Loading...
HomeMy WebLinkAboutbocc.min.spec.03221995 � _ ___. �_�._�.�..- �3.�. . ..r . �au 4:.axt:�.. ...a�... .. �v ,.,. : (.. . . d�:!'�dtG�:c��YiFS;sib .�t�3ncat r�eyf. • , :�Lti� f q� h ' � tt$`�° , , h; ' -�: . , .�� ,,- - � PITKIN COIINTY COMMISSIONERS '-', .%, ',�E �_c: ';` AGENDA �,� � :��f t. :'�t° ._ _ • '�.,�, `•. l .`. WEDNFSDAY. MARCf-I 22. 1995 . . . � - - . . �� � ' 4��6.. . 2:00 PM SPECIAL MEETING- EXECUTIVE SESSION .:'�j Location: Plaza One Conference Room Agenda: Shadowood Purchase Negotiations,Dave Tolen " ADJOURN EXECUTIVE SFSSION `M` ✓2:30 SPECIAL MEETING :'? Agenda: - Citizen Board Appointments �. . � - Bridge Grant Applications,Stan Berryman � - Mills Code Determination,Francis Krizmanich � � ^ Approval of Revised Rio Grande Right-of-Way TGA,Tom Newland 3:00 lst Reading and Set for Public Hearing, Rural and Remote 4.� � Rewning Ordinance, Ellen Sassano ��4.'' . �, 5:00 PM ADJOURN SPECIAL MEETING � � ��. � � . , .i . Y. M� -�-�f � � . . .� . . ; . � i .... . . � . .�. . �: .� . . . . . . . . . . . .. . . . . . .�..• . . . . . . . . . ' . ' . . , ' _ . � . _ . . . .. . . . . � �; '.. . � . . . . . . . � . . �. . . ,� �.':�. . . .. . I. '� _ � .. � . . ' . . . .. . . ��� �� . . . � .. .. . � . .. . ,','! . � � . � .. . �1 1. - � .. � � . ' � . .. . � A� � .. ., ur:.,.::: w7�..7.-. �t � .l,h,..� � � .� - . � °++�wtu,eya"a�.�+,r4'�:�:�i�s'��iaC:'_�,. i��� .r����'� ; �" #. ... ,; :: ; / - . - .�} �:-� , _ t ^ s .�. . �t�c k �� , :� �� � �- = , : . - \ ` , . ; �- . . . , , . : ^ . . , . . ' � �.��-. r . ..,-. :. . .� . .� .-�. 1 � �1�r ! � � ,r . . . .;: . . . : ., ' , ,_. . , a . � �, .' 1 - � �; t �: '��� . I .. � � 7?�u ^ � , � , p�� .�.:.� • .,:, � •F..."h..�_i.�'.�'a��>'ir:.•..'��;'.+ar-�cY .�c.:._..,.�a.<'.:..,: . -�•4r�.�'S�'. :�.,:::.r.�..�;?'�i1`���15�:4�if�iz�r�'v.:Ytk'�����r''"�7'�Yr ��£,�„ � � 1��.,, F��:.;A. ��l � . . . , . . . . �`} �,�� . . . . ��f:, i. Y . '';' :I�,r:� ; -��� Y�, seoond by Tuite, the motion passed unanimously. A aopy o! the iist '' ot appointmenta ia made a part o! this record as ESHZBIT ��F��: �T 'fi�="-�;, : ` ? .• .:.;{. i 71PPROVAL OF LBTTER TO IiARR R�aiiH�i8i1�iL FBDERAL COMbtIINICAT20N8 �` •�, � Mt .� a - CO?BdI88ION - A copy of this letter is attached hereto and made a T ' ';,; � art of this record as ESHIBIT "G�'. � P �, .�n f!. � Ireland moved approval of #he letter to the FCC. With a seaond by : � ;: _� TRUe, the motion passed uaanimously. � �. : 1 '�r '' ,. AbJOURNMENT: The meeting was adjourned at 5:45 p.m. �e , r Res e fully submi te , �� �r . a r_ � Jea ette Jones �• �� ' .i C1 k to the Boa of County Commissioners � '-.4 . � ��� il-y-�'S� :i� : Michael C. Ireland, Chairman �'' Board of County Commissioners '` ''� P � . : . . � � . � - � . . . � A:- ' . . �- . . ' . " " . � �YI'4 - ... - . . . _ . . . . . . . ._ -�'.� . . .. . . . . _ . .. _ . . . . . , ..:: �,. ' -� � . _ � . . . . -�'i Y4. `_9• - 'm ;: �: _ . . . . ' . .. . . .. .p ' � . ' .. . . . . . . . . . . . . .. . � ./ .. . .. . '. � . �. . � � � . � ' . . . . � � . . - .1�;. � � . .. . . .. . � � - . .�. . . � +;. � . � . .. � � . � � � . � . � . . . � ��� , � . . � � . . . . . 1 HOARD OF COIINTY COMHISSION8R8 8 MARCH 22� 1995 � � . . . � � . f, a. �.. �L i 4 ' ' i I _ . . _ . . _ � ' _ . �� I � j`�r k� ,x � •t.....<,<�<:;.E�: +..aa�sw.c�,.n.,vaasie,...i,..mwva �.�,.... '-+;:t:...a:....a�x3�c s�.��...:n+u.a...,<:h« �.:.�,t-�+;J��,S..dt.st+�u`,�� �,� / � ' - . �-..� �,1d + . -...4 _ - �' ��y� ;;..; _ ;'' � .�,� ; 1 `' ` .. _ . _ _: ;'� . , s: . : -;..._ . . 5�• 1 + � ` ` : � .. : . ;_ _ : , . , . ; ., ; ; ^ � : .� , _ _ �.' •. ' �� .•,f, - ;��" � , _�_ _. , . .�.... i��. .-. - .. � � F� .M1�Y y . .. .{ t. �v � 1 ..'i4'� .3�s�Tnx�..i�«eS3 _...•..:ae»e' � � . . " �' . � .. ., w.. :;1:: �r;.ve .._�.._ ..�k«,-.n�tlrhaawt�:l;d.G�...'.;�..:.�t1E,...'�E:�F��r.s:.l".d� � ..•.. �� �������.. ASPEDI/PITKIlY PLANNING OFFICE 3-39-ls "I�^' "`"�c'�+lf.} . 130 S. Galena Street _- �,., ����S�':� • Aspen, Colorado 81611 y'� ''=� (303)920-5090 t=-` " -�t�,� -t: ,; �, �, { � :�,i"`'�',�,r s Febtuary 28, 1994 ;:� .. . :Y , -'��i_�i :r � Stan Mathis � ; � P.O.Box 1912 : � . : ----- 1 - Basait, CO 81621 i,fi'.�" :' i r� . . ,� � � RE: Niills 1041 Hazazd Review&General Submission " ��, • ' Case,�P3-94 y Dear Stan, �; � ��� ' The Planning Office has completed its preliminary review of the captioned applica[ion. We ` '• ; have deternuned that this applicadon is mcomplece. The apnlication will not be scheduled for � re�riew unti120 copies of the :ollowin�i[ems are submitted. ;._; 1. Provide a certified topographic surve;.of the access road area and the proposed home .,.'.t� site at 2 fooc contours. � 2• Provide a road desi�n ce:tined bv a professional en�ineer,includin�consrruccion details, specifically cross secdons and rerauta;e pians showing che erisdn� and proposed f+ concours. 3. Provide a revegetarion plan showin;the proposed reclamarion of the disturbed slopes. �;';'�` i Ptease submit a complere copy of yoar apotzcation (including[he information noted above) to ' the Colorado Geological Survey. Contact the:n in Denver ac 866-2611 to decermine the fee that will be required for their refenal. �. Please note tha[ the County may adopt a revised Land Use Code prior to heazing this applicadon. The draTC Code absolutely prohibiu deveiopment on siopes which exce�..d 3Q o. $' Your application may be affzcted if the proposed Code is adopted prior to the review of your ,.� `\' applicanon. Therefore, you may wish to reconsider this development appiicauon_ -------:. ' � If yau have any quesuons, please call Francis Ksizmanich, the Planner assi;ned to this case, •' at 920-�103. Thank you_ '' _ I x: Sincerely, ,R . � S �-Z f � � Si��L. Wolff '�� . � Administrauve Assistant . � ' � , . j � . . . . . . � -. - . - :i � �. . . .':i � . � � it - _..., — _'_"_ _T'_ _ _„__` . ... �,yy . y �`t �/ � . 0� � . . � l Y M . . � _ . . . . ' � . � � � � .-��� � . i . . � � - .. . �, .. . _ . . . .� � . '. _��♦ . . . .. . .. . .... .. . . .. .. . . . _ .. : . . ,,,r.'_� . . .. . . . . .. . . _ .. : ._ . i . . ..�. , . . . � ' . �. . � '... . . .-. . , . . ... . ,�� � .. ... � . . - . . 'r a . . . ' . �- . . .. . . . � r. . . � .. . . . �. .. . - ' � . ' � � . � � � .. . .. .! .� . � . . . . , ... _ . : .. . .. _ . . .. . � ��, . .. . �. .. � " . � � . � ._ - .. � . � . . ,��� ... . . - . . - . .� - . , . . . . . ;Td � __. ____ __ � _ . 1 ��,.:,;_wa��_ ' ._ , ., ._... ._.... � t.�.:�..::a._ . :.�. � <. .,,�,_,�wyw . .�. ..:. _- . ��,�.� . � _ �,....... , . �� ��}1���� ' � 3•aa-s� �8~ �,��"a� 4. ,^' , i Y .`yti� . �.� ����„�. `��. M'�0���' f�t�,'f• . K.y. ; • ,r " �'� '�•'�.r. ; TO: Board of County Commissioners 4 , -.� I ��`'= : � TIiRU: Suzanne Konchan, Community Development Director�' �f,--. : - i FROM: ElZen Sassano, Planning office �i` ' r _. _i ' ::.'?yr � RE: First Reading oP the Rural/Remote Rezoning Ordinance DATE: March 22, 1995 •,���`�� � BACRGROIIND: Pursuant to Resolution No. 95-_, the Boar@ directed '�7 the Planning Commission and Staff to initiate formal action to � rezone nine specific planning study areas and all publicly owned � , lands within U.S. Forest Service boundaries in Pitkin County, in ��;; � an expeditious manner. ' `�c!� The Planning and Zoning Commission considered the proposed rezoning " . at a public meeting on February 28, 1995, at which time they expressed general support of the goals of the re2oning effor�. ) However, in response to public camments at the meeting, the l Commission recommends that the Board invoke a 12 month moratorium j . on development in the planning study areas proposed for rezoning in lieu of immediate downzoning. The moratorium period will allow `'� � time for more extensive public input in the rezoning process, and ;��" for refinement of the district boundaries and regulations. � � The County Attorney will advise the Board of the legal implications of a moratorium versus immediate rezoning at the meeting. Immediate rezoaing does not preclude subsequent public review and modifications to the district boundary and regulations. If the Board acts on an immediate rezoning, they may wish to direct the , � 't ° Planning Commission to make further refinements to the District a ,.. .__. - �� priority, with the goal of completing a second phase of review within one year of adoption of the ordinance. j REQIIEST: ' �, � At the Board's direction, Staff has prepared a rezoning ordinance � . for first reading. � � ' t � ISSUES r- Since the Board's last review oE the proposed rezoning on February 28th, the following issues have been raised in public comment, and `°� " discussed by the Planning Commission. These issues are pertinent °:.°`: . whether the Board proceeds, with immediate rezoning or with a '' - moratorium. �� i , ;_;. , � ��. �; 4 , �__ __-�__.__-_._:�:,__ ..�_ �.. _�._.:.;. _ ._.,_ _...... _ _ . _ . _.._ ____ ____ l... . . - . �t i � _ . t, � . � . � , � � j' . . . . . . . . . � 1 r . .. . � . � . . � . � . � . � - . . 1 �� i . ... . . . , � : . . . _ .. � � 1 , �. � , . . ... _.. . , '. • . . . . . , . . � <;. . i � .. � _ � . -. - . . � . . . . . . ` . . , . . . - .. _ . _ . . . � . . � � . . . . . . _ �. . . . �. . � � ...:_ � ---._ . .._� "! .. .- ', . • � .. � � . . - f � . �: .. . . . . _ '. -. - . . ._ . � � � . � . . -- .w- . . . . . � . 7i�r:' . . . . . . . '��. . . . . . . .F�?: ���.. . .��.�+�"'R.a�w.l„:'J�.i:•.... �vr 45iv�:. ... :u, ..�. `-- - ......�. ............._. _ - .'- - ^ . , , � �' �� y�. a.r�. �_>: �; i�. �..:'�`:�:'�:� 1. Defining Rezonina Criteria - Rural and Remote areas can be ��� �' � described generally as sites which are Iocated more than one half t�?- -�., . mile from winter maintained puhlic roadways; except where privatel.y -.:�� � maintained driveways or roadways serve an established residential ',���.��', 4 �r ; area. � _:. t , � A distance of 1/2 mile was established based on a finding that �;Z` , ,. y;.:-. traditional development arguably exists within this 1/2 mile area, ��.•�, r .__„ _) and that beyond 1/2 mile, the following issues/characteristics x�. �;:. I exist: ".: ..:�: . - 1/2 mile has been established by various wildlife experts as the limits of the "zone of disturbance" created by develogment �;,�;.; . rel.atiye to wildlife; and - Development of driveways and utility extensions over lengths � of greater than 1/2 mile aften create substantial �;? environmental impacts due to gradient changes or other � - � existing hazards or resaurces; and r " �; - Emergency access often becomes limited and/or dangerous to "p County personnel when driveways exceed 1/2 mile in length. r ii; • . In addition, rural/remote sites meet at least three of the following characteristics: a. Lack of traditional utility services such as electricity, - phone service, and central water and sewer; � - g b. Difficult emergency services response; _: § c. Little or no existing development and remote locations; • � d. Natural hazard azeas or resources such as steep slopes, � avalanche, wildfire or wildlife; ! � e. Location within subalpine or alpine ecosystems at elevations of 9,500 feet and above; j� � f. Histozic Resources; g. Providing access to publiely owned .backcountry recreation �� areas; and . �.:_____ h. Unique backcountry character. ';� � The P2anning Commission generally concurs that the characteristics used to establish the district boundaries are appropriate. However, they recommend that there be an allowance for variations � to the 1/2 mile distance where physical characteristics may merit a variation. I � � ; .�l..', 2. Lenado - The Lenado area presents some unique circumstances i � , with respect to eligibility for a rural remote 2oning designation. ! - The area is accessed by a road which is maintained by the County on a year-round ]aasis, and development is served by electric, gas ; and telephone utilities. Most of the developed portion of Lenado � „;� is within 1/2 mile of the County road. The area is populated by `" .�<.�;;: z �4 '- �. i �', ��, ' �: : : , � - -- -- r-_.... --- _. _ _.___., „ ..... . '�i,�'"��, � . y ,,. y 3 t , . � � . � . . . � . . - � .. . .... �� . . . � . .. . � _ ` - -.l-i 1 ' _ . ' -- -. -' - . � • �';�" . <,;., . '�'..,' - . . , ;�i .,� ,... . , .: . , . �Y,fi. . .]��e.SrC4:^rr,.. ��r.i.:. � .,,_ - . .. ._... . .. . .�.,..�o. .�...._. ....�...-..-..,...�.._.y_ . _. .... Y . 4 rR.f . . . �., ��i f. ti t-����:� : . -%o.tS lx.. .•�.- -Y :��k;.� many year round residents. Nonetheless, the Woody Creek Caucus has ,�'��' expressed a strong desire to have a portion of the area rezoned, j�' - based on a concern that development pressures may result in �:�:'' �`' development whi.ch is out of character and scale with the area, and " '°�'� i generally inappropriate. Moreover, the followinq characteristics '-i�'��"` are in keeping with rural remote attributes: �'� ; t:r, +� 1. Narrow mountain road access which would be extremely difficult ���� ' i to improve without substantial environmental degradation; ' � 2. High wildfire hazard, Steep slopes and, Potential avalanche �Ys`�':'� ' zones; , � 3. Historic resources (mining, sawmill, historic cabins) � � � 4. Development limited to the valley flaor along the road; k 5 Cabins generally less than 1,000 square feet in size; �•'�~�� " `t-�;.: 6. Primary access to the Marqy and Macnamara Huts, and other �::;; = public lands for recreation purposes; ;�,+., , 7. Approximately 8,700 feet and above in elevatioh; ;;;�' � s�::�•� 8. No central water system and limited sewage disposal systems :��, �r which may neqatively impact Woody Creek. (Contained sewage i;�; ! disposal systems may be more appropriate in this area) �y.�. , � The Caucus concurs with Staff's recommendation that the already • `rt� � developed parcels within a i/2 mile radius of the end af the County < xoad be excluded from the District. However, the Caucus ' " recommends that upper Lenado (beyond existing development) but ��, � within the 1/2 mile radius of the county maintained road, be .7 included in the district because it is within 1/4 mile of the entrance to the Spruce Creek Wilderness and non-wilderness public � lands used for recreation. This area also meets many of the ? characteristics for rural/remote identified under the heading of 4;:,<� � "Rezoning Criteria," above. Moreover, the Caucus notes that ' - rezoni,ng will facilitate the preservation of open-space and the s existing character of the community advocated in the Woody Creek a Master Plan. , 3 Staff concurs that build-out under a R/R district may be more `i• '' appropriate for this area than what is theoretiaally allowed under ' its existing zoning. However, Staff must recommend that the Board �� � __� be consistent in its application of criteria throughout the Caunty � to establish the zone district boundary. If the Board wishes to vary from the 1/2 mile criteria in this one area, specific findings � must be made to justify the variation. It is also important to � note that some of the owners of the undeveloped properties, which ' X are recommended for inclusion by the Caucus, may not have been � ` aware of the imminent rezoning at the time the Caucus forwarded its • � recommendation to the Board. �� � f The Caucus also recommends that a portion of George Stranahan's ,'�+; � property which 5taff has included in the district be excluded because the property is already encumbered by a conservation ��` ' easement. Again, to be consistent, Staff recommends that the Bqard ' include those portions of Mr. Stranahans property that fall within ,. , � �__- ' 3 � I ' � , ! ,...... ...,�w,._ ..�.....:... .:.::.�__ � . , . _v.._. . . ... :._,.:_._ ..._.. ..,_.:,...�. ...�.,:.. ..._..;a...........,,._ :,.� ..�,.... .:.a'�x i ' / _�.. _.. ; �%7} : ` �y: . . � � � . .. . . . . . . . .) { . . . � . . . � � ' . - - . , � � � . � . � . �i. . ;. � � . � � . . � . . . � . '{ � . ' - � . �: ��� . i ':. .. , ... .. . . e� � . . . - . . . . ... . . l .` . .. . . . . . . _ . . . . , .. . . � . .. _ ' ...� .. . .._ _. _ � - • � � ' ��� . . � - . , . .•�. .,T` . �• .u`� i .. . • � � , , , -: . J,tr� . � ..��1-._5'Yf'x.;.., S-J,+a�r. .� � ,:y .. ,. .. .on ... . a:kl.G4x.;cn�.�.±r�,µz.ivl.±cw,i;F%iucun.:.;u.:i:+i.Ji+lu:m:51;.� ! � " '�%�,; ^�. ��- . . � � c �� ¢ 4••, y f� � .n�Cj.._,���•'L'�11::� the criteria established for trie district, unless they wish to �?� `� exclude all property's within the County that are encumbered by �;;� .�; conservation easements. In that such easements generally are more ,•,.�-,�;� restrictive than the rezoning proposal, Staff does not believe that such an exception is necessary or appropriate. r'��''�;,+�, '.c',c . ' � The Planning Commission recommends that the portion of the Lenado �=`; 1 area recommended for inclusion in the R/R district by the Caucus T � ' . , � be included in the moratorium area. This would allow a more ��''"`- � detai].ed review of the competing issues during future rezoning `? � '�� _... .j meetings. �.:,'�_z.`'': �.. Staff will present a map at the meeting which more clearly defines ^:,,;`.;:. . the areas discussed by the Caucus. A referral letter from the - j Caucus is attached to this memorandum as Exhibit B. i . � 3. Existina 35+ Acre Subdivisions - The Board has recently expressed concern regarding development within three pre-GMQS 35+ "� i acre subdivisions in the County which are characterized by some of � the rural/remote qualities. The Terl.iamis Tracts, Shield O Mesa and Section 36 parcels are all accessed by substandard private roads ;;�yk j which make emerqency response difficult. Parcels are also �, itypically within critical mapped 1041 hazard and resource areas. �„ . � Nonetheless, the Board has granted six 1041 approvals and three lot `�, � splits in Shield O Mesa, three 1041 approvals in Terliamis and four � in Section 36. Moreover, the private roads which serve these sites � are accessed by County winter-maintained roads and utility , extensions exist to the areas. � �, ';s:t�.' � Based on these points and their existing development 'i` ` ; characteristics, these areas may be considered to be more "rural" � � than remote. The County clearly should continue to pursue other , E means to address the unique issues associated with these specific 35 acre tracts. Alternatives such as encouraging joint 1041 �,, � reviews (as pursued at Sopris Mtn Ranch) may serve to accomplish � resolution of some of these issues. s. �, � The Planning Commission generally concurred with Staff's assessment ��� - '�� of these areas, and did not recommend they be subject to a } moratorium effort. 4 � 4 4. Aqricultural Lands - Owners of some of the large agricultural y' parcels in the Crystal River, Capitol and Prince Creek areas have expressed concerns to Staff and the Planning Commission regarding � ' the impact of the proposed downzoning on the continued agricultural `. � use of their properties. All have an interest in preserving a portion of their acreage in its present undeveloped state. Many are considering the placement of conservation easements on portions 1(�_� of their properties as a means of realizing some financial benefit 1� Prom the land, without developing it. Landowners have expressed an interest in estate planning, and the possibility of creating a � � _- � 4 1. ! � ' i t�, ,... __: :._...... .----•-----•------- __a� �, . . . ..__ �..`.�.._ ........_..,,..�: _ _�._�... ,-_-_ .,.�_�.._ __.�_ _...:-- � � t �,x . 4. 4 - 4 , rt+ ', , � - .I _ + ., �: 1 . � ' . ' : � . ��� ' . <�>�;�* . . . ' ,.r. " ;� . _ ���.._ x� � � •�..a;����. ,��'G 7 _ '�y�,� .. �<,::�;��:: a �"v.:,�,'�k:' minimal number of lots for their children, or for sale to cover the ,' .�: : cost of estate taxes. The following specific concerns have been �". �� expressed by some of the owners of large, aqricultural properties: ' ��" ' I• '1�♦ a. Agricultural lands, and particularly irrigated meadows -��'�%,'�:y r are often "rural" but not "remote," and don't fall into the :'� �, sub-alpine or alpine elevations which characterize some of the ' � - � areas of the' County targeted for regulation by the Board. � ��;•,:�.�. � � These lands have been historically disturbed by agricultural -':-_,'. j _ practices and many of their natural characteristics have been � `'�?�. " modified to accommodate the production of hay and the grazing �;:;a:r,�:,'�. of cattle. The Board may wish to establish a regulation which distinguishes these types of generally undeveloped areas, or e��` i to exclude a icultural arcels alto ether. ��.��� 5x' P g �S1�-,t: i - - , �.��..;; '.� ! b. Based on the assumption that downzoning will decrease t„, ;, development potential of these properties, appraised values ` i�'? ' �'� •, will be less, and conservation easements will provide less in -rJ,;^, the way of tax benefits. Options for selling one or two lots � to provide income to allow for continued agricultural ' operations will be diminished if downzoning severely restricts �,;, i development potential. Land-rich ranchers will have less : "`:� incentive to keep their lands in agricultural use, and more `. � incentive to sell out. ` .�: .� c. The transfer of development rights (TDR) may be an 2 � appropriate vehicle for preserving the land value associated j with these parcels. However, the TDR program was initially 4. 1 adopted for the Little Annie Area with no specific special � review criteria. Consequently, there is currently no way to ;a � ;fr � determine how many development rights may be associated with +;' a property. Staff recommends that the TDR program be more � refined over the next twelve months to clarify such criteria. . ; One citizen suggested that the R/R district be amended to permit an accumulation of allowable residential square footage + '�'� ,; based on the number of 35 acre parcels included within a `� � property. For example, a 35o acre parcel containing ten 35 � q acre parcels would be allowed to build one 6,Q00 sq. ft. �, y residence, or two 3,000 sq. ft. residences, as opposed to ten ,� '� 600 square foot cabins. 3 Another option discussed was a provision to allow an owner of � ' a parcel to transfer development rights from theoretical 35 ° , ; acre parcels within their property, and to cluster the • • = resulting units in one area, along a road for example. _' ; • i I It has historically been the policy of the County to encourage - ,'�_, preservation of agricultural lands, as evidenced by Section 3-706 }:i� of the Land Use Code, which stipulates that a minimum of 95g of �; � irrigated lands must be preserved in the context of deve2opment. _i1 While it is clearly the common goal of the County and Zocal j ^p i -- i 5 d� � i.3?,� � � �,�-� 1 _.�_....� _ _�: -.. ._� _._-_ ` � : — - ____ _�.__.. ._��.....,�..___..._�... s,�.._._..(--��:_. .�_�_ _._. _ ---_. .....:. ..,..� .._ � ::� / - , � � . . . � � - . � . . . � . �A . , � � . . . . . . , ,.� . j:_:. . . . . �' . . . .. - . . . - . . . . " . . . I.1.., ; � "a ... � . ' . . . . � . .� � .� � . . . . . . . � - , .. � ,'. . . . . . . � . . � . , ' �1 i � �:��s � ;�''S�' . � . . � � . . ;?tiA �.���_. w_�.^� `'�:�". _ . � � . �.,.. ,F;:: . . �,k r ��':- •M ;� •t';;. 'k.'i r",k�i+;.. ranchers to preserve agricultural lands, the County currently has .:�'::::�F�=trx;' no mechanism to protect against 35+ acre subdivisions on these y' "_ ;..,: . parcels, and no assurances that conservation easements will be put : %fi��� .�, in place to protect these lands from estate residential '."• ..,i� . development. : .:,�•�� --. - . ,:�� ; Nonetheless, if the Board considers agricultural lands to be . � � adequately protected from development as a result of current Code ` /�`�: ! policies, they may wish to exclude these lands, or portions of � ranch holdings, from the rural/remote district boundary. In the � .i: ,� _ event that the Board chooses to exclude agricultural lands from the district, Staff recommends that a definition for "agricultural � Y' r ': lands" be established for the purposes of exclusion. ; � '- � , The Land IIse Code identifies an agricultural operation as "a use ;� of land for soil cultivation, crop production and the raising of fs-'% livestock." 'X'' '` 7ii'- � :��1;�'..�> For assessment purposes, state statutes identify agricultural land ;c '� as having been used for two or more years for farming or ranching, `-�'' • � and from which a minimum of 1/3 of total gross income is realized � in any given tax year. "Farm" is defined as land used to produce �';§nr ' agricultural products for the primary purpose of obtaining a y: monetary profit. "Ranch" is defined as land used for grazing livestock for monetary profit. .� The Board may also wish to make a distinction between irrigated lands, which have typically been denuded of their native veqetation, and dryland pastures, which are often at higher ; elevations, more remote and more intact. � 5. TDR Receiving Areas - As the proposed rezoning will establish ;i� ~ • � a much.larger "sending area" for transferrable development rights, ? the Board may wish to discuss whether the existing R/R zone district regulation should allow the "receiving area" to be � expanded from the metro housing area identified in the Aspen Area ' �:. � Community Plan, to the entire County area, subject to special review. This may promote TDR's in, or adjacent to, developed � neighborhoods in the Non-Metro area. With the Board's direction, �::..._� Staff could prepare an amendment to the existing regulation ,' following adoption of the new district boundary. 6. Bifurcation - Staff has been made aware of parcels in the County on which use of the established rezoning criteria results � ' in the bifurcation of the parcel, and in some cases the potential � elimination of the most appropriate building site_ This is more °� ' i of an issue on smaller parcels which are typically limited in terms � of building sites. Staff recommends that district boundaries be , refined over the next twelve months to resolve this issue. If a `� ' parcel is bifurcated by the zone district boundary and the most ( . appropriate building site (per 1041 regulations) is eliminated as �tF a result, the Board may wish to modify the district boundary as �f f 6 ti - �. �` . � ��� � �;:d _._..._.. __..�.._._.._._w_._.._._�___ - .._._..�..__.-/_.___ _ _._...._._.._.__._ ---___ -- . _....... , __� _ y,r .�._.." u._ , ;r t _...... t �. . } + . • . o �� � . i � „ I '•, � � � . - .. � . �. ' . . . . . '..'S.7 �.. \ '1 � � � . .. . . . . . . .� � . . - . - . . . _ . ' . , ' . / .t�> . —. . . ., . •s�.0 :�`;'" ,. . _ , u+J. �� ���� �� �. �� ' . _ . _ ...� _...._.._-- --.__ ._.._._.. �� ,r s • , �, . • 4 � v4 5 '��' ,"'i�t' �_;�-";= necessary. - : :;�q.� .�,, The Ryan parcel, located in the vicinity of Ashcroft up Castle ° ;." :;,�,� Creek, is an example of a site where a small portion of the _•y.:r:.'_ property was bifurcated as a result of the 1/2 mile demarcation. :`+_r. � As a result, the most reasonable building site, which is currently �.:: :. ; developed with three small cabins, was included within the area js,:�" ; ! recommended for rezoning. Moreover, the site �ncludes fewer thari _; . ,; three of the required secondary criteria for inclusion in the � District. Consequently, Staff recommends that this entire site be •�>�v`w � i excluded from the District, though a portion of it lies within the r'.::>�=;x." ! 1/2 mile demarcation. Staff will review the Planning study Area ; � " raaps prior to the meeting in order to identify other similar ti 's�,`�:,� >. parcels, which may be appropriate for exclusion from the District. , �;,,,, ; ��'• - 7. Though it is not legally required, Planning Staff is preparing = T;{ w a mailing of public notices as a courtesy to individuals included ?r;��,a within the areas under consideration for rezoning. Notice of the ',�`;;; '° public hearing for the second reading of the rezoning ordinance 1 � . .'i will be mailed to affected landowners, based on the best Assessor's �ae 1 information available. "•.•��x. , RECOMMENDATION: �� .•,�'; The Planning Commission recommends that the Board invoke a.12 month 6 � .� moratorium on development in the planning study areas proposed for � �7 i rezoning in lieu of immediate downzoning. Given the legal ' implications of a moratorium versus immediate rezoning, the i Community Development Department defers to the County Attorney on this issue. �;� '`�� Staff requests direction from the Board as to whether to proceed s _ with the rezoning or to prepare a revised ordinance for a � moratorium. • c;. In the event that the Board chooses to go forward with the rezoning, Staff recommends that the first reading of the ordinance i� be approved (see Attached) , and that the public hearing for the � second reading be set for April 19th, 1995. � -,� �it , � . ',ti. , , � �.� . � . . � . . . �o ' . . . . � . _ . . . . :.� . . . . . . . . , . . - �'�'.. � . . . � . � � . " . . . .. � i..�; . . I . � � . . � � � � .. � . � � � �,! 1 ' 1 7 ,.�. ` I i � {. ! ;} I -— � �t?t'' i : _ _/ - .w.�.�u ... �..... ..�.._.. .,�. _....,.�... ��,x 5. � . .. � . � . . � . . . . -- _ � . .. � : . - .- . � ... Y`�3 � . . � . . .. . � ``. . .� . . � J,. . v � . . • . . . . � . . . . - � � I. . �... . . .. - � . •�r �: - . - . .•_ � . � �. I� .. . . :� ' . �. . . .' .. ; . . - . . . I . � . : .'. .. � . �.. . . ... .... � .. . . . . ��:-.. :_. : . . . . . . . . � . . :' . . � .. ' . ' . � . . .. . . .. � .. . � ��.� . .+�.' . . , . . . .. . - . � . . � . , . �mw . . . . . . . . . . i� ... , . . � . >�+�. _._ �..�.,�.... �_.�.. ..,�.s,. , ' . . �:`, ' _,,,.......,..a...�_._�.....�_.-..� �d_ � ti . .._.__...._m., ,. .....w-.-..xw.. y: �+TlBk_�ti 9ii..✓s.. .i,�..- � !'`'� .�4 r� . � .ty_ �� ; ' � ' 3 x' ' ' �nti .� � , �---- - �4,�'�Sli{'� I �� J�� 3 . - � �� � . M r� 1 ' ';�,_ k . ... � . . . � r� � . I � . € ��r ❑� �t � R ;. a+f.'salS+uroa�� y F ������������'�� � � � r- --------- :'' ---- �--- .. - —= I ����������� �� � � _--- � � � . ; � g� , �j ; �I.. . ' � � �. _, . � '` .. Q(�:�a�OVAPtlN+o Q I . ! �� ��������� � � � --- ' � J � �' . ������������ � , ; ,. � � � __1 � ' i [ ' • / � � � � �t: � m ' e � ( �. � 1 ,.. .. _ . : . . . . /1 i •' ..� ..1 : � .. . ! /�^������ - �S j � 1 { 1 ` _ . . � � � i t�� , � , , , � , � 3 . �. . , � . . � � ' a i � f �. ' - . � ' i .. ' ' , 6 ; � I ��_�__�__ i;, i r�— �_�� � �; \ 1 � �-------�--- I � , � ; , i l �T • � ��� � � . r 1� � � � � , �s� , _ � $s�� `�; �. _ � � 9 i � r t���i ' � - o r � � . I . i . i 4 i � � 1• ��������'� ����1 � ! � :�: i � ���� ' ' J�,.✓1 � 1' ���'. .. .. ... . . l -e` . � i•.. � lJ1 I a \_ �--,-�.f"��f�a � � ��. �� � C ''_/".�I „v ��', , '` . .,`�� r —I I �':, j a� � � , ' x mm . . Z ; _ : . � N o (� ' � ;�.a '..i p . ,_„� - . m . . C _ ; �. � � � --� . 1 ♦ = . ', r_ �, � � � .� � 3 I. I _ . .. . �. [:: . � --- ' . � , � �:;;�� . �., . 1 ' . � i ', ,. � i � : :- :� � J ' . . . '. . - ( ' :__"'J . . . . -:I�,�:. . � . . . . . . � . _ . . . . _ . . , . ' . i ' � � � . . . - � . . � .. � � E . . . : -.�. . . � �` _ , ' . ` �� ��\. . . ... _.._. . ._ ._ .. .i-F� ���. _ �� ,,,,r,r,�+�+.."'�"".�-� ��,�r� I � . ,.�•�..,.�. ���,�.. � 1 ..;t � �; a tr s . . , � � /µ ' � ti 1 . � f�_, - ��'(���'�! 1 •.. �, � � ti ... .; ,t,, Y�ti :�\ i�. r+ � . . yy+�,.,a t4�t`,h� � � i i ���'+ h; � . �,? �' : -;.. ' Y^i _F � ��i r' 1 . �r ��1... .a ,u. '. , !... r��.�FK:. �;,�{� :�.\ � �:,,,�� .. �, t :� ; , � .n� � , ;� . s' � �,l , ,�, �'L" . t�-� ph` �/j � � { � � �, - . 0 ' G ]�= �; a l .ly S�,`. •-- �"n�.. —'�f 4*+ �� � �J�f. '; '��.11j1 '}���� ' ��r;i �� c., ;� �i . y.._- � `t c �r` �;� }� o'' . � / "- � , 1;i✓f , � "'� �� ',�).1�P x.;,,�^ ,.r._.�� �� p > �1 �:�`l -�,�� ... � r� :f;�`i,.„` �!, ,.��„-J!���: 5� ._ ;ti'� \r � � �" � � , pli� r 'r':��� '� r � _:.�.��,a�,,_ , . .�•, N ;, �� y-; �` ��.' �;� e , , , 5 ��a� '1".� �, --�,�::��-.:= "�'' - - —�,ti ;F tr �---�' r c ,Jq����j�,.r. ", � ,S.�-:� ,, �' t �+] . Ib (�, R t � �6 ,'1'(i - �' i /y1 +��S�r (I 1�» �� �',�'", `'� /. _ � •;��. ' .��;� �yp '/"���ti�. _.,�;�_;;� �-- : ` '`,,;��,�� ;;` - � � �%" � f �.+ a1 ��T ''i l p�1S.,��,i tl.i-.��, j/'/� �4fi y,y `I�"'` ` �,t i�{ ,V�\���,�,�r�p�� ' 7'�th' � �It/ .�� `iy .f �. � { ''�' �•F `i� ,�`�,� �� �/e^'�/��:�.�..y�`i�.n ( �µ�' �" � 1'��., �� �..��•�� . � ��'�� ,p �,,,�i��" .�j'— n .', , .' t r . ��t 6 ��d � 11 �Ja.�` 1 h� 1 ! l 1 �, { � 7 1/� t � ��' I � •:�� �! 1}` ' 1 , 1(�1` � � uf /�. /� � �, t� {l\\ ��, ��� ` � ' � `.i `1 �t��� ��} ,:kL�" �l� �a�, .�! 1�,�� �`'�.\: �� . . "���� bd� {� � v `� f� 4��(���,i. .�'� � . . � }i1��'� (-`1 � • `\ 'lt '� lt ��% � �.1�.1 ,� . . ��:� /�r�� � `�.(r�V, '� : ��.• P�./ - ,1i l '4E�.;�y4U.� `�' 'r r1, � . _Y' ' t lt��--��� i11��11�.��r - ` -p�� ��,.�' , 1 :�.A .1 (:i.. f 'i c 1���f �-�:g� . . . /'' ;L ���L S�^`�,�^-..�..�'� � �' .I ( ��l��-;�' � , 1ir`�� `� ��'"r�a��C � i,.f � tiQ� ..Y':"'"' �:. .�!� �i�.. ,+1 fiu,`C 111�� Nx�'` � �r� 2A .:lll�l;�1��' ,:1Iiri.�:''a�'-� -,� �' , -rt-T d ,s ��' �� ,i �R"! l � \.J;.-�"��/�a. �1 i��. � 4 'j` �.� pa��ri•. . . �, .w a i'va 0. . .. {'� � � �. p . ..�:_ ,3`k�i�?+P i ��'� �,�� j' � '° � .r'��'y fdi � v�--f`,.�t/ ,/ �y�_ � k�N 1 � fJ�� , �. ( ' �'1c-? v"�. `q a �' �l , /� ; ��!/�F���� `F( '�.�..�A/q_,�Y"�( , � "��1,� } A �i° � � }� - 3 �'y/ �� „`` �t -�`r _:.t«. � �N q�.•�,j<< 14 1'�, ��lF � �,Vp�.` f rt` i�r�'' ��i;� '� �� � � IN�� � �11��! i ����' ' +•� ' � � " =d'�+r� _������i t�3{ �� � «�' ���� � '��' �'�� .,��,�? 1 �' '•��'t �.�M< � „f��� F• � .rZi 4 fl'�` t�� \ :\.,`- '-+ c 1� '` , �j� `�(� : �� �,�!.�.,, �i� fs�� �'/ ,�r.'i'j' '� ��. ,r� � /' ���'i' r y �fi� � "� �- 1,��,i� `�, r.'��� r \"�' -`� i . � � r`������',��,ht:•;, � ' ,� -�;� r;�!,� "+�'�i.j� �-.i--�? �.� �� �? �,s��� �'-� ,��' ,.;�x ."°,• i:�•f� ��,�"" �� � 1';�` ����1SL�,1 �L 1 n� " r .�S - �. �' �� � f f. � •f, �i� i > �-i,������ `y� ��j�� ��' r'; i�i.�� �N� �, "•�{� � �� g ����-' �f� ` i� -`�r �f�11� :�1 S r� ':��4• �_�� .i •�. 4.�- �~ ' N,G.. �'�.�. � r i � � ,� ,..�..r^�'r��.�k� ����,f�'1. �d'�'��W�r.« ,�'�'��t,.s� � • �Q �,� • . t � �;, �4t� a� ' i r ���� l,�, . � t; - t f� � Y m '° _�Ir�- � '{ ` 6 l . .. .. . •• �` � ;.;; t i .... .. ---- ---�^ " f "_ �; i O G Z ; ,. � N �`� Z � � S }' — — N � 2,�i� o � v N o r '�U , � +��_ � � � •�� o � � 7D X � � ir. ! " � Y 4 �: c• » � N ('f{ (� � � v �� �� k � � a � � � �i m ' $ � � " � n � � � Z ; �^ � o � a a K -� rt rt1 7a n � 3� Y a � o � � � m . 7'� j�1►%� '� 7 ; a � p t �. � : x � � a 3 `: i:; Q} ' � � � � U� � � � £ M � � b � � � a r ; � . v� � a _ � � . r k� r� :}1;-.�__. . m;1 - � -- �?•�- , . .; �•,,,�. . . :::r..� ..,.. .. :.. .. .. . � .-�:�.���.............. ...:.. . ..��..�:.::... .;;_.:... � --- ' ''-y.''.: 'p'a;x`. s� r���; � ��� 1r�, la.k; , .;, ,�,h�; : � L' ' �'� ' ' i •�e . ', i� k �'�� ����ul ,i . '� S;,F K,. � } '.'',j1�ll���.''� '"�. •.rJ� J)' i �' .i ` -�1� .yks�j � ° �i' .o-a4� �., �j' �1 . . N` L�''L't:� rC t� �/��( � � �� `j '.�� NI t _ y' �' � �1 �... .��.." ..fy � ;` n �...r i' . 1 �' �1::; .� ,� � . :t; . 'J� IiI�{1J�.W 1'�(\�� ��'\`I.I�� '�,`,,i 1 r. � ,1 +I y \, y�,jf�'�-�; . • N � ' �. '7"•�/4�d 1�•i��' yl�.1�'• f ��« M1�..� .� r•`i° i�' '�� I i� 'pi,,�'';,'%�'.,( , �` ,`�.til �',' S' ��i � �' ' k�-.1 --'"'" y , f-f r .;R�•� � .\�'r,l +. 1� •�, 2 'y.� � --� '� .r, �,sne-" i` .�J� i t� . � 1 j a\. �., . � �. !.� ^t� °•i' . { ��•�`L�' a'�'�'';f��'.s .., f-- •1,+ ���� '�'� ' ` :.� ' �.� \` ` �,:• ` . . r:4:"�� � ��_,rti t ���' �al ��I.;y1Jr J ,'\ ` •F' f�'A �.h\�' '°�; „.'� l.� '' � ! � :�,_ .� � "' �T - — —��- G� '��— . � "..ra°...� � �— �,��'�, '�`. ;.� '' ��� ��S teS, �^ � .:c}�wa'— —• .�^^-�� �� .. 1\ , �.Al 1�.. I � � �<<�.�z�.,,. ,�l�,;, ; � ��� :�. ,.�.. � ��.. �,.; ��_�- :-t — ��� �,� - _ �,��.� ��!.� � .r ' � `_ �� ,� ) '(� �� l_"- � �/. �� ��. i/��\ �•J� ;�z\ •t_� 1y .n� .� �� `�` `I ';p . ; �_, r. ''��./ :� f�f--�_�;�-�S.,fT-- -�L ' —'� . ' � � :� ` \ �\�S �_.�( r ' ' `� s' � i •l� � ° ' ',t:• j �itti- ti�:'. V \•l �{� 1 � .�.�.�, /\ ���� ��,i �,J ;SL.a� �u t. � a ! � ,�t��� `-' / 1 �-�' ' '� �,:. , ' � � � rqF! � �� � . 1 _ ' � �r _:rrf� •,�.. 1�,..��'T'�r"�-.« �� � '' �t�. . .. r � t,,,,,:_ � .. ,.`��F- �� �� , � �_ ,� , ,, :��;..:. -,;.�_;.._. :: , _ r'�`'`;�.__ , �i J" � .,�.J` �I.c�, ��'� ��,!� �;:t �,''H' `� � ., � , �; - :..y-,�� , ��. a .�,, � ;► ' '.� �,: � ,,, ;� �;.' '� I " ':C".-`/ !/7' •�, � i --- . ��i' � ��' � i .�� , . ., � � j. � _,. -i="=',----t i•_ I� � � ` �� _ . � , , � ��i J �{' S.j. � �..»� ,�r�,y� � •r�r ��� n��� �. �. ;;. ' �'1., �� �� �q ',�' r�: . �;:"j' :��?� � '(..;.r. - � -.;,:j c.� � ��!.�� �.�..��{{'�'�..�f �;; .,.� '; ' -,' i.��; , _ U - i�-�-� - '>�. V������ /}, �,_ ��I I , ryi, �i .n + : - '%. � •i;. ! t '-�r� �):�''�� t M' � ! �• ( � � . '/' � (•. �'!:a' �, '` / ,♦ ' .�. ; ,�.= .r;; :;� , �� .. ,�� t ;;, „ ,�: , ;���> >. I � 3 �: _ ` �,, �v. ^� F) � � >>�� ' �l' � 1 . �'�? ,.�,T- �(;� ' ; � t�`t ' • I��''� 'r�. _ � '; " � � --> � � �� �i j�;'� �' � , i(� � � ., �.( i-N;�`'�,.,'?<�z 1 (1 , �� ,1� � , �.` s�� -. �# - �.: ' ,��i �`ti�` °.� ' .� ,�i� �' � .�— .'�, "",r ,-� ,�,f`r ��� +iy' ! �. I�t'` yl�� ssa-�, `� S�- . - I �`� 11 `{ ,I. . " � ( ` � .'y�� � ..:,�. � � � f'�l f �i�llf Ax�s _�{n� �� �1 . } � �( i ,� i ;a{�, � � � �.�, +-y �'-J �-� �`�.�;'�.. '�, � � ..: :,.t ;�• � �' � r�'� �g� ,�'n' �i>. � � �f .<�'.'' ,)..::�J,� �,; •, .-` e , : �� / � ...� . ' � �t � ��i .���� �'�f�� _�J�s�r �.f�1( ��.� _± �;l'^=�� �� •!' 'l J � � . r.—� '_ � / / 'q ; :� � �' � ), .J � � S ..'�S •�_ j .�. ; � �', "',�� � ;F' r�,.ti�R P, L. .p'.r�'.'`� i;l,'� ti���S�� •1^��s � i ..�,��� . �K': S'; ���f:� •. il d 1� .�:..' _,�.-��-„�� � t� � / � : "4.. . . ' i �.i�� / "�. t �L���^ +It !i' .'� • ! �'`.1 � .::.�: ��5.�� !'..le�'A--yy=���',��+" ` u �r�n •� �� �i . y, �1 � `Y.•J•;V!-,�! �L ,f� y}• ��, '' I `� { �� ��''i ��f�'..rf � •fF�,.�,�� ��-a ••rti„- ��� •a'� r; " i � �,;,,-�� '��,�- '�� � �4�. ��� '� � C�� 1�'� ]� r i� � �m �� j 1 � '���` ��('? �Tr �, � Jl' � I c � '�.. t � �`�.1 !� •�„J. 'F.•r•• `•�:(,.1;... • � �l'.• .! ' ��•�: : � � �_ . i�. i . • ����I� 11 � i� a �` ` �1� 'I I �� �•, - ; _.�- � ,-.. - f -;�" � � ; , „�� ;i .:s` � - RURAL/REMOTE(RR)ZONE DISTRICT ��� �,T� �; . Cr. ; 3�` � � � , . , � 7F�, �•a = AREAS EXCLUDED FROM .��� - ( RURAL/REMOTE(RR) ZONE DISTRICT W'" � � � `;~ � sti � �� ll � `1 � ' � . 'w...�..... auxM�wx w � �� - GRYSTA�. ��• '; � n � �,� . ,� ,� NOTE:All pubticly owned lands withfn U.S.Forest Service boundarles in �'•"'"`"' `•"'"'"" � c.�x.,�im.•..a w r.a �� . ' Pitkin County are Included wfthin the R/R zone disirlct 6oundary. „,,,�„�,,,,,;,,,Mw,,,�„r.�..,,,,,,,� ir;s.iw.�.m...�v�orr,�..Uq.. , ( a.A � �� ��� . .�• �+M`� �a` � �1,;`�t .y..,,, • n �..; '. � .. .,.�.-- .•� � �'ti ~�`��� t�'� ._.�"'� � N �. , .� � � �f:f t . _,.. .� �,,.'.'!'. :� � �,����1�N�, ..� � ,� ' '``\`` ,\ ~- ��y �: �t .,, �•�...: (,'� � i i � . �LL= ^ i. } ~✓ . �� � \ : \.�. t �. . �" .m. . +�, ..� A' M{ r -, �v, � . �'�.y � ,{ - ' c' 'ay 't 1 � ' "` y`3wv;� • '. „ .. = f � , .��� y . , � \��, ' �, . d .:� `' �' K � . :, �1at�" .. 'f '`• � M 'y` ,� � """�, "`'_ � ��%o , ' .:.�, . � - , . ` , ^�c. s _ �' .t i.t� j �u,� �wr, � C, i \ �.., � 1 � t� -,�t �J,µ �. ,_ '. �'' WI► � ,-� �. N� � ''� f/ ` �y / ' ,;. ��. vs �� .�.. _._. � :✓ _�, �\7 ���� ��� /1 \'til��. •� �.(�. �,i }. .?.p,�--��r^t C `t�� a'='.� r��' ��! � : �' � •. � ,-� ` ^�..... K �� �`� t i e � ,����< . �t ��� � ,C. �� ' ��:; 1-%-�a��'�;;. ",�-,ti •;�:�;����- � ',�._ y, ; .�i>,�` � ` , :,� �.,. 1 __ k . , • �..; �� � � ,..: � ` ,�� � d • .� -.. r _ ���•,+, ' '` , ''� � \�`�r ,�1� �i�.i���t���r��"� ��, � �1\�� l`��,.'`�� .ti, j ,\ �� -r r ..f , `�lY��'�'�,,,,/.>L� j�'� .� t" �l,•� .\' �t \�� ��� ,,,� i�.��„ ``,�,�.' . . � �~�'1�µ~r,��� `-k, \� \i!\/���`,'� ���► � \ T` ����/�\`i�K.Q �� 5.� '2V i`1 �\� -��: �l` ✓ . . � _�,.�3`_�,�;.:,����t;` e ,,1 S •� � ,„ ��;. it �. \ t� �'+- y� � S y� �'`l��_at� t•'� ,�`\ s5;� � ;�t1�tP\ ,:r��\ ;\ `�1 ! .M r �i ' :; '•,..,a,�.--?'.. `��\�\, ��. 1 ��11��� , y -;� � . ''_�• �� ..(1^-+� •�'���� + '��` l�' f ,±�. h 1�'�� ��t 'r r � l . ����• _�'• `� �w"''`��� *?..-,�_ �; ' -`!\ `� '� '•. \ , 1 ��_:� � .`,. � ,--������.�",h �' :���`� •`.�t +! d . ��� ` 1 .��a, : '+ � �� . � � �; �,�v����1�r \ �Y , . , ��,- �"- �' �'J {'S.z` �`; r o+\� ,;..;;�;;.�:;_....,-f � � '� I 1�1 r` • � , ; "� 'i•� 1 4� �-�f �-�. y*�l� ` ` ... 1 •#:`���;;;.`,•.i � .„.� � ��� J'aa 11��r� �t�ti 1, =�. .- 'x • �� �-.. �.. ``-..� � ;� �_� � < � .r , �,, "- � ��!,;� (��� ;� � e � ;= ' ••yj �����������ll.�.� �� f�''�r � �� p •.V � ,/i ;'" "•.�,��;j•.'A i'o::t �� r`.t�w�•;+.:1��.:. 1,.q . ���„ �tii�l �� 1 A' � � '•�:''�s�•ua.. r 1� �'1� .a �:_.'_"G?r l� ' '° ' ;_t�. . t +"4�n �,--�� � 'J...I �( �i��. T C�i `-. ��� �,��� � ,d �,'/i'1'���� � .r .+`� ,��.. ,s j �,�\�7\ � ��. � \�`�� �., : ,'' 3:� /�n, .� " `� .., Ci,������ r�11�� d � ,��� ,, � �r�'r'� '7�. : � l��`n/'� � ` 7,?( f �t !. �/�'�}.�����"�� I\ � ����\�� .: . �-�a� \. ' Q'�{ [�'Y. �� d, . j �L'�J� .{f���' �� .,Jv��r--.;�i..�� ��� �,�! 1 A ��� . . �id������.��,� �i �� �� ��\'•���` t� Si,,..,�1 �'''�•'";l� 3i�,�,� -� � �.��. ( J�r'�`��\ :4.4 "�',' ; . ;'� F�� �� � i a��-�����'�,��.j-�, ` fs��� �y',� ,•ay/��,p�-`�' ,j�.�� g� . n :�:�" �-, E�� Z. � �,� _;,�` � ,�,;�-�,`��„�- , .�� -� ,� `� 'n � �j - M,� "i- \1�'�. t� � � � r `'' �-^-- �1j.r t. • � r ,` "'r C���i � t` � ,�,� � f'� i����,,.. u.°,� � ` 5�' � ` 1'`'�� , r t� t "� �-'f/ \ \' *sj" t) �,..i:q ., . .J�� Y`'. c� �5 1.�.....,l'�, /I �"S. ru��:�\ �� • \ 'A� � � t, ,,,�ro�� e �.V.� -s !a� . l t� "'Jj ,���'� � i�. � l\\.�l��/'\.`�,`�' ,p�.�, - t'"'�l��` -1-''�-; B , : , / '�/,•�. r , . � , � � \`� � M . .�• .,��,J� r ...`'�\t,`..� � /� i\�1� �_.� i '�1 �� 7� 1 - �� r'r �� ,��; a" ;�.c,�� ... �'���','� :—�r ��, ,�' ��:# � �r� t \a��� �\(�' �`� • .�;.�� -�— ����1� �y,��� , � a. �t �`. Pr i " , '•i ,a y.: :. .•\, �, !t� tF " ,', � +'�� ���,.- �� . ` 6€� . 1�-:-.'"_�i ` . �,r 'C a�M,w. ` �c"'`�', ''1 � �`� r���!, ., • t�`�� � �� � d�Y�. ` ",.Yh�•._.�-�:_..; v�� � . ` �\.. ' � \\` �4 1 .`j�{/�•` �. . \ ,,..4� . . . ���„t�K `js �,�a ��� "^,� �� `\1 T�`r l , �n ,_'`� a�� ` � �;`-1 ,�.+������\�. ��': \� �*z`y:;���'.,� t = �, :,.':���ti , '�'�� ���\\ � � � �� ��,. :�; �»i� � / � '�' /;X..-'• `;,���� � �c�_t\. ���i ll� `�;�' '�.�'-��, ',,�� �,� ';4 ��,(t;l, . � �_L''� �.� ' +� � ���� �� "" S ' -�''�:" - ����� i�'.�r - Pi ,� � \�`�-�a�r'` q � �. \� � ���: � �l�� �1 '���. .;•�, �/ �� \i�\k \i'�\���� 1;� � _4. t ,r , ` . 4. � ' _ , ,,' li.tt6'> > �� �N E \ � �s r �� ���� 'M \ 1 i`- �i" �'� `\ , j `a d�� �Q�`_.'•, k` ti` S � -�i ''�4 p � Z t Q �`t�i �,T�` ��1�,:����;: � �� ��,':.�s;`� A`'� `��'� �i9%,. � 1 F lK' � �• �S \, ��``\�n � \� � �� � Z �� �� .��,`�`�� � ,N , � . .•�l . ` , i,:t�` � � y�'; , '1�� `� , i�����. �j \�`��� � fNl `. . ,.,,�,- , � , �, p �i.r+�u �:y�,p" . , + ,�� , , �, �� r�..�:.��,` �,.- `'� '.',,,, ,,,.,r�' `'`" P . . � Y, �. ,.. \`1,�������°��.�)p ���:; �"l� �;��'�-'-;`�����,`l'. �- ��..,:�'�� F,�yI�G EE1�1 �. � `i� �� C� EKI ,. � `�����.?,,,;.:��• �>. � R� ,. �:` : >,, �,,� �.�",'�'``' �pOD'� C .. •�r ��`'� � ""�' �"t`,�t'� �\�\ `� � .-.� _,, .�!!��:�.,,;� .,,� � �,, NuNSE� . 4 �1 ,`� .l-C` .,�r�Y � ` `rt . � 4'�t . � . \ � . ` , � o`�-�a v � ,�,�' ,-�y.;_,�... oN� Y��"' '►' ,, °':� '�'V';` �l�R�� s%wfi` wF..` �y,,"' � . : ��Mo� �ROM �,r�''. .�,���,., c`°�` easn"°M�r:-, p4) E,q .� °'.����'""a��� �� , � �U� �pg EXG�NE D�s��`� �oundafigsa Y, g'"'� � REMo��R't�l Z� h\r�S�F��FIP Zp°g a`S,c\��b°�na . �„� aVRp41 o�nea�and aea,r,�����'"g O. �o�� p\,K�Co��rY a�e�n�\u . � •� � . m.� - --� �,�.»��m.... ._ i: . �.���.�. ..7 Y r��.,r� , ' � . - . . ..... . . . - �u::,ri S � r � :-_. `_:a..:,... ...... � ,r� � �� - .,7`•,. e� ` `:� ;t� \`\\! 1! .I�. ��.r / ' �� . if1`�� �i :/lr 1�1_��` . M i\ s��;�1�:,1\.��il�� ,Il��, � �1�1��; � � �i��'�,, � 1 � ! 1l � . . � r. F ��f � .� �/ i)� _�\��..��, � � � I . r4y�,i � � �1 ^ �r .,.'�� �� . `7 .,, p ti \\ •� �.�' �� � x+ � ;�•. ��;\ �/'� l� ��l `,( �. �• r � u 1;�'1�. 'q '.:s,C��C�i . �r, 'Y�q ': � ' � '`� '.� �' o 1 �1`�7 't •� Fir .1 ir� � . r , � , � � , �. ��,� 4i �t ��� i �1 �� 1 �- \ ,�r _\ �ti�. ` ` .;1.� �' i;"I. �(I`/ �...y.4�� . y �. � `. � ,,�.�., ,,�,%��,��.F ;_,, L Y /� . ,_ ��, . � ��1i;�� Ir�:l°`'� t : `F • 4 /�::rt . ' � . �' .. � � 'r ,�,`l`�/�`���'� r!', '1 r ` . �'' �(� -!l�� ,�i�1� � � �;:'''�� -' `"l.t�\1�...';:,,�� . ,-a ��•� . � �...•.. 1_ . _„ . d� .; j: ��,��,,�y� / F .,- 1, �=`.- � ' L;- �`i , 1 / �,l/ � h� 4 .?' Tl� .\ � 1i �'r r i� � ��.I�;—��+��l;ioi��t /.,�; ;C � % r�' `� , � �, `° c � �g� l �-.4�._� .t , �i =1 �i-- .!( r�'?-C-�� -�' �p / r .. � � �� •.:S.y `�i ��� �1 .,�.�~� t�S�'tl /� �:�-�r� .�;'��.ii�l }r` . � ��.... � . ' .; .;:- _��, ?�� ��-,�r-�f: ,�� � r�,_ ..�f �,. �,:�,1rn `__, ,�i(�•, "�.,;;--,ti� i ��I�./ .`� lr{,ti�:-; � ; ;; \,� `� ,�,. (;� t �,:, 9 . I i , •R,< ';�`"°��_'_ •,..• � ,� � r L\1�.!\\ a;4.. l,�,Y\� i\�`; { a ,4, . (� �'... � . '�""44•�� � .-s r /,� ��t�����`�y �i - � , �/� �1 --�'r•� \."' `� �� `�C� S L ' �� � \.��1J�\i �. '.���Y � ``'y;�.._, ����15.� i� �- p.�• !� r �, 1. ,�+ �� i . .. � •.:�?;�.f ; �� . � ,av r h_�. �F � �pl tf -;.� . . i'yt• • ( . �_/��,�'Ft�.• �. �.7�;T� �..-��.' ?•-�`..._ �I-\ . �(`�4 <��:5i4 : � � \ _rjjd��^KS�t 11�1'C�■ � Q \� �' C..�-�� _ f �' F�"'� '�:��f4 ��=`i°1� � � ii,+`��l .:� \�� � � ` — � ' �'�•iS t�i � - r�t �~D=�j1�.;,�:_,1;p , ,� ,: . �ti �-�.. �:j::� i ,•�•� i _ �. �. �x�,k �.�il:s ' �t� - �/i� ;� , ,;` �_• . _t:-.a'�j �. i \ ��• (, ' � �<•/` l�� x ���.Y-'i �' 1�-`b�a��R-i—,•�?!.�= 1'rn"rl ,'� °•"'�`••'-` . . i i r;�- ,n �` } ��'i�r � v'�� � . . . .. ' •i L'� ' P� w y � a�{ 1 y,NF.�, ``--�,�� -� �.�'� ,4•l y+-� . ' 1`i1,� � '�... ��Tj\ ii���- � �7li��l��rJ� -�� a� iJ'�� "� /"^-.a' ' a � �(S'� � ti r f �L . 7 �;- -�..,� �2 •.I r t (��'i�l� `� �.' ?r�{� }'a� �kt�l'�"���.1�.�i����� � ��� Viu .� b' � • r:. �.v�+�: ,• �� i . '� �.��� � �'!• �;i ��-R�� � ��;} ��.-�,�a����,'.,,,����' ,�'\�, ;. ✓ �t� ;,���� :,: ,r� � Y,� ,:'. •� ��,-; � ,�� � �,.� ��,s,���. � ��,i.'� �:;, c °�p°•: ��e� r .��;� t � �, � } �,L�r. � , � ��..� ,�,\ 1� ar. `.. .j`- .�� ���F � \1 r S' �. � ,�j �4�.�; ��.li,' �. �� .� � .(�� �^� .�r� r. y2 p . G•-� / � �J � ���V% �' � , % ' J/1 � � /•�—��H J�a '' y, L ... �' .. . \ . �� 'l ` � �� � � �''ij:i�:• � . �"f I � ����1,��� ! �a;•___ _ _ -�: " �.; f-✓,I �; ,,�,� ,�r�� _��:. , ..._.�-` �� �" . } �-., � .� +e '�`f i i �: / ` ' '1�' t —��C �� � :! —' �k ./ �(--- ;�'� 6��M r,iy� �.,,✓— ;� i�t� �� c�� �'�� � ��.'�.����'-f!1���.� ��.i ' ��" ' .�� ) ,� � ( ���1 '"'��� gI��N�I � -/' :�t_`s-- / ,�_��y -�.: , yt?` �( �� .�f�li �id � � l� p ��'� ��j'i � •` ' �� � /' ��. I �I�' � � `� �I�� l ��������/'g�i( ? 1 �<,✓�/. -�.. Y � � . ,�l;��`�� / 4 ��! S � ' �I�3�� ���. �'�i�� �'%i {��, i;� , � :�i� �1. ;I(. ( . /• � �, , ��' ��{��.• ''� 'y�" s � ' �'� ° �+ , _"�- � t.� � ", _ '�I. I �� "Y' i��tl >" , y' � r 11 ti � i i `' � ` �' 1 f �� / .'<�,- "_'� �,:�s1 t 4 -�� r; ' / . � �-, ,...r �i�:r�,� �/o , / '� 1�� ��'.�,��r ��+ � ) � i .�� / � / i. ��iG �r' , � . �.'� b�l�lu � �� � �•.� �Sh r`1 ! .!�,I,,.;y q..'�;., �� /, . in, i -'�� r i` r;. G.'�':� 1 � .l`; a . f i .� � JI �Y� ' � � '� V ; ��> > �I�/ ;,� ,' 'r x, ,�;�' �� �i �'r , ,;�" w, 4. �•i. �1 � I!,( �.-, � ,�' i � „ � �� � .� .� . : ,rt • I ti � ;; ;r ,� „ S,` Il(�� r . � i �:,��1• ` ,�"r,` F� i� , ' .'1I,��,� :i� 1 )i}l�/` ,t +�`y�F :,,' i� 'F ,� , i' A���J� ���IU/�." . ,1 �,'� ,,i. r7• ��. � � �� ' i ��{4'/r' '•'� �1'�l'�«' �l' ?� � � �:%�"�� �����.'��u,,.�., , �., ,, • � .., '�i, '�`' ,, .f i'�'� ��. t�. f�'�� ��� y>. ,� , �;.( ;� ::, �:_": �: c> c z N C � = ;�F g � � rt � in O Q C� � � I �7 m z D ' �� �. � o m m A D m ;� 3 � 0 01 � n p�� � � (7 �� � �3 � a ?. � c inmyi"c � m D ��' : g ° � � �o c � 3 c� �p � fn 1 _ '^ �• � m m '` (� �G --hl � � sr � 3a��►= a � f � mm � m =��. . � p '; �� � � ^ � � \ � ,. � a n � 'rl � �S '. . � �. m `� 0 � i+,, : � . � N y � � � '.. rTi � _ , a � � v � z N � _ . .1,'... ; 7 . m ' ' ......�. .-.�... � . �p.� v.�..r..._.� _ �...__.�.� .��. ,�,,.� '4���'RF" ��;�- �'u ,�.n ..: -. ,�. I; . . . +.... -'�i ri � ��-"i I�z.. � �I .`�r r� _'. ���. — `� ( ��`Y�� ° �"i ti � � ����_ '� J� ' , � , � °� � � ���'��, � �`"z`y-,, � ' .� A 1 1 I � F. ,� � � ' It' � F'A '�� :��_�,.�'�.� �_'�:. �;�.;� �; a ;; ' E�-,::�;,�...;�,r� , „` � . ��_.;: ; �� �.ti� ��, 1 4_..F:.,��. � '. �5,� 1`l`1�� . ` `, '�'��; '�I� _ " Y�•TALRIV R- �t: ' ;� ��, '� 4 ''�.� . �f'i � -. ;�� , ,i, -,.'—�-�:.�r"'�—� ;� `. � ,� ' ;1._ "`.. •r �� , il �tt ..�. ,. } r; � ...,t-� " .t;. ;� ` � `.�• . _., �.. ,�- • ' a�� . , . �'; j' � • .— F` ! 1 �� ��'� �� �. �� � i- r {l ir� _ - � �: � a '--�- ' -.' " J i' l ';r ,: � �.� - .�.`�j1���ill��" I�l/,i1 .� ' �t1�"i%� `� �` p �� � �:.r .��'r �;�;i'%,Ti.•'- ).F��:� r.��i,;�<<l �Z� �1�k�'. ', ;'r� �•' •� � �� � . �� ,� i;l��`)�1�r•,'',��' �\ � ���//f�. i1��.i1 �` 11, -:.� I•� � � .��� ' ; � f, .. 1 \�� � \... � • ; i '�3 '�.�.-:� � b,r �'')/ �1`!� / f' ��\,\ , ����,,. 1�� .., � ; �--� �I�f f/ �'y `.` �� �� � i ��� � .{- .�:. ' . n .� J � J fl'i�/ _'� J�: ,, a�[ �` ,,.�. � �� ,�;' � ) (' , �: � � .;.��`.�`� /."�� ~! .. .1 .l"; r.�': 1� ' ��, �+;"s�, ') —,i:� T'. r . � � �,.:�r ; : . ��, ��_ , -� --- �i�l �� �.� �I =�� ! ( � �- � -� - - - `� � �.{� / 2;�\.�. �\I'�,�,`'t ': � �V, ,/�', ��,,�_ �'�,� I �':l �'! �, � � ' .( ;i `!,� i (••.� 1� � 1: �i�J f 3 � C i t � _ � � . a. �'d 1' �• � It���• -. (����� -'�� '�ti�j•_;:, /l i:� � ~' ,. � �'`� } r 1 � �, ��. � �. .n. . � �����i ,��-�(r,..�i���. <I.� . ,�; � f� 1� ,�j, �,, , , � 1 r. j'_�jr/'.��'..{','�w�l�}���,.y\�._ ���%-� �� �'�,..'.�\ �;_.. •,j : '���•��� 7/j�r//'�r ��.' 1��•j1�✓• ��. . ,�-. AJ' �.•�'. .[ � :'y'.l .___�._ � ., . �� �' J.`J ,1.r�i�,� i 1� s,,� �� i- �-� -/ .1. �� �1 � '��! 1 .'v., i ,. ►�_ Jr//�r�� u'�-, �f,�; � � �4, •• �:� , � � ko,��:; _ � � n{' � �; � � < / V !�� i � - � � e. .� I � . ' � ���''� ' ; ��nf'�I—�y V i x -�:' � 1 —�\'� 1' '1 �1\ 1, , '.t , �' ; Y� � \ ���, ,����---:..� . � , ��,�_ .1.� �� � � � r,. \`,,,-n\l�\� _�, � J�. �f ' ( ' �1 � . �l; e "7 E �i '�.` . ii�+�x ��1 • � �4� ��.,:: ..� �. ' /���, '�� �1 ' � •, � . ��r, yfs�.��� ,� ���., { ��.?,�.°r '1��,'4`� r\ f ' 'f_ ` .. . �. a�'_�..... :.� i �(' .� \1• x� .f� -t�i' --'-7!" '�. J _.;.,� ��� '-.� � , r i - ���i �aj.- �-..i, t .� ''�� ' ....`� - � - � �u ,` � ,�_.. -;1.,i �' =:r��� ;, ,�� . "� ; ,� ��r, ,. 1�' f :„:–` ���;_ ` t '�(-/,��,��f\ t',I��II'�"�I � �.,�, � � ;`�� \ "\ :l f � :�j� .� � ��1 1�•. j_`\ ry�.;i:,'- . )`1 n�C�--�.I,. 9\�� I���i��l11�.�., � °.�� ,y..` � . y`` � :`l i )' ''. V •..�'u hl,��-� �S�li� ����' �li���1 i n�.� . .0y �,\��� .. .� i 4'l. � '•µ.�'•..y... i� � �� � ' I/��� \�YU .� n� 1:� �� �'' (���'� _.,���1 � ': fJ ''. �,i'�,�/' �1� .�,r �° 't E �� � t' �• _ � '' �.T C��r-� y�.. •' '11 ,.. .1 S _ ---- _ !="'_�G'! I . i.r'' 1- ��"h� 4�:� " .�s� --� � �,� •'i� �7�'� ��� � �-• _;/ l..?� I� li ��f itl �l... . „d \ _ ..�.1'' `� f .�y i.��.. � rIl/��\(�` , 1_. � \ ( � 1 `J ,tIt 7 y, ,I 1� � , ';. � e, `�,, � �'� -- � �,� � ••r� ;!•, l!}� \ ,p � l -. __ ` •• tS�,i `�. t! 'V� _ -�--� cN � � � �.� 'q�i ( ..��; _�; "' ' ..�� ' �.Jriy.,'! . i i�: /)�. I-- "��'I I' :r , \ €'i� 1.�.T n,, z_., r ni � � ` r .^'�- I �• ) � ��'; ' • i . ' . . � �'!il �V �� p���4 a','� I � .�.- b_ X' -' � r �t ' F�! .M ��;, , 1( ' , �� ��� ' � i_' t ` �I 1 q ��� ��i`r �i (�I�( � \,.,'/ -'1 ' . t ' '`' i � � ri.t; .�� i ' `''����5,�/1�1 \`; 'h �f ..h � -�- ; �1 r' tl '1: r, �r�' 'r ;y�� i'.� "`•it�;�;'�l 'r'�, � 'I'�'' Y:i;•. 5� I' � .1• �� ���'"•"'�.:�� r,� 'ni .�1 .' ��'� ••.� ,� 'I' . � :� �. , 7'�' �I`, '`1 if ` ' , J-•.'• • ..,^! �•,,/ r 1 � ��, t,y .f :'�" .1; •{+., . �::•'� �) 1� ..: l:1 � ,1•, '��:�� - 1`- �\p•' . . ' ��_ �, ,., ; 1 ° .;:, t�v �� 0 �, . . , � � i �,J C . -�' � .• �-�1. ..M 1 1 I j S�' /.. 1 �i i/� �����ir'.�•'l'Y•F • �• _ ,' _�/ 1 �l" ��4+ i 1� ` 1� �� '/ •��,�J1, � '1 f" li . .� : • . , .✓ ....,,• .. � �•-. .. � '� � � • L � .I I ' . . ,� . � ' . . . .._._._... . .._,. .._. . .. ..... .. , �1. _ � :. � .._- --••-• ._ ��1... _ .___......1_..,..... t- . .. . ._.._....... . . . � ' a c� c z N �o D N C f a�g � ;e � � � 'rA 0 O C 70 Z � : � > € s rt � ,n rn Z 7'i i�i rn D , �/ - q (7 ; /` �g� � o y N D �r (� C � n '� i._ . a= 8 � �• y C N � �( —{ R� � � ���� 2 'vf' � � y � R Q "'� RI � � �' Z �� :< ° ? ° '—° OC � � OC) , . a � ,� • � ;�' 1►� Q n � £ � mm -� rn rm . —1 g �: � f o � o �o (� (� � a a � � � � � . � � a v � rnrn ID N N � • � � £ . � � � �° _v, � . � N �. � O � � .._._. �...� � . `,'� :��'� ,?�< � ��'�"+ - ���:7� ..:'��3-.;'`.i'• 5';,..�.n.. . . ,,. .,� .. . ,» ... :t�:rrt..w_�..r.�......,n......,:u�.�ak.. . ..,..__.._..._ .. . , t . .����+�,� P � ^ @���}i�r..,.. .i �i � . J `�� cC_ �a.:., S'..i . , J�`��..�� 'I � ,�`_� Lk.,, • �' � ' � t� ��.��, . � �',r �..�R.ac6.�»F� � � � � ' ��.'' .:t; ' ���e���������� � ---- --- ------- �.`-' , 'J�. ����6�� � �- -� . ;;_, f � ���� � � �� �,:_ $� � � _ ¢,;.:._. s � �- -� �- ~ _ . � I �' .. � �* on��:Pv�...�»_ � _� , ��': ��z �� g��#����'��+�5 � �I --- � . � � = . �����f�������� J � 'i �,,. r ' I � F:'S � � --_1 ' ' i [ : �; ' , / / � ' ' � . � �s`�� ��� � � . � .: i..�_�__ i �' __ _J � � - � '� ' � � �- � � . , , � , ,. ;-�� � � ; .,!� . � ��.� , ,� ,� � � n. Ir 'j1 ` .� �-� `c ' s i i ' � � � , � �... �!�. �� � , 4 __ ------� .,,f-�._. �' :�i�- � ; �-- _ �=���������' i � ,I�i.�,y.+;`t� , ''�. . � � I �� ; ��� � � _ � �$� . , � ; ��_ .s � , . , , . .� � . , . : , ___- _ ,._____________ .. ____.-, � � � ` � � ; , "�- L - � � , � .,� ,, � �� _ -�..�'�, � i �� �`` � 'l_; --•` K . . t 1 , I �i � j, �_ •li�� `✓"� ' ; . r• � :, -y';- _�.';�' �' ' . I �t�,� j .- � ' f .. ' �.`Y .. . ' •. .. � �• ' . . . .n - . . ' :-1. a f), C Z � � fn O N 7�7 � '1.,,_- c , M�.' o m Z TCfl. `;� � Q o, 'm D . m r �. i:;:�.i , . o A � _ Q\ .. L m vt a � m v ' � t�n ': _ � `a° `�° � _ (�_j p �. a v f � R1 f, c m � . tc. � = a a � g y d � : = ? N ' A N � 70 ' f �.'_ ` ` v s ; � � A ; N �. 7 � ' > > � �� �� �� I `� ,. ..: . _ . ^?'� .. .i�.-�1�<.� s`.::t.. �•i:.., - _.: . .. . ,....�.�� ..�..,- • ~ . �....: .. -..., .•..2...._..,...... . ..._ . ......._. . .. . ♦ t _ � ��t�', �. • / �I 'h�,�4�I. y��.:��;.. �, 3-7�3•9 yr C .������,t ' , � /q����� / �i, '°:�A�.�?, � � •///�////////n�'i, ...�u,�' �� ���i/iG„ SG� � "�: //is��/ �ir - . �, . ,,:�J ;Thomas R7umbuU ` � ; Four Bar Ranch �°:��:;;r; P.o.sox ses � Carbondale,Colorado 81623 4'. 1 , (303)963•2688 - _ r:. c. � . To £he Pi�kin County Commissioners: '� i .,:. �,i.,' The loss of Colorado's agricultural lands is a serious � : state wide issue and GovernoY Romerryas a task force research- ' ing solutions to the problem oF agricultural land conversion. � This groups decision to search for creative solutions Xather t than simply increase regulation has led to some creative and � flexible ways to preserve land values and maintain agricult- �� { ural open space. � "Under Senate Bill 35 land may be subdivided in parcels of 35 acres or more without county review...Many Parmers and ranchers selling or developing their land find it faster, i simpler and more certain to subdivide the land into 35 acre i "ranchettes" and have roads cut for access. Often , the land can no longer be used for agriculture, and wildlife and scenic values are affected. � New approaches encourage clustering of buildings to retain . � as much agricultural and open space value of the original � � site as possible. Some counties such as Routt are developing � faster, simpler review processes to encourage clustering. � A Routt County task force of ranchers and other citizens are - � exploring ways to allow some increased density as an incentive � if additional amenities are provided. .. INCentives for � clustering should promote permanent conservation easements on � the balance of the land.^ There are numerous other agric- � tural land protection tools sugested by this task force. . ' Pitkin County's agricultural land policy needs to ' ° ncorporate this creativity and flExibility oP thought. We ___/._- � have encouraged the Planning Office to consider a downzoning proposal that wouid provide for 1000 sq. ft. of bai].ding space per 35 acre parcel to prov�de flexibility of use for 3 the agricultural landowner. Thus a 640 ac. ranch would have ' 18,000 sq.ft. of Suildout and the landowner would have the • option to cluster, to build or sell the right to build, one � large home, or build 18 1000 sq. ft. cabins or sell 18,000 sq. t. of buildout developement rights elsewhere in Pitkin County. r This would help to encourage trans£erable developement ; r-ights off rural land and encourage ranchers to use conser- ; vation easements for their undeveloped areas. The end result f would be Zaad preservation not the one cabin per 35 ac. "cookie- "`'' � cutter" approach that has been proposed in Pitkin County. �:s`'. { This proposal represents a significant "downzoninq" £or � ' � ranchers but we are the third and fourth generation of our 1' j family to have ranched here and we obviously do not want to see ' } � ' ,,,, _ . t`' sj`''' � ; Turnbull Herefords - ,_ _ _ _ _.. . ._ _. � .. _ ... ._ __ _ _. . . � . , _ ,`sx� . � -� . ' ' . � � S , . .� � ' � . ` . - . . .� � �� . . . . . . . l. . � '. � �� . - • � - .. . . ' . � � . . . �.t.. "�... ` I . . . . � . • . . � �. . � L�' . . .. .• ,. . . . ' .. � . .. ���R'y � _ ' . . , . +-i?• �M� . ��'�/ r.�.. � . � � .. � . . . h '/b' ' ....i� t.SGfi:'Llu ..a. � . �.. . " . + r�'� _. .. . / .i�y.�. �Sq ��//� ��%:.. � . y�/�i _ /%q . . . . ..,r� i ; , / /�/�/ %/i. �t'�. i ir •/���/��/////nn.., ...id ii/i9 %�� ��/ir,... :bi� i, �- �/� . ; . r•i�'.r. . ITn�,��.Tum�,u Four Bar Ranch Y�';��' i 3 � �._ P.O.Box 686 i � „: ' � Carbondale,Colorado t - 81623 � .� i i a%5,' r. . (303)9632888 �;_r, �_ ., ..--:. :i � � �. . � . � � � . -� �..i � : . � � � . i„�. �•: • to survive. Our children are looking forxard to caring for this same land. They may need the options of other � 1 agricultural land uses such as a dude ranch�as cows may not be a part of q'r�, � the landscape forever. p�� Commissioners, we urge you to reconsider your rural and �'4 remote for agricultural lands for a number of reasons, the most important being it represents a poor solution to large �.�� acreages of land. We will all be the losers if the only option ' for our 3500 acres of ranch land, stretching across the base � i of Mt. Sopris is divided into 100 or more cabin sites. °�� ' This single option does not represent good land planning. i Thank you, �A� _ � B�'Y) d' �j D 2 �/<Yn�4 I I C _ (1) Agricultural Land Conversion in Colorado: A Preliminary Report by the Colorado Dept. of Agriculture and the Governor' ,s � Task Force on Agricultural Lands t � �� ,__—..: i . r'. . . . .. . . . . �. _ ' � - � . �. � � � � . � n�� ; 5 . . �. .. . .. . , . . . . ' _�__ .. � : �. .. . � � . .. . . �� ..���. . .. . � . . ' . ' ..... . . � . . . . . . . _ . .. .. .� . _ . . . , . . . . . . � . . } . , ' � . � . . . � .. . .. . . . � J . � .. . . .� . - . . . - � � � � � � .. ( '... . 1 ' . . . ' . . � . . . - . � � . . �� . . . . . . . . . . . . . . . . . ... . . .. . . . ... .. � .. . . . . . . _'M.� ... � � .. � � � � � � .� . . . . . . . . . . �'�. , � . . . - . . . ` , . . . . '.�- : � Turnbull Herefords = �i� � ----...__ ...___,.. >�.v:.�.,..,..w:���.__ ::.:._ �� 1 ___. _� _x.�::�... ..,�.:_:.__._ �..�..�: _.,__....�..,. .__ _ _...... ._ __... ._ �. ` . �z , . . �;���� ' z � �" - � � r� ; , ' � - 1 �. i �: � I ;;;• • - -- -- •_ � • � . ' . ��'":,x _ '. .�y �., ..,. ' u:..R^% _�.�.��4>.it=.'tiv..•.s.�P$y"�a: :�.� ,k'._ .:�.;. . �:..:'o� _....,.. �ie�sf:dzrS.ii4��kttxrx;rbriiC �-:.a4ti,.�nrNa�:wa�.,..::::i.. d.�F,'�'�; i �.;:,, ��.s c3�'�-45 , r '� � y4 i . � �'N•s Ro6erk M.Peccy r r r •S; � 1G3 Mt Soprie Ranek Road �'���`� � Caz6onda�e,Colorado 81623 ��� - : i., .�- . � . Mar.22.1995 `.;:•,;-'�� 1 ��' �•`Z,� � Dear Commissioner Ireland, �c ..,,.. R -' ' I would like to discuss The Rural and Remote classification. �; '' I understand the original intent was to °captivate " mining �r f __._ _:( claims, so I don't see how or why you put a going ranch into ,,: ; � this ciassification. our ra _ �^.�� � nch on Snowmass Creek is an import .,'->.; � ant part of our operation; the elevation is about 8500 ft. We �=� ' have owned it over 50 years, having bought it from Rate Lindvig in 1943. Kate was known as the Cattle Queen of Snowmass Creek. =`�` . li She raised hay, grain, potatoes etc. as welb as c.attle. Later in �Y� ;r , Ithe 20s� 30s, and early 40s she ran a dude ranch too, packing people into Snowmass Lake. Afer we bought it in 1943 from Kate, . �;` } we continued to pack people - The Sierra Club, The Appalacian �• + Mt. Club, The Colo.Mt. Club,etc. We now have a grandson doing �� � this, and we run the ranch as a necessary part of our cattle operation: _ � The ranch is not remote and never vas. It is probably the � only place on Snowmass Creek that has stayed a ranch and that � has been lived on continuously for over 100 years with some - '� of the same buildinga being used: It is now time to put a house �, ^ or bwo on it for our own use. The county road goes right to our �l gate. i�. � We would appreciate hearing from you that We would not be . �� � clasaified Rural and Remote. ��1 ——--� � 4` k� � i � Sincerely Yours, . � 1iu.� ��� � � s . . e . . . . . � - . . . = � .y � . . � � � . '�. . . . . . . . � . .. . � . . _ . . . . ��� _ . . . _ . � . . . . . - . i ' .. . . . . . . . . . . . . . ���; � j . . . . . � � , . . � .. . . .. - . . - - � . . � . - � �. ! � � ' " . . �.b , .._.,..t__ ..�w.-.....:.i,... ...� x . �. . %+ _______ . . , ' . . . . ,Yt_( .. .. .. . .. 9 . � ;ti ^�: ^ . .. � .. . . . '��. .� �` . i ti� ., . , 4 ; - � :.. �.. . � . . � . , . . , . . .._. �..� . : , - .� :., . :., ' � . �. . ....... . , .. .. '.�. . .'":i.. . ,. I. . . . . . , . .. .. `:'..r .. � _ • - , , , : . . r _. . . _ � _ . .:;�.��� . _ ,�}. ' 1 �", / , �.. s . _. . � .....: ..i........ ..........t...r.. .-.e.�._.......�.:.�....�.�..�'.rs .... >�': ' --'.---..":;�� O R E S. 'P � q , � I�� 3� u'`C�.°��'` '���� "r� .�/ _..._ -�' a�,s�,_,_„_ _g ,y� ,;_���+,� "�"_R�= ( �J ._)�., _ � - � � e„ : _ � � �L��� . f , � � �_ _ :.� � o� � _ i � `_. � . " , ; :� a. _ - r _ � �- � '�> Park - .� :i - ,�\ � � . , 'i;. �. ; i •� �.r+ 95)0�._.. - — ~'.-%� q- . � _ ' _ fy � 066011 ��`.I _ ' , . � ��� ' •/� `1.- � �' �� 2 �.r \1� ' ' ��•. � � � �" � ,� J ' ' S4. - � - :a: - -- �if y ' �-- _ = " . p;_o . se:d,._ �-` _ ;; ' � s � �� ( � r � _ __ � 'F, �'sVb -1 �/� • .� > ! -_ � . G�" ri _-�yy'�''� �g,i� -� - "_l�_ � � - • �,��`�, =a6� �y ��� �. � - - F: :�. , '� - o� -�� i �'a a, , -- - _ - : _ 5:,,� ,-'�'4q '. _ � a .. - � _ USF tia: •�c,- . - e��,� _ 7� 1. - _ : � - 'e : _- _ — -' .�: _ I. , . i� 9 _ _ �' - ,- � � ' � i. .. �' � ' � _� ' `� ~�� - � � ; ; , - __ _ � � ta _ — q. � • . � .. , � _ �1 i: _ ' ' , ..e"L ; s�a � .Jo so �� _� Ade1s1 -HIJLL . " t : ne ct's 3 ,' =T -i �`' ; � nast� Caninv_t_� / � � � � ' 3-� �� ; •� �.� ' - . ; � � � �= _ �\_ g�� , ( , � 0'�� ". ���,�'� _� ;=_ ' � g .r S_�3 � � � ;� , ' ��, =�._ ,..� �. i � � , �_,—�,,;`���- �=-'�-�-�• "� __— �� „ `�, i ,r� ; _ . , i '� � ,��,� �,r= — , � ����. . `. j _ - - a �^.;; �i--_�1'0$ , , ,s� - , ; , - - „ m , _ •4_ \ �i`� •. ,, �- ��g�ss-rive � �. - °$LM�,1 � -- g - y� > �/�Jr�Y �� � _ ` ._�'� I � _� � \ � - " �-Nl�urin�Estate- `;"�^ � ', , , ° �-- / �; � .:� � `-,���90/' \�` \ .�� � \�) /� •d95J / - !' 7� ; . �. , '� J� . �� � �'. l� ��'�>� ^ k . ; / � �� Fo �� 1 J / } ?_ _ - - ' _. ;:� � � � l Rupert; / _ 4 � - - j � „ / .°° _ °� i � � � , ar : � " �;��o—��.. � �- a° 1;' � _ � � ,�� �Huffman � L�L:�- ' 1 .i� J_ �'. � ' � E ��'' � r -°�� .=�►-.Bu�n��,�� .-; �r . � ��'A _ _-�C __ -- _ � � /-• ,�ee1� .j• ��- ' i � { - - ��--, ;�-'_----- _ S �.- �� �-- � • __ i� J t . �_- �s -� ��:' �,;i �' �-� �.--:t _� �� � ---�-�;�---'�-��="+� C�hild ; � �? ' �; `',:; i`-, � ; �=�-� titoti -� .� --"(%'- -Propps� r' � • CaP: - � �. � � � ���� �- � ' '~ --J � � 1�4/R._�� "=J, i � ; rl �� �_ _ �+, _� � j-'� J,;', / 4 - 1~i/ � ''�' `,v----- ,,1�",�.�' .-^;�� �� "�� • � � .L:i/_.. ���� --•-��� _ _ _r=-.�. - � v�ct��r�r ivrAr o l000 z000 4000 ; I , ; HULL PROPERTY _,,,�' , ._._�---_ - -- -. .--_...� _ _ --._�. ........ . .... � _ �----- , � . $ /� � � � . .. .. .. � � I � ,4�-.. 1 . 4 . � � . � . � � . . t'I .. , . . . . . . . . �. � . ... . � � - . . . . . . ` ..,:. �, . � � . . - . f . � . Y . . . . � .. . � . . . , � _ ;'.-+'.: - . . . ,. . r . _ � , .� • ,'�,".-.'��`T " . . . Fl� �.'��k.�:,r'�:���7�+"{712:f3 n:}Y:�. �.::.:i zs �F�... "�i . . . .4.;..�:+� . !�.�.�.......:,`J�eMYC%a1.4«�G4iitr)d$r2ti'rs7i.�1i.!�..11.........�...._�..._ .». � •• t�yt` F�_ � �s9�9r~� °���` ,d..;: � • � __Y`y � ���.�: �� J�}~�t : . � . . IN TIIE DISTRICT COUIiT ��i".�'SS��' . y � IN AND FOA TttE COUNTY OF PITY.IN , � ' N'i�' .�- ;` � ' STATE OF COLU1iHD0 . i�`��.�.�t y. Civil Action No. P-1201 -'�y��r'.���. i -c • . i � IN TIIE MATTEA OF TIIE ESTATEI � ���� : �'= . OC GGORGC n. MAURIH, ) STIPUL11T20N � ;�i; � ,:_ r Oeceased ) i� � �# x . tMRIS MADRIN [he petitioner, and the D011RD OF COUNTY CO6IHLSSIONEAS � �: � OF PZT1fSN CAUNTY, COLOR11D0, by and through their respective aounsal, �� � . do hereby stipulate and agree, with respect to the above capl•ioned ` + � proceedings, as follows:. ,4 'i9 1. PetiGioner did on December 13, 1977, file a "Petition" �>ursuanc � to the provisione of C.R.S. 1973, Section 15-SZ-I07 for an orJer ' � authorizing the sale of certain parce2s of land bainq part o[ tlie eataic �}��" of George A. Maurin, for the purpose of discharginq Petitioner's fudiciarr �j � � obliqations. 2. Notice of the fi2inq of the Petitfon t+as served on the Board ;. � of County Commissioners of Pf.thi.n County, CoIorado (hereinaEL•er "OOard") ` on December 29, 1477, pursnant to C.R.S. 1973, Section 30-20-101(10)(e) �as '��� - � � (Z2). 7. On danuary 17, 1978, the Hoard filed its Motion in o�position � �i � � . . (and accompanying memorandum) to the pendinq Patition. � � � 4. On March 25, 19B0, Petitioner served her Amendec7 Cctil•ion, � i ,a `!� again pursu:�nt to C.R.S. 1973, Section 15-12-107, in whicL PeCitioner --S ij requested an arder that: #� (a) [l�e Upper Pasture, consistinq of 885 aczes, marc � � 1or less, be sold in�its entirety or in parcels�of . , � d�� � 35 acres or latger in size in oXder to discharqe tlie ` remainder of Petitioner's fudiciary obligaeivns: and �-• � k ;� (b) the intended sale of real estute is exempted fzom the + . t definition of suhdivision by the pcovision oE C.R.S. ' �� . 1973, Seetion 30-28-101(10)(a) and (b). .�,�-.' � 5. necompanying the lunended Petition was Petitioner's Htes+aocandum �x..':.�; i � � in Support of nmended Pet3tion far Rpprova]. of Sale oP 7tea1 Property, � �^ � ��: �'. a zesponse L•a which was filed on April 25, 1980 (Reply to�t�lemncandum � fn Suppozt of Amended Fetition for Approval of Sale of Real Cro�erty.l . �� _,_._. ..__._.___,.--._�,_,._____,_._.._...__-_. . .._.,.---._.. _ . .... . . . .,....._ � .._ __..__ . . . . . . _ . . .. .....:_._ �.._..._. .. ::w....... . .::..... . . �'� . - � � . . � � . .� . . . .a .. � . �, . - - � . . . . . . ' . . . . �I ;.' r . t� . . .. _ . . .. . , . . . . _ . . , . � t� � . .. . . . - . . . . �� � . �.. . . . . . . . . . . '�.�" - � \ , . . . . .. .. . �. .� ' � . � _ . . . . � . � - .. . . � �. . � � - . . . . . . . { . . .__.... _ .. .., �_, . � . . --_'. - . •- .• ._ . . . ��: � . �. � _ . . . . ... _ � �.�.. � .... .. . .. . . � '. ��c+.- , ' i�^} .r . , �'�:,.: , ..��r:'�a=airr�erri?� .. ,: , � .iMu_ _._ .-. `�,: - -- -� . . -dr:ches aaM•x,,r; ., ti .�<,�ri�..n.,.,,..�. .. ...._...___ . " :.,::;. l � .. • . �� �� � 6. Petitioner set a hearing on her 7lmendad Petition far � ;� .S ;�- ` September 2, 1980 (1:00 P.M.) in antic3pation oE which the Board has ���`,•�} p���'~ �`-� �tl.'i,RSI { , £iled certain interrogatories and requests to produc, daeuments. 3,? ,�'•' i � t�i�'.<� � ; 7. Durinq the course af all these proceedinqs, !he Petttioner ,� , ,��' and IIoard have attempted ta tesolve the controversy !�y agreeinq to a 4�'�:���� . Z . � method af disposikion of the Upper Pasture in svch a manner consi.tent a�c . , t' < _ � � with both the financial needs of the estate and the land u�e conccrns � �f` k ! ` of the Board. �f ; / 8. The Petiti'oner and the Board have agreed va a methud oE sale �,,y,;_ � ; � of the praperty which satisifes both, tbe elements of which can Ue. €°'�^(`` a,'?�^' - . � � � . � described as follows: • . _f.,..::� • I � (a) The real pmperty which is the subject o£ this �, Stipulatian is commonly known as the Upper Pasture .rl consisting of approximately 884.7J acres all as more � , : 1 . � particularly desczibed in Sxhibit A, attache�i I�ereto �=' N and incorporated by this refesence. �`' _ 1 1 � (U) The Upper Pasture shall be divided into three tracts. " ' The Northern 405 (a roximate) acres shall he pp parcelled 1 . � into three tracts (tmo 150-acre and one 100-acre tracts) and so2d to Dfane M. Adelson and/or Edward t1. TDelson and/ . . . . . �'m. - t . � or his or her naaoi.nee or nominess for use exclusively � i r � as three sinqla £amily homesites and for aecessary � l - --- agricultural uses. Water rights appurtenant to tlie land � necessary to implement those uses map also be conveyed. �_ = � � (c) All bomesites shall be canstructed only within buildinq - � . i � ` envelopes appmved by the Aspen/Pitkin County �lanning r J Office. k ..I • � � � � . . (d) Petitioner shall provide permanent access ko the three � , � parcels 6y means af a 40 foot access essemeret along the' i exfsting raad through the property nf Marie Nawrin and �� Gracie tluffman. Nothing herein shall be construed as an ; undertakinq by the Hoard to accept any such right-of-way j.. f as a County roadway or to construct, improve, repair f � .'� - � o� maintain the same. ' '-`-"� . . .. ,. ��k�., - (e) � The Southern 480 lapproximate) acres are to ba divided ��: "`i ;� � • � into two parcels. The eastern 120 (appror.imaL•e} acres ' ��•'~ ;�. � _ � � to be used in conjanokion with a contiquous p�recl ��,� ; � , i.... '.. presently owned by Harie Maurin and deemed a ��art thereoL. �.�_. . . _..._._.�v_.__� � _- --_ _..____. _. _.. r ..._ __ . _.,„__.__ � �- ' ' ... y,� � _ • �*$' .. � " . . . + . . .. . . . .. - . - � 9.. �� �:`.1 y. ''� - . . � � . . "� . � � � . -,"� - . ., . -- . � �� . � . ` ... . �� i . _ . '� . � . . � - .. � �.:::; � i . . . .. . . . � . �� � . . .. . . ' �. � . . . . . . - � . �. . . . =�� - . . � . . � . .. . � .. � . , .. �. . . ' . . / .� . , . .. , . � . _ _ . . ' �: —.. . - _ ...._ .• ."- .. . .... .. � . .. . _ ', .. . . . . . r .• . .t��� . ... .. . � - . .. . . . . ' . . . . . _. . : . . . . ���� � , ,��'J:G. .t..�����.x'�.�'..I�.�O.a'4,t�>v .i"�.:;.,,1;.�:.�F r. '��". . . . �.i�..�5�. .`�:�-�ia. .'�S:..S�ehA�:''.4�iYF.E,+S�I.l6f:�M�uar.a�..t.+,;:i�LL...4.a`l15Y�i34�:�ikyy,�� s. Y i � .� ' ` • • ,'• ;t't ::)y. The remaininq 360 (appmximate) acres shall be , 1:'.-�b •5�;.' :k"a�. Y :: � � convenanted, in perpetuity, against further suhdivision �.�.�'��" � F�: �"� and limitad to agricultural uses. ;•i�' .c 9. All sale proceeds shall be first applied to the satisf�ction `r;�,'!`� ;� of the debts and liabilitfes of the estate. Petitioner wTives any and ^�.''�;:t,r, all further riqht to petition this Court for an order to partition, �'�.;-.� divide, arcel, or su6divide an other real ro ert y`� � ' �'.� P Y P P Y Presently (or in `'�:.' � �i�:;i- the.future) owned b the e9tate to d3schar e an Eudiciar. obli al•ions "�''�''' Y 4 X Y 9 rc=:;.�.; � � -� - of the estate; it being acknowledged hy the Petitioner that tl�e Doard �f '� has entered into this Stipulation with the understanding, and Petitioner'� ,� : assurance, that the above dascribed sale will satisfy all �resent and '� �,' `,: ', � future obli9ations of the estate of Georqe A. Maurin. R`�- � � ���, . 10. On approval by all pasties hereto this Stipulation shall be j� • . presented to the Court with a request by Petitioner and Ooard tbal• it (r. i:' � issue its order for the sale of tha Upper Pasture in conformance I�erewi�l�. s 11. On the issuance of such an Order the pazties herel•o Eurther ` ' i .�'t i� stipulate and agree that the Petitioner's pending Nnended Petition for I Appzoval of Sale of Aeal Property.and the 8oard's Motion in Opposition �� ; � thereto be dismissed, with each party to assume her and its own costs. i . . . ' � Date: ���/.�l� �/�O L—/...�lsiA�.-r_.�Q J F�. ; � ��'" / �andSa M. Stullcr Pitkin County Attorney � � � representinq the j � ' , Board of County Commissianers yi� . . .. � . � Reg. No. 509 506 E. Main Street Aspen,-Colorado O1G11 ' 925.=52J7} a . � y . � . � ;�� - �Date: i� •-r�_., � . . � ' . ,� FtL�:: C..-....._....._. .. � -�- � Robert S.r�Zimmetmau nttornry(for eetil•loncr �::� . Iteq. No. �908 d . P. O. Box A00 . . Glenwood Sprinqs, Colorado U1G01 � . � • 9q5-6523 � i , . � �.�'� � � , � t � ��. CONSENT OF F1ARtG MAURIN S j� � I, Marie Maurin, acknowledge that I own an undivided one-lialf �- � interest in that part of the Upper Pasture described as Pazccl lio. 1 ion Exhibit "A". I have read the foregoing Stirulation and agree that , �� iE said Stipulation is approved by this Cour[, I will consent to the 'ii '^; � � application of the conditions contained therein to my interest in ��; P ;'� Parcel No. 1, and I do join in the Stipulation both indivi�lually and j,? �,�,', in my capacity as representative of the estate of Ceorqe n. tlaurin. '�� � I+ ;' �nw;i n77a.un,vn �� . Marle Maurin �� .. - �--._.... _....-.-r..,..__�...._._.__�..._.�._._.___ �.._.,.,. .. .�s . _ . .�_. . . . .. . ...._. .._. - . . _ -�.,._..�. .. _.. . ,.... . .. . � ..�.:. '°�� - � - . . . . . . . . y .e . .. . . �. . . , . . ` .. . . ` . . . . � y a . ` � � '� -- �.... , . . . s_ . .. 1 � • _ �;- ,:.. : 1 , _ . _- - � � . � _: - _. , _ � � ; . �7�� � _ . � .¢�} '�¢`". � ^ , , ,. , : .--..::;..�_ _.,:.. _ �..,�._.�,y.�._,�.,�r::,..�.,,.,,. . . . .. t�-�1W f�� '� A - , •. �� . � . .. �. . � 1��. � STATE OF COIAfUWO) � �� -', f sa � � ;�� ' � , � COONTY OF��'�1 � -. - � � .. � � .� �.+Si�;l K � ` ,, Subserihed�and svorn to beEore me th£s �-• day cp ��,jl�( �; yq tS r `I� 1980, by j ( ,,,� Wits�eas my hand and offi '�gl sea1� �. �i,� / �� . . � �' f% .. L".�. ' ` otnry PLLd c � � C ' 4 �� My Commission Bxpires: -j . ��' j' � 7 D� f ' � `Y � . . . .� � . . �. .. � . � .. �- -.. - � � `�� . � . - _� � .,�,: �. i� . .. �� . . . ,d' . f � � �� 4 i �� � �� '�� {� �a� .. � .. . . ��: . i� f .! . . '.: � ��' � i � F � �: ,� . .... _.�� .. �, . , � t }� . .�, � '�: �� .. . .. .. i ,.. . :�. I'� ;�:�. �: __ , � � _ � �l �} I �' 1 ;t ill I� . .� � � ,._:. `'"`Y;� ,� , -:�-----W� " -���z._._. - ���� � K..V r / �� _ i 7^,�+ �3 y r�.. y . i � ��S�f.f . -�` 1�`��, � ��J ti�. � ��r � F � � : t � �'�. . ' � i � '; -.(`i - �% ' - � F'� j �1 � ,,'' - i: ; t 1� / .... iq?9":� - . � �y�$.��,'. ' . . . . ,. . 'q� .-. • . .... ...��. �• � .. . �_.��. .�. ;� ... F ..,.�..�........r ._..... . ��.i'.,•..._ . � � . ia.' .e. .: _ . ' . I.... ,. .. _....:.a..._ .. ---...._......_..�....... _.._._........:....._.._.__.____._�...__..__._...�._..__��... �i��� �" '��'t� �;. ; . � �.x, ,. ��_ ,�, , 1-3�-4r NE" �',�';�`.,��-r .I p��,, a..f R��•f ..� . .-���=�.�����'�•�� .. i ��-�;i:�:. ' ,I THE WOODY CREEK CAUCUS ;�.;.;� .,;, Post Office Box 299, Woody Creek, Calorado, 81656 �;�� ;, _.,.':�; .. i� � � ;,�, •'.r� �,t.- . February 27, 1995 � ;S � �� ,rV: f _:: Board of County Commissioners � 4 � Pitkin County "'� x' `. • 506 East Main St. � f�.y f Aspen, CO 81611 ,,. �" • ��,,, Via Fax & Hand Delivery '�`�.'�- . . ' - �� '� Re: INCLUSION OF UPPER LENADO IN RURAL/REMOTE REZONING '-��'�'F� ; .t. Dear Commissioners: � " . ti �:1, On February 22, 1995, at the regular monthly meeting of the Woody '�'�� � Creek Caucus, after a presentation by local architect and Caucus � �� i f ���� Planning Committee member Harry Teague and a subsequent discussion by the Caucus, the following Motion was voted upon by the Caucus � ,�(. and was unanimouslv approved by the 45 members present: ' � � In order to preserve and protect the existing backcountry � character and open space of upper Woody Creek and its � �� tributaries, we recommend the immediate rezoning by ;y: ± ��' Pitkin County of upper Lenado, Silver Creek, Johnson +'.��� ; Creek, Rocky Fork, and the north face & ridge of Red , �i Mountain above Lenado to Rural & Remote, specifically as '' �; outlined on the map presented at tonight's Caucus f �` meeting. . .; a= ��� � The original copy of the map referenced in this Motion has been , ! delivered to the Pitkin County Planning Office. '. ,� r .`#_�. What Aarry Teague's map demonstr.ates is triat while Renerallv in the � � County the "half-mile beyond roadway" guideline being considered in extension of Rural/Remote Zoning may be appropriate, it is �; specifically inappropriate to apply this rule of thumb in upper . Lenado where the County's winter road maintenance extends to within '� a auarter mile of the entrance to the Spruce Creek Wilderness. , Moreover, given the fact that the endpoint of the County�s winter F . maintenance of the Lenado Road is a parking area. & trailhead " ' presently providing public access to that Wilderness and adjacent non-wilderness public land, given that upper Lenado is also the �` ` trailhead of the popular mountainbike path from Leriado to Aspen, ' � �; and given that upper Lenado is a site meeting all of the �ri !I characteristics of a Rural and Remote area identified by the Board =i' : in its Resolution 95- , it is only by inclusion of upper Lenado ti�_ "'� in the wider area currently being considered for formal rezoning to � Rural/Remote that the general intent of specific, relevant County � i," '' policies will be achieved. S• `� �I �5,�� ` � :i i?;.t',.. ,._ �...._..----_____._:... _ ._.--�------•.__._.. ..___ _ � _ ._.,.... .._ ...�..w . ��-,�:, - - _..... . . . ..__. ..,. - y .. . , ��x�� � � . � , ,. _ '. + � _ , \ _ -, ' . . . . � . k�� , ,�f�,. . ;;;�� . >�• .� � • : Y . ...�e:�1r ��.��x�t'''����a�H*'�:.�. f yr..a ;x. - ei. . J�y9� - ,�;�Yy.��,.±.�����f�y.r�•/ryy.}a��,�.,{�p�/�y�eT e��h�t ���ti���j�jy1� ti — r ..... . I� ........ �._....... ..... .... . . ...� ..'R.',.�_.._. .........._.�...L1::�:-`.5�.....t������%�M�YQ2LSwcR-'0.5....�� I�AMj:D�at0.b�L�t�M`,9 J 1 1 f I:� I Ip#q� t: i� . . .. I )4r`, � t;... ��..��'�t; ; �•� ;y�;�i,. :. � ' The Woody Creek. Caucus strongly urges you to include upper Lenado � �< -' ! !�. in the area you rezone, as this will be an important step toward '•?'�.'`� I preservation of open space and the existin character of community ''':."r�:;�� } �j development advocated by the Woody Creek Master Plan; we also ;-;a•',:' •.-• I' recommend that this be done in order that you as a Board may avoid ',;;,_` "�yr- I �I the appearance of arbitrariness. Certainly, by all measures but "a .,� � half-mile", upper Lenado is today a �Rural and Remote area, a '� s- ( backcountry open space of historic significance, and it is very � E f clearly an area worthy of preservat3on as a community asset. Onl ?; - � '� by including upper Lenado within the boundazies drawn in the fozmal .' � �. re2oning resolution soon to be voted upon by yoa can the Intent of i'�''" ± ;� the Rural/Remote Zone District, as set forth in the County Code, be �ik if truly fulfilled. .L < , � �j We conqratulateyouu on your initiation of a rezoning process that .� I we believe will henefit all of the people of Pitkin County. We "-`.`� � thank you for your consideration in this matter of the opinion and ��� advice of the residents and property owners of Woody Creek as ' , !; expressed in the unanimous resolution of the Woody Creek Caucus. , We trust you will proceed to include upper Lenado within any formal ' : extension of the RuraZ/Remote Zone Distzict. ,�'' . i . . i . . . . . ��F _ Yours � .``i ' 114.�.`c.�� . : - � j� Gaylord u & Ed Bastian .; Co-Modera ors, Woody Creek Caucus �' 3�.� . � i •cc: Pitkin County Planning & Zoning Commission �� Pitkin County Planning Office , a i; Pitkin County Manager � Pitkin County Attorney �, i; i i'. , . �,_ � ., . i ` Encl: Unrecorded Resolution Referenced Above 7' � !f . _ I, �. . . � � ;t � � . . . . .. � . r . . . � . � � ' . . . � ;� � " . . . . . . .. . ... . . . . . . , I : . . . . . . � - . . . . � � .. . . I ��.. . : I' . . . . � . . . . . . . . - . . .. L.1 X.-.':. � �� . . . � ' .. . � ` .. � . J� . � 1 � - . . . . . . . . . . I . .. � �' I� . . . . .. . .. � . . ' .. . . .�i I j i� �� ,�-�- -- -� .�. ._.. ��} � � '. .•a � .� . _ i - � -- :w: f '`l ` fI y ; . . � ' . •.. '.. . ., : ,. � `J 1 � ' j,,., �' �: -- - - _ _; t • .��'�t�� _ . _ . . r� �•�t.•.i. . . . .lw r .....� � i . '� • . .. -:... . .. ' _ � .•.e�.r iN:..fiM•r.,.:t...�1"Sn7a,"�'�.':[L*a. .+,.. -i li•r:bl�t _: MRR 29 '95 09�50RM pITKIN COUNTY ADMIN P.2 � r �:';�!". ,� , � �; � I!� � � ������; r�rax�.rm a•1� 9s F �, �,r:��r. jo■�u■■r .�,�:,, t. T0: BOARD OF COUNTY COMMI59IONERS ''� ' `�T�c' .�. . �.,,+.r. A,. j FROM: TEMPLE GLAS3IE12 , .; I ,cy I• :y DATE: MARCH 15, 1995 ' ;'t,, .." � ` l'`'� ; 12E: CZTIZEN BOARD APPOINTMENTB _ f: ----------------------------^----_��-^---�---- -- ------�---- ,'�, Motion to Appoiat - ;� ; "" i Plasuxing aad Zoniag Commiataion � � ' Suzanne Caskey term expixee March 1, 1998 Regulax member �' '�' �� � Ben Dorman term expirea March 1, 1997 Alternate member ;� �; KathX Tripodi term expires March 1, i997. Alternate member �:7� � ;I I _�;� _ Aepea/pi�kin County Hosseing Authority Ecard °�i Jim Cuztis term expire� March 1, 1997 Pitao Appointment setsy Kri2manich term expire� March 1, 1997 Joint Appointment � '",,�r. . Board of Appeals ' ` , � Robert Throm term �xpire9 March 7., 1997 County appointment �•'�' Don Sten Westeslind term expires March 1, 1997 County appointment � Wayne Stryker term expiree March 1, 1997 County appointment � Electioa Commission _� Alice Davie term expires March 1, 1997 �' � . Eve Homayer term expiree March 1, 1997 � Brooke petezaon term expires March 1, 1997 � . . ,� �` :[ ^'. Fis�ancial Adviaary eoard � i� Michael Cooper term expiree March 1, 1997 Regular member Jane Reilly texm expiree March 1, 1997 Regular member � Gary Snook term expires March 1, 7.996 Regular member '� '-; � Jason 3tei.nberg term expires March 1, 1997 Alternate membefi � +�j� �, r Patricia Ward term expires March 1, 1997 A].ternate member ' � Michael Wastvedt term expires March 1, 1997 Alternate member '�' T,3.brazy Boasd o! Truateee � Auatine Stitt term expirea March 1, 2000 Mary Andereon term expiree March l, 2000 y � . , . , .'' ��. ' �'�4 u. � � -- � �} ,� i � I ;:�;:� �__.._..�.�.. �.v:.�..,,�, I . ,.a..,.��:..< _,:;,:. � , �, ; ,..,.''.`' ....r.:. _� . �_� ' � . .. . 4 '� / ,�� ..- . , _ _. ;, _ � _ �. . - .. '�, . �.. i_�. J'. .. . . � . . h� . ♦' . 1 .� . . . , ' �.� 'S.' . ' .. .... .:. . ��. �� .� _ . , . .. . ,_... . . � . . .., 1 � , • : . . . -- ' . � . -_ — . , � : . ,��� , ��,r .>:' 'Q,[J; v •�}, t�,� 3(� �,y, .cg L,t��e,,Y1;.;�;'y,�� �yy� . ��.e�l..�t�'�F?��'Ji9�y tC i�`' r:�f�+'�C,�4'���:�AK i. �'�' . ..�j'1.:►�aL'_. 1dC�k�3•�W1C'3.�5�"�CfA���r�f..��4�'Nld���'r�i�b tr�i'pat Y.f:i'; _' . _ .. � ' x. [• MRR 29•'95 09�50AM PITKIN COUNTY qDMIN I P.3 ,x ,:� -t , >� •�i; ,... �i ;� . . . . . q_'.. � ; Boasfl oE I►djuatmen�e r Rod Dyex term expiree March 1, 1997 Regular member @ �; � William Lukes term expires March 1, 1997 Regular member N •., John Wheeler texm expiree MarCh 1, 1997 Regular member � i� Ellie Srickhan term expirea March 1, 199'7 Alternate member � ,4 Shira Geller term e�irea March 1, 1997 ]}ltexnate member , � Pau1 Rudnick term expiree March 1, 199 ternate member 1 � ___ w.,a Criag Feldman term expires March 1, 199 ternate member ' ;; : I � Traaeiator Advi.�erY eoard ! Maureen Walqh Rogere term expiree March 1, 1998 Alternate member i �, I � i : I � 1 � S � . � " � � I I � i � � � t. 3 , , . . , .. . ....' ..: :: . ... ;�. . �" : .. ..� . ..�.. :�� '��-�� s. . . � .... . � �.. . �. � � .... � k,:. � . . � � I �I� � � � �'.�'.`�. .-_': ... . . . ... :. .' .. . ._ ' . " i : '`� .... . I,I . � •_�-- ' :�. �-.. .. ' . �.': . . . ��, � +� �� .. . . f . _ ; � t _ .. ' . . � i ...{ ; . y. � 1 ��'. .� 'y ' f. , �I,: A;1 ` :_ ,:;. ; � ' - - ,�� � _ � t F , , - .: , ;, , .. : �+ ,. ;. ,:': , � =. , t �.� : r t ` , ���!7 1 •� '�.' � 't _ ' ,�j `' � 1 :' : - �... '" ' .. . i' :. ,-,. . .. .,. : _�. . . .., . ,: �: ! � • ' ��"'� • _ - ..:E.� . . . . . ��. ��--- � - -'���.. _::��.� s,t .. ..,. . .. ' ' . �� _. ...d., ,.... .". �Ynz,.1}r, _ .'�.�r_. .. r�, �:w;r.. . ,�s, r:.6Y':.kR,t�i.�§s'e"w:�.,�x.,n: .....1." . .. � isv'r;n ii� . � �'�.�,�: . � � � . k;'�. s �;:.�' �',, u c.:' � � /� ..�+;�::`�'�.fi�'� �' `� J Pitkin County -':; � `= �.1�Y ,��J ; _ „. �,, . -tr''�'.'�:�' c . t �?� March 22, 1995 ; � ' Mr.Mark Rendell � �. , + - � Federal Communication Commission ' �' ! 1919 M Street,NW � i Washington, D.C. 20554 , � ` � � �k `_ Dear Mr. Rendell; ; r 7;� ; Please accept this letter as formal authorizafion for the County Manage?,Mr.Reid Haughey, '•�'� �` or his designee, ro sign Federal Communications Commission documents pertaining to ''��' ' j license applications and license renewals on behalf of Pitkin County,Colorado. , ' • ��r i . a, � Thank you. Please contact Tom Newland,Deputy Director of Public Works,at(303)920. "�� ' i 5200 if you have any questions. � ,�� e � Sincerely, � ,/��"���� . ,� � ,�, � Michael C. Ireland,Chairman ;;�" - Pitkin County Board of Commissioners cc: john Dady,Translator Engineer • . ,r .: x��, `, ,, ,�, - � . i: j � ;4 . . . � . - . . .� . . . . Y " . . . . . . � . ' . . . " . � j . . . . . . . . . .. � . ��• . . . . . . " ' L'•.��. 4 � . . . .. . „' AdmlNstrelion CouMy Commis�oners CouMy Altomey Persomel arid Flnance � Tr�uporq6on '�;� 1 �I -' 530 E.Meln.3rd qaa � Sude 6 Suile I .Sulte F � - Fac�tles �,� ..Aspen.CO 81671 506 E.Mafn Street � 530 E.Matn Sveet 530 E.Main SVeet � �' 78 Servtce Center Road � � '.15� '' �.. 1303)920�5200 - Aspen.C0 81611 ���-Kspen.C0 81611 .= Aspen,C0 8161 t -_ Aspen.C08f617 � - ' '� 1-: FAX 9203198 - _- C.iO3)92o-5150_ .': -..C�03)920�5190 .. _ C�)920-5220 :. (30�520�5390 - 14;� ' � � - :�Pnnted on iecYckdMPei . -.-�, .�. �,; ' .�; . .., �� t - .�-�. ._ -�"_ . . .._ �^� (�a 4 . �. a k ..;� � . . : .�. ��tV tl. +_;it�.,it4�.l.",iky.C+��`1��ir :'a f��` 'H ni�+Y1�,C�.i�i i.......i'X�C'1�"f�4"t r 3tl;,�J"i+µ�i���.L_7�'Fti�.lirJ-r��'{M�'�E �i; '..� -- . .:,.:.:.. �� ....� -"�... ..�...... ._ ._, ((( / .... ,..: . .. . ' ' �'Z1 .. . . . . ' _ . . . , � . 0- . � � . 't , _ . _ .. � .. � . ' . . . . . .. . � . � . f� • tii �" �.. � �, �� . � � � � � .. .1.-..: � . . .. . .f ';. . ,. � . .�..'- ....' ...-:�1 �. .. � . . � . ... � � ' . . .. . `-; :'�' . � �\ 1, � .. � . . -� . .' � � � . . .. ' . ' 1 . . . : „ ' .._�.. . � . . _ �. , �. . . . ,.' - �� . � . �:' . �i� � � �'. - � .� . . .. _ � . . . � ..� _ - ' . � . . ' � , �j��'ET � ,�i