponds may be used if approved by the Community Development Department and the local fire district. b) Any fire department recommendation for individual structure water supply and storage shall be accessible to fire deparhnent vehicles from the exterior of the structure through a fire department approved mechanism (such as a fire hydrant). The amount of storage capacity shall be determined by the fire protection district with a minimum of one thousand (1,000) gallon storage capacity per structure. c) Regardless of size, all structures (including detached garages and horse barns) where humans congregate regularly that are located within areas identified as containing "C--Severe Hazard: Trees" or "X--Severe Hazard: Brush" wildfire hazard shall be required to install in-house sprinkler systems that meet the standards of the local fire protection district and the adopted Building Code. d) All structures greater than five thousand (5,000) square feet in size shall be required to install in-house sprinkler systems that meet the standards of the local fire protection district and the adopted Building Code. At building permit submittal, the local fire protection district may require smaller structures to be sprinkled due to hazard considerations, emergency access difficulties and lack of proximity to fire protection services. D. Roofing Materials, Roofing Vents and Projections At and Below Roof Line. Unless the wildfire expert has recommended a different method of construction, roofs and projections at or below roof line in Low, Medium and Severe Wildfire. Hazard Areas shall be constructed according to the following specifications: a) Low Hazard Area 1. Roofing Materials 2. Class A covering or Class A Assembly as defined by the currently adopted Building Code. 3. No wood shakes or shingles. 4. All other adopted Building Code compliant methods and materials permitted. E. All Hazard Areas Roofs with less than a 3:12 pitch are not permitted in Low, Medium, or Severe Wildfire Hazard Areas unless they comply with the following: Page 4 of 7 a) All roof coverings shall be constructed of non-combustible materials and installed on a Class A roof assembly. b) All roof coverings shall have a surface that shall facilitate the natural process of clearing roof debris. c) Protrusions above the roofline, such as parapets, shall be prohibited. d) Roofs shall be installed as required by the adopted Building Code and shall have a minimum pitch of 1:48. e) All roof designs, coverings, or equivalent assemblies shall be specifically approved by the Fire Marshall prior to submittal of a building permit application. F. Maintenance and Miscellaneous Requirements a) Roofs and gutters shall be kept clear of debris. b) Roof vents shall be screened with corrosive resistant wire mesh, with mesh one-fourth ('/4) inch maximum. c) Yards shall be kept clear of all litter, slash and flammable debris. d) All flammable materials shall be stored on a parallel contour a minimum of fifteen (15) feet away from any structure. e) Weeds and grasses within the ten (10) foot perimeter shall be maintained to a height not more than six (6) inches. f) Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen (15) feet away from the structure. g) Swimming pools and ponds shall be accessible by the local fire district. h) Fences shall be kept clear of brush and debris. i) Wood fences shall not connect to other structures. j) Fuel tanks shall be installed underground with an approved container. k) Propane tanks shall be buried, if possible, or installed according to NFPA 58 standards and on a contour away from the structure with standard defensible space vegetation mitigation around any aboveground tank. Any wood enclosure around the tank shall be constructed with materials approved for two (2) hour fire-resistive construction on the exterior side of the walls. 1) Each structure shall have a minimum of one ten (10) pound ABC fire extinguisher. m) The Applicant shall comply with all requirements of the Carbondale and Rural Fire District Code. n) Addresses shall be clearly marked with two (2) inch non-combustible letters and shall be visible at the primary point of access from the public or common access road and installed on a non- combustible post. 10. The Applicant shall comply with the following general conditions regarding wildlife: A. When existing native vegetation must be altered within the Activity Envelope, the Applicant may be required to prepare a habitat mitigation plan acceptable to the County. Such mitigation plan may substitute (in a nearby area on the subject properly) vegetation equal in type and quantity to that being removed to mitigate effects on wildlife species. Should there be no opportunity on the property for habitat mitigation or restoration, off-site mitigation benefiting the same species may be required, or financial mitigation may be paid into a County habitat mitigation fund should such a fund be established in the future. B. Manipulation of vegetation outside of the Activity Envelope is prohibited. C. Mesh or woven wire fences are prohibited outside the Activity Envelope. D. Wood rail fencing shall employ three (3) rails or less, be the round or split rail type, shall not exceed fifty-four (54) inches in height above ground level, and twelve (l 2) inches in width (top view), and shall have at least eighteen (18) inches between the lower two (2) rails. Page S of 7 E. Wire fencing must be three (3) strands or less. The top wire should be atwelve-point-five (12.5) gauge twisted barbless type at a maximum height of forty-two (42) inches. The middle strands (which may be barbed) should be located a minimum twelve (12) inches apart and from the top wire preventing entanglement when mule deer jump over. The bottom strand should be sixteen (16) inches from the ground. F. Tall overly mature trees and standing dead trees (snags) should be retained at the rate of two (2) to five (5) per acre whenever possible as nesting and perching habitat. G. In areas of high black bear activity, fruit bearing trees and shrubs shall be prohibited within the Activity Envelope. This does not include pre-existing native trees and shrubs. H. Development shall be clustered to the maximum extent possible to minimize impact on wildlife. I. Access shall be provided to the Colorado Division of Wildlife for trapping, tagging, studying, or otherwise managing wildlife. J. Trash/garbage shall be kept in an approved bear resistant container or enclosure. K. Bird feeders, including hummingbird feeders, shall be hung away from any deck or window, and be at least ten (10) feet from the ground suspended between two (2) trees or posts. All seed feeders shall include a seed catchment pan to catch discarded seed. L. Horse grains, pellets, and cookies shall be stored in bear resistant containers. M. Pet food shall not be left outside. 11. The detached CDU shall not exceed 1,000 net livable-square feet of floor area, which shall count toward the total allowable floor area for the lot. The kitchen contains the following, as defined in the Aspen/Pitkin County Employee Housing Guidelines: a minimum of a two-burner stove with oven, standard sink, and a refrigerator plus freezer. The oven must be able to bake and broil and be at least 5 cubic feet; the sink must measure at least 14"WX16"DX5.25"H; refrigerator must be at least 5.3 cubic feet and include at least a .73 cubic foot freezer. The floor plan for the CDU shall be submitted to the County Housing Office for review. 12. The Applicant shall, by covenant, guarantee that the caretaker unit: a. Shall not be required to be rented; b. Shall not be sold or otherwise conveyed or separated from the original parcel regardless of the ultimate form of ownership of the caretaker unit; c. Shall be limited to occupancy by not more than two adults and related children, who qualify as (and have been found by the Housing Office to be) employees of the community under such guidelines as may be from time to time established, or members of the owner's immediate family, even though they may not qualify as employees of the community; d. Shall be rented for terms not less than 6 months if rented. 13. Upon completion of the CDU, but prior to issuance of the Certificate of Occupancy, County Housing Office staff shall be entitled to conduct an inspection of the CDU for compliance with the above- referenced requirements. 14. The caretaker dwelling unit restriction may be removed by the property owner upon approval of the Community Development Director, subject to the requirement that the dwelling is removed or modified. If modified, the remaining improvements must no longer be capable of occupancy as a dwelling unit and must meet otherwise applicable Code requirements. 15. The provisions of these regulations are for the purpose of providing a voluntary CDU on a legally created lot or parcel in the County. Any unit approved under this provision of the Pitkin County Land Use shall not be used for mitigation of employee housing requirements as established elsewhere in said Code. 16. Applicable road and employee housing impact fees must be paid at building permit. Page 6 of 7 17. No development shall occur outside the approved building and landscape envelopes, with the exception of vegetation removal necessary to comply with the wildfire mitigation measures described above. No structures shall be permitted outside of the approved building envelope. Applicant shall be required to obtain an Earthmoving Permit for any work outside the approved envelope. 18. The access drive shall be built to current County Standards, as described in the Pitkin County Asset Management Plan and submit for an access permit. The driveway layout shall be staked in the field and reviewed and approved by the County Engineer, prior to commencement of construction. 19. Prior to commencement of any earthmoving or other construction activity, the Applicant shall stake the corners of the activity envelope and install construction fencing around the construction site within the perimeter of the building envelope. The fencing shall remain in place until issuance of a Certificate of Occupancy. 20. All areas disturbed by construction shall be re-vegetated with native shrubs and grasses within one growing season of the project's completion. 21. Statutory vested rights for the approval contained herein are granted pursuant to the Pitkin County Land Use Code and Colorado Statutes, subject to the exceptions set forth in Pitkin County Land Use Code, § 2-20-170 and C.R.S., § 24-68-105. The statutory vested rights granted herein shall expire on June ~, 2010. 22. Failure to comply with the conditions of this approval may result in revocation of this approval, or any subsequent permit(s) or approval(s) related to this property, or vested rights associated with this property. PUBLISHED AFTER ADOPTION FOR VESTED REAL PROPERTY RIGHTS in the Aspen Times Weekly on the day of o(~~, 2007. APPROVED by the Director, this 7 ~ day of ~~,.,,.~. , 2007. ~~~ ~~ ~~ Cindy Houben Community Development Director PID# 2463-133-01-006 P265-06 Page 7 of 7 MEMORANDUM TO: Cindy Houben, Pitkin County Community Development Director FROM: Mike Kraemer, Planner RE: Chandler Activity Envelope, Site Plan, and Special Review for a CDU w/vesting DATE: June ls`, 2007 SUMMARY: The Applicant requests Activity Envelope, Site Plan, and Special Review approval to construct a detached garage/CDU. APPLICANT: Michael Chandler REPRESENTATIVE: Zac Rockett LOCATION: 0442 Handy Drive, Block 2, Lot 6 of the BOCC approved Prince Creek Subdivision. PID#: 2463- 133-01-006. ZONING/LOT SIZE: The parcel contains approximately 2.6 acres and is non-conforming in size in the RS-30 zone district. 2003 AERIAL PIIOTOGRAPHY: The Lot is highlighted in green. Page 1 of 6 000 lo~ BACKGROUND: The Lot is located within the BOCC approved Prince Creek Subdivision and is currently developed with a single family residence of 2,300 square feet. No previous land use approvals apply to the Lot. REFERRAL COMMENTS: CDOW, Crystal River Caucus, Prince Creek HOA, Housing, and Carbondale and Rural Fire District were referred on this application. No one commented. STAFF COMMENTS: ACTIVITY ENVELOPE (7-10-50): Request for an Activity Envelope and Site Plan must comply with the provisions and policies of Chapter 7. Steep and Potentially Unstable Slopes: Land Use Code Sec. 7-20-20 addresses standards for development on potentially unstable slopes; Response: The lot is relatively flat although some portions exceed 15% but not more than 30%. The Applicant has proposed an activity envelope that contains a slope area > 30% but less than 45%. It is evident that this area of steep slope was created as a result of the construction of the driveway and does not constitute a hillside worthy of protection. This area can be considered an anomaly due to the presence of the driveway pursuant to Section 7-20- 20(c)(3). This area is depicted below: r ;~~~,: ; `~ i ~.}~ 5 F~ ' ~ 9~~~ ~ ~~ ~ ~~~ ^~ .~~, ~~ ~ ~` _ - ~ ... „. ~ . "~~ ~. -, ^ ~-~4, ~~ ~ . .., ~~ ~~~ ~'.!.~ °- .. w ~ ~ Page 2 of 6 ~~00~' The Applicant has submitted an HP Geotech report that addresses development with in this area and states that slope instability is not of concern. Recommendations in this report concerning surface runoff, foundation design, and grading shall be adhered to and can be viewed as Attachment A. In addition, because development is proposed on a grade of 30%, code section 7-20-20(d) shall apply with regard to retaining walls. The remaining portion of the activity envelope has been proposed on relatively flat areas. Water Courses and Drainage: Land Use Code Sec. 7-20-30 addresses water resource standards which are applicable to all development. Response: The Applicant has shown that grading within the activity envelope will be confined to where the CDU has been proposed. Construction of the CDU will occur at the end of the driveway near the existing residence. There are no major water courses that occur on the Lot. Wildfire: Land Use Code Subsection 7-20-60 addresses development in low wildfire hazard areas. Response: The Applicant has stated that the proposed development will comply with standards for development within a low wildfire hazard area. Wildfire conditions are outlined in the Attached Administrative Decision. No comments were received from the Carbondale and Rural Fire District. The Applicant will be required to comply with the Carbondale and Rural Fire District code. SITE PLAN REVIEW The Applicant has requested site plan approval. This request requires a review of: (1) placement of development within an approved activity envelope; (2) development within a scenic view protection area pursuant to section 7- 20-120(d); (3) location of structures in accordance with rural character building guidelines pursuant to section 7- 20-120(e); (4) landscaping and vegetation protection pursuant to section 7-20-130; and (5) lighting in accordance with section 7-20-140. Development with an Activity Envelope The Applicants have proposed an activity envelope that encompasses all development on the Lot. Section 7-20-10(c) addresses tree removal mitigation. The requirement states that all trees 6" diameter at breast height (d.b.h.) removed within the Activity Envelope shall be replaced with one or more trees with total d.b.h. at least equal to the caliper of the trees removed. It appears that there are not very many trees, if any, that are 6" d.b.h. or greater. Regardless, the Applicant shall submit a landscape plan for review and approval by the Community Development Department that identifies and mitigates for all trees removed 6" d.b.h. or greater. Scenic Review Hwy 133 is a designated scenic corridor. A site visit was conducted and the proposed garage/CDU will not be visible from this corridor and is therefore exempt from development standards in Section 7-20-120(d). Rural Character Building Location Guidelines: Section 7-20-120(e) outlines guidelines for development in the rural area of Pitkin County: Response: The Lot is located in the rural area of Pitkin County and is 2.6 acres in size. The Lot does not contain any irrigated pastures or meadows. Section 7-20-120(e)(2)(b) requires the Applicant to propose a landscape plan that adequately screens the residence from the Prince Creek Road using native vegetation. This landscape plan will be submitted to the Community Development Department for review and approval. Page 3 of 6 n~~tn~~ Landscaping and Vegetation Protection: Land Use Code Sec. 7-20-130 is intended to preserve existing vegetation on a development site to the maximum extent possible. Response: The Lot contains low growing shrubs and oak. The proposed garage/CDU is sited just east of the residence and removal of substantial vegetation will not occur. Any additional plantings will be conditioned to be consistent with the existing vegetation. Lighting: Land Use Code Sec. 7-20-140 is applicable for all lighting in the County. Response: The Applicant has not provided a lighting plan but will be required to comply with section 7-20-140 of the Code regarding lighting. Driveway lighting is prohibited. ACCESS: Access to the residence will be taken off Handy Drive. The Applicant has not represented that driveway alignment will be altered. If the driveway is changed the Applicant will need to submit for an access permit prior to realignment of the driveway. SEWER AND WATER: Water will be provided by well. Aseptic field that services the existing residence will service the proposed CDU. The Applicant shall verify with the Environmental Health and Natural Resource Department for septic capacity. CARETAKER DWELLING UNIT Growth Management Exemption for a CDU Pursuant to Subsection 6-30-40(2)(C) one CDU may be exempted from Growth Management on any lot or parcel in a zone district in which a CDU is an allowed use, a use allowed by special review, or a use allowed as part of a master plan, as shown in Table 4-1. The parcel may be substandard in size. The CDU may also be attached or detached to a single family dwelling unit. Special Review for a Caretaker Dwelling Unit A caretaker dwelling unit is listed as a special review use in the RS-30 zone district and therefore must comply with the following standards (see Subsection 2-30-30): A. The special review use shall consider the applicable County Master Plan. Response: The special review use is not inconsistent with the Crystal River Master Plan. B. The special review use shall not conflict with any applicable sections of the Pitkin County Land Use Code, including the County Land Use Policies in Chapter 1. Response: The use is consistent with the Pitkin County Land Use Code and the Land Use Policies. C. The proposed development must not materially endanger the public health, safety or welfare.. Response: Staff has no reason to believe that the proposed development will endanger the public health, safety or welfare. Page ~1 of 6 00000! D. The proposed development must not substantially injure the value of adjoining or abutting property. Response: The proposed development is an accessory use to a single family residence and will not alter the residential character of the area. As a result adjoining or abutting properties values will not be substantially injured. E. The special review use shall be consistent with the intent of the zone district in which it is proposed to be located. Response: The CDU will be consistent with the RS-30 zone district. F. The special review use shall be compatible with the character of the immediate vicinity of the parcel proposed for development and surrounding land uses, or shall enhance the mixture of complimentary uses and activities in the immediate vicinity of the parcel proposed for development. Response: The CDU will be compatible with the character of the immediate vicinity of the subject as it is an accessory use to single family residence. G. The location, size, design and operating characteristics of the proposed special review use must be in harmony with the surrounding area and minimize adverse effects, including visual impacts, impacts on pedestrian and vehicular circulation, traffic generation, parking, trash, service delivery, air/water pollution or other impacts on natural resources, noise, vibrations and odor on surrounding properties. Response: The Applicant has noted that the proposed CDU will be constructed in a detached garage in a hazard free location. The traffic generation from the increased density is said to be accommodated by the main driveway. Additional impacts stated above will be of no issue. H. There must be adequate public facilities and services to serve the special review use, including but not limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency medical services, hospital and medical services, drainage systems, and schools. Response: The additional impact of a CDU should be de minimus with respect to the public facilities and services that are already in place and will be servicing the future residence. The property is located within the Carbondale and Rural Fire District and the CDU would not require additional fire mitigation planning. Any well construction, access, and waste systems will be required to meet Pitkin County standards. I. The proposed special review use must comply with any additional standards or requirements stated for such use in Sec. -1-30 and/or 2-40-20. Response: Code Section 4-30-50(e)(1) will be addressed below. The Applicant has conformed to Section 2- 40-20. CD U as a Permitted Accessory Use For a detached CDU to be permitted, the Applicant shall comply with the following standards: (see subsection 4-30-50(e)(1) and (2)): c. The CDU shall not exceed one thousand (1, 000) net livable square feet on lots or parcels that are thirty thousand (30, 000) square feet or greater in lot area, and seven hundred (700) net livable square feet on lots or parcels that are les than thirty thousand (30, 000) square feet in lot area: Page 5 of 6 OOOt105 Response: The CDU has the ability to be constructed up to 1,000 square feet as the lot is 2.6 acres. d. The floor area of the CDUshall be included in the total allowed floor area for the lot or parcel of land. Response: The Applicant has stated that the CDU will be included in the total allowed floor area. e. One (1) off-street parking space shall be provided for each caretaker dwelling unit. Response: The Applicant has stated that one parking space will be provided. f The Applicant shall be deed restriction or other permanent commitment running with the land guarantee that the CDU.• 1. Shall not be required to be rented,• 2. Shall not be sold or otherwise conveyed or separated from the original parcel regardless of the ultimate form of ownership of the CDU,• 3. Shall be limited to occupancy by(i) not more than two (2) adults, and related children, who quay as (and have been found by the Housing Office to be)employees of the community under such guidelines as many from time to time be established, or (ii) members of the owner's immediate family, even though they may not quay as employees of the community; 4. Shall be rented for terms not less than six (6) months if rented. Response: Applicant has agreed to these limitations. g. The CDU restriction may be removed by the property owner upon approval of the Community Development Director, subject to the requirement that the dwelling is removed or modified. If modified, the remaining improvements must not longer be capable of occupancy as a dwelling unit and must meet otherwise applicable requirements of this Land Use Code. Response: The Applicant has agreed to this limitation. h. The provisions of the regulation are for the purpose of providing a voluntary CDUon a legally created lot or parcel in the County. Any unit approved under this provision of this Land Use Code shall not be used for mitigation of employee housing requirements as established elsewhere in this Land Use Code. Response: The Applicant will be required to not use the CDU for mitigation of employee housing requirements. RECOMMENDATION: Staff recommends approval of the Chandler Activity Envelope and Site Plan Review subject to the conditions of the attached Administrative Decision. ATTACHMENTS: A. HP Geotech subsoil report Page 6 of 6 d~UCIO~ • PUBLIC NOTICE • RE: Chandler Activity Envelope, Site Plan, and Special Review for a Caretaker Dwelling Unit (Case P265-06) NOTICE IS HEREBY GIVEN that an application has been submitted by Michael Chandler (0442 Handy Dr., Carbondale, CO 81623) to request approval of an Activity Envelope and Site Plan with vested rights, and approval for a detached Caretaker Dwelling Unit. The property is located at 0442 Handy Drive and is legally described as Block 2, Lot 6, Prince Creek Subdivision. The State Parcel Identification Number for the property is 2463-133-01-006. The application is available for public inspection in the Pitkin County Community Development Department, City Hall, 130 S. Galena St., Aspen, CO 81611. For further information, contact Mike Kraemer at (970) 920-5482. Published in the Aspen Times Weekly on December 31, 2006. Attention Adiacent Property Owners A property owner receiving this public notice shall provide comments or objections to the Pitkin County Community Development, 130 South Galena Street, Aspen, Colorado 81611, By January 3, 2007. If any objections to the development application are received the Community Development Department shall continue the application to a public hearing before the Hearing Officer. PUBLIC NOTICE NOTICE IS HEREBY GIVEN to the general public that on June 7, 2007, the Pitkin County Community Development Director granted approval for the Approving the Chandler Activity Envelope, Site Plan, and Special Review for a Caretaker Dwelling Unit (Case P265-06; Deter. #051-2007). The property is located at 0442 Handy Drive and is legally described as Block 2, Lot 6, Prince Creek Subdivision. The State Parcel Identification Number for the property is 2463-133-01-006. This site-specific development plan grants a vested property right pursuant to Title 24, Article 68, Colorado Revised Statutes. S/Cindy Houben Community Development Director Pitkin County, Colorado Published in the Ashen Times Weeklv, on June 24, 2007. HP tF~~ HEPWORTH - PAWLAK GEOTECHiVICAL Hepworth-Pa~~~lak Geotechnical, Inc. 5020 County Road 154 Glem3~ood Springs, Colorado 81601 Phone:970-945.7988 Fax:970-945-8454 email: hpgeoC~?hpgeotech.com SUBSOIL STUDY FOR FOUNDATION DESIGN PROPOSED GARAGE/CDU LOT 6, BLOCK 2, PRINCE CREEK SUBDIVISION 442 HANDY DRIVE PITKIN COUNTY, COLORADO JOB NO. 1061040 - JANUARY 22, 2007 PREPARED FOR: NIICHAEL CHANDLER C/O ZAC ROCKETT 728 BROADWAY SONOMA, CALIFORNIA 95476 L~ d Q~UlYtah-JrGer 303-841-7119 Colorado Springs 719-633-5562 • Silverthorne 970-468-1989 PURPOSE AND SCOPE OF STUDY This report presents the results of a subsoil study for a proposed garage/CDU to be located at Lot 6, Block 2, Prince Creek Subdivision, 442 Handy Drive, Pitkin County, Colorado. The project site is shown on Figure 1. The purpose of the study was to develop recommendations for foundation design. The study was conducted in accordance with our agreement for geotechnical engineering services to Michael Chandler, dated December 1, 2006. A field exploration program consisting of exploratory borings was conducted to obtain information on the subsurface conditions. Samples of the subsoils obtained during the field exploration were tested in the laboratory to determine their classification, compressibility or swell and other engineering characteristics. The results of the field exploration and laboratory testing were analyzed to develop recommendations for foundation types, depths and allowable pressures for the proposed building foundation. This report summarizes the data obtained during this study and presents our conclusions, recommendations and other geotechnical engineering considerations based on the proposed construction and the subsurface conditions encountered. PROPOSED CONSTRUCTION The proposed garage{CDU will be a 2 story wood frame structure with a partial garage on the lower level located on the site as shown on Figure l . The garage floor will be slab- on-grade. We assume excavation for the building will have a maximum cut depth of one level, up to about 8 feet below the existing ground surface. For the purpose of our analysis, foundation loadings for the structure were assumed to be relatively light and typical of the proposed type of construction. Job No. 106 1040 Ge~tech ho(l~lrlrll -2- If building loadings, location or grading plans are significantly different from those described above, we should be notified to re-evaluate the recommendations contained in this report. SITE CONDITIONS The building site is located east of the access drive and existing residence. The building area east of the driveway slopes moderately steeply down to the northeast at grades of 25 to 30 percent. The driveway fill appears to be up to about 5 feet deep. Vegetation on the slope consists of scrub oak and scattered evergreens with an understory of grass and weeds. The site was covered with about 8 inches of snow. FIELD EXPLORATION 000003 The field exploration for the project was conducted on December 28, 2006. Two exploratory borings were drilled-at the locations shown on Figure 1 to evaluate the subsurface conditions. The borings were advanced with 4 inch diameter continuous flight auger powered by a truck-mounted CME-45B drill rig. The borings were logged by a representative of Hepworth-Pawlak Geotechnical, Inc. Samples of the subsoils were taken with 13/s inch and 2 inch I.D. spoon samplers.. The samplers were driven into the subsoils at various depths with blows from a 140 pound hammer falling 30 inches. This test is similar to the standard penetration test described by ASTM Method D-1586. The penetration resistance values are an indication of the relative density or consistency of the subsoils. Depths at which the samples were taken and the penetration resistance values are shown on the Logs of Exploratory Borings, Figure 2. The samples were returned to our laboratory for review by the project engineer and testing. Job No. 106 1040 HP. Ga..vuGW ~ -3- SUBSURFACE CONDITIONS Graphic logs of the subsurface profiles encountered at the site are shown on Figure 2. Below about '/z to 4'/z feet of clay and gravel fzll, the subsoils consist of 8'h to 15'/z feet of medium dense to hard, sandy clay and gravel soils containing varying amounts of cobbles. At a depth of about 17'/z feet, the subsoils became a hard sandy clay. A l 0 foot layer of silty gravelly sand with cobbles and boulders was encountered overlying the clay in Boring 2. Laboratory testing performed on samples obtained during the field exploration included natural moisture content and density, grain size analyses and liquid and plastic limits. Swell-consolidation testing was performed on relatively undisturbed drive samples of the clay subsoils. The swell-consolidation test results, presented on Figures 4 and 5, indicate low compressibility under relatively light surcharge loading and a low to moderate expansion potential when wetted under a constant light surcharge. Results of gradation analyses performed on the minus 1'/z inch fraction of the silty gravelly sand subsoils are presented on Figure 6. Atterberg limits testing indicate the clay soils are medium plastic. The laboratory testing is summarized in Table 1. No free water was encountered in the borings at time of drilling or when checked one day later. The subsoils were slightly moist to moist. FOUNDATION BEARING CONDITIONS The subsoils encountered at the site possess low to moderate expansion potential when wetted. The expansion potential can probably be mitigated by load concentration to reduce or prevent swelling in the event of wetting below the foundation bearing level. The rock content of the upper soils will also to reduce the expansion potential of the deposit. Surface runoff, landscape irrigation, and utility leakage are possible sources of water which could cause wetting. Job No. 106 1040 C~.~tech VU~~~Q~ -4- DESIGN RECOMMENDATIONS FOUNDATIONS Considering the subsurface conditions encountered in the exploratory borings and the nature of the proposed construction, we recommend the garage/CDU be founded with spread footings placed on undisturbed natural soils. The design and construction criteria presented below should be observed for a spread footing foundation system. 1) Footings placed on the undisturbed natural soils can be designed for an allowable bearing pressure of 3,500 psf. The footings should also be designed for a minimum dead load pressure of 1,000 psf. In order to satisfy the minimum dead load pressure under lightly loaded areas, it may be necessary to_ concentrate loads by using a grade beam and pad system. Wall-on-grade construction is not recommended at this site to achieve the minimum dead load. 2) As an alternative, the footings can be designed for 2,500 psf and no minimum dead load provided the footing subgrade is subexcavated at least 3 feet below design footing grade and 3 feet of relatively well graded granular structural backfill (such as road base) is placed and compacted to at least 98% of the maximum standard Proctor density at a moisture content near optimum. The backfill should extend out horizontally at least l foot beyond the edge of the footing. 2) Based on experience, we expect initial settlement of footings designed and constructed as discussed in this section will be up to about 1 inch. There could be some additional movement if the bearing soils were to become wet. 3) The footings should have a minimum width of l 6 inches for continuous footings and 24 inches for isolated pads. Job No. 106 1040 G~tieCh ooooo~ -5- 4) Continuous foundation walls should be reinforced top and bottom to span local anomalies and limit the risk of differential movement. One method of analysis is to design the foundation wall to span an unsupported length of at least 12 feet. Foundation walls acting as retaining structures should also be designed to resist a lateral earth pressure as discussed in the "Foundation and Retaining Walls" section of this report. 5) Exterior footings and footings beneath unheated areas should be provided with. adequate soil cover above their bearing elevation for frost protection. Placement of foundations at least 36 inches below the exterior grade is typically used in this area. 6) Prior to the footing construction, any existing fill, topsoil and loose or disturbed soils should be removed and the footing bearing level extended down to competent bearing soils. 7) A representative of the geotechnical engineer should observe all footing excavations prior to concrete placement to evaluate bearing conditions. FOUNDATION AND RETAINING WALLS Foundation walls and retaining structures which are laterally supported and can be expected to undergo only a slight amount of deflection should be designed for a lateral earth pressure computed on the basis of an equivalent fluid unit weight of at least: 60 pcf for backfill consisting of the on-site fine-grained soils and at least 45 pcf for backfill consisting of on-site or imported non-expansive granular materials. Cantilevered retaining structures which are separate from the building and can be expected to deflect sufficiently to mobilize the full active earth pressure condition should be designed for a lateral earth pressure computed on the basis of an equivalent fluid unit weight of at least 50 pcf for backfill consisting of the on-site fine-grained soils and at least 35 pcf for backfill consisting of on-site or imported non-expansive granular materials. All foundation and retaining structures should be designed for appropriate hydrostatic and surcharge pressures such as adjacent footings, traffic, construction materials and Sob No. 106 1040 G~tech -6- equipment. The pressures recommended above assume drained conditions behind the walls and a horizontal backfill surface. The buildup of water behind a wall or an upward sloping backfill surface will increase the lateral pressure imposed on a foundation wall or retaining structure. An underdrain should be provided to prevent hydrostatic pressure buildup behind walls. Backfill should be placed in uniform lifts and compacted to at least 90% of the maximum standard Proctor density at a moisture content slightly above optimum. Backfill in pavement areas should be compacted to at least 95% of the maximum standard Proctor density. Care should be taken not to overcompact the backfill or use large equipment near the wall since this could cause excessive lateral pressure on the wall. Some settlement of deep foundation wall backfill should be expected even if the material is placed correctly and could result in distress to facilities constructed on the backfill. We recommend non-expansive granular soils for backfilling foundation walls and retaining structures because their-use results in lower lateral earth pressures. Imported granular wail backfill should contain less than ] 5% passing the No. 200 sieve and have a maximum size of 6 inches. Granular materials should be placed within 2 feet of the ground surface and to a minimum of 3 feet beyond the walls. The granular backfill behind foundation and retaining walls should extend to an envelope defined as a line sloped up from the base of the wall- at an angle of at least 30 degrees from the vertical. The upper 2 feet of the wall backfill should be a relatively impervious on-site soil or a pavement structure should be provided to prevent surface water inf Itration into the backfill. The lateral resistance of foundation or retaining wall footings will be a combination of the sliding resistance of the footing on the foundation materials and passive earth pressure against the side of the footing. Resistance to sliding at the bottoms of the footings can be calculated based on a coefficient of friction of 0.35. Passive pressure of compacted backfill against the sides of the footings can be calculated using an equivalent fluid unit weight of 325 pcf. The coefficient of friction and passive pressure values recommended above assume ultimate soil strength. Suitable factors of safety should be included in the lob No. ]06 1040 VEOt~ECf'1 a~~oo~ -~- design to limit the strain which will occur at the ultimate strength, particularly, in the case of passive resistance. Fill placed against the sides of the footings to resist lateral loads should be a nonexpansive granular material compacted to at least 95% of the maximum standard Proctor density at a moisture content near optimum. FLOOR SLABS The on-site soils possess an expansion potential and slab heave could occur if the subgrade soils were to become wet. Slab-on-grade construction may be used provided precautions are taken to limit potential movement and the risk of distress to the building is accepted by the owner. A positive way to reduce the risk of slab movement, which is commonly used in the area, is to construct structurally supported floors over crawlspace. Subexcavating the expansive soils and placing at least 3 feet ofnon-expansive granular soil below the slab subgrade level could also be used to reduce the floor slab heave potential. To reduce the effects of some differential movement, nonstructural floor slabs should be separated from all bearing walls and columns with expansion joints which allow unrestrained vertical movement. Interior non-bearing partitions resting on floor slabs should be provided with a slip joint at the bottom of the wall so that, if the slab moves, the movement cannot be transmitted to the upper structure. This detail is also important for wallboards, stairways and door frames. Slip joints which will allow at least 1 ~'/2 inches of vertical movement are recommended. Floor slab control joints should be used to reduce damage due to shrinkage cracking. Slab reinforcement and control joints should be established by the designer based on experience and the intended slab use. A minimum 4 inch layer of free-draining gravel should be placed immediately beneath basement level slabs-on-grade. This material should consist of minus 2 inch aggregate with less than 50% passing the No. 4 sieve and less than 2% passing the No. 200 sieve. The free-draining gravel will aid in drainage below the slabs and should be connected to the perimeter underdrain system. Job No. 106 1040 HP. 00000 -8- Required fill beneath slabs can consist of the on-site non-expansive gravelly soils or a suitable imported non-expansive granular material, excluding topsoil and oversized rocks. The fill should be spread in thin horizontal lifts, adjusted to at or above optimum moisture content, and compacted to at least 95% of the maximum standard Proctor density. All vegetation, topsoil and loose or disturbed soil should be removed prior to fill placement. The above recommendations will not prevent slab heave if the expansive soils underlying slabs-on-grade become wet. However, the recommendations will reduce the effects if slab heave occurs. All plumbing lines should be pressure tested before backfilling to help reduce the potential for wetting. UNDERDRAIN SYSTEM Although groundwater was not encountered during our exploration, it has been our experience in the area and where clay soils are present, that local perched groundwater can develop during times of heavy precipitation or seasonal runoff. Frozen ground during spring runoff can create a perched condition. Therefore, we recommend below-grade construction, such as crawlspace and below grade slab areas, be protected from wetting by an underdrain system. The drain should also act to prevent buildup of hydrostatic pressures behind foundation walls. The underdrain system should consist of a drainpipe surrounded by free-draining granular material placed at the bottom of the wall backfill. The drain lines should be placed at each level of excavation and at least 1 foot below lowest adjacent finish grade, and sloped at a minimum l % grade to a suitable gravity outlet. Free-draining granular material used in the drain system should consist of minus 2 inch aggregate with less than 50% passing the No. 4 sieve and less than 2% passing the No. 200 sieve. The drain gravel should be at least 1'/z feet deep. Void form below the foundation can act as a conduit for water flow. Where void form is exposed below the outer face of the foundations, an impervious liner such as 20 mil PVC should be placed below the drain gravel in a trough shape and Job No. 106 1040 ~ Hp . -9- attached to the foundation wall above the void form with mastic to keep drain water from flowing beneath the wall and to other areas of the building. SITE GRADING Development on slopes steeper than 30% at this site should be feasible from a geotechnical standpoint provided that the recommendations contained in this section are followed. The risk ofconstruction-induced slope instability at the site appears low provided the building is located as planned, and cut and fill depths are limited. We assume the cut depth for the building will not exceed one level, about 8 feet. Fills should be limited to about 8 to 10 feet deep, especially at the downhill side of the garage/CDU where the slope steepens. Embankment fills should be compacted to at least 95% of the maximum standard Proctor density near optimum moisture content. Prior to fill placement, the subgrade should be carefully prepared by removing all vegetation and topsoil and compacting to at least 95% of the maximum standard Proctor density. The fill should be benched into the portions of the hillside exceeding 20% grade. Permanent unretained cut and f Il slopes should be graded at 2 horizontal to 1 vertical or flatter and protected against erosion by revegetation or other means. The risk of slope instability will be increased if seepage is encountered in cuts and flatter slopes may be necessary. If seepage is encountered in permanent cuts, an investigation should be conducted to determine if the seepage will adversely affect the cut stability. This office should review site gxading plans for the project prior to construction. SURFACE DRAINAGE The following drainage precautions should be observed during construction and maintained at all times after the garage/CDU has been completed: Job No. ]061040 Gec~tech ~D~l~~o -10- 1) Excessive wetting or drying of the foundation excavations and underslab areas should be avoided during construction. Drying could increase the expansion potential of the clay soils. 2) Exterior backfill should be adjusted to near optimum moisture and compacted to at least 95% of the maximum standard Proctor density in pavement areas and to at least 90% of the maximum standard Proctor density in landscape areas. Free-draining wall backfill should be capped with about 2 to 3 feet of the on-site finer graded soils to reduce surface water infiltration. 3) The ground surface surrounding the exterior of the building should be sloped to drain away from the foundation in alI directions. We recommend a minimum slope of 12 inches in the first l 0 feet in unpaved areas and a minimum slope of 3 inches in the first I0 feet in paved areas. 4) Roof downspouts and drains should discharge well beyond the limits of all backfill. 5) Landscaping which requires regular heavy irrigation should be located at least 10 feet from foundation walls. Consideration should be given to use of xeriscape to reduce the potential for wetting of soils below the building caused by irrigation. LIMITATIONS This study has been conducted in accordance with generally accepted geotechnical engineering principles and practices in this area at this time. We make no warranty either express or implied. The conclusions and recommendations submitted in this report are based upon the data obtained from the exploratory borings drilled at the locations indicated on Figure 1, the proposed type of construction and our experience in the area. Our services do not include determining the presence, prevention or possibility of mold or other biological contaminants (MOBC) developing in the future. 1f the client is concerned about MOBC, then a professional in this special field of practice should be consulted. Our findings include interpolation and extrapolation of the subsurface lob No. 106 1040 ~C7~C7'1 OL113~~1 -ll- conditions identified at the exploratory borings and variations in the subsurface conditions may not become evident until excavation is performed. If conditions encountered during construction appear to be different from those described in this report, we should be notified at once so re-evaluation of the recommendations may be made. This report has been prepared for the exclusive use by our client for design purposes. We are not responsible for technical interpretations by others of our information. As the project evolves, we should provide continued consultation and field services during construction to review and monitor the implementation of our recommendations, and to verify that the recommendations have been appropriately interpreted. Significant design changes may require additional analysis or modifications of the recommendations presented herein. We recommend on-site observation of excavations and foundation bearing strata and testing of structural fill by a representative of the geotechnical engineer. Respectfully Submitted, HEPWORTH - PAWLAK GEOTECHNICAL, INC. Daniel E. Hardin, P. Reviewed by: ~,,-„/~, Steven L. Pawlak, P.E. DEH/ksw lob No. I06 1040 Gch `00012 ... .. . APPLICATION October 2006 CDU Special Review + Activity Plan + Site Planforthcomi:~g Applicant: PID# 2463 133 Ol 006 (VSicttael ~hdntJle; ~44Z E-lardy Drs~e . Carbandale . (.t) .31623 Re~resF;ita.tive Z~~c Re<:ket:t ,Jason Ro . 61? X17 9; 1~3 . ~roc!<ett~c~maii,cvm ~~~~~_ application -request fior approval - PID# 2463 133 O1 006 Application -Request for approval -activity envelope, site plan, CDU special review This application seeks approval for the construction of one Caretaker Dwelling Unit (CDU) with attached garage at 0442 Handy Drive located in Carbondale, CO as permitted by the Pitkin County land Use Code. The existing property contains one residence (3367.2 sf) and allows for (5750 sf) of built area under the county's zoning ordinance. We seek to utilize the remaining square footage for the new construction as permitted by the RS-30 zoning code. It is our intention to comply with all applicable sections of the Pitkin Co Land Use Code, referenced below per the Pre-Application Summary of July31, 2006 and otherwise. The following represents our written application for approval and the attached Activity Envelope Plan documents the existing conditions of the site. It is our intent to follow this application with the submittal of the Site Plan for your future review. Applicant: i=icy ~.f z~~:3 i :3s t~3 ut~~> Michael Chandler 0442 Handy Drive Carbondale, CO 81623 ph 945 2706 - michaelchandler@sopris.net Representatives: Zac Rockett + Jason Ro 728 Broadway Ave Sonoma, CA 95476 ph 617 417 9719 - zrockett@gmail.com Authorization: I hereby authorize Zac Rockett and Jason Ro to act on my behalf as representatives to the offices of Pitkin Co nty. Signed: Date: f~ /` L/!~ Mich I Chandler, applicant ~ ~ -t- ~~Q application -request for approval - PID# 2463 133 Ol 006 Parcel: legal description + vicinity map 0442 Handy Drive Carbondale, CO 81623 Lot 6, Block 2 -Prince Creek Subdivision Situated in Section 13, Township 8 South, Range 88 West of the 6~h P.M. C©unty of Pitkin, State of Colorado as~,en~ v ` _._. ~4en v,,~h ~`, application -request for approval - PID# 2463 133 O1 006 Standards Report: Pitkin Co Land Use Code, applicable sections Section 2-30-20(g): Activity Envelope Criteria for Approval Activity envelope to include existing structures plus proposed CDU and associated parking space. The site presents minimal constraints to new construction according to the Pitkin County Land Use Code (See attached Activity Envelope Drawing). Section 7-10-50: Activity Envelope (See attached Activity Envelop Drawing.) Section 7-20-20: Steep and Potentially Unstable Slopes According to the topographical survey of the project site, conducted by Survco, we find that the site presents no slopes greater than 30% (See attached Activity Envelope for topo information). Section 7-20-20(e) 2-10: Grading We will conform with all portions of the section -please see forthcoming site plan for minor grading changes at the CDU footprint. Section 7-20-30: Water Courses and Drainage Project site does not contain any immediate adjacencies to significant water courses and therefore does not impede any natural drainage patterns. Section 7-20-130: Landscaping and Vegetation Protection Project design shall aim to preserve natural vegetation species and patterns found on the site. Any additional landscaping or alteration of site vegetation will be in accord with species and patterns indigenous to the site. Section 7-20-60: Wildfire Hazard The site is mapped as a Low Wildfire Hazard Area per pre-application conference summary. Section 7-20-70: Wildlife Habitat Must verify site location against County Wildlife Resource Information Maps (the Wildlife Maps) maintained in the Community Development Department. Initial evaluation to be followed by field verification, performed by the Colorado Division of Wildlife or a Pitkin County approved wildlife expert - if County deems necessary. -3- 00003.6 application -request for approval - PlD# 2463 133 O1 006 Section 7-20-120(d): Standards for Scenic View Protection Areas Based on survey data and visits to site, there is no evidence of the project posing any material impact to views of the surrounding landscape from the right-of-ways listed in Section 7-20-120 (d). Section 7-20-120(e): Rural Character Guidelines for Building Location Site is not located within any of the rural character areas defined in Section 7- 20-120(e). Section 4-30-50(e)(1)(2): Caretaker Dwelling Unit The proposed design for a Caretaker Dwelling Unit (CDU) shall conform to the design and use criteria specified in Section 4-30-5(e). In particular, the unit shall not exceed 1,000 square feet of net livable space, meet any applicable height requirements and provide one off street parking space. Section 6-30-40(c), GMQS Exemption for CDU Section 2-40-20(fl: Additional Special Review Procedures for CDU's Activity Envelope: See attached drawing -4- 0 0 ~ o y application -request for approval - PID# 2463 133 01 006 Adjacent Property Owners: ZUGSCHWERDT,LARRY 031 1 HANDY DR CARBONDALE CO 81623 246313302004 CHANDLER, MICHAEL & JACQUELINE SO442 HANDY DR CARBONDALE CO 81623 246313301006 MAYNARD, ROGER & LINDA 0603 HANDY DR CARBONDALE CO 81623 246313302002 STANDIFORD, STEVEN ERIC 0334 HANDY DR CARBONDALE CO 81623 246313301003 LOEB, LAUREL M PO BOX 363 CARBONDALE CO 81623 246313301005 PACE, DELL J PO BOX 878 CARBONDALE CO 81623 246313301002 BANDEL, IRMTRAUT 0126 HANDY DR CARBONDALE CO 81623 246313301001 BOWERS, WENDY N 642 HANDY DR CARBONDALE CO 81623 246313301009 BEAVERS, L LEE & NANCY LEE PO BOX 477 CARBONDALE CO 81623 246313302010 UDALL, JAMES REMERSON LESLIE 512 HANDY DR CARBONDALE CO 81623 246313301007 HUGHES, CAROLYN G 0388 HANDY DR CARBONDALE CO 81623 246313301004 WARE, PETER J JR 0248 HANDY DR CARBONDALE CO 81623 246313302003 LIGHT, LISA DANCING 0171 HANDY DR CARBONDALE CO 81623 246313302001 THOMPSON, CINDY CORN 578 HANDY DR CARBONDALE CO 81623 246313301008 -5- application -request for approval - PID# 2463 133 O1 006 Proof of Ownership of Subject Property: from Pitkin Co Assessors Office Pitkin County Assessor/Treasurer Parcel Detail Information Tax Area =Account Number ;Parcel Number ;Mill Levy 017 R007533 246313301006 58 45 Owner Name and Address Legal Description __.. _..; SUB:PRINCE CREEK SUBDIVISION BLK:2 LOT:6 Location Basic Building Characteristics Number of Residential 1 Buildings: Number of Comm/Ind 0 Buildings: Residential Building Occurrence 1 Characteristics WOOD BALCONY: ;290 UNFINISHED BSMT: {1,157 OPEN FORCH: E36 E -6- application -request for approval - PID# 2463 133 O1 006 Residential/Commercial Improvement Detail Information i~___..-Account ~~~TT Number 1 R007533 i Residential Building Occurrence 1 Characteristics f OPEN PORCH: X36 s UNFINISHED BSMT: `1,157 WOOD BALCONY: {290 000020 -~- application -request for approval - PID# 2463 133 O1 006 Bat11S: 'Quality of Construction: T12 Exterior Wall: WD SID AVE Sales Detail Information `Account Number R007533 No Sales Records Found ~D~Q~~ -s- application -request for approval - P!f}# 2463 133 O1 006 PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT AGREEMENT FOR PAYMENT OF LAND USE APPLICATION FEES PITKIN COUNTY (hereinafter "COUNTY") and Michael Chandler (hereinafter "APPLICANT") AGREE AS FOLLOWS: I . APPLICANT has submitted to COUNTY an application for CDU Special Review and Activity Envelope Review (hereinafter, the "PROJECT"). 2. APPLICANT understands and agrees that Pitkin County Ordinance No. 32-2002 establishes a fee structure for land use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. The fee structure is based on the COUNTY' S policy that development shall pay, in full, the cost of development review in the COUNTY. Fees have been set to be consistent and fair to the public and to reflect the expense incurred in providing such services to the public. 3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed PROJECT, it may not be possible at the time of application to ascertain the full extent of the costs involved in processing the application. 4. APPLICANT and COUNTY agree that fees charged for the processing of land use applications shall accumulate if an application includes more than one type of land use review. 5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staffto complete processing or present sufficient information to the Planning Commission and/or Board of County Commissioners to enable the Planning Commission and/or Board of County Commissioners to make legally required fmdings for project approval, unless current billings are paid in full prior to decision. 6. Therefore, APPLICANT agrees that in consideration of the COUNTY' S waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay a base fee in the amount of $ 3681.00 which is based on 15 hours of staff time (this sum includes the $166 Housing Referral Fee and the $50 Public Notice Fee), and if actual time spent by staffto process the application exceeds the average number of hours by more than 20%, then the COUNTY will bill the APPLICANT quarterly for the additional time spent. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing. PITKiN COUNTY Signed: (" PLICANT") Cindy Houben Community Development Director By: Mr. Michael Chandler Print Name and Title (if applicable) Date: Mailing Address: application -request for approval - PID# 2463 133 O1 006 PITKIN COUNTY PRE-APPLICATION CONFERENCE SUMMARY LOCATION: 0442 Handy Drive, PID# 2463-133-01-006 Lot 6 if the Prince Creek Subdivision ZONING: RS-30 PUD SIZE: 2.6 acre OWNERS: Michael Chandler PHONE and EMAIL: 945-2706, michaelchandler@sopris.net REPRESENTATIVE: Zak Rocket DATE: July 31, 2006 PLANNER: Mike Kraemer, 920.5482 Type of Application: Activity Envelope, Site Plan, and Special Review for a CDU Description of Project/Development: The Applicant is requesting approval of an Activity Envelope and Site Plan with vested rights. Special Review approval is also requested for a CDU. Land Use Code Sections to be addressed in letter of request (a~olication): Sec. 2-30-20(g): Activity Envelope Criteria for Approval; Sec. 7-10-50: Activity Envelope; Sec. 7-20-20: Steep and Potentially Unstable Slopes; Sec. 7-20-20(e) 2-10: Grading; Sec. 7-20-30: Water Courses and Drainage; Sec. 7-20-130: Landscaping and vegetation Protection. Sec. 7-20-60: Wildfire Hazard -Mapped Low Wildfire Hazard Area; Sec. 7-20-70: Wildlife Habitat; Sec. 7-20-120(d): Standards for Scenic View Protection Areas; Sec. 7-20-120(e): Rural Character Guidelines for Building Location Sec. 4-30-50(e)(1)(2): Caretaker Dwelling Unit Sec: 6-30-40.c, GMQS Exemption for CDU Sec. 2-40-20(f): Additional Special Review Procedures for CDU's Staff will refer the application to the following agencies: Crystal River Caucus, Carbondale Fire District, Prince Creek Homeowners Association, and CDOW Review by: Community Development Director Public Hearing: No. However, Applicant shall post a public notice sign on the property at least 15 days prior to the hearing and shall mail notice to all adjacent property owners at least 30 prior to the hearing with the return address of the Community Development Department (copy of the notice to be obtained from the Community Development Department). The names and addresses shall be those on the current tax -lo- ~~~~ application -request for approval - PID# 2463 133 O1 006 records of Pitkin County as they appear no more than 60 days prior to the date of the public hearing. FEES: ^ Planning Office flat fee: 53,465 (non-refundable; based on 15 hours of staff time (Activity envelope and site plan; 12 hours AND Special Review; 3 hours). If staff review time exceeds 18 hours, the Applicant will be charged for additional time above 15 hours at a rate of $231 /hour) o Housing Referral Fee: S 166 o Public Notice Fee: S50 End of Application 00002 ~ -„ - Page 1 of 1 Michael Kraemer From: zac rockett [zrockett@gmail.com] Sent: Friday, June 01, 2007 10:29 AM To: Michael Kraemer Subject: Chandler CDU -Wildfire Hazards Hi Mike - Regarding our application for the construction of a CDU + Garage (Chandler Residence): We will comply with all Wildfire Hazard standards as documented in the Pitkin County Code (7-20-60: Wildfire Hazards) for building in a Low Hazard Area. Our compliance will be in accord with the following roof regulations: a. Class A covering or Class A Assembly as defined by the currently adopted Building Code. b. No wood shakes or shingles. c. All other adopted Building Code compliant methods and materials permitted. Please mail the approval to the address detailed below. I will prepare 1 mylar print of our activity envelope for your use ... please let me know if your office requires any further documentation. Best, Zac Rockett 728 Broadway sonoma ca 95476 617 417 9719 ~U~i)~~ 6/ 1 /2007 ~. PITKIN COUNTY PRE-APPLICATION CONFERENCE SUMMARY LOCATION: 0442 Handy Drive, PID# 2463-133-01-006 Lot 6 if the Prince Creek Subdivision ZONING: RS-30 PUD SIZE: 2.6 acre OWNERS: Michael Chandler PHONE and EMAIL: 945-2706, michaelchandler@sopris.net REPRESENTATIVE: Zak Rocket DATE: July 31, 2006 PLANNER: Mike Kraemer, 920.5482 Type of Application: Activity Envelope, Site Plan, and Special Review for a CDU Description of Project/Development: The Applicant is requesting approval of an Activity Envelope and Site Plan with vested rights. Special Review approval is also requested for a CDU. Land Use Code Sections to be addressed in letter of request (aQalication): Sec. 2-30-20(g): Activity Envelope Criteria for Approval; Sec. 7-10-50: Activity Envelope; Sec. 7-20-20: Steep and Potentially Unstable Slopes; Sec. 7-20-20(e) 2-10: Grading; Sec. 7-20-30: Water Courses and Drainage; Sec. 7-20-130: Landscaping and vegetation Protection. Sec. 7-20-60: Wildfire Hazard -Mapped Low Wildfire Hazard Area; Sec. 7-20-70: Wildlife Habitat; Sec. 7-20-120(d): Standards for Scenic View Protection Areas; Sec. 7-20-120(e): Rural Character Guidelines for Building Location Sec. 4-30-50(e)(1 x2): Caretaker Dwelling Unit Sec: 6-30-40.c, GMQS Exemption for CDU Sec. 2-40-20(f): Additional Special Review Procedures for CDU's Staff will refer the application to the following agencies: Crystal River Caucus, Carbondale Fire District, Prince Creek Homeowners Association, and CDOW Review by: Community Development Director Public Hearing: No. However, Applicant shall post a public notice sign on the property at least 15 days prior to the hearing and shall mail notice to all adjacent property owners at least 30 prior to the hearing with the return address of the Community Development Department (copy of the notice to be obtained from the Community Development Department). The names and addresses shall be those on the current tax records of Pitkin County as they appear no more than 60 days prior to the date of the public hearing. FEES: ^ Planning Office flat fee: $3,465 (non-refundable; based on 15 hours of staff time (Activity envelope and site plan; 12 hours AND Special Review; 3 hours). If staffreview time exceeds 18 hours, the Applicant will be charged for additional time above 15 hours at a rate of $231/hour) o Housing Referral Fee: $166 o Public Notice Fee: $50 To apply, submit 5 conies of the following information, unless noted otherwise: 0000? APPLICA71ON CDU Special Review + Activity Plan + Site Planforthcasninq Applicant: PID# 2463 133 O1 006 ',+~lichaei Chitr:sJler U44'? tidndy ~srive . Carizcndaie . CC} , 8i ei23 Rei~reserataiive Z<ac ~~oc:ket: +~<~san ~~ . 6T 7 ~?' 9; I~3 , zrocfestt~e~e~rnail.c:arrR October 2006 I ((~~ T /1 {J ~ i_f l~ application -request for approval - PID# 2463 133 O1 006 Application -Request for approval -activity envelope, site plan, CDU special review This application seeks approval for the construction of one Caretaker Dwelling Unit (CDU) with attached garage at 0442 Handy Drive located in Carbondale, CO as permitted by the Pitkin County Land Use Code. The existing property contains one residence (3367.2 sf) and allows for (5750 sf) of built area under the county's zoning ordinance. We seek to utilize the remaining square footage for the new construction as permitted by the RS-30 zoning code. It is our intention to comply with all applicable sections of the Pitkin Co Land Use Code, referenced below per the Pre-Application Summary of Ju1y31, 2006 and otherwise. The following represents our written application for approval and the attached Activity Envelope Plan documents the existing conditions of the site. It is our intent to follow this application with the submittal of the Site Plan for your future review. Applicant: i=1r: # z4€;:~ . ~3 c~~ ~~t> Michael Chandler 0442 Handy Drive Carbondale, CO 81623 ph 945 2706 - michaelchandler@sopris.net Representatives: Zac Rockett + Jason Ro 728 Broadway Ave Sonoma, CA 95476 ph 617 417 9719 - zrockett@gmail.com Authorization: I hereby authorize Zac Rockett and Jason Ro to act on my behalf as representatives to the offices of Pitkin County. Signed: _ Date: !J // ~~_ Mic ael Chandler, applicant ~~~~~~ application -request for approval - PID# 2463 133 Ol 006 Parcel: legal description + vicinity map application -request for approval - PID# 2463 133 O1 006 Standards Report: Pitkin Co Land Use Code, applicable sections Section 2-30-20(g): Activity Envelope Criteria for Approval Activity envelope to include existing structures plus proposed CDU and associated parking space. The site presents minimal constraints to new construction according to the Pitkin County Land Use Code (See attached Activity Envelope Drawing). Section 7-10-50: Activity Envelope (See attached Activity Envelop Drawing.) Section 7-20-20: Steep and Potentially Unstable Slopes According to the topographical survey of the project site, conducted by Survco, we find that the site presents no slopes greater than 30% (See attached Activity Envelope for topo information). Section 7-20-20(e) 2-10: Grading We will conform with all portions of the section -please see forthcoming site plan for minor grading changes at the CDU footprint. Section 7-20-30: Water Courses and Drainage Project site does not contain any immediate adjacencies to significant water courses and therefore does not impede any natural drainage patterns. Section 7-20-130: Landscaping and Vegetation Protection Project design shall aim to preserve natural vegetation species and patterns found on the site. Any additional landscaping or alteration of site vegetation will be in accord with species and patterns indigenous to the site. Section 7-20-60: Wildfire Hazard The site is mapped as a Low Wildfire Hazard Area per pre-application conference summary. Section 7-20-70: Wildlife Habitat Must verify site location against County Wildlife Resource Information Maps (the Wildlife Maps) maintained in the Community Development Department. Initial evaluation to be followed by field verification, performed by the Colorado Division of Wildlife or a Pitkin County approved wildlife expert - if County deems necessary. -3- 000030 application -request for approval - PID# 2463 133 O1 006 Section 7-20-120(d): Standards for Scenic View Protection Areas Based on survey data and visits to site, there is no evidence of the project posing any material impact to views of the surrounding landscape from the right-of-ways listed in Section 7-20-120 (d). Section 7-20-120(e): Rural Character Guidelines for Building Location Site is not located within any of the rural character areas defined in Section 7- 20-120(e). Section 4-30-50(e)(1)(2): Caretaker Dwelling Unit The proposed design for a Caretaker Dwelling Unit (CDU) shall conform to the design and use criteria specified in Section 4-30-5(e). In particular, the unit shall not exceed 1,000 square feet of net livable space, meet any applicable height requirements and provide one off street parking space. Section 6-30-40(c), GMQS Exemption for CDU Section 2-40-20(f): Additional Special Review Procedures for CDU's Activity Envelope: See attached drawing 00003 -4- application -request for approval - PID# 2463 133 O1 006 Adjacent Property Owners: ZUGSCHWERDT,LARRY 031 1 HANDY DR CARBONDALE CO 81623 246313302004 CHANDLER, MICHAEL &,jA000ELINE 50442 HANDY DR CARBONDALE CO 81623 246313301006 MAYNARD, ROGER & LINDA 0603 HANDY DR CARBONDALE CO 81623 246313302002 STANDIFORD, STEVEN ERIC 0334 HANDY DR CARBONDALE CO 81623 246313301003 LOEB, LAUREL M PO BOX 363 CARBONDALE CO 81623 246313301005 PACE, DELL J PO BOX 878 CARBONDALE CO 81623 246313301002 BANDEL, IRMTRAUT 0126 HANDY DR CARBONDALE CO 81623 246313301001 BOWERS, WENDY N 642 HANDY DR CARBONDALE CO 81623 246313301009 BEAVERS, L LEE & NANCY LEE PO BOX 477 CARBONDALE CO 81623 246313302010 UDALL, JAMES REMERSON LESLIE 512 HANDY DR CARBONDALE CO 81623 246313301007 HUGHES, CAROLYN G 0388 HANDY DR CARBONDALE CO 81623 246313301004 WARE, PETER)JR 0248 HANDY DR CARBONDALE CO 81623 246313302003 LIGHT, LISA DANCING 0171 HANDY DR CARBONDALE CO 81623 246313302001 THOMPSON, CINDY CORN 578 HANDY DR CARBONDALE CO 81623 246313301008 -5- 000,13 application -request for approval - PID# 2463 133 O1 006 Proof of Ownership of Subject Property: from Pitkin Co Assessors Office Pitkin County Assessor/Treasurer Parcel Detail Information Taz Area `Account Number Parcel Number ~ Mill Levy M_~____.__.__._;_~_.__...__.___._._...~_..___..__,___.___..____.__~_______~._ ,._.~_._._~__.,__. 017 R007533 246313301006 58.45 Legal Description `SUB:PRINCE CREEK SUBDIVISION BLK:2 ~LOT:6 Location Basic Building Characteristics Number of Residential 1 Buildings: ...__.. ~____.__. ~_ ~ ... __..__.~__~.._~ .~._~ ___.__. ~O .____. __._.______.~_.__ _ _____.._..._...__.. _ Number of Comm/Ind Buildings: 00003 _6_ application -request for approval - PID# 2463 133 O1 006 FIRST FLOOR: !2,318 WOOD DECK: ' 125 Total Heated Area: ;2,318 f Property Class: SINGLE FAM RES- aIMPROVEMEN Actual Year Built: ~ 1981 Effective Year Built: ;1984 Last Remodel: t0 __.._.._._____ r__,.___.~...._...._~___.._ . Bedrooms: ~3 Quality of Construction: =GOOD T 12 Exterior Wall: WD SID AVE Interior Wall: 'DRYWALL f _..,....__._.... _.,._......__... __,_. _..._. ~ _ ~ .. _._~_.. , .......__......_,._..~ _ _.._.J..._...~.,....._........~ ............... ~...... _.,_...__... Floor• ABASE Heat Type: ;ELE.BB Heating Fuel: ELECTRIC Roof Cover: GASP SHINGL Roof Structure• `GABLE/HIP Neighborhood:PRINCE CRK TRACTS,VILLAGE&SUB Super Nbad: CRYSTAL RIVER Residential/Commercial Improvement Detail Information ~_.~. Account _.. __._M Number ~ ` R007533 Residential Building Occurrence 1 Characteristics ;.__._._..__..____~._-._- OPEN PORCH: I36 -_____._~._._.____.._____.__..._..__.~.._..._._ i7NFINISHED BSMT: ;1,157 WOOD BALCONY: <290 application -request for approval - PID# 2463 133 O1 006 Actual Year Budt 1981 ____._..__ .-------Effective Year Built:._{..1984 Last Remodel: 0 Bedrooms: Sales Detail Information 'Account Number R007533 No Sales Records Found application -request for approval - PID# 2463 133 O1 006 PITKIN COUNTY CONIMUNITY DEVELOPMENT DEPARTMENT AGREEMENT FOR PAYMENT OF LAND USE. APPLICATION FEES PITKIN COUNTY (hereinafter "COUNTY") and Michael Chandler (hereinafter "APPLICANT") AGREE AS FOLLOWS: 1. APPLICANT has submitted to COUNTY an application for CDU Special Review and Activity Envelope Review (hereinafter, the "PROJECT"). 2. APPLICANT understands and agrees that Pitkin County Ordinance No. 32-2002 establishes a fee structure for land use applications and the payment of all processing fees is a condition precedent to a determination of application completeness. The fee structure is based on the COUNTY'S policy that development shall pay, in full, the cost of development review in the COUNTY. Fees have been set to be consistent and fair to the public and to reflect the expense incurred in providing such services to the public. 3. APPLICANT and COUNTY agree that because of the size, nature or scope of the proposed PROJECT, it may not be possible at the time of application to ascertain the full extent of the costs involved in processing the application. 4. APPLICANT and COUNTY agree that fees charged for the processing of land use applications shall accumulate if an application includes more than one type of land use review. 5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staffto complete processing or present sufficient information to the Planning Commission and/or Boazd of County Commissioners to enable the Planning Commission and/or Board of County Commissioners to make legally required fmdings for project approval, unless current billings are paid in full prior to decision. 6. Therefore, APPLICANT agrees that in consideration of the COUNTY' S waiver of its right to collect full fees prior to a determination of application completeness, APPLICANT shall pay a base fee in the amount of $ 3681.00 which is based on 15 hours of staff time (this sum includes the $166 Housing Referral Fee and the $50 Public Notice Fee), and if actual time spent by staff to process the application exceeds the average number of hours by more than 20%, then the COUNTY will bill the APPLICANT quarterly for the additional time spent. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of proces ' g. PITKIN COUNTY %~ Signed. APPLICANT Cindy Houben Community Development Director By: Mr. Michael Chaedier Print Name and T' a plicable) Date: ~ Mailin Address: 00003 -9- application -request for approval - PID# 2463 133 O1 006 PITKIN COUNTY PRE-APPLICATION CONFERENCE SUMMARY LOCATION: 0442 Handy Drive, PID# 2463-133-01-006 Lot 6 if the Prince Creek Subdivision ZONING: RS-30 PUD SIZE: 2.6 acre OWNERS: Michael Chandler PHONE and EMAIL: 945-2706, michaelchandler@sopris.net REPRESENTATIVE: Zak Rocket DATE: July 31, 2006 PLANNER: Mike Kraemer, 920.5482 Type of Application: Activity Envelope, Site Plan, and Special Review for a CDU Description of Project/Development: The Applicant is requesting approval of an Activity Envelope and Site Plan with vested rights. Special Review approval is also requested for a CDU. Land Use Code Sections to be addressed in letter of request (aoolication): Sec. 2-30-20(g): Activity Envelope Criteria for Approval; Sec. 7-10-50: Activity Envelope; Sec. 7-20-20: Steep and Potentially Unstable Slopes; Sec. 7-20-20(e) 2-10: Grading; Sec. 7-20-30: Water Courses and Drainage; Sec. 7-20-130: Landscaping and vegetation Protection. Sec. 7-20-60: Wildfire Hazard -Mapped Low Wildfire Hazard Area; Sec. 7-20-70: Wildlife Habitat; Sec. 7-20-) 20(d): Standards for Scenic View Protection Areas; Sec. 7-20-120(e): Rural Character Guidelines for Building Location Sec. 4-30-50(e)(1)(2): Caretaker Dwelling Unit Sec: 6-30-40.c, GMQS Exemption for CDU Sec. 2-40-20(f): Additional Special Review Procedures for CDU's Staff will refer the application to the following agencies: Crystal River Caucus, Carbondale Fire District, Prince Creek Homeowners Association, and CDOW Review by: Community Development Director Public Hearing: No. However, Applicant shall post a public notice sign on the property at least 15 days prior to the hearing and shall mail notice to all adjacent property owners at least 30 prior to the hearing with the return address of the Community Development Department (copy of the notice to be obtained from the Community Development Department). The names and addresses shall be those on the current tax 000037 -'°- application -request for approval - PID# 2463 133 O1 006 records of Pitkin County as they appear no more than 60 days prior to the date of the public hearing. FEES: ^ Planning Office flat fee: $3,465 (non-refundable; based on 15 hours of staff time (Activity envelope and site plan; 12 hours AND Special Review; 3 hours). If staff review time exceeds 18 hours, the Applicant will be charged for additional time above 1 S hours at a rate of $231 /hour) o Housing Referral Fee: $166 o Public Notice Fee: S50 End of Application 00003 -" PITHIN CO~ COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5526 FAX# (970) 920-5439 December 18, 2006 Zak Rockett 726 Broadway Ave Sonoma, CA 95476 Re: Chandler Activity Envelope, Site Plan, and Special Review for a Caretaker Dwelling Unit (PID 2463-133-01-006; Case P265-06) Dear Mr. Rockett: The Planning Office has completed its preliminary review of the captioned application. We have determined that this application is complete. After a more detailed review of the submittal information, additional information specific to the application may be requested in order to adequately review and process the application. The planner in charge of the review will request the information from you directly. In addition the Applicant shall mail a copy of the notice (by certified mail) to all adjacent property owners by January 3, 2007. The Applicant shall obtain the names and addresses of the adjacent property owners from the latest records of the Pitkin County Assessor. A property owner receiving the public notice shall provide comments or objections to the Community Development Department by January 19, 2007. If any objections to the development application are received by this date, the Community Development Department shall continue the application to a public hearing before the Hearing Officer. 2. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) at least fifteen (15) days prior to January 19, 2007. Please submit the enclosed Affidavit of Notice by Mailing and photograph of the posted sign as proof of compliance with the Code. This must be submitted prior to any approvals being granted. If you have any questions, please call Mike Kraemer, the planner assigned to your case, at 920-5482. Sincerely, Bonnie Waechtler Administrative Assistant Enclosures: Affidavit Code Section 2-20-100 PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920-5526 FAX# (970) 920-5439 MEMORANDUM To: Crystal River Caucus Carbondale Fire District Prince Creek HOA Colorado Division of Wildlife FROM: Mike Kraemer, Community Development Department Re: Chandler Activity Envelope, Site Plan, and Special Review for a Caretaker Dwelling Unit (PID 2463-133'•41-006; Case P265-~46) DATE: December 18, 2006 Attached for your review and comments are materials for an application submitted by Michael Chandler. The Pitkin County Community Development Director will review the application. Please return your comments to me by Friday, January 19. 2007. PLEASE RETURN APPLICATION MATERIALS TO COMMUNITY DEVELOPMENT IF YOU HAVE NO FURTHER NEED OF THEM. Thank you. County of Pitkin } AFFIDAVIT OF NOTICE & } ss. MAILING PURSUANT TO State of Colorado } PITHIN COUNTY LAND USE CODE SECTION 2-20-100 I, ~~ ~2-oa~~ ,being or representing an Applicant to the Pitkin County~Development Permit, personally certify that I have complied with the public notice requirements pursuant to Section 2-20-100 of the Pitkin County Land Use Regulations in the following manner: By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail at least 2 weeks prior to the public comment deadline to all owners of property adjacent to the subject property, as indicated on the attached list, on , 2006 (which is 15 days prior to the deadline of ~~ . ~~ _ , 200>~. The names and addresses of the adjacent property owners shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the public hearing. 2. By mailing of notice, a copy of which is attached hereto, by first-class, postage prepaid U.S. Mail at least 2 weeks prior to the public comment deadline to the owner(s) of the mineral estate underneath the subject property, as indicated on the attached list, on the {~ 3Q ~, 2006 (which is 15 days prior to the deadline of ~T, 200. The names and addresses of the mineral estate owners shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the public hearing. 3. By posting a sign in a conspicuous place on the subject property (as it could be seen from the nearest public way) on the ~ pt+.~ ' ~ .2006, which is at least fifteen (15) days prior to the public comment deadline. A photograph of the posted sign is attached hereto. Applicant's name Signa~,~' ~ `~1 r (Attach photograph here) ~, ~ 1 ~~' ~ ~. ~.A ~ f~~ Ro c K ~~rT" Signed before me this 3 2~ day of ~pnn -nA.~-'y , 2007by ~ ~ WITNESS MY HAND AND OFFICIAL SEAL My commission expires: f1i~21 L Z~, zoo $ Notary Public ~~ I N Q,iCr{ F.~ q~l Notary Public's Signature ~ ~'~ \ ~- Dwelling Unst , I U ~~~ I `OFFICIAL SEAL - 1486346 HEINRICH HAU z TJOTARY PUBLIC -CALIF. C7 COUNTY OF SONOMA~ My Comm. Exp. April 27, 2008 aa,i ~~ Rio ~ i ~ i ~~ 1'U13LIC NOT'ICF, RE: Chandler Acti~'ih' I?n~~clohc, Site Plan, and Shccial Rc~~ic~~~ for- a ('arctalcer Ih~~clling Unit (Case I'265-06) NOTICE IS 1{ERF,131'GIVEN that an ahhlicatl(m haS hCCn SUhnllltl'CI by Michac) C'handlcl' (0-1~4~ I IanCl~' I~r., ('afh(1nCIIIlI'. ('O R 1 O? ;) t(1 I'l'CIUCSI ahhr(-~'al OI all ACII\'ll1' i:nvcl(~hc and Site flan ~~ith ~~cstc(I rights, an(I ahhr(l~~al f~-r a clctachecl Caretaker 1)~~ellin~ Unit. I~he hr(~hert~ is 1(~cate(I at O-I-I~' I lan(I~ I)ri~e and is Ie~all}' clcscrihed as 131(~ck ?, l.(~t (~, Prince ('rerk Suh(li~ isi(ln. I he Slate Parcel I(lentificati(~n Number liar the hruhert~ is ~'-I(~;-1_;;-OI-OO(,. I hr ahhlirati(~n is a~~lilahlc lily huhlic inshccli(~n in the I'itkin Ce~unt~ C(~mmunit~ Uri el(~hment [)charUnent, Ci,~~ hall, l ;~U S. Gals na St.. i\shcn. CO Sl(,l 1. hrr further inf~~rrmatic~n. r(rntact ~9ikc hraemcr at (97O) OHO-5~8?. I'uhlishai in the i\shcn ~l~imcs ~~ eekl~ (m Uccemhcr i 1. ?UU(~. Attention :~diaccnt 1'roncrt~~ (h~~ncrs A hrohert~' o~rner recei~~inl; this huhlic notice shall hro~~ide comments or objections to the Pitkin Count~~ Communit)~ Ue~~elohment, 13U South Galena Street, Ashen, Colorado ?ilGl 1, 13~~ Januar~• 3, 2007. If an~~ objjections to the deg elohment ahplicatiun arc recei~'ed the Communit)~ 1)e~'elohment 1)ehartment shall continue the ahhlication to a huhlic hearing; before the llearin~ Officer. CERTIFIED MAILT~,, RECEIPT ~ CERTIFIED MAIL,h, RECEIPT ' (Domestic Mail Only; No Insurance Coverage Provided) '_ (Domestic Mail Only; No Insurance Coverage Providec 1ITY+ q ,Ifd~ 3 ~~}y ~ ~ ~ l~ x fi m y- Postage I $ ~~tl.t;9 1` 'use '9 m Postage I $ ~.n.3g I ~} " - aYF p p Certified Fee I ~'~ • ~I] ~ v . i1 ~ ~ Postm~pR ~ `D p Certified Fee ~~~ • X1-1 ~ SLL-- 1 "7O ark ~ p Return Receipt Fee (Endorsement Required) ~>_l , I Ifi Here c'~ G ~/ p Return Recei Fee (Endorsement Required) ~ $1! • i tl~ Here j ~ w p ,,.~ Restrk:ted Delive Fee ry (Endorsement Required) ~fj,liil ~ ~ 9~ p r-a ResMcted Delive Fee I ry (Endorsement Required) $4.UU ru ~ p Total Postage & Fees I ~ ;~,f4 tlj,fl)3f?Ijil'j ~ p Total Postage & Fees I ~ ? q ~... 7 , ~ ..0 -D 1 1 C p C p I~ ~ p ra 0'° fT m ~. ~ ~~ I ..D Postage $ J 2 1 p Certified Fee ~ p Vo Pos t;fR p Return Receipt Fee d t R i c2 H / re ) equ (Endorsemen A 7 J p ~ Restricted Delivery Fee uired) m nt Re d E $il ` .qCi~ ~~. p q n orse e ( Total Postage & Fees I ~` i~''.fy I (1],f1).?if'~11117 p p N m it • m ~° ~ ,; . ... ~ ~, - m m - ~$ t P ~1}.gig - O' P age as ~` ~ A~,I, p Certified Fee I ~`_ • 41) 1 ~Q1 p p Return Receipt Fee (Endorsement Required) I _ $fi, i JaN Postmark n ~ ere q ? tp ~j G ~ Restdcted Delivery Fee (Endorsement Required) I $il • i +A ~~ ~ p Total Postage & Fees I ~ ~'~ • ~~ Gi~ ~ ~~~~- u Sent To < p ~N/~(Fcy ~ or PO Box No. ~~_`_t...~fx~nt~-t- Clty, Sfate, ZIR+4 Q ON r: ® ~s' (e6 Z 7j :rr rr C Q' m ., ~; Q.. - m Poetess I $ ~4.;iY ,..,~~ /~' ~ ~O\ ..~ p Certified Fee p p Return Receipt Fee (Endorsemem Required) p Restricted Delivery Fee (Endorsement Required} r~ p Total Postage & Fees ..0 p p (~- ~?.41~ ta1 ~ ~ Posmark $.11.111 {~1Here ~ii,i71) ~ i$ ~ ~?.79 _ M1 RJ o, D°~ m o~ m , m ~•U.;~Y ~1 I Postage $ ~S HQr S ,` p Certified Fee I ~? U U1 A9j p / ' Post p Return Receipt Fee ~,(° j i • He p (Endorsement Required) Restdded Delivery Fee ~~ ~ (Endorsement Required) ~`~ i 1 v, p ~~t~ - Total Postage 8 Fees $ ° "~ ..O p Sent To ~ ~~ ~ ~ ~ _- - -° --5'lreet, Apt. No.: -°- --------- ---•-- --•-----------------------------°- nn or PO Box No. t~~ (: ~ ~ G ~1 :~ ...... __. c . Clry, State, ZIP+4 .... :.. ~r /.~ © l~ ~ .n 0~ m ~ : ... °' S FAT' ~ _ Postage $ OO Cerfitied Fee ~ ~~ O Retum Receipt Fee (Endorsement Required) ~ ~ Restrcted Delivery Fee (Endorsement Required) f~ Total Postage & Fees ..~ O O tti $li, $ g.?.79 I Ij1tG3f2frfl7 U.S . Post al Ser viceT ~~, CE RTIFI ED MAIL Tr,, FtEC EiF (Dom estic Ma i! Only ; No Ins urance C overs, ~ Ir _ - ~ _ ,~s :, ,. .. m Postage I ~ ~~i,39 rt~.~ pIN(, s OO Certified Fee I ~~, ~tj O~( C1 ~ Retum Receipt Fee I (Endorsement Required) Postmark ~ ~'f I • ~ i He ~ ~ Restricted Delive F JAS ~ 3 ~~01 ~ ry ee (Endorsement Required) I ~,ij, iJi ~ O I ' ..0 G M1 Total Postage 8 Fees ~ Q ~•?, 7nr f1J [~- ~• Q' ~ Q" p-° Q' - _ • ~ . ~ ~'~ .~ x y m _ F _ ~ ~ Postage $ ~? ~0 SPRINGS, ~ , r^ Postage $ ~n, 39 c C142~ o o certmed Fee . ~ t k ~ ~` P ~ Certified Fee ~? _ §'~ T SP,9 l7 Retum Receipt Fee (Endorsement Required) ~! 1,1 i[I mar os Here ~ 01 p D ~ Return Receipt Fee $i l fi Po Here ~ ~ Restdcted Delivery Fee l 29 ~ ~ ~ 3 p~ (Endorsement Required) „ N . /i~ "W ~ (Endorsement Required) I ~iJ ° I i) ~ ~ Restdcted Delvery Fee (Endorsement Required) $ij , Ij ` D 3 ~ ~ e & Fees ~ Total Posta ~ ~•~l, 7~' -), _ '~1j1! ~ J ..O g (~ _. p Total Postage & Fees ~ ~.i, 7 f l1 /[t? J?flfl r /~_ - ~ ~ Sent To ..~ O M1 bYree~ Apt:7'vo.; . or PO Box No. ~ ~ ~ ~/ CO .~ O t~ t`- u~'7 ~ ~ ~ ' ' V'1 D" Q' ~ ~ ~,~ ~„ it , m ~ m ... $ ~•i 1. ~~' i~ + ~ C rp Postage Q 'q ~~? ° ij O O Certified Fee O O O Retum Receipt Fee ;.~i, ~ ~3 ere p (Endorsement Required) y~ ~ ` J ~ Restricted,Deiivery.Fee TT l ~il,l~~a ~ (Endorsement Regwred) \ O ~ i ..~ u O N .~ ~ Sent To O Street Apt 110.; ~c or PO Box No. ~ ~ i~ --•-,- ----------------------~7-.._._..------- •----...---- ------------ crry, ware, zlw~a" , ~ f~ 23 Gtr-,rig cr +~~. ~ :rr rr .~ ~ ~ ~ ~ r+' • ..• .•. ~ aa~/ :~ iQ ~. ~ .. t7l Postage $ .~~~it.39 ..0 O Cerdfled Fee $? . ~.l7 li C] l7 Retum Receipt Fee ~t ~ ~ fill ~ (Endorsement Required) ~ ere ~ Reshicted Delivery Fee ~ (Endorsement Required) $Il • Ut) O Total Postage & Fees I ~ ~•~~. ty ..0 0 Sent To - o -?~'~~ Sc~-VV~'2 tz c~ "'~' or PO Box No. G~ li ~ ~ -f-A--N -> --------------------------------!----------. ti.__-_.---.--------------.-------------. ~,ty S~~.ZtP~ ~,~ e; v~,~2, ~r C ea 8/6 2 ~ :~, ZUGSCHWERDT LARRY CHANDLER MICHAEL & JACQUELINE S0442 0311 HANDY DR HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623 246313302004 246313301006 MAYNARD ROGER & LINDA BEAVERS L LEE & NANCY LEE 0603 HANDY DR PO BOX 477 CARBONDALE CO 81623 CARBONDALE CO 81623 246313302002 246313302010 STANDIFORD STEVEN ERIC UDALL JAMES REMERSON LESLIE 0334 HANDY DR 512 HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623246313301007 246313301003 LOEB LAUREL M HUGHES CAROLYN G PO BOX 363 0388 HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623246313301004 246313301005 PACE DELL J WARE PETER J JR PO BOX 878 0248 HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623 246313301002 246313302003 BANDEL IRMTRAUT LIGHT LISA DANCING 0126 HANDY DR 0171 HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623246313302001 246313301001 BOWERS WENDY N THOMPSON CINDY CORN 642 HANDY DR 578 HANDY DR CARBONDALE CO 81623 CARBONDALE CO 81623 246313301009 246313301008 Bonnie Waechtler From: Debbie Weinant Sent: Wednesday, May 14, 2008 1:27 PM To: Andrea Orrison; Ann Marie Prince; Bonnie Waechtler; Brian Pawl; Bruce Romero; Carole Twitchell; Catherine Berg; Cory Garske; Dawn Sager; Debbie Weinant; Debby Payne; Dellis; Ginny Bultman; Jim Austin; Jim Wilson; Joanna Schaffner; Kristen Stroud; Laura Meyer; Lee Ledesma; Mary Lackner; Orrin Moon; Sandy Boteilho; Scott Thompson; Tom Parry; Tony Fusaro; Tricia Louthis; Vicki Monge Subject: New CDU Address: 420 Handy Dr Attachments: 420 Handy Dr.pdf New Address: 420 Handy Dr. Owner: Michael Chandler PIN: 2463-133-01-006 Debbie Weinant Administrative Assistant 970-920-5525 Pitkin County Community Development 130 S Galena Aspen, CO 81611 • • 0 ~ _ ' ~ ~ ~ ~ o ~ 3 3 ,~ o ~ p~ t z ~ d a~ 0., j N I- ~ ~ c -o ~ c o N ~ ~ 2 Q p i a o a o ~ I ~ F'S y ~ N~ -p l0 N N N C J a C Z ~ ~ (n ~ J C a N ~ ~ N N N ~ N ~ E~~ y N ` E > > O y N ~ J d > > ~ ° m o ' ~' Y ~ ~ ¢ ~ ~ K ~ d L i J U ~ v Q ~ F Q o - m m o D ? ~ 2 0 ~ ~ ~ ~ U U ~ aNi 1 v ~ wa W(7~ ~iq V) In U d J li Q~ 0 0 oi 0 0 0 0 a~ 4 ~ ~UJLLI L? L LI L' J ~ ~ J L L a L? L ^ L LJ ~ ~ ~l L L i 1"`~' i i i i'~ i i ~' i -- i i ~ r'' i i i j 1 ' i i i i a d i --- _ -_ ~ ~ ~ J ti ` _.__ - `" L 4 > ~ v ~ a ° I a i ~ ~ ' C I' I ~ t° `~ ~ y L ' .... ... . ~ C ~ Q i ~ s' Y ~ d r~ ? ~ y, ° I f ~ ~ ~ ++ N I! U _ y O t~ ~ f ~' F ~ V U ~ - . ~ : f _. ~, a ~ ~~N oY 4. 2 Y ~ 3' ~ _J s ~ ( u o ! ~ ~_ ,, , d ~ ~ m ~;,7 ~° LL 0 0 N v 0 0 N a Y+ s LOPMENT DEPART ~ MENT NITY DEVE COM 130 South Galena Street Aspen, Colorado 81611 (970) 920-5526 Pitkin County Land Use: 172 Board of Adjustment j` . 159 County Land Use Code .x~ ` 174 Flat Fee 162 Zoning and Sign ~.w.,: . 169 Public Notice+ - 160 Planning Enforcement - 175 Hearing Officer Referral Fees: 210 Airport LUCO1 County Clerk 211 County Engineer 194 Environmental Health 208 Historic ~~ (`~ ~" ._ lgg Housing - 190 Land Management 209 Redstone HPC 206 Wildlife Officer - Building Fees: 170 Board of Appeals - 105 Building Permit 120 Electrical Permit - - 195 Energy Code Review 115 Mechanical Permit 150 Plan Check 110 Plumbing Permit ~ . 130 Reinspection ----- 152 AVFD Fire Marshal ~ - 158 BFD Fire Marshal - -~~ Other Fees: 155 Use Tax - 165 Copy ~ PZ005 Master Plan Copy - _ V ` 185 Park Dedication ~r~ IS GIS Requirements ` y 161 Housing Impact Fee Jp B 1202 Road Impact Fee B1203 School Impact Fee ` tiA~ ~, .. TOTAL {( ,} ~ ~ . ~~~. NAME:- ' ~ ~ kk i t , ADDRESS/PROJECT: „ ~ ' " i ~; PHONE: L` r,.-~ ~ CASE/ PERMIT#: .~ rt INITIAL:_ " - DATE: _ "'" 1 ~v~ ~ m 0 5 rd ' t ~ ~~ v O ~ °' ~ m~ N ~~ Cp? r i ~~~ ~1 ' Y~ ~ ~t k , \, ~ 'r ~/ i i~ //, ~/ /~ ,~~ °' `' w) 1 ~ l ii `~~ m u2 m 2G } y U IN :? ~ G e ~ E ~a - ~~ a`< E ~M nz v ~ S ~ at! ~ Y X ~ y E u + :v ~ o ~ ~ ~ E vi ~ o 'a ~ ~ ~ ' ' W j Hoo '~A ,~ § u°O• ~~a° '. 02=`° a ~m'm w~~~ rc~>°a d• ~ ~ O ~ ~ z ^~ ~ [Jf~f z olo ° d ->_" v r. r- w O ~= p o ^^ UvI M w~-~~ i 1..1. a ~ ^ ~ w m v v A c ~_ r ~ J O N a` v V ~ ~..~..~ Z C\I Q ~ ~ m = Z 0 0 U w cL -' m K 2 j du~ w a ~o~i~ ~QO ~~mC~ d 9 M OOp ij d ~~~~N U] N ~ ~5~ i ~ ~ '^_~ ~ ti ~ii 3 ' aLLi ~ o~rwz ° ~~; ~ ~~ ~~W x ~ a v cz°`" zvZON ww~~ o o > ~C~+~gg ~ ~.. ~ ~ ° og ~oa wib ~ ~ ? ~G~ ~ _ w 3~' Da Z~oz~ O s ~~ i~<J Oi ~~z ~r Q i~ o b2 J ~aitn / ~ Il. L ..............m..~.__...._..-_.~... _..,. VZ 99Z .._ M.OO~ZIoIUS ___- _._ 1.-. . i~~ R 4C~ I ~.w~, ~. h.. ~\ F ~ i_~ ~~3i R~`vi ~~~~nn ~AOgY ",`g~~"e _~g~ ~r~ a~~ 59 ~~ ~ r_,..., _ . v ~ ~ i N r.-._-,.___._ __.. ~ - i. I ~ _ _ _. .~ -.- r+ - . _ _... _ r C h ~ `' ~~~ ~~ 1 / F __ .~. _ I ..Naas dl I t I ~~~' /~~~ X14' ~ ~~ ~ ~~. ~ ~ ~ ~ __' ~ Ij I ~ i iii • 1 ~ i , ~' I ;. _ r 4 I - ~ ~ H ,' ~ ~ 3~ °~i I q o I" ~ ~ ij ~ z ~ I :>!, . ~ ~ I I tt . ~ ? ,. +' I~ •`` . ~/ ~ ~ l ~ ~~ ~d~.r-.M' ,/l) "p `a'°yW~`',ra`'*> 3'} ai .~ ~ ~ 1 +, s~~~, ~~ i ,/ ~' ;~ ~ ~, ! ! ~ 3 ~ goo r ~ ~ IF ~ ~ o ~ ~--,. t, ,~, r i a ~~~~,~ ~ti , 4 \ ` ~ ' !1 ~ U _ - 2.n:~ ti h j~ 5 ~ ' / ~~ - 1- ~1 i I * w °~ ~~ ~, T I I v~ ° t~ r ..~ .osl ;,gib ~ ~ I % ' ~~ i~ ~ 1 / 111 1 'I ~. ~ ~ a II ~ II 3A' ~o ~~ I' /~ ~ z ~ ~~ o ~ ~ ~ 1 \ ui ~. ~ in ~ ~ I ._ I < I `- -- w i 3 m> ~ I (( I ~ I I' ;f, ,, r~ 1 I I X~ I I ` C~ ~ C"~. y ; ~ 4 ~ >s ~ ~~s'?.y "t ~ I~', ~k 1, 1 ~ ~, ~ ~ , ' , ~~~ r~`~~,.,~ - ~ ~,',- I _ I -0_ .~ ~ I ~' I I 1 ~ ` - I I~ ~ j ~ _ I~~ ~ i I f II ~ .. / N i b N I~~~~II ~ 8 ~.._ .e116~1 - °-- ,oa•oE ---~ I ~ ~ I 1 ~ ~ € .. ,~ '~~ _ ~ I ~ - ~- ~ - ~ I ~ ~ ~ J , 's I / ... ~ > I ~ ~ i u, ~ i I i / g. r ~ ~ __ _. .~ .le~dc a.rs,ni.,onN F \ ~~ a ~i s~ o~ °'ol 1 ygao/y ~~ a ~,1 1 _ rc \. ~ /_.~_. v~ ~~o .e rN ~~ F_. Q r Z6 Od 6B 7dH Stl'Id OJ '~yOnoJ ¢TKyrd 'TT?PnvO vo/~ 'y v utr 00'TT$ H 'T 30 T 'YId SZ~TE~EO S>e LOOZ/OT/60 ~69BT6S ~aNOISdH03N