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Home My WebLink Aboutpitkin.planning.272929302040DOCUMENT 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, Acceptance Letter, Referral(s) Letter Site Plan Miscellaneous Plat(s) DUE: F 2/6/2004 outnis I��III II II IIII I II I III II II I II Page: 9/ II:54A SILVIP DAVIS PITKIN COUNTY CO R 0.00 D 0.00 DETERMINATION OF THE HEARING OFFICER OF THE COMMUNITY DEVELOPMENT DEPARTMENT OF PITKIN COUNTY, COLORADO, APPROVING THE ARVYSTAS 1041 HAZARD REVIEW AND SUBDIVISION EXEMPTION FOR A LOT LINE ADJUSTMENT Determination No. 09 -2004 RECITALS 1. Dr. Michael Arvystas (hereafter "Applicant') has applied to the Pitkin County Hearing Officer (hereafter "Hearing Officer ") for 1041 Hazard Review approval to establish principal and accessory building envelopes, and a Lot Line Adjustment to remove a lot line on a merged lot. 2. The property is located on Bighorn Lane, and is described as lots D -7 and D -8 of the Redstone Ranch Acres Subdivision, Filing 2. 3. The property is zoned AFR -10, and contains 0.6 acres. 4. The Hearing Officer heard this application at a public hearing on March 17, 2004, at which time evidence and testimony were presented with respect to this application. 5. The Hearing Officer finds that the proposal is in compliance with the applicable Standards of the Pitkin County Land Use Code. NOW THEREFORE BE IT RESOLVED by the Pitkin County Hearing Officer that approval is hereby granted to the Arvystas 1041 Hazard Review and Subdivision Exemption for a Lot Line Adjustment subject to the following conditions, which shall run with the land and be binding on all successors in interest: The Applicant shall adhere to all conditions and material representations made in the application and public meetings except as amended herein. 2. Prior to submittal for any building permits, the Applicants shall record a 24 X 36 inch mylar 1041 Hazard Review Site Plan and Plat Amendment in accordance with Sections 5 -70 -040 and 5 -60 -040 of the Land Use Code. An accessory envelope for septic purposes, and a principal building envelope shall be depicted on the site plan. The principal building envelope shall have a 10 foot landscaping and access section designated from the front property line. Community Development shall approve the site plan prior to recordation. 3. The Applicant shall comply with the following landscaping and wildfire defensible space mitigation standards as can be accomplished within the boundaries of the property: A. Brush, debris, and non - ornamental vegetation shall be removed within a minimum 10 foot perimeter around the structure. B. Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels a minimum of a 70 foot perimeter around the structure. C. Spacing between clumps of brush and vegetation within the 70 foot perimeters shall be a minimum of two times-the height of the fuel. Maximum diameter of the clumps shal l be 011 O ` J 000 III Illilll II II (III II Iill VIII VIII 4 966 003 31:548 SILVIP DAVIS PITKIN COUNTY CO R 0.00 D 0.00 Hearing Officer Determination No. 0 -2004 Page 2 two times 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 30 foot perimeter shall be pruned to a height of 10 feet above the ground and ladder fuels from around trees and brush shall be removed. E. Tree crown separation within the 30 foot perimeters shall have a minimum of 20 feet between the edges of the crowns. New coniferous trees shall not be installed within 20' of any built or proposed structure. F. All branches which extend over the roof eaves shall be trimmed and all branches within 15 feet of the chinmeys shall be removed. G. The density of fuels within a 100 foot perimeter of the structure shall be reduced. All thinned snowberry, serviceberrv, or chokeberry stumps must be painted with Garlong (or equivalent) herbicide to prevent aggressive re- sprouting. H. All deadfall within the 100 foot perimeter shall be removed. I. The applicant shall be responsible for the continued maintenance of the defensible space vegetation requirements. 4. The Applicants shall comply with the following additional wildfire mitigation standards: A. Projections 1. Projections at the roofline (which include, but are not limited to: eaves, cornices, soffits and roofs over open decks) shall be sheathed with materials approved for one -hour fire- resistive construction. 2. For projections below the roof line (including, but not limited to: exterior balconies, decks, porches, cantilevered floor projections, and bay windows which extend over a flat or sloped surface) the open space between grade and the underside of projections below the roof line shall be enclosed by solid, vertical walls. These walls shall be constructed with materials approved for one -hour fire - resistive construction on the exterior side of the wall and shall extend from the top of grade to the underside of the floor decking or walls of the projection. 3. Any porch or deck or projection shall be void of vegetation below it, and areas below such projections shall be protected from accumulation of vegetation materials by placement of a vegetation barrier covered with rocks or gravel, or by coverage with concrete or stone. Walls underneath projections shall be constructed with materials approved for one -hour fire - resistive construction on the exterior of the side of the wall. Pillars or columns shall be of non- flammable materials, or if wood, made out of heavy log construction and treated with a fire retardant. The underside of any porch, deck or projection shall be sheathed in I -hour fire resistive materials, or with fire- retarded. 4. An alternative for a deck or porch is use of non - flammable hardscaping that is at least 10; wide. Some planters can be in this area, but cannot contain trees. B. Windows and doors shall be tempered glass. Doors shall be non- combustible, or 1 '/4 solid wood, and any glass on doors shall be tempered. C. Siding and exterior wall construction shall have a minimum one -hour fire- resistive rating, ground level to roofline. D. Foundations, skirting and crawl space openings shall be fully enclosed and constructed with materials approved for one -hour fire- resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls. E. Firewood shall be kept stacked and 15 feet away. 00;,,02 496653 IIIIII IIII IIIIII IIII VIII IIIIII If VIII I IIII Page: 04/192011 :54A 0 / 0 00 Hearing Officer Determination No.C&-2004 Page 3 F. Any new roof shall be constructed with a non- combustible roof covering on a Class A roof assembly (see UBC 1997 Section 1504). G. Minimum roof pitch will be 3:12 on any new roofs. H. Vents shall be screened with corrosive resistant wire mesh with mesh '/4 inch maximum. 1. Roofs and gutters shall be kept clear of debris. J. Yards shall be kept clear of all litter, slash, and flammable debris. K. All flammable materials shall be stored on a parallel contour a minimum of 15 feet away from any structure. L. Weeds and grasses within the 10 foot perimeter shall be maintained to a height not more than 6 inches. M. Firewood /wood piles shall be stacked on a parallel contour a minimum of 15 feet away from the structure. N. Swimming pools shall be accessible to Fire Department vehicles. O. Fences shall be kept clear of brush and debris. P. Wood fences shall not connect to the structure. Q. Any outbuildings or additional structures shall adhere to the same standards as structures. R. Fuel tanks shall be installed underground with an approved container. S. Propane tanks shall be installed according to NFPA 48 standards and on a contour away from the structure with standard defensible space vegetation mitigation around any above- ground tank. Any wood enclosure around the tank shall be constructed with materials approved for 2 hour fire- resistive construction on the exterior side of the walls. T. Each structure shall have a minimum of one 10 pound approved ABC fire extinguisher placed in a visible and accessible location. U. Addresses shall be clearly marked with 2 inch non- combustible letters and shall be visible and installed on a non- combustible post. V. New utility lines shall be buried. W. Any fire department recommendation for individual structure water supply and storage shall be accessible to fire department 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. X. All structures greater than 5,000 square feet in size shall be required to install in -house sprinkler systems in -house sprinkler systems that meet the standards of the local fire protection district and the Uniform 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. 5. No development, including grading, excavation, fill placement, berming, landscaping, entry or ranch gates, and vegetation removal or disturbance shall occur outside of the approved building [and /or] development envelope except for access and wildfire mitigation. Construction, staging, parking, utility and driveway extension and maintenance shall occur within approved building envelope, or access driveway. 6. The Applicants shall obtain an access permit from the County Engineer prior to commencement of construction for the driveway. The driveway shall meet the standards of the Pitkin Count}' Asset Management Plan 0ca1bu3 "h III II III IIIII I II IIIII I II III Page: 966 04 11:64a SIUVIP DAVIS PITKIN COUNTY CO R 0.00 D 0.00 Hearing Officer Determination No.a-2004 Page 4 7. Prior to submission of any new building permits for new development, the Applicants shall submit a mitigation report from an engineer or geologist licensed in the State of Colorado. The report shall demonstrate that the site can be engineered in such a way that there is no hazard posed, and shall show the area of disturbed slopes, any re- grading required and the size and location of all mitigation devices. Any new development shall be conditioned upon compliance with the report. 8. Fruit - bearing trees and shrubs should be avoided in any landscaping due to the high level of black bear activity in this area. 9. The Applicant shall comply with the 2001 Wildlife Protection Ordinance No. 010 -2001 for waste storage. Compliance with the condition shall be verified by the Pitkin County Wildlife Biologist prior to issuance of a certificate of occupancy. 10. Pursuant to Ordinance No. 02- the Applicants are subject to the Fair Share Requirements and shall pay a road impact fee. H. Prior to commencement of any earthmoving or construction activity, the Applicants shall stake the corners of the building envelope and install construction fencing around the perimeter of the building envelope. The fencing shall remain in place until issuance of Certificate of Occupancy. No vegetation shall be damaged or removed outside the building envelope. 12. A Drainage and Erosion Control Plan shall be submitted by the Applicants and approved by the County Engineer prior to building permit submission. 13. Any areas disturbed outside the building envelope must be revegetated with native vegetation according to a revegetation plan submitted by the Applicants and approved by the County prior to issuance of a Certificate of Occupancy. 14. Dogs shall be kenneled. 15. Any development located within the front yard setback shall require a variance from the Board of Adjustment. This approval does not assure approval of the variance. 16. Floor Area shall be limited to a maximum of 3,000 sq. ft. as calculated at time of building permit. 17. 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, § 4 -140 and C.R.S., § 24 -68 -105. The statutory vested rights granted herein shall expire on March 16, 2007. 00GG34 Hearin Officer Determination No. -2004 I IIIIII VIII DAVIS PITKIN COUNTY CO IIIIII IIII VIII II IIII II'••� III VIII IIII IIII Page: 04 11 :54P R 0.00 D 0.00 Page 5 NOTICE OF THE PUBLIC HEARING PUBLISHED IN THE ASPEN TIMES WEEKLY ON THE 14th DAY OF February 2004. APPROVED ON THE 16th DAY OF March 2004. PUBLISHED AFTER ADOPTION FOR VESTED REAL PROPERTY RIGHTS IN THE ASPEN TIMES WEEKLY ON IVltv>,(,h L7 , ).QS r ATTEST: \\ Janis Tayl r, Administrative Assistant HEARING OFFICER OF PITKIN COUNTY, COLORADO A R. True, / Hearing Officer Q Date: - a — 1 0 APPROVED AS TO FORM: John Ely, County y Case 9P148 -03 PID# 272929302040 APPROVED AS TO CONTENT: L� Cindy Houben, Community Development Director 09L U0 3 MEMORANDUM TO: Jim True, Pitkin County Hearing Officer FROM: Ezra Louthis, Planner 9ZL RE: Arvystas 1041 Hazard Review and Subdivision Exemption for a Lot Line Adjustment DATE: March 16, 2004 REQUEST: The Applicant requests 1041 Hazard Review and Conceptual Submission approval to establish a building envelope and accessory septic envelope. The subject parcel is part of Filing #2, Redstone Ranch Acres Subdivision located up the Crystal, south of Redstone. The parcel was created as part of the Redstone Ranch Acres Subdivision in 1962, preceding the County's adopted Subdivision regulations. The parcel is actually two parcels (lots D -7 and D -8) combined into one through the merger provisions of the Code. Mr. Arvystas has owned the parcel since 1975. In addition to the 1041 Review, the Applicant is requesting to remove the Lot Line between lots D -7 and D- 8, as the parcel is merged. There exists an easement for utilities that splits the parcel that was established as part of the original recordation of the Subdivision. The easement is to remain as an easement for utilities, even though Holy Cross has rescinded any interest in the easement (see application). APPLICANT: Dr. Michael Arvystas REPRESENTATIVE: Alan Richman LOCATION: Lots D -7 and D -8, Redstone Ranch Acres ZONING/LOT SIZE: The parcel is zoned AFR -10 and contains 0.6 acres, thus making it non - conforming. REFERRAL COMMENTS: Redstone Ranch Acres Homeowner's Association was referred, but no comments were received. 1041 HAZARD REVIEW (SECTION 3 -80) Geologic (Section 3 -80 -050): The parcel is almost entirely encumbered by slopes exceeding 30 %, with the only available access being off of Bighorn Lane on the western portion of the property (or front of the parcel). The eastern portion of the parcel is inaccessible. The building and accessory envelopes on the parcel are located in the only possible location. The envelopes are situated to avoid slopes in excess of 45 %, as well as the utility easement, but include slopes of greater than 30 %. The Applicant, as part of the Application, has provided an engineering report from Church and Associates that states that the development of a single - family residence is feasible, and that a site - specific grading and stabilization plan be submitted for review and approval by the County Engineer prior to the issuance of a building permit. The above recommendation will be reflected in the conditions of approval, as well as the other standards that are required for development on slopes between 30 -45 %. �U UL's Wildfire: The subject building and accessory envelopes are located within a Severe rated wildfire area. The Applicant will comply with the conditions set forth by Eric Petterson's report (contained in the application). SUBDIVISION EXEMPTION FOR A LOT LINE ADJUSTMENT (SECTION 3- 190 -030): Adjustment creates not more than the original number of lots or parcels. Staff Comment: There is currently one parcel, and if this request is approved, there will still be one parcel. 2. The purpose or effect of the lot line adjustment is not the creation of a new lot or parcel, nor anv increase in floor area ratio for a parcel which gains size, nor creation of a lot or parcel substantially different in size for development or resale put-poses. Staff Comment: This lot line adjustment, if approved, does not create a new parcel, nor increase floor area ratio, nor create a parcel of substantially different size. The intention of the adjustment is to remove a lot line on a merged parcel. 3. In the case of conforming lots and parcels, any resulting lot or parcel shall conform to the minimum requirements for area or width established by the provisions of the code. Staff Comment: The parcel is Non - Conforming in the AFR -10 zone district and will remain Non - Conforming. 4. The applicant shall prepare a subdivision exemption lot line adjustment map in compliance with the standards in Land Use Code Section 5 -60 -010. Staff Comment: Applicant shall be in compliance. 5. A lot line adjustment shall not be used to increase the floor area ratio for a parcel that increases in size due to the adjustment The floor area ratio will be reduced on a parcel that decreases in size due to the adjustment. Applications to add floor area ratio to a lot or parcel are to be major amendments and shall be reviewed pursuant to section 3 -190 -090 Staff Comment: There will be no increase in Floor Area Ratio or allowable Floor Area. ISSUES: A few issues arise from the Applicant's request to obtain approval for the two envelopes. The first issue is that due to the slopes contained within the parcel, the only developable area is located within the front yard setback of the parcel. The minimum front yard setback for a parcel under 3 acres and located in the AFR -10 zone district is 30 feet. The Applicant has requested that both envelopes be located within the front yard setback. Staff concurs that the proposed location of both envelopes is the only suitable location due to site constraints and existing 1041 Hazards. A second issue arises from the size and location of the building envelope, which is located within the front yard setback, and right adjacent to Bighorn Lane. Staff feels that it would be appropriate to limit the house- ,j U J C size to 2,500 — 3,000 sq. ft. based on the limitations the slope constraints place on the parcel and the house - size of the surrounding development. The square footage limitation is based on three factors: 1. The adjacent residence (owner is Garrett Hansen) located to the south faces similar constraints, and that parcel went through a Takings Procedure at the BOCC in 1998 because of Slopes (Resolution No. 98 -184). The BOCC granted approval, but placed a square footage limitation on the residence of 2000 sq. ft., plus exemptions for garages and below grade space (the exemptions for garages and below grade space no longer exist in the Rural Area calculation of square footage per Ordinance 23- 2000). The residence has since been built, and contains 2,475 sq. ft. of heated floor area according to the building permit. 2. The surrounding properties have residences containing square footage ranging from 1,750 sq. ft. to 2,500 sq. ft., and staff feels that a smaller residence would fit the character of the neighborhood better. 3. The building envelope resides partially within the front yard setback, as well as directly adjacent and above Bighorn Lane. A third issue arises from the location of the building envelope and accessory envelope. Due to the slope constraints on the parcel, the only location for the envelopes is within the front yard setback. If the request is approved, the Applicant shall be required to obtain a Variance from the Board of Adjustment for any development within the setbacks. As indicated within the application, any buildings shall be located 10 feet from the property line, regardless of any variance approvals. Therefore, the first 10 feet from the front yard property line of the principal building envelope shall be dedicated to landscaping, excavation and access. 000008 0 o RECOMMENDATION: Staff recommends approval of the Arvystas 1041 Hazard Review and Subdivision Exemption for a Lot Line Adjustment subject to the conditions of the attached draft Hearing Officer Determination. ATTACHMENTS: I . Draft Determination QOOGC INIMMMEMEMEMEr— - As View of proposed building envelope and Bighorn Lane facing north (person and utility box is where the easement is). ARVYSTAS PROPERTY APPLICATION FOR 1041 HAZARD REVIEW SUBMITTED BY ALAN RICHMAN PLANNING SERVICES BOX 3613 ASPEN, COLORADO 81612 920 -1125 DECEMBER, 2003 C 0 TABLE OF CONTENTS PAGE I. PROJECT DESCRIPTION ........ ............................... 1 A. Application Request ........ ............................... 1 B. Property Description ........ ............................... 2 C. Proposed Building Envelope .. ............................... 2 IL 1041 ENVIRONMENTAL HAZARD REVIEW ....................... 5 A. Wildfire Hazard Review ..... ............................... 5 B. Geologic Hazard Review .... ............................... 12 III. CONCEPTUAL SUBMISSION REVIEW ........................... 12 IV. VESTED RIGHTS ............. ............................... 15 V. CONCLUSION ................ ............................... 16 1**4 #1. Recorded warranty deed to property #2. Letter authorizing submission of application #3. Pre - application conference summary #4. Documents from Holy Cross Electric Association #5. Wildfire referral letter from Eric Petterson #6. Geologic report by Church and Associates #7. Soils and foundation investigation by Church and Associates #8. List of adjacent owners MAPS AND DRAWINGS 1041 Hazard Review Site Plan I , 000G11 I 1 1. I V I L I 11 I 1 0 0 PROJECT DESCRIPTION A. Application Request This is an application to develop a single family house on Lots 7 and 8 of Filing #2 of Redstone Ranch Acres Subdivision. Redstone Ranch Acres Subdivision is located approximately 1 mile past Redstone. The subdivision was created in 1962, well before the County had adopted subdivision regulations, by plats that are filed in Plat Book 2 at Page 251 (Filing #1), and Book 3 at Page 25 (Filing #2) of the Pitkin County records. The subject property consists of two vacant subdivided lots that are located near the top of Bighorn Lane. A legal description and proof of ownership of the property is provided in the Warranty Deed from the prior owner to Michael and Jane Arvystas, which is recorded in Book 267 at page 718 of the Pitkin County records. A copy of the deed, which was recorded in the Pitkin County records on October 12, 1972, is attached hereto as Exhibit #1. Subsequently, Jane Arvystas conveyed her interest in the property to Michael Arvystas, by a deed recorded in Book 358 at page 491, a copy of which has also been provided as part of Exhibit #1. The application is being submitted by the owner of the property, Dr. Michael Arvystas (hereinafter, "the applicant "). The applicant is being represented by Alan Richman Planning Services for purposes of this application. A letter from the applicant confirming this arrangement is attached as Exhibit #2. A pre - application conference summary form was obtained from a representative of the Community Development Department on March 11, 2003 (see Exhibit #3, Pre - Application Conference Summary). According to this form, following are the land development approvals required by the Pitkin County Land Use Code to accomplish this project: 1041 Hazard Review and Conceptual Submission for development on a property with the following 1041 designations: * Wildfire hazard areas; and * Slopes in excess of fifteen percent /potentially unstable slopes. Vested Rights are also requested for the subject development. Sections II through IV of this application identify the provisions of the Land Use Code applicable to these procedures and provide responses to the applicable County standards. First, however, a brief description of the property is provided, followed by a description of the proposed building envelope and development plan. Arvystas 1041 Hazard Review and Conceptual Submission Page 1 1 O I.jJ12 0 • A B. Property Description This property is zoned AFR -10, which has a minimum lot size of 10 acres. This property contains approximately 0.6 acres of land (23,629 sq. ft.), making it a nonconforming -sized lot of record. A survey of the property has been conducted while preparing the 1041 site plan. The survey shows that the property is a nearly rectangular- shaped parcel of land. Bighorn Lane runs along the easterly property line. There is not an existing driveway access built into the property as of this time. The survey also shows the topography across the property. It illustrates that most of the property is relatively steep. Slopes in the front 1/3 of the property generally are in the range of 30 % -45 %. However, as one proceeds back into the lot (to the west), the slopes increase, and eventually exceed 45 %. These slopes make it clear that the new residence should be located as close to the front property line as possible. A model for how this lot is most likely to be developed can be seen in the neighboring lot just above these lots, further up Bighorn Lane. That house was built by cutting into the front portion of the slope, stabilizing the slope, and building the house on the flat platform next to Bighorn Lane. The property is relatively thickly vegetated, with the primary cover being deciduous and coniferous trees. There is also an understory of brush covering the property, including Gambel oak and serviceberry, and other native vegetation. C. Proposed Building Envelope The applicant's plans to develop the property are illustrated on the 1041 site plan. The 1041 site plan shows the location of the two proposed building envelopes, one on each lot. The house and well would be located within the principal building envelope, located on Lot D -8, while the on -site sewage disposal system would be located within the proposed accessory building envelope, located on Lot D -7. The reason for proposing to develop the two lots in this manner can be explained as follows. The 1041 site plan illustrates that there is an easement located between these two lots. This easement is shown on the original subdivision plat. The covenants of the Redstone Ranch Acres Subdivision No. 2, which are recorded in Book 212 at page 48 of the Pitkin County Records, state that "Easements as shown on the recorded plat of this subdivision are herein reserved for installation and maintenance of utilities and drainage facilities ". Neither the covenants nor the subdivision plat provide any indication of to whom ownership of the easement was ultimately conveyed. The applicant made considerable efforts to try to determine whether this easement was truly needed for the specified purposes and whether it could be vacated. The applicant contacted Ary }star 1041 hazard Review and Conceptual Submission Page 2 O r , U'v JJ.0 I 1 1 1 I I Jeff Franke at Holy Cross Energy. Some years ago Holy Cross approached the applicant to seek his permission to place a utility line along the northern boundary of Lot D -7, instead of within the formal easement. This line was subsequently installed in the location shown on the 1041 site plan. Therefore, Holy Cross Energy formally relinquished its rights to use the easement between the two lots, as stated in the document attached as Exhibit #4. This relinquishment, however, does not convey ownership of the easement to the applicant. The applicant tried to contact the original developer of the subdivision, Mr. Antonides, to determine whether he had retained ownership of the easements. Mr. Antonides passed away approximately 15 years ago and his children were unfamiliar with this subdivision. Contact was then made with other homeowners in the subdivision. There is no organized homeowners association for this subdivision. The applicant was informed that the County Attorney has previously ruled that the easements and the other common lands within the ' subdivision are held by all of the homeowners in common. Therefore, if the applicant were able to obtain title to this land through legal means (quiet title action), the applicant would 1 also have to obtain approval from each and every other landowner within the subdivision in order to amend the plat to eliminate this easement. While this might be feasible, it did not seem to be a likely outcome. Therefore, the applicant decided to develop this property 1 as two individual lots. Because the lots are both relatively small and steep, the applicant concluded that it was not realistic to develop each lot with a house and necessary supporting infrastructure. Therefore, a decision was made to place the house on the larger of the two lots (D -8) and the septic system on the smaller lot (D -7). The building envelope on Lot D -8 has been drawn to coincide with several of the property lines. A 0' setback is proposed along the northerly property line, since the applicant owns the adjoining lot and is committing to use it as an accessory building envelope and not to develop a separate residence. The building envelope has also been drawn along the front property line. This was done because development of this site will require the front of the property to be excavated.. However, e applicant hereby commits that the actual house �( footprint will be set back�E t least 10' f*im the front property line, and will place a note to this effect on the 1011 site plafi- the_Viounty so requests. ally, the building envelope has been drawn to comply with the minimum 10' side yard setback along its southerly property line, to ensure that the neighboring landowner has an appropriate setback. The building envelope on Lot D -7 depicts a 10' front yard setback and a 10' setback along its northern boundary (to comply with County ISDS regulations). It provides a 0' setback along its boundary with the easement, since the only adjoining land is Lot D -8, which is owned by the applicant and is being developed in conjunction with Lot DO. I Arvystas 1041 hazard Review and Conceptual Submission Page 3 1 000014 1] The applicant will apply to the Board of Adjustment for the necessary setback variances following receipt of this 1041 hazard review approval from the County. The conformance of the proposed building envelopes with the other standards of the Land Use Code can be found in Sections II and III of this application. Arvystas 1041 Hazard Review and Conceptual Submission Page 4 00001 -5 II. 1041 ENVIRONMENTAL HAZARD REVIEW A. Wildfire Hazard Review During the pre- application conference with staff, the applicant was informed that the County's wildfire hazard maps designate this site as containing wildfire hazard areas. The applicant conducted a site visit with Eric Petterson, one of the County's designated wildfire experts, on October 4, 2003, to confirm and clarify this designation. A letter from Mr. -' Petterson providing his comments is included in this application as Exhibit #5. Based on his site visit, Mr. Petterson has determined that the proposed building envelope is located in an area that is subject to a severe degree of wildfire hazard due to the prevailing slopes and the presence of a continuous tree and brush cover.. The mitigation standards for development in wildfire hazard areas are found in Section 3-80 - 070 C. of the Land Use Code. Following are the applicant's response to these standards. 1. Location The building envelope shall not be located in draws, canyons, or on slopes greater than 30 9o'. Response: The building envelope is not located in a draw or a canyon. However, the building envelope is located on slopes in excess of 30% since the entire property is comprised of lands with slopes in excess of 30 %. 2. Defensible Space The area around the structure shall incorporate landscaping with wildfire defensible space considerations as follows. 1 (a) Brush, debris, and non - ornamental vegetation shall be removed within a minimum 10 foot perimeter around the structure. Response: The applicant will comply with this requirement. (b) Vegetation shall be reduced to break up the vertical and horizontal continuity of the fuels a minimum of a 30 foot (30) perimeter around a structure built on flat ground. ' Response: The applicant will comply with this requirement as modified in the referral letter. ' (c) Spacing between clumps of brush and vegetation within the 30 foot (30') perimeters shall be a minimum of two (2) times the height of the fuel. Maximum diameter of the Arvystas 1041 hazard Review and Conceptual Submission Page 5 d i , n i tJu�.l_� 0 0 , clumps shall be two (2) times the height of the fuel. All measurements shall be from the edges of the crowns of the fuel. Response: The applicant will comply with this requirement as modified in the referral letter. (d) All branches from trees and brush within the 30 foot (30') perimeters shall be pruned to a height of 10 feet (10') above the ground, and removal of ladder fuels from around trees and brush. Response: The applicant will comply with this requirement. (e) Tree crown separation within the 30 foot (30') perimeters shall have a minimum of 10 feet (10') between the edges of the crowns. This does not apply to mature stands of Aspen trees where the above recommendations for removal of ladder fuels have been complied with. In areas of Aspen re generation, the spacing guidelines shall be followed. Response: The applicant will comply with this requirement as modified in the referral letter. (}) All branches which extend over the roof eaves shall be trimmed and all branches within 15 feet (15') of the chimneys shall be removed. Response: The applicant will comply with this requirement. (g) The density of fuels within a 100 foot (100') perimeter of the structures shall be reduced where natural reduction has not already occurred. Response: The applicant will comply with this requirement. (h) All deadfall within the 100 foot perimeter shall be removed. Response: The applicant will comply with this requirement. (i) The applicant shall be responsible for the continued maintenance of the defensible space vegetation requirements. Response: ' The applicant will comply with this requirement. 3. Structural Design and Construction Requirements p [] I I I t J I I I a. Roofing. Roofs shall have a non - combustible roof covering on a Class A assembly. ' Wood shakelshingle roof coverings are prohibited in all wildfire hazard areas. Roofs with less _ Arvystas 1041 Hazard Review and Conceptual Submission Page 6 11 000017 y i than a 3:12 pitch are not permitted in 1041 Wildfire Areas unless they comply with the following: 1) All roof coverings shall be non - combustible materials as defined in the Uniform Building Code (UBC) 1997 Section 1504 and installed on a Class A roof assembly. 2) All roof coverings shall have a surface that shall facilitate the natural process of clearing the roof. 3) All roof designs shall facilitate the natural process of clearing the roof of debris. Protrusions above the roofline, such as parapets, shall be prohibited. 4) Roofs shall be installed as required by UBC 1997 Chapter 15 and shall have a minimum slope of 1:48. 5) All roof designs, coverings, or equivalent assemblies shall be specifically approved by the Fire Marshall prior to submittal of a building permit application. Response: The applicant will comply with these requirements. b. Vents. Vents shall be screened with corrosive resistant wire mesh 114 inch maximum. I 1 Response: The applicant will comply with this requirement. 4. Structural Design and Construction Options The Board may, in its discretion, approve a development which incorporates the following architectural design standards in substitution for the Defensible Space requirements in this section. a. Projections (1) Projections at the roof line (which include but are not limited to eaves, coniices, soffits and roofs over open decks) shall be sheathed with materials approved for one hour fire - resistive construction. Response: Considering the findings and recommendations contained in the wildfire report, the applicant agrees to comply with this structural option. (2) For projections below the roof litre (which include but are not limited to exterior balconies, decks, porches, cantilevered floor projections, and bay windows which extend over a flat or sloped surface) the open space between grade and the underside of Arvystas 1041 Hazard Review and Conceptual Submission 000018 Page 7 • • 11 projections below the roof line shall be enclosed by solid, vertical walls. These walls i shall be constructed with materials approved for one hour fire- resistive construction on the exterior of the wall and shall extend from the top of grade to the underside of ,floor decking or walls of the projection. An alternative construction method for such projections would require use of noncombustible roof materials, or heavy timber or log wall construction, if the underside of the projecting portion is covered with materials approved for one hour fire resistive construction and there are no inside angles of less than 75 degrees. Areas below such projections shall be void of vegetative or other combustible materials. These areas below projections shall be protected from accumulation of vegetative materials by placement of a vegetative barrier covered with rocks or gravel or by coverage with concrete or stone. There shall be no storage of combustible materials under projections. The walls underneath projections shall be constructed with materials approved for I hour fire resistive construction on the exterior of the wall. Window openings in walls below projections shall be tempered glass. Doors shall be noncombustible or 1314" solid wood. Response: Considering the findings and recommendations contained in the wildfire report, ' the applicant agrees to comply with this structural option. b. Windows and Glass. Glazed openings shall be provided with closable, solid, exterior non-flammable shutters or shall be tempered glass. Response: Considering the findings and recommendations contained in the wildfire report, , the applicant agrees to comply with this structural option. C. Exterior Walls and Siding. Siding and exterior wall construction shall have a minimum one hour fire - resistive rating ground level to roof line. Exterior doors shall be noncombustible or 1314" solid wood. Response: Considering the findings and recommendations contained in the wildfire report, the applicant agrees to comply with this structural option. d. Foundations Foundations, skirting and crawl space openings shall be fully enclosed and constructed with materials approved for one hour fire- resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls. Response: Considering the findings and recommendations contained in the wildfire report, the applicant agrees to comply with this structural option. ' e. Stilt Construction Arvystas 1041 Hazard Review and Conceptual Submission Page 8 ooao�.9 � 1 0 • ' (1) The underside of decks and structures with stilt foundations shall be fully enclosed and constructed with materials approved for 1 hour fire- resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls. Response: Considering the findings and recommendations contained in the wildfire report, the applicant agrees to comply with this structural option. 1 5. Maintenance a. Roofs and Gutters shall be kept clear of debris. b. Yards shall be kept clear of all litter, slash, and flammable materials. g. Propane tanks shall be installed according to NFPA 48 standards and on a contour away from the structure with standard defensible space mitigation around any above- ground tank. Any wood enclosure around the tank shall be constructed with materials approved for two hour fire- resistive construction on the exterior of the walls. ' Arvystas 1041 Hazard Review and Conceptual Submission Page 9 1 000020 C. All flammable materials shall be stored on a parallel contour a minimum of fifteen feet (15') away from the structure. d. Weeds and grasses within the ten foot (10') perimeter shall be maintained to a height of not more than six inches (6 "). Response: The applicant will comply with all of these requirements. 6. Miscellaneous a. Firewoodlwood piles shall be stacked on a parallel contour a minimum of fifteen feet ' (15') away from the structure. b. Swimming pools shall be accessible by the Fire Department. C. Fences shall be kept clear of brush and debris. ' d. Wood fences shall not connect to the structure. e. Any outbuildings or additional structures shall adhere to the same standards as structures. f. Fuel tanks shall be installed underground with an approved container. g. Propane tanks shall be installed according to NFPA 48 standards and on a contour away from the structure with standard defensible space mitigation around any above- ground tank. Any wood enclosure around the tank shall be constructed with materials approved for two hour fire- resistive construction on the exterior of the walls. ' Arvystas 1041 Hazard Review and Conceptual Submission Page 9 1 000020 LI ® 1 h. Each structure shall have a minimum of one ten (10) pound ABC fire extinguisher. I i. Addresses shall be clearly marked with two inch (2') non - combustible letters and shall be clearly visible at the primary point of access from the public or common access road and installed on a non - combustible post. Response: The applicant will comply with all of these requirements. 7. Access a. Access roads shall be built to County standards; however, these standards may be increased to mitigate wildfire hazards based on comments provide by the Colorado State Forest Service, the Sheriff's Department, or local fire protection districts. Where feasible, looped routes of access /egress to the main arterylhighway shall be incorporated in the project design. Looped routes of accesslegress is defined as two (2) or more dedicated access roads to the main arterylhighway for widely separated ingresslegress; looped drives with one entrance point or divided single entrances do not satisfy this condition. Where this is not feasible, the Board may approve vehicle tumaround areas a maximum of 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 in the proposed driveway entries. Response: Access roads to the property are already established. The applicant is in no position to make any changes to these roads. The driveway into the property will be constructed to meet all applicable County standards. b. Dead -end streets (no cul -de -sacs) shall not be permitted. Response: No new streets are proposed. C. Cul -de -sac turnaround pads shall have a minimum of a thirty foot (30') drivable surface inside turning radius. Response: No such improvements are planned. d. 77te driveway and access roadway shall enter the roadway at a 90 degree angle for the first twenty-five feet (25') of the driveway. Response: The driveway will be designed to comply with this standard. e. Fuel breaks shall be incorporated into the roadways of the subdivision for one hundred feet (100') on each side of the roadway. Arvystas 1041 Hazard Review and Conceptual Submission GGGOU21 I I I I Page 10 Response: This is not a subdivision application. Access roads shall be built to County standards; however, these standards may be increased to mitigate wildfire hazards based on comments provide by the Colorado State Forest Service, the Sheriff's Department, or local fire protection districts. Response: As noted above, the driveway will be built to meet County standards. 1 8. Water Supply a. When access to a public or private water system is not available, or if it is necessary to augment the fire protection water systems, private ponds may be used if approved by Pitkin County and the local fire protection districts. Response: A private pond is not proposed as part of this application. b. Any fire department recommendation for individual structure water supply and storage shall be accessible to fire department 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 (1000) gallon storage capacity per structure. Response: The applicant will comply with these requirements. On -site water storage will be installed on the property, in compliance with the requirements of the Carbondale Fire Protection District. ' C. Residential structures located within areas identified as containing "C - Severe Hazard: Trees", or'W - Severe Hazard: Brush" wildfire hazard shall be required to install in -house sprinkler systems which meet the standards of the local fire protection district and the Uniform Building Code. Response: Since the building envelope is rated as being subject to a severe hazard, the applicant agree that the house that is built on the property will contain a sprinkler system. 1 9. Utilities Utility lines shall be buried. Response: The applicant will comply with this requirement by burying any utility line extensions. If practical, burial will occur in a trench that will be placed within the planned driveway. Arvystas 1041 Hazard Review and Conceptual Submission Page 11 1 000022 10. Additional Additional recommendations from the Colorado State Forest Service, the Pitldn County Sheriff's Department, and the local fire protection district may be incorporated into any conditions of approval as necessary to mitigate wildfire hazards. Response: The applicant will respond to the reasonable requests of these referral agencies. B. Geologic Hazard Review Acccrding to the County's geologic hazard maps, there are geologic hazards present on the subject property. The geologic hazards mapped for this property are that it contains potentially unstable slopes that are in excess of thirty percent (30 %). The review standards for development on potentially unstable slopes are found in Section 3 -80 -050 C. of the Land Use Code. Sub - sections c.iii and c.iv permit development on lands having a slope of 0 -15 %, and permit development on lands having a slope of 15% to 30 %, subject to compliance with specified standards. Sub - section c.ii states that development is prohibited on slopes in excess of thirty percent (30 %), with the follow specified exceptions: a. There is no alternative building site on the property with slopes less than 30 %. b. There are limited areas on the property with slopes of less than 30 %, but these are not large enough to develop the floor area permitted by underlying zoning. C. There is a minor natural or man -made change (a/k/a, "an anomaly ") in the gradient of an otherwise continuous slope. d. A minor improvement is proposed to an existing road or driveway that traverses previously disturbed slopes in excess of 30 %. e. A short encroachment of 100' or less is proposed for a driveway alignment on slopes in excess of 30 %. Sub - section 6. states that development is prohibited on slopes in excess of forty -five percent (45 %). The surveyor provided an evaluation of slopes within the property while preparing the 1041 hazard review site plan. This evaluation determined that the property contains virtually no areas with slopes of less than 30% and found that these areas are not continuous. In other words, not only are these areas quite confined in size, but also these areas are separated Arvystas 1041 Hazard Review and Conceptual Submission Page 12 000023 11 I i I u 1 l r 1 I I C1 I I c Y go Ai r r r o from one another by lands with slopes that exceed 30 %, making it impossible to develop the allowable floor area on this property (5,750 sq. ft.) within these areas. Therefore, building envelopes were drawn by identifying the contour lines at which slopes began to exceed 45 %, and keeping these areas outside of the envelope. The envelopes which resulted are classified entirely as lands having slopes in the range of 30 -45 %. (Note: There is one small area at the top of the accessory building envelope that is classified as slopes in excess of 45 %. This area was mistakenly left within the envelope by the surveyor and will be removed when the mylar version of the site plan is submitted for recordation.) The development review standards which apply to these exceptions can be found in Section 3 -80 -050 (C) l.c.ii.a. The applicant's responses to these standards are as follows: 1) An engineer or geologist licenses in the State of Colorado shall be required to demonstrate that the site can be engineered in such a way that there is no hazard posed by the location of development on slopes in excess of thirty percent. A precise engineer or geologist approved mitigation plan shall be required that shows the area of disturbed slope, any re grading required and the exact size and location of all mitigation devices. Any development approved pursuant to this section shall be conditioned upon compliance with the engineer or geologist's recommended mitigation measures. Response: A geologic report has been prepared by David A. Cushman, C.P.G., and Mark J. Vesseley, P.E. of Church and Associates, and is attached as Exhibit #6. The report summarizes the results of a Soils and Foundation Investigation Report they prepared earlier this year (attached as Exhibit #7) and the evaluation of geologic hazards on the site. The soils drilling disclosed that the site is composed of gravelly /clayey /silty sand to 7 feet below the ground surface, with red sandstone bedrock underlying the sand. These conditions are similar to the conditions evident at an adjacent excavated lot. Free water was not observed in the test hole and is not anticipated within the building envelope. The report also addresses the potential for geologic hazards to affect the building envelope. It indicates that the site is not within any mapped hazard areas, but it does lie within what is known as a colluvial wedge, which may be susceptible to slope instability. On -site observations by the geologist and engineer found evidence of surficial soil creep, primarily in the form of bent tree trunks. Having analyzed these conditions, the report reaches the following conclusion: '"There is evidence of geologic hazards at the site, but none that would prevent the development of the site for a single family home. In our opinion, a house can feasibly be developed within the building envelope, and the cut slopes can be engineered in such a manner that no additional hazard would be posed to occupants or others" Arvystas 1041 Hazard Review and Conceptual Submission ODOU24 Page 13 The report recommends that "a site specific grading and stabilization plan should be prepared prior to construction ". It also recommends that 'The foundation of the residence should be designed based on the recommendations from our site specific geotechnical ' investigation ". These recommendations are consistent with the requirement in Section 3 -80- 050 C.2.c of the Land use Code, which states that when an applicant requests 1041 Hazard Review approval by the Hearing Officer, "A precise engineer or geologist approved , mitigation plan will not be required as part of this review, but will be required subsequently at budding permit ". The applicant agrees to comply with the recommendations contained in the report which will 1 ensure that the development is in compliance with the requirements of the Land Use Code 2) The mitigation measures must be determined by the Community Development Department to be the least visually and ecologically obtrusive measures. Response: This determination can only be made in conjunction with the filing of the site specific grading and stabilization plan, prior to construction. The applicant agrees to design the grading and stabilization plan and the associated mitigation measures to minimize visual and ecological impacts from development. 3) 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 mechanical support; avoid increasing the weight load on the top of the slope; re- contour disturbed slopes so they can be re- vegetated; avoid steepening of existing slopes. Response: The site specific grading and stabilization plan for the site will be prepared in a manner that complies with these requirements. Arvystas 1041 Ilazard Review and Conceptual Submission Page 14 OJGu25 ri I 1 `J 1 1 © • I M. CONCEPTUAL SUBIMSSION REVIEW ' Exhibit #3, the Pre - Application Conference Summary, requests that the applicant address Section 3 -70, Water Resources, and Section 3 -110, Improvements and Services, of the Land Use Code as part of this application. Following are the applicant's responses to the standards of the Land Use Code that apply to the planned development of this property. A. Access. The property is located directly along Bighorn Lane. A new driveway will need to be installed, to provide access to the proposed residence. The driveway has not been designed at this time. However, the applicant commits that the driveway will be designed to comply with all applicable Pitkin County standards. B. Water Supply. Water will be provided via an on -site well that will be installed on the property. To provide for the necessary separation from the septic system, it is anticipated that the well will likely be installed within the principal building envelope while the septic system will be located within the accessory building envelope. C. Sewage Disposal. As described above, an accessory building envelope has been designated to accommodate the individual sewage disposal system. Care will be taken in choosing the actual location of the system to ensure it is separated from the well by a sufficient distance. Site specific percolation testing and engineering for the wastewater disposal system will be accomplished once there is an actual design for the planned residence. D. Utilities. An overhead electric line is located along the northern boundary of the property and a telephone line is located along Bighorn Lane. Electric and telephone service will be brought ' into the property by burying the extensions. If practical, burial will occur in a trench that will be placed within the planned driveway. Gas and cable TV service is not available to this area and would not be extended to the site. E. Drainage/Erosion Control/Sedimentation. The re- grading activities and vegetation removal required to accomplish the proposed ' development will be limited to the areas within the building envelopes. The applicant Arvystas 1041 Hazard Review and Conceptual Submission Page 13 1 OGGC26 hereby agree to re- vegetate the areas where soils are disturbed, and to do so using native ' species. The applicant will submit a landscaping plan showing the proposed re- vegetation in conjunction with the submission of the excavation permit for the driveway and the ' building permit for the proposed structure. The applicant will design the new structure to ensure there is positive drainage away from the foundation. The structure will also be designed to ensure there is on -site detention of flows from roof or paved areas, and to prevent drainage from impacting neighboring properties. Temporary erosion control measures will be used during construction, including , silt fences, hay bale sediment barriers, and temporary swales within the construction area, to minimize any off -site sediment transport. IV. VESTED RIGHTS Pursuant to Section 4 -140 of the Pitkin County Land Use Code, the applicant hereby requ .-sts that this development, including the development of up to 5,750 sq. ft. of residential floor area on the property, be granted vested rights status. V. CONCLUSION The applicant has responded to all applicable criteria of the Pitkin County Land Use Code, , pursuant to direction given during the pre- application conference. Sufficient evidence has been provided of the project's compliance with said criteria, and commitments have been made to insure that the proposed development will mitigate its development impacts. The applicant will respond in a timely manner to requests by any reviewing agency for additional information, or clarification of the statements made herein. ' I I I I 1 Arvystas 1041 Hazard Review and Conceptual Submission Page 16 1 0 00027 11 EXHIBITS EXHIBIT #1 Reodd at. a 'done, .Is, saw rujNG STAMP Tuls DYED. m,,& Due do, a it 72. hotleven L E RM &IMIMt fu of the Cr,mty o f WA Santa of Oci 12 Cohered., of the first part, and PP rl.ClIAEL A,V'3'1' AND _'A,F G. ARVYSTAS 5 S,- 011T (APT. b-1 I!111LF,IlV IAPI, 07F(0 4 wa o f thm 'JEW .1111c? County of and Staft of oD,)6had of the stored port: , 'a WITNESSETH, that the mid part o f th fi p for end in toossideratka of tlae arm of Sly THOUSAND - - - - - - - - - - - - pen ,_ i gwld`by_thaa.M_ DOLLARS and other good and valuable coludderatiXo te W the said arty of t "n rtle, of the Crowl barter -M and �M I �,_d part, th plate hftwd Is hereby confessed and o plownrilefted • ban and by th pro ... ts d. Il bentlilp, WIL entreaty and "al"'Yes sambe We 'M partial, of second on% ell hotrs and sallwas forever, not in ataxy 'a In t e nded but ' "W" tenancy, on the ron"who" dean bad lot or saw parcel of land. s itu a te, lying and being in the Cowl 9 C P I T K I 'I and ghdat of Colorado, to It; FANCl4 .C' E9 SUBDI III S- ON Lof 3 1)-' ANIL 4C I in ar of is beloodim, or To anywise TOGMIER with all and singular the hereditament. a "Porten th-Fromm f: and Appertaining and the "version and revertious, remainder at d rema recta recta Issues and profits thereto it son OF o I op jr- .11 the estate, right titl i claim Add demand whattPor Of the al Pou" or the fir st part. ;s• equ it y , o f, i a nd. In the above Inrgalrutd ItImilm. ,nth 6 - It"dibereum and TO RAVE AND TO HOLD the said promises -bar- bargained ""'ke"Red- 'Ill the "IF' orponal Frop the said parties of the avco d part their hours and eastern forever. A t h e sa id par o f the time part, for biawalt. his al e lymmoult. grant. bargain M par. to, and with the mid parties Of the the s o, balm Mee mboon, and administrator", duall -M second part, their helm and wout that at the time of t h e t sin a , .4 di;m of ti menwal he in all a alutolviv, rd indd ese,"ble �tv of ballpritamm, In law, in of th premise above conveyed, -a of good. sum, perfect, the goon, in manner f s imple, and Itr good right. full power and lawful authori ty to grant, t opmm. " an d and form aforesaid, and that the some are f re e tu l c l,, r f rom all former art other grears, bargebts, Modea, lile was terl I,R,!I�T TO THE TAXES FOP N tears, assessments and ancumbrancre of whatever kind or am" . Cr ,l, ,, F.'Alj� 19i2, l'AYAFI E IN 1') , Tl fR'OP P ' F7,l R(75ERVLD IN INSTRUMENT PFCC,CFI, AT PAGE A14 (IF 1H PI TKIN COUNT! C[EPK 4,9 PECnRPLPS prri CE AND EASEME'-TS OF seac PECORD and the above • apittldsd Tru"I'm In the qui and p easpea"N ' "' Waseake of the amid pe".1j's of as aremal P-M the survivor of them, their assigns and the helm and saliCall Of sual survivor- logs!" an op " " " foreas pers lawfully claiming or In -1-fin the whole PF any pert thereof- the and" party phe" pare tdoell &M will W of ARRAwr AND FOREVER DEFEND. The singular number shall harlell the 'barest. its "ared "b" Wagolar. and the new of 8" Call s hall be applicable to all Mders. IN WITNESS WHEREOF the said Party of the first par b b Fas hi b and onal the day scal year Mt above written. I & ISICALl N a S Settled and D in the P� of g . P —MAL) ... . ...... .. . E 7A -- std _,iBRAi.I STATE OF COLORADO, we con"Ay o f P I T K N Ins. A�_( deg a! SIEFTEMOIER .19 72 to"Ing boatz anathis HOSKINS AND JUNz HOSKINS 7 r / ' "aaaas md ML wall JULY 21 t Football saw UuLju"� Falls sputer, saat�lats waler wosaWr at as spaser ve.�� ...ass Is. Mausolea A,ikaa ass Ile. I.. nten W,1 at rr 46 „ P M., Der. 1. 1 2eorol.m Vie. '"'" Lore td Banner 491 IL•rnrdrr ' r Airt t rt SIr' I o h THt$ DEED, btad+H.ls day ofHet6ber .;/.!9 70, ix•tarrn Michael C. Atvystas and Jane G. Arvystas r � 407 Cre-,et Mich St., City of New York I : t✓ i. of the County of New York and 't to of _ C] fkleaW,oftno.filatpa•_,and Michael G. P• 407 Green%wic New York Street, Ncw York, New York of the County of and Alit, of Colorado, of the eread part, WITNESSETH, That thr said purl of the firt pall, t: r and in eanm sum of of the su of ten ($10.00)and other valuable considerations bWOOO 14x III the •nrrl Pv i of the first Part in ,.and raid ht th,. .rid 1 ieS of the =mend Part. tho neeip[ '1'be — V. r . r r.d .. r, 1 ..r.l .. rl nl to il • i %1NO Ir, a L•: . rLr r rn, d.r u , i. r „r ILnr:. .rrd lrl ll ll \I`I r. r. rlrr ,d pal of lbr ., and 111 •vn..un. +.rn +.7ld.r+IKlri,for— ail:b•ncr Irlb, roll —t. etvml mul denronal "bred, Ihl• pu'I i of Ih.. runt Pt” •myth In Pool., 11, - fnli,n. roc d." rr -od lot r - p +vA of l:md nitoatr, Irml: aid II I ""I' a 1Ae Ooaa, of Pitkin u d St.n,• .f r.d.rlado, vl v lL , I 7171'5 P-7 and o-8 of fatlstx" iteirtch Acres 52 j k TO HAVE AND 10 HOLD the same, tog "thcr v ith all and singular the appurtenances and privilege thernoa.o II betenging or in Pot t]ereento appertaining, and all the estate, right, title, interest and shim whatsoever, of the it part id6 cf the Lost part, either in law o+ Wittily, to the only proper use, benefit and bchoof of the Read Part y f 'Lr r,Pentd part, heir. and sssig..fineve,. I'NESS W)7EREOF, The .id part iesof the fi-t par his pr. hereunto settleir hard 3 and Pas thedq and yearfirs. uborewritten. [SEAL) Tr u^Y ,.( Mchael C. Atvystas Signed, Seand and Deli%ereti in the Ftesen<r of (/ � i CS &tL7 � SaL G. Ar4ystas (SEAL] (SF,A t7 New fork S \ rlc ov f1hC8➢649{)(7( I77 c •onty .f Ness York J s•. 7Tr fore � 19 78 going jests Invent ttas arknowlydged before fee t'n.» i dsy of -aeteu" ,yb7 i ca M±tt l Pile» 0, I9dx .1C71Pessmy hand and of d. fi4K/CC� j'Ls V SAMI'i t IINtENEZ Noun pvl I ... .... of New Yak s Qu.rldn A m Ifn nn (Hann Teton Falnt %% Vu.h 3a, 19s.Q .4 a(I arxl yerw r 1—o- ne era .r., -r n 'r z 4r r. n• •' "tl:.• yllrnrr Y1 -(xet. lher rvxrlf u.a u'ftrlt h,' n�lll[r 'rixSllnlxWert „utner i.11rrera nll� a to 1.1 11.1 . .r I.�imrn, ILex nr< t n.r a .,r ,,I n l x y r IrEY.+nent ill l x -1 t'. .. unl••d r ♦nl u e 115]1 t• •It Yn, a». Patti \'111M aaaa - nn.l(nrd P+Cl.00. I I...... is lao"o. ne.^n, I t 1 —� UUI Y. fi i t : J 1 y EXHIBIT #2 " Mr. Ezra Louthis, Planner �» Pitkin County Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: ARVYSTAS 1041 HAZARD REVIEW APPLICATION A. Dear Mr. Louthis, I hereby authorize Alan Richman Planning Services to act as my designated representative with respect to the land use application being submitted to your office for my property, commonly known as Lots D -7 and D -8, Redstone Ranch Acres #2. Mr. Richman is authorized to submit an application for 1041 review to establish a building envelope to permit the development of this currently vacant property. He is also authorized to represent me in meetings with Pitkin County staff and the County's review bodies. Should you have any need to contact me during the course of your review of this application, please do so through Alan Richman Planning Services, whose address and telephone number are included in the land development application. Sincerely, y Dr. Michael Arvystas 427 Washington Street New York, New York 10013 ., 212 - -9977 ... I) it :, IJ v EXHIBIT #3 PITION COUNTY 1D - APPLICATION CONFERENCE SUY *1 DATE: March 11, 2003 10 PROJECT: Arvystas 1041 Review and Conceptual Submission 40 LOCATION: Redstone Ranch Acres (Parcel ID: 272929303040) ZONE AFR -10 APPLICANT: Danny Becker Tel: 925 -2772, Fax: 5 -2778 PLANNER: Ezra Louthis Tel: 920 -5482 I� 1. Type of Application: 1041 Hazard Review and Conceptual Submission. 2. Description of Project/Development: Applicant proposes to establish a building envelope for a to new residence. 3. Areas in which the Applicant is requested to respond, types of reports: • Section 3 -70, Water Resources • Section 3 -110, Improvements and Services • Section 9- 110 -051, Growth Management Exemption for pre-1978 parcels • Section 3 -80, 1041 Hazard Review - 3 -80 -50 Geologic (Slopes Greater than 15% and 30 %) - 3 -80 -70 Wildfire (Mapped as Low Wildfire) 4. Review is before: Hearing Officer 5. Public Hearing: Yes, at Hearing Officer. The 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. 6. Will be referred to: Engineer, Redstone Ranch Acres HOA. 7. What fees was the applicant requested to submit (new fees were implemented 1/27/03): - Planning Office $2,100 - Engineer $525 - Public Notice Fee $25 otal Fee at Submittal $2,65 - If the staff time for this application exceeds 12 hrs, the Applicant will be charged at $210 per hour beyond 12 hrs. - Fees for Hearing Officer at $135/hr. - Entire Application is required to be submitted digitally (acceptable formats are: .tat, .doc, .wpd, .rtf, .jpeg, .pdf) 8. To apply, submit four (4) copies of the following information, unless otherwise noted (please use double sided copying when possible): • Letter of request describing project and addressing Code Sections listed above; • 24" X 36" folded Site Plans (please see attached site plan requirements); • Documentation of how /when parcel was created (lcopy); • Professional Wildfire Rating; • Documentation that existing structure was legally created (1 copy); • Documentation or Chain of Title/Proof of ownership (from a title company or attorney licensed in the State of Colorado) including legal description (1 copy); • Agreement for payment form (1 copy); • A list of adjacent property owners and mineral estate owners (1 copy); • Total deposit for review of the application; • Copy of this pre - application form (1 copy); PLEASE NOTE: This pre - application conference summary is advisory in nature and not binding on the County. The information provided in this summary is based on current zoning standards and staff's interpretations based upon representations of the applicant. Additional information may be (1 r � required upon complete review ofthe application. JVU`Jv� EXHIBIT #4 '+ �. iivc. 1301 GRAND AVE., GLENWOOD SPRINGS, COLORADO 81601 March 5, 1975 Michael G. and Jane G. Arvystas 310 Spring St. New York, NY 10013 ®, Dear Dr, and Mrs. Arvystas: By means of this letter the Holy Cross Electric Association, Inc., states that it will not utilize its rights to construct an electric distribution line or system within the easement platted between Lots D -7 and D -8 of Redstone Ranch Acres Subdivision Filing No. 2, which is situated in Section 29, Township 10 South, Range 88 West of the 6th Principal Meridian, Pitkin County, Colorado. - At such time as electric service is required in either Lot D -7 or Lot D -8 .. the necessary overhead line extensions will be made at no cost to the lot owner. Sincerely, HOLY CROSS ELECTRIC ASSOCIATION, INC. i Stanley Natal, Presi4ent .r Fred A. Rule, Secretary ,w j.i v REcorded At 10: 32'A*Vri1 - -4, 1975 Reception No 174035 TAM- Vane ; .641 HOLY CROSS ELECTRIC ASSOCIATION, INC- RIGHT-OF-WAY EASEMENT KNOW ALL MEN SY THESE pRESEHT_S, That the Undersigned, MICHAEL G. and JANE G. ARVYSTAS ;'9` for a good and valuable consideration, the receipt whereof is hereby acknowledged, do hereby grant unto HOLY CROSS ELECTRIC ASSOCIATION, INC., a cooperative curpeaation, whose post office address is Glenwood Springs, Colorado, and to its successors and assigns, the right to enter upon lands of the undersigned, situate in the County of Pitkin, State of Colorado, described as follows: Lot D-7 Redstone Ranch Acres Subdivision, Number 2, situate in Section 29, Township 10 South, Range 88 West of the 6tb P. M. and to construct, reconstruct, enlarge, operate, maintain and remove an electric transmission or distribution line or system, within the above mentioned lands, upon a line described as follows: A ten (10) foot wide strip of land adjacent to and south of the northerly lot line of Lot D-7 beginning at the northwest corner of Lot D thence due east 189.98 feet to the northeast corner Of Lot D-7. Right is also granted to place anchors with guys outside of said easement. And, in addition, the undersigned hereby grant to said Association, and to its successors and assigns, the right to clear all trees and brush, by machine work or otherwise, within a ten foot strip as hereinabove described, and the further right to cut trace, even thouRh outside of said ten foot strip, which are tall enough to strike the wires in falling. - The undersigned agree that all i_L n, wire and other facilities installed by the Cooperative on the above described lands, shall remain the property of the Cooperative and shall be rem. at the option of the Cooperative. The undersigned covenant that they are the owners of the above described lands and that the said lands are free and clear of encumbrances and liens of whatsoever character except those held by the following: IN WITNESS WHEREOF, the undersigned have set their hands and scale this day of //1 f1 A' C />` . 19 .�_ (SEAT) � -000U` (SEAL) - II / STATE OF es. COUN= OF The regoing instrument was acknowledged before me t *1s L day of 19 J , by 7ESSE FONDERIi; My commission expires my.ncnnwre OF 0608 - "•' .. Now York C ouea C1Wk'a - 11 "ti 0 .3, Sopt OfSwoo -7 WITNIiSS �e .•1�.a' N 'wo � I q - - n' • ` x0 .:: '. ^..c - ^ is 'L!....,. blia Hotary Public AA ), . '..gin. / ......`,��• ,^ iJ J �� v 4 •,f, �. ` �., y , 0 Elm,,. a 0 HOLY CROSS ENERGY RELINQUISHMENT OF PRIVILAGE TO UTILIZE EASEMENT w .r Veda�F \Redstone Ranch nr ,� Jv WHEREAS, REDSTONE RANCH ACRES SUBDIVISION, Filing No. 2, is situate in Section 29, Township 10 South, Range 88 West of the 6'h P M in Pitkin County, Colorado; and WHEREAS, the plat of said Subdivision is recorded in Plat Book 3 at Page 25, in the records ® of the Pitkin County Clerk and Recorder's Office, Aspen, Colorado; and ® WHEREAS, said plat created utility easements as shown thereon; and WHEREAS, Holy Cross Energy, formerly known as Holy Cross Electric Association, Inc , a -' Colorado Corporation, has utilized portions of said utility easements and in the future will utilize other portions Of such; and WHEREAS, Holy Cross Energy desires to release, relinquish, vacate, abandon, and °. quitclaim all its right to utilize a specific portion of said utility easements; and r WHEREAS, Holy Cross Energy has no present or future need to utilize said specific portions; ti. NOW THEREFORE, for a good and valuable consideration, the receipt whereof is hereby confessed and acknowledged, Holy Cross Energy does hereby forever relinquish any and all right it has to utilize the portion of said utility easement described as follows: The 10 foot utility easement between Lots D -7 and D -8 lying east of Bighorn Lane Right -of -Way. IN WITNESS WHEREOF, Holy Cross Energy has caused its corporate name to be hereunto subscribed by its General Manager - Regulated Services on this day of a LO K-t 2003. �. HOLY CROSS ENERGY r . By. ar D Brinkey, Ge eral Manager - Re ulated Ser ices STATE OF �.a- Fdt- _� - {s� ) ° )ss. COUNTY OF J �C) r The foregoing instrument was acknowledged before me this J day of Qt ,., 2003, by Richard D Brinkley, General Manager - Regulated Services, of Holy Cross Energy, a Colorado corporation ,.. WITNESS my hand and official seal. y .° ,0 My commission expires Xl . A active Llc-nr y 8'9 Nota "Public s+ aOuunuua� as S DAW �yNe Address ?iPr +ticam� j'eNOj �— ?q9` a =9 qG I c . w .r Veda�F \Redstone Ranch nr ,� Jv ® EXHIBIT #5 ROCKY MO NTATN F OLOGTC_AT SEMCES, IN C. NEPA• -WILDLIFE• -VEGETATION- •RECLAMATION• -WETLANDS- •PLANNING October 27, 2003 Alan Richman, AICP Alan Richman Planning Services P.O. Box 3613 Aspen CO, 81612 RE: Arvystas property, Lots D-7 and D -8, Redstone Ranch Acres. Dear Alan, Please submit this letter with your application to Pitkin County. I visited the Arvystas Property with Alan Richman, the owner's representative on October 24, 2003. The owner would like to complete a 1041 review on the property to facilitate selling the property. The property is located on Lots D-7 and D08, Redstone Ranch Acres in Pitkin County. The building site is considered "Severe Hazard: Trees ", due to the fact that the slope is greater than 20% (actual slope was 36%) and the fuels were continuous. Conditions of Approval relating to Sec. 3 -80 -070, Wildfire Hazard Areas, for the provision of Defensible Space surrounding development for severe wildfire hazard areas include: I. Vegetation Defensible Space: Landscaping incorporating wildfire defensible spacf considerations shall be incorporated t the boundaries of the property, as follows: 1. Brush, debris, and non- omamenta vegetation shall be removed withir minimum ten -foot (10') perimeter a all structures. 2. Vegetation shall be reduced to bre the vertical and horizontal continui the fuels at a minimum of 70' perir around proposed structures (or to property boundaries). Aspen tree: remain. 3. Existing and installed tree crown 0222 BOBCAT LANE • REDSTONE • COLORADO • 81623 PHONE /FAX. (970) 963 -2190 • CELL: (970) 309 -4454 0r', ^ "�' - �C EMAIL: F.RICPETTERSONRMSN.COM Ar y w Propery 1041 Fuels Review October 27, 2003 The following Structural Design and Construction Standards are recommended for construction of a main house and any outbuildings: I. Projections: 1. Projections at the roofline (which includes, but are not limited to: eaves, cornices, soffits and roofs over open decks) shall be sheathed with materials approved for one -hour fire - resistive construction. ., 2. For projections below the roofline (including, but not limited to: exterior balconies, decks, porches, and bay windows which extend over a flat or sloped surface), the open space between grade and the underside of projections below the roofline shall be enclosed by solid, vertical walls. These walls shall be constructed with materials approved for m one -hour fire - resistive construction on the exterior side of the wal' �. and shall extend from the top of grade to the underside of the floor decking or walls of the projection, OR: Any porch or deck or projection shall be void of vegetation below it, and areas below such vegetation materials by placement of a vegetation barrier covered with rocks or gravel, or by coverage with concrete or stone. Walls underneath projections shall be constructed with materials approved for on -hour fire - resistive construction on '� Rocky Mountain Ecological Services, Inc separation within a 30' perimeter shall have a minimum of 20' between the edges of the crowns, except for aspen trees, where crown spacing may be 8'. However, no aspen trees may be within 10' (as measured from the edge of the crown) of the r proposed structures. New or installed coniferous trees may not be within 20' (as measured from the edge of the crown) of the proposed structures. 4. All branches from trees and brush remaining within the thirty -foot perimeter shall be pruned to a height of ten feet (10') above the ground with removal of ladder fuels from around trees and brush. 5. No branches shall be within 15' of chimneys. 6. From the 30' perimeter around the house, out to the 70' perimeter (or the property boundaries), brush and shrubs shall be thinned to 2 times the height of the fuels. 7. All thinned snowberry, servicebery, or chokecherry stumps must be painted with Garton® (or equivalent) herbicide to prevent aggressive re- sprouting. 8. All deadfall within 100' perimeter of the structures shall be removed. 9. The property owner shall be responsible for the continued maintenance of the defensible space vegetation requirements. w The following Structural Design and Construction Standards are recommended for construction of a main house and any outbuildings: I. Projections: 1. Projections at the roofline (which includes, but are not limited to: eaves, cornices, soffits and roofs over open decks) shall be sheathed with materials approved for one -hour fire - resistive construction. ., 2. For projections below the roofline (including, but not limited to: exterior balconies, decks, porches, and bay windows which extend over a flat or sloped surface), the open space between grade and the underside of projections below the roofline shall be enclosed by solid, vertical walls. These walls shall be constructed with materials approved for m one -hour fire - resistive construction on the exterior side of the wal' �. and shall extend from the top of grade to the underside of the floor decking or walls of the projection, OR: Any porch or deck or projection shall be void of vegetation below it, and areas below such vegetation materials by placement of a vegetation barrier covered with rocks or gravel, or by coverage with concrete or stone. Walls underneath projections shall be constructed with materials approved for on -hour fire - resistive construction on '� Rocky Mountain Ecological Services, Inc Anystac Property 1041 Fuels Review October 27, 2003 the exterior side of the wall. Pillars or columns shall be of non - flammable materials, or if wood, made out of heavy log construction and treated with a fire retardant. The underside of any porch, deck or projection shall be sheathed in 1 hour fire resistive materials, or with fire - retardant treated wood. 4. An alternative for a deck or porch is use of non - flammable hardscaping (flagstone, cement pad, etc.) that is at least 10' wide. Some planters may be in this area, but cannot contain trees (except aspen) or shrubby species. II. Windows and Doors 1. Windows on the house shall be tempered glass. Doors shall be noncombustible, or one and three - fourths inch (1% ") solid wood, and any glass in the doors shall be tempered. III. Exterior Walls and Siding 1. Exterior walls and siding shall have a minimum one -hour fire resistive rating on the house. IV. Foundations and Stilt Construction 1. Foundations, skirting and crawl space openings shall be fully enclosed and constructed with materials approved for on -hour fire- resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls. 2. Stilt foundations shall be fully enclosed and constructed with materials approved for one -hour fire- resistive construction on the exterior side of the walls and shall extend from the top of grade to the underside of the floor decking or walls (not including porches, patios, etc.). V. Roofing 1. Any new roofs shall be constructed with a non - combustible roof covering on a Class A roof assembly (see UBC 1997 Section 1504). 2. Minimal roof pitch will be 3:12 on any new roofs. 3. Vents shall be screened with corrosive resistant wire mesh, with mesh '/4" maximum on any new or existing roofs. II. Maintenance 1. Roofs and gutters shall be kept clear of debris. 2. Yards shall be kept clear of all littler, slash and flammable debris. 3. All flammable materials (including firewood) shall be stored on a parallel contour a minimum of 30' from any structure, or within a separate structure. Rocky Mountain Ecological Services, Inc 3 - = 8 �u�'u q. Any z Properly 1041 Fsels Review October 27, 2003 4. Vegetation within the ten -foot perimeter shall be maintained to a height not more than six inches, or if ornamental, shall be irrigated and kept free of dead _ materials. III. Miscellaneous .r 1. Fences shall be kept clear of brush and debris, and must have at least a 3° gap between the fence and the main structure. Non - flammable, or treated wood - fencing material is recommended within 20' of the house. Fences shall be kept clear of vegetation. 2. Any outbuildings or additional structures shall adhere to the same standards as the main house. 3. Each structure shall have a minimum of one ten -pound ABC fire extinguisher. .. 4. Addresses shall be clearly marked with 2' non - combustible letters and shall be visible at the primary point s of access from the public or common access road and installed on a non - combustible surface. 5. Fuel tanks shall be installed underground with an approved container. _ 6. Propane tanks shall be installed according to NFPA 48 standards and on a contour away from the structure with standard defensible space vegetation mitigation around +� any aboveground tank. Any weed enclosure around the tank shall be constructed with materials approved for two (2) hour fire - resistive construction on the exterior side of the walls. IV. Access 1. Thin shrubs (chokecherry, snowberry, serviceberry) and coniferous trees (Douglas -fir) to 3 times height along the driveway. No shrubs or conifers are allowed within 10' of the driveway. Aspen are permitted within 10' of the driveway, but must be pruned to 10' above the ground. 2. Low vegetation (grasses, (orbs and low shrubs) shall be kept mowed to less than 6" within 10' of either side of the driveway. Rocky Mountain Ecological Services, Inc 4 0 An_ star Property 1041 Fmels Remem October 27, 2003 V. Water Supply 2. Any fire department recommendation for individual structure water supply and storage shall be accessible to fire department 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. 3. All structures greater than 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 UBC. 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. VI. Utilities 1. Utility lines shall be buried The above standards have been slightly modified from the Pitkin County Code 3- 80-070 Wildfire Hazard Areas, for the situation at the Arvystas Property. Thank you for this opportunity to comment on this property. Please feel free to call if you have any questions. Sincerely, Eric Petterson Principal Ecologist Rocky Mountain Ecological Services, Inc. ARM Rocky Mountain Ecological Services, Inc O ul J �lJ • 5 Th EXHIBIT #6 CHURCH & Associates, Inc. r. ENGINEERS & GEOLOGISTS December 18, 2003 Alan Richman Planning Services ATTN: Alan Richman, AICP Box 3613 Aspen, CO 81612 Subject: Development Review and Geologic Hazard Evaluation w Proposed Residence Lots 7 and 8, Redstone Ranch Acres Redstone, Colorado x Job No. 15601W Mr. Richman, As requested, we have evaluated conditions in the proposed building envelope and performed a geologic hazard evaluation of the subject site and prepared a report to help comply with Pitkin County Land Use Regulation Section 3 -80 -050. Our report is based on published geological information and data developed during a site visit. Our firm also prepared a Soils and Foundation �. Investigation report and a Subsurface Investigation and Onsite Wastewater System (OWS) feasibility letter for the project, both dated April 22, 2003 under our Job No. 15601W. .. The site is on a steep hillside, and an analysis of the effects on building is needed. Per Pitkin County regulations, when a house is to be built on slopes in excess of 30 percent, a report must be provided by a registered engineer or geologist to demonstrate that the site can be engineered in such a way that w. there is no additional hazard posed by the location of the development. SITE CONDITIONS The lot is located in a rural residential area near the town of Redstone in Pitkin County, Colorado. Vegetation consists of a thick cover of native grasses, bushes, and evergreen and aspen trees on the lot. The ground in the proposed building area has a steep slope (20 to 45 percent) to the west. Slope percentages were obtained from a site plan map for the site prepared by River City Surveys, LLC dated 11 -13 -03 PROPOSED CONSTRUCTION The proposed residence will be two -story structure with a walkout basement and attached garage. Slab -on -grade construction is proposed for the basement and garage floors. Foundation elevations ranging from 3 to 10 feet were assumed for this investigation. ,. DENVER 4501 Wadsworth Boulevard Wheat Ridge, CO 80033 www.geo- church.com 303.463.9317 Fax: 303.463.9321 Toll Free - 1.877.248.3123 rjU�j�1 J SUBSURFACE CONDITIONS Our investigation disclosed slightly gravelly, slightly clayey, silty sand to 7 feet below the ground surface. Underlying the sand, medium to coarse grained red sandstone was encountered to the maximum explored depth of 9 feet. Practical drilling rig refusal was reached at the maximum explored depths for the boring. Observations of an excavation for a house on the adjacent lot to the south indicated 3 to 5 feet of colluvial clayey sand soil overlying sandstone and siltstone bedrock. The bedrock is Dakota sandstone or older undifferentiated rocks based on the geologic map for the area, Geologic Map of the Carbondale 30' X 60' Quadrangle, West - Central Colorado Coal Investigations Map C -97 -A, Ellis and Freeman, United States Geological Survey, 1984. Our observations indicate the bedrock in the area is Pennsylvanian to Permian age Maroon Formation, consisting of sandstone and siltstone. Free water was not observed in the test hole during drilling or when checked 10 minutes after drilling and is not expected within the zone of influence of the building foundations. Some transient perched ground water (seepage) is possible in the area during times of wet weather and snowmelt. GEOLOGICAL HAZARDS We reviewed information from Pitkin County and our files pertaining to geologic hazards on the site. Potential Geologic Hazards were mapped for the area by Colorado State University, titled Environmental Resources Analysis, 1974 Hazard areas for that study included Alluvial Fans, Talus Slopes, Mancos Shale, Rockfall Areas, Landslides, Avalanche, and Potentially Unstable Slopes due to both unconsolidated material and bedding planes. We also reviewed Environmental Geology No. 8. Roaring Fork and Crystal V alleys - An Environmental and Engineering Geologv Studv. Eagle_ Garfield, Gunnison, and Pitkin Counties, Colorado by the Colorado Geological Survey, dated 1974 These maps indicate the site is not within the mapped hazard areas, but the latter publication indicates that the site lies on a colluvial wedge. Such areas may be susceptible to hazards such as slope instability, variable porosity and permeability, drainage, erosion, and possibly hydrocompaction. Based on our observations, the colluvium is estimated to be 3 to 7 feet thick within the building envelope, and sandstone and siltstone bedrock underlies the colluvium. Our site observations indicate geologic hazards include possible slope instability and rapid erosion and sedimentation. Evidence of surficial soil creep such as bent tree trunks was observed on the steeper portions of the hillside, suggesting that care must be taken during development to avoid destabilizing the surficial soils. CONCLUSIONS There is evidence of geologic hazards at the site, but none that would prevent development of the site for a single family home. In our opinion, a house can feasibly be developed within the building envelope, and the cut slopes can be engineered in such a manner that no additional hazard would be posed to occupants or others. A site - specific grading and stabilization plan should be prepared prior to construction. The foundation of the residence should be designed based on the recommendations from our site specific geotechnical investigation. Geotecialand Geologic Hazards Evaluation Job No. 15601W op op Page 2 40 y y. Geotechnical and Geologic Hazards Evaluation Job No. 15601w Page 3 LIMITATIONS This investigation was based on referenced maps and a site visit. Variations in surface and subsurface conditions are always possible. Our office should be contacted if conditions different than described in this letter are encountered. Due to geologic variability and uncertainty, no warranty of the performance of the structure or hill slopes is made herein, either expressed or implied. If we can be of further service in discussing the contents of this report, please call Sincerely, CHURCH & Associates, Inc. David A. Cushman, C.P.G. Engineering Geologist dac 3 copies sent 1 copy to Dr. Michael Arvystas 427 Washington Street, NY, NY 10013 8406 AM � 6ei Reviewed by Mark J. Vessely, P Geotechnical Engij QE ►' VA S ^ "a ;._ ' 339105 i " r j UJ 'j -r EXHIBIT #7 AW CHURCH & Associates, Inc. ENGINEERS & GEOLOGISTS April 22, 2003 Dr. Michael Arvystas 427 Washington Street New York, New York 10013 Subject: Soils and Foundation Investigation Proposed Residence Lots 7 and 8, Redstone Ranch Acres Pitkin County, Colorado Job No. 15601W Dr. Arvystas: As requested, we visited the subject site on April 10, 2003 to evaluate subsurface conditions for the proposed residence. The purpose of our visit was to perform a geotechnical drilling investigation and recommend foundation design and construction criteria influenced by soil and bedrock conditions. SITE CONDITIONS - The lot is located in a rural residential area near the town of Redstone in Pitkin County, Colorado. Vegetation consists of a thick cover of native grasses, bushes, and evergreen and aspen trees on the lot. The ground in the proposed building area has a steep slope (20 to 35 percent) to the west. PROPOSED CONSTRUCTION - The proposed residence will be two -story structure with a walkout basement and attached garage. Slab -on -grade construction is proposed for the basement and garage floors. Foundation elevations ranging from 3 to 10 feet were assumed for this investigation. SUBSURFACE CONDITIONS - Subsurface conditions were investigated on April 10, 2003 by drilling one exploratory boring at the location presented on Figure 1. The boring was advanced using a 4 -inch diameter continuous flight auger powered by a CME-45 drilling rig mounted on a bombardier tracked - vehicle. Sampling was performed by collecting a bulk sample of auger cuttings at select intervals during the drilling process. The log of the soils encountered is presented on the Log of Exploratory Boring, Figure 2. The building envelope area for the proposed residence was not able to be accessed due to the steep slope. Subsurface information for the area of the proposed residence was extrapolated form the materials encountered in the exploratory test boring conducted for the Onsite Wastewater System Investigation by CHURCH and Associates, Inc., under Job No. 15601W. Samples were returned to the laboratory where they were visually classified and testing was assigned to evaluate the engineering properties of the material. Laboratory testing consisted of a gradation analysis and moisture and density determination. The results of the laboratory testing are presented on Figures 2 and 3. The subsurface conditions observed in the test hole consisted of 6 inches of sandy topsoil overlying slightly gravelly, slightly clayey, silty sand to 7 feet. Underlying the sand, medium to coarse grained red sandstone was encountered to the maximum explored depth of 9 feet. Practical drilling rig refusal J JvJ� Sbb✓'and Foundation Recommendations Job No. 15651 Page 2 was reached at the maximum explored depths for the boring on the hard sandstone bedrock. The bedrock is Dakota sandstone based on the geologic map for the area, Geologic Man of the Carbondale 30' X 60' Ouadranele, West - Central Colorado Coal Investigations Map C -97 -A, Ellis and Freeman, United States Geological Survey, 1984. Free water was not observed in the test hole during drilling or when checked 10 minutes after drilling and is not expected within the zone of influence of the building foundations. Some transient perched ground water (seepage) is possible in the area during times of wet weather and snowmelt. FOUNDATION AND SLAB -ON -GRADE RECOMMENDATIONS - The results of the investigation indicate the proposed structure can be constructed with a spread footing foundation system. Footings should be supported by undisturbed, native bedrock and should be designed for a maximum allowable bearing pressure of 3000 pounds per square foot (PSF). Footings can supported �- by the native sand, the maximum bearing pressure should be 2000 PSF. A minimum footing w. embedment of 1 foot is assumed for isolated, square, interior column footings and 3 feet for exterior, continuous strip footings. Continuous footings should be a minim of 16- inches wide and square - footings should be a minim of 24- inches. Footings should be protected from frost heave with a minimum of 3.5 feet of soil cover in this area, or as required by the building department. We recommend placing footings on undisturbed soils. If the subgrade is disturbed, the footings should be taken deeper to undisturbed materials. If structural fill is required, it should be compacted to at least 95 percent of the maximum standard Proctor dry density, per ASTM D698 (MPD), within 2 percent of the optimum moisture content (OMC). The onsite materials could be used as fill, but water needs to be added and rock fragments larger than 6 inches should be segregated from the fills. In no case should boulders be allowed to "nest" within the fill. Alternatively, an imported non - expansive granular material such as a silty to clayey sand could be used for structural fill. Below grade or retaining walls must be designed for lateral loads. Where "active" conditions may exist such as retaining walls, the walls should be designed for an equivalent fluid pressure of 35 pounds per cubic foot (PCF). For an "at rest" condition, an equivalent fluid pressure of 45 PCF should be used. A "passive" pressure of 350 PCF can be used below 3 feet against undisturbed soil or fill compacted to at least 95 percent of the MPD. An estimated total unit weight of 135 PCF can be ® assumed during design for backfill soils compacted to 95 percent of the MPD. These loads do not y. include hydrostatic loads or surcharge loads such as sloping backfill or vehicles. A friction coefficient of 0.40 can be used between the colluvial soils and mass concrete. �- The native soils are suitable for support of slab -on -grade construction, with a low risk of slab movement due to potentially expansive soils. Ideally, slabs should be constructed as floating slabs, free to move vertically. Topsoil should not support slabs and should be removed during earthwork r operations. SURFACE AND SUBSURFACE DRAINAGE - The structure will be located on a slope, and y proper surface drainage should be planned and maintained after construction. Soils berms and ditches should be used to control and redirect surface runoff. A foundation drainage system for the basement wall or site retaining walls should be used to help reduce the risk for wet basement conditions. The drain could also be used around the perimeter of the garage to help reduce the risks of moisture in that area. An example of a typical drain detail is presented on Figure 4, attached. Based on site conditions, a gravity outlet for the foundation drain is anticipated and recommended. T ju, J45 O nand Foundation Recommendations Job No, 15651 Page 3 The ground surface should be graded to provide positive drainage away from the structure in all directions. Backfill should have a minimum slope of 12 inches in the first 5 to 10 feet from the structure. Gutter down spouts should discharge to the surface beyond the limits of backfill and a minimum of 5 feet from the structure. Additionally, down spouts that discharge on the uphill side should be redirected to discharge towards the side. Any settlement of backfill should be immediately repaired and positive drainage away from the structure must be reestablished. LIMITATIONS - This letter presents soils and foundation recommendations for the proposed construction. Our firm should observe the open foundation excavations to confirm the recommendations of this report. Fees for construction observation services are not included in the report fee. An environmental assessment is outside our scope of work for this project. If there are questions or if we can be of further service, please call. CHURCH & Associates, Inc. Reviewed by U O C. Steven om on Mark J. Vessely, P.E. Project Geologist Geotechnical Group Manager 3 copies sent I copy to: Inter -west Reality, Attn: Danny Becker 710 East Durant Street Aspen, Colorado 81611 Attachments Figure 1— Site Plan and Location of Test Boring Figure 2 — Log of Exploratory Test Boring Figure 3 — Gradation Analysis Test Results Figure 4 — Typical External Foundation Wall Drain Detail •:E s: 33905 a, (10 ; ., n U LJ " r PROPOSED RESIDENCB LOTS 7 AND 8, REDSTONE RANCH ACRES SECTION 29, T1 0S, R88W, 6TH P.M. PITKIN COUNTY, COLORADO LOT 8 SITE PLAN AND LOCATION OF w JOB NO. 15601W EXPLORATORY BORING SCALE 1 " =40 FIGURE 1 PRO -1 ' ` Lu Z LOT 7 a J O m LOT 8 SITE PLAN AND LOCATION OF w JOB NO. 15601W EXPLORATORY BORING SCALE 1 " =40 FIGURE 1 a a PRO-1 WC= 6.2 G=3 S= 74 -200= 23 10 EXPLANATIONS: ® TOPSOIL: SANDY, SILTY, ROOTS, BROWN 0 SAND, SLIGHTLY CLAYEY, MOIST, RED ® SANDSTONE, MEDIUM TO COARSE GRAINED, HARD, MOIST, RED b INDICATES THAT A BULK SAMPLE WAS COLLECTED NOTES: 1. THE EXPLORATORY BORING WAS DRILLED ON 4 -10 -2003 USING A 4 -INCH DIAMETER CONTINUOUS FLIGHT AUGER POWERED BY A CME 45 DRILLING RIG. 2. NO FREE WATER WAS ENCOUNTERED AT THE TIME OF DRILLING. 3. WC = WATER CONTENT( %) G= GRAVEL ( %) S= SAND ( %) -200 = PERCENT OF FINES PASSING THE NUMBER 200 SIEVE 1 1 nr, nr: GYDI nQOTnaV Rraoinlr- CHURCH & Associates, Inc. Engineers & Geologists Denver Metro Colorado 303463 -9317 Pine Junction 7 Evergreen Colomdo 303 - 816 -1455 Castle Rock, Colorado 303 - 660 -4358 Loveland, Colorado 970 -663 -2124 Gradation Test Results 100. 90. so_ 70.0 60.0 a so.o V 30.0 20.0 10.0 0.0 #21qi #100 #50 #3 t ■ ■1111111■1■1111111■loi iillll■1■IIIIIIIII ■■1111111■1■1111115 I1111111=1 ■111111111; ■1111111 ■1lIIIIJ�f ■1111111111■ ■111111111, ■■ 1111111 ■1 ■II�INI ■111111111■ ■111111111. t ■■ ■1111 ■1 ■/111111 ■111111111■ ■11111111 ■■Illllll�ifillllll ■1111111111■ ■11111111,; ■Illllll�►. ■IIIINI■1111111N1■l ■111111111 t ■■1111�'�1■111N1■11 111111■ ■111111111 ■1111111 ■1■1111N1■11 III II■ ■111111111. , ■1111111 ■1■1111N ■1111111f ■I ■11111111 , 0.01 0.1 1 to Diameter of Particle in Millimeters DESCRIPTION: Sand, silty, slightly clayey, fine to coarse grained, moist, red. GRAVEL 3% SAND 74% FINES 23% MOISTURE 6.2% DATE: 4/11/03 JOB NAME: Redstone Ranch JOB NUMBER: 15601 W HOLE/SAMPLE Pro -I DEPTH 4' LIQUID LIMIT N/A PLASTICITY INDEX N/A DRY DENSITY (pcl) N/A 100 FIGURE 3 s a 6 EXHIBIT #8 LIST OF ADJACENT OWNERS Lorraine Estelle Sadler 0046 Bison Lane Redstone, Colorado 81623 Darrell & Mary Wedan 0080 Bison Lane Redstone, Colorado 81623 Frank & Beverly Hill 0036 Bighorn Lane Redstone, Colorado 81623 Garrett K. Hansen P.O. Box 2161 Glenwood Springs, Colorado 81602 Michael & Blakely Mechau Route #1 3542 Front Street Palisade, Colorado 81526 MAPS AND DRAWINGS O Q County of Pitkin } AFFIDAVIT OF NOTICE & } ss. MAILING PURSUANT TO State of Colorado } PITKIN COUNTY LAND USE CODE SECTION 4 -90 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 4 -90 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 30 days prior to the public hearing to all owners of property adjacent to the subject property, as indicated on the ttached list, on the t\ day of " , 200`t (which is3`1 days prior to the public hearing date of 3� t V �o 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 30 days prior to the public hearing to the owner(s) of the mineral estate underneath the subject property, as indicated on the attached list, on the Xk day of " , 200'+(which is days prior to the public hearing date of 3 � �� . 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) and that said sign was posted and visible continuously from the d1 day of 200 to the t b day of V-A- - , 200-1. (Must be posted for at least fifteen (15) full days before the hearing date). A photograph of the posted sign is attached hereto. Oa. w.. ?-"�Jy Applicant's name Signature Signed before me this` _day of 200by X41 a ec `C rya WITNESS MY HAND AND My commission expires: Notary Public Notary Public's Signature ,9 i 1 � EXHIBIT #8 LIST OF ADJACENT OWNERS Lorraine Estelle Sadler 0046 Bison Lane Redstone, Colorado 81623 Darrell & Mary Wedan 0080 Bison Lane Redstone, Colorado 81623 Frank & Beverly Hill 0036 Bighorn Lane Redstone, Colorado 81623 Garrett K. Hansen P.O. Box 2161 Glenwood Springs, Colorado 81602 Michael & Blakely Mechau Route #1 3542 Front Street Palisade, Colorado 81526 illy J'-� PUBLIC NOTICE NOTICE IS HEREBY GIVEN to the general public that on March 16, 2004, the Hearing Officer of Pitkin County granted approval for the Arvystas 1041 Hazard Review and Subdivision Exemption for a Lot Line Adjustment, Determination No.09 -2004, (Case P148- 03). The property is located on Bighorn Lane, and is described as lots D -7 and D -8 of the Redstone Ranch Acres Subdivision, Filing 2. The State Parcel Identification Number for the property is 2729 - 293 -02 -040. This site - specific development plan grants a vested property right pursuant to Title 24, Article 68, Colorado Revised Statutes. s /James True Hearing Officer Pitkin County, Colorado Published in the Aspen Times Weekly, on March 27, 2004. r_(_ q ". „„ :J wJ j Y 4;1 P 1%e PUBLIC NOTICE RE: ARVYSTAS 1041 REVIEW AND CONCEPTUAL SUBMISSION (Case P148 -03) NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, March 16, 2004 to begin at 3:00 pm, or as soon thereafter as the conduct of business allows, at the First Floor Meeting Room of the Courthouse, 506 East Main Street, Aspen, before the Pitkin County Hearing Officer. To consider an application submitted by Dr. Michael Arvystas requesting to establish a building envelope for a new single - family residence. The property is located in Redstone Ranch Acres Subdivision No. 2, Lots D -7 and D -8. The State Parcel Identification Number for the property is 2729 - 293 -02 -040. The application is available for public inspection in the Community Development Department, City Hall, 130 S. Galena St., Aspen, CO 81611. For further information, contact Ezra Louthis at (970)920 -5092. s /James True Pitkin County Hearing Officer Published in The Aspen Times Weekly on February 14, 2004 Pitkin County Account No. 002.02 Public Private X Please note that it is your responsibility to: 1. Mail this Public Notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department. The names and addresses shall be those on the current tax records of Pitkin County as they appeared no more than 60 days prior to the date of the public hearing 2. Submit the Affidavit of Notice by Posting & Mailing (previously sent to you with your applicant letter) as proof of compliance with the Code at the hearing. 3. Pick up Public Notice sign from the Pitkin County Community Development Department, 130 South Galena Street, Aspen, CO (970) 920 -5526 4. Post the Public Notice sign on the property at least fifteen days (15) prior to the hearing 5. Remove the Public Notice sign within one week after hearing date 2-t -O4 WwAud 40 A- %2xxIMaq /Xf PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920 -5526 FAX# (970) 920 -5439 January 13, 2004 Mr. Alan Richman P.O. Box 3613 Aspen, CO 81612 Re: Arvystas 1041 Review and Conceptual Submission (PID# 2729 - 293 -02 -040 Case# P148 -03) Dear Mr. Richman: 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. We have scheduled this application for review at a public hearing by the Pitkin County Hearing Officer on Tuesday, March 16, 2004, at a meeting to begin at 3:00 p.m. in the Courthouse Conference Room, 506 East Main Street, Aspen, Colorado. Should this date be inconvenient for you please contact me within 3 working days of the date of this letter. After that the agenda date will be considered final and changes to the schedule or tabling of the application will only be allowed for unavoidable technical problems. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to the application is available at the Planning Office. Please be aware that the Hearing Officer will be billed at $135 Per hour. Please note that it is your responsibility to post a public notice sign on the property at least fifteen days prior to the hearing (and remove it within one week after) and to mail notice to all adjacent property owners and mineral estate owners at least 30 days prior to the hearing with the return address of the Community Development Department (copy of 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 appeared no more than 60 days prior to the date of the public hearing. Please submit the enclosed Affidavit of Notice by Posting & Mailing as proof of compliance with the Code at the hearing. If you have any questions, please call Ezra Louthis, the planner assigned to your case, at 920 -5092. Sincerely, Janis Taylor Administrative Assistant Encl: Affidavit ,,..6 PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920 -5526 FAX# (970) 920 -5439 December 30, 2003 Mr. Alan Richman P.O. Box 3613 Aspen, CO 81612 Re: Arvystas 1041 Review and Conceptual Submission (PID# 2729 - 293 -02 -040 Case# P148 -03) Dear Mr. Richman: The Planning Office has completed its preliminary review of the captioned application. We have determined that this application is not complete per Pre - Application Conference Summary requirements. Please provide a complete digital submission of the entire application including all exhibits with the exception of documents recorded with the Pitkin County Clerk and Recorder's Office. 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. We will schedule this application for review at a public hearing by the Pitkin County Hearing Officer after we receive your complete application. If you have any questions, please call Ezra Louthis, the planner assigned to your case, at 920 -5092. Sincerely, Janis Taylor Administrative Assistant v�. Jv - PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 Phone (970) 920 -5526 FAX (970) 920 -5439 MEMORANDUM TO: Engineer Redstone Ranch Acres Homeowner's Association FROM: Ezra Louthis, Community Development Department RE: Arvystas 1041 Review and Conceptual Submission (PID# 2729 - 293 -02 -040 Case# P14 8-03) DATE: January 13, 2004 Attached for your review and comments are materials for an application submitted by Dr. Michael Arvystas. The Hearing Officer will review the application on Tuesday, March 16, 2004. Please return your comments to me by Friday, February 6, 2004. PLEASE RETURN APPLICATION MATERIALS TO COMMUNITY DEVELOPMENT IF YOU HAVE NO FURTHER NEED OF THEM. Thank you. vU�.J 16362 COWAUCY DEVELOPMENT DEPARTMENT 130 South Galena Street Aspen, Colorado 81611 (970) 920 -5526 Pitkin County , Land Use: 172 Board of Adjustment 159 County Land Use Code 173 Deposit 174 Flat Fee ,+ oo7 162 Zoning and Sign 169 Public Notice 160 Planning Enforcement Referral Fees: RB 115 Access Permit 210 Airport LUCO1 County Clerk 211 County Engineer 52T is 194 Environmental Health 208 Historic 198 Housing 190 Land Management 209 Redstone HPC 206 Wildlife Officer Building Fees: 170 Board of Appeals 135 Building Code Sales 105 Building Permit 100 Contractor License 120 Electrical Permit 195 Energy Code Review 115 Mechanical Permit 150 Plan Check 110 Plumbing Permit 130 Reinspection 151 Aspen Sanitation 152 AVFD Fire Marshal Other Fees: 155 Use Tax 165 Copy Performance Deposit 185 Park Dedication 186 Parking Cash in Lieu IS GIS Requirements B1202 Road Impact Fee C B1203 School Impact Fee TOTAL 1 I ADDRESS /PROJECT: ' PHONE: _ FID Z,Z`i - zq 3 - 05 - W CHECK# CASE /PERMIT #: # OF COPIES: DATE: I _'-4 ;' INITIAL: . t ', IN(,tmNl 1) Ili', MAP WA`, 1 PANI U WI II IOUI HI NIY I ii 01 A ( ;0Rfel N i 1111.1:. 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WIINI =; M NAND ANI) Of I ICIAI �;t AI. MY C)MMI`;;ION I XI'llit ”! r.) MARlESM�gIO I'uili(; s � „` "� _ PffARYP48WC OP NEW Mr'CSl1fMISS10N EXPiRESPEd. �! ilAIKINS C)!')''iS;l'iks 1IW 1041 IIA/AND 1 VfI W 'rill III AN AND 101 LINI AI)JUSIMI NI H AI IIA':, lit C N RLVII WI) ND APPROVI 0 HY 1111 PlIKIN COIIN(Y IitANNIC, ()I I It ,(R 1111, I)AY ()i YAa((.,h 1(1(14, PUKSIIANI I0 lit APING ()IIICiN fit IIRMINAIION No c+w °jocl4 �} �Y1./Nfl. 9`1C�6Q�a3 Hit ARINO OI 1 I(3 R Its Lw I041 I IAi/4,10) NlIVIKY, WAIVAlU, )11'1"1 U AN I ACKNOWI 11)';1 IIIAI HA`, WIN INI OHM1 li I1'i Pl IKIN I otfNlY 01 1111 I XI , II Nf;l 01 1644 FNVIRONMINIAI IIA /AND Altl A'I IIIAI MICIII AtIICI 1111 I'ROPVRlY ANY IMPROVIMhN)(; ANI) Ili[ 114 4 ANtI OCUIII'ANCY 1111R101 lilt PROVISION: Or lilt: PlIkIN COUNIY IA3,01AIIRKI', Ufl Nut IN ANY WAY A.,,UI{I ule IMPI ! INAI Alll A' Ott f ifl)l Of Df SIONAll U IIA /ARI) ARI AS Wit I kit I R6.1 I ROM IIA /ARI)', l8+ L4Af APPROV €) MIIIGATION MI A`oURts Will ULIANANIH (611 `,All IY 01 ANY I'NOII Ie l'Y UWPIf It i APPI. 1(,AN I 4 } .d'L1ft ltl }hf,14!)1NG it AhVr dAt, 1641 IA /.Alen ul Vil W ,11f III AN ANI) I ul IINl AI),IU,IMiNI III At k, ACUII'ItU I'Ole IIIING IN 1111 1)I_II U ( 1 Ilhn VC k COW)llt IOk IIIKIN (;Ot)NIY yy,, PAOO 11W, I` 1) ON PAC', 1 II I Hit /4 nINN cccac to 141Z -Ioz, r DAVID A COOP I R, 1141 UNDI Rw1(,NIU, DO f II 1 131 GI R Il('1 11 IA i I AM A f,t Ul II u l,l l I ANI t If Vt Y(Jle I I(I ,,(II IIiJ 71 2 I t AW ; Of I i , N I I fl I I I IAiI u GI r;(llO1tAU0, AND IIIAI ON Ilil.s I)AIl Meirlh ) 1 lilt!, t11rVf:1t\ , fill IIA4Al41)_NI,VIlW' I'!AN AN !. I LINI 14 PI AI WA PRIPARi iI HY NIVI N Cl IY 9JNVI Y',, I 1 0 ONUIJR MY DINT CI `,111'f NVI'',Iu1N ANI) fallOKINO, ANU IIIAI II I', INI)t ANU CONRIC"I 10 lilt I ",I Of MY KNOWI I DOI AND 111111 I, ANI) IIIAI 'lilt I OGA nnN Of lilt t U R)IDI 110UNUARY, NOAUS AND Of411 R I I AIUK `r ARI A(CURA11 1Y AND CORD C 11 i SHOWN NI Rf ON II IAI Itli `>AMI ARI UA`41) ON 1 II 1 D 'iURVi Y` AND INAI Pit PI AI Ill) SI'If AND Till: ROAD`, CONE O14M 1O 11109 ,IAKff) ON fill' ONOUND. IN WI INI ", INt ki 0l , I UAVI `'i'L l MY HAND ANI) 1AAI Il ll`,r 7K) (h 0AY UI MARCH /004. Ouvidi A, Cooper Colo, Regr P 1.S, # 29030 for, and on Behalf of River City Surveys, L.L.C. 496936 Page 1 of 1 UH P11 KIN IN G AUill Y CO �R 11 . 04/27 0 02:43F SCL VIA DAM, CNI R 11.00 D 0.00