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REGULAR MEETING AGENDA ��; �"�'
WEDNESDAY. OCTOBER 25 1995 �.;_,�y
t ;
12;003:00 �OUNTY COMMISSIONER APPLI AIV1'INTERVIEWS �' ��i,;;
I.ceafion: Library Conference Room �� ;�
,� 12 Noon Dan Kitchen ;,:
1:00 Joe Bergquist � r
_ ` " 2:00 John Howard f;,.;�; :;
i? 3:00 PM Location: Board Room in Courthouse R'.x--~'�
;; ADDITIONS/DELETIONS TO AGENDA ;.:,":.>;
_ �ONSENT AC=E1WA
Minutes of 8/23 and 10/l7 Special Mcetings
E Memorandum of Understanding with USFS,Pitkin County, City of Aspen,and the :�� �'
Aspen Skiing Company Regarding Aspen Highlands,Suzanne Konchan �`�
� ��,.
Resoludon Responding to the Colorado Dept of Transportation's Proposal for the �,�.�
Independence Pass Narrows Safety Improvements Pmject,Tom Newlnd n .
, ADMINISTRATIVE ACTIONS ��. �r •
� ADMINISTRATIVE PUBLTC IiEARIN � �'
i. Resolution Amending Personnel Policies, Cheryl Cumnock r
� 2. 2nd Reading and Continued Public Hearing Pitldn County Puk&Recreation District ,�
Service Plan,Tim Malloy
- J - ResoluGon Withdrawing Referendum 1B, Authorizafion to Issue Revenue Bonds for
B�K Resurfacing the Exis6ng Airport Runway,John Ely °
5:00 PM Locadon: District Courtroom
�.
PUBLTC CObII�iENT
CONIl�IISSIONER CONIlbIENTS
� PROCLAMATIONS
LAND USE PUBLTC IiEARIN �
1. Elam Construcdon Sand & Gravel Pit Annuai Revicw, Ellen Sassano 8c Brian �
McNellis
2. Aspen School District Code Amendments, Mary Laclrner(continued from October ��
� 11?
'- ---— 3. Pfanenstiel(Lot 9) 1041 HaTard Review&General Submission,Rick Magill � .
4. Pomegranate East Apartments Rezoning&Scenic Overtay,2nd Reading,Tim Malloy �;
5. EIk Mountain Lodge Speciat Review, Rick Magili(conGnued from 9/�
k
].AND USE ACTIONS �
' 6. 24 Hours of Aspen Temporary Use Permit, Suzanna Wolff ' �
7. Balcomb/Stephenson 1041 Hazard Review, General Submission & Rezoning, lsk , �
Reading, Etien Sassano � .
, 8. Silver Appeal of Administcative Decision,Francis Krizmanich(con6nued from 8/23) '
9. Forwazding of P&Z Recommendation on the Revised Aspen Higf�tands Vitlage �' �
General Submission,Tim Malloy
9:00 PM ADJOURN .�,,t
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PITICIN COIINTY BOARD OF COIINTY COMMI88IONERB �^�� '`�>
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' � REGOLAR MEBTIN(i �^r r�...:�,,:
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; OCTOBER 25. 1995 i: . .
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- j CALL TO ORDBRS Chairman Ireland called tha meeting to order at 3:30 „>.:.�?
� �
p.m.
COMFIIeBION MEM88R8 PREBENT' Mick Ireland, Wayne 8thridge, and Jim
True
CONBENT Al3ENDA• �� eA;�al�' �
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�1PPROVAL OF btlN(TTS6 OF AIIGIIBT 23 AND�OCTOB&R 17. 1995 5� ,�� ,
j True moved approval of the Minutes of August 23 and october 17, ��
� 1995. With a second by Ireland; the motion passed with two yea '",
votes and one abstention from Ethridge. ;
;�,}
lSSMORANDIIM OF DNDERBTANDING WITH II$FS PITRIN COUNTY CITY OF ASPEN
- s� THB ABPEN SRIING COMPANY REGARDING ABP&N' HIGSLAND8 ,
A1�IINISTRATIVE ACTIONB: �
� RE80LUTION RESPONDING TO THS COLORAbO DEPARTMENT O$ ':c�
TRANSPORTATION�B PI20POSAL FOR TSS INDBPENDENCE PABB NARROWS SAFBTY �
j PROJSCT
Bthridge referred to Item 8. He said the alternative vas to
explore use of jersey barriers xith a rock face that �rould aimic
� the esistinq aonfiguratioa of the ralis, which have the
separationa, but to connect those individuai jersey barriare rith ;
a 14 steei railinq. •.
jBthridqe moved this amendment. With a second by True, the motion
- -��-' gasaed unanimousYy.
Sthridqe moved approval of the resolutioa as amended. 1Pith a
Isecond by True, the motioa passed unanimously.
i
ADMIIJISTRATIVE PIIBLIC HSARINGB: �,
R880LIITIQN AMENDINC; PERSONNBL POLICIBB �
j True moved to approve the Resolution amending the personnal ��
� policies. With a second by True, the motion passed unanimously. ` e
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� SOARD OF COIINTY COMMISSIONERS 1 OCTOBER 25� 1995 �` .�,';
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RE80LIITION IIZTBDRA1fINl� REFERENDOM iB AIITSQRIZATION TO I$SII8 •' �'• :
REVBN[JS HONDB FOR RSSIIRFACINIi T88 SBISTING AIRPORT RIINWAY
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Iraland moved to amend by elimiaatinq o! tha tro ��havea�� in the r"•,��
, ' =,� seaond paragraph and substitute it �tith ��pould and ��wili��. With �,',:��-
a second by Trua, tha motion pasaed unanimousiy. -'L�:
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; Ethridqe aaved approval o! the Resolution as �eneea. with a :�`.,.•. s:.
:' seaona by Trua, the motion passed unanimously. r
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� �BCOND READIN(i AND CONTIDIOED PIIBLIC HBARIN(i PITRIN COIINTY PI�R1C IiITD ='-'`::
�,��.::�.
� R�CREA�ION D2BTRiCT BERV2CE PLAN - Tim Malloy, Staff Planner, =��
i proceeded with his presentation reqardinq this matter as outlined :�+'�.::" ;
.a in his memorandum to the board dated October 25, 1995. A copy of `�::;;> -
� this memorandum fs attached hereto and made a part of this record
as 8E8IBZT ��A��,
Ireland opened the public hearing on the Pitkin County Park and {I�
Recreation District. jY�
Jack Hatfield, re resentin Snowmass Vi21a e said the have �
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• submitted a letter ask3ng to be excluded from the proposed
district. There has been some discussion as to maybe including
Snowmass as part of the district and building facilities as part �:�
of the district 3n Saowmass, etc., and that got some interest on
' i their board. Secondly, they are qoing to an election this November
7th to build their entry way and recreational facilities in
Snowmass Village. Therefore, they have been asked to put their
� request on hold until after the election so they can get a clear
direction from their community as to how they want to approach
recreation in Snowmass Village. �
- =� Dave Myler, Attorney for the District, said the election will set
� tha tone for whether or not Snowmass Viliage is going to being to
undertaking their own facilities. if that election fails he
suspects the community's interest will be in being part of the
district as they suggested. They think it is inappropriate to get �
down to any of the details until after the election. What they are
� attempting to accomplish here today, is to bring some closure on �; �
_..._.__j_.
those issues which can be addressed.
Myler said the with respect to Brush Creek Village, they started
out as a water district, and they amended their service plan to
allow them to provide park and recreation services. No description
, of what facilities they were goinq to do, no descziption of
financial implications on their district, and no indication of what !
they were planning to do they just expanded their powers in an �,
omnibus way. They do however, feel that duplication of services
. ' is something to be avoided and they suggest that some provisions
for the service plan would limit the ability of the district in the
; future, to create facilities that will dupZicate other facilities
and cause double taxation. They think that is the prudent
� `:s--.
SOARD OF COIINTY COMMI88IONSRB 2 OCPOBER 25� 1995 �'�
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approach. � ' ..
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It was the consensus of commission members, that because they have - ,�
a letter that Brush Creek wanta to be excluded from the district, . ��
• - and because there is not a representative present from the y",•',�-y
district, that it would be inappropriate today to make them a part -'=
of the district. �r.-
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Myler pointed out that the peop2e who have petitioned for 's.�`':: r
i exclusion, except for Snowmass Villaqe, are entitled to be excluded rt���=�� �
as a matter of law in fact. Snowmass Village, as a home rule �•' `':_
municipality, has absolute right to be excluded. So they would `"�� .
encourage the board not to grant any of the requests for exclusion. %
+;
Debbie Quinn, Assistant. County Attorney, said she agrees with
Dave's interpretation of that issue. '
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Myler said he would like conceptual agreement from the Board today, y
that if they are at a point where they would like to get a decision � i
on the service plan so they could move along� then they could i �
provide the alternative analysis in the service plan after Snowmass ';
� has made up its mind before they go to the voters, and the voters �r��
can decide for themselves whether Snowmass� inclusion is a
significant factor or not. �,}
- � Myler said the second fssne that need to deal with today has to do
with the nwmbers that they are proposing to avoid duplication. He
said what they enviaion i� building a community recreation center
and operating that center. Not creating a district that is going
to be engaqing in a lot of other activities above and beyond that ;.,�
particuZar center. But they felt this was an issue that needed to
be exposed at some point to some degree for public debate.
Therefore, they are Iooking at the board for their judgement as to
� whether they should limit the district's abilities as they have
suqgested or whether it should be left open and leave it to the
, � board of directors and the voters to decide whether or not they
want to expand on the more narrow mission, which is to build and �r
operate this particular facility.
�y Ethridge said his preference would be to make it as narrow as
- ---- possible because of his concerns over the way some districts
operate.
Myler noted that there would be an aqreement with the City of Aspen
that would avoid duplication of any faci2ities.
Ethridge said he thinks it is important to qet a formal statement !:' •
from the other two qovernmental entities, which will be affected •
i by this, as to their position on the proposed district. Also, he p
would like to know what the City intends to do with the other ice F" '
rink. f
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HOARD OF COIINTY COlIIdISSIONERB 3 OCTOBBR 25� 1995 :�,.`
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Myler said he spoke with Amy Margerum and she felt the best ;'"= ,
approach would be to assume that, other than the swimminq pool and f�_'� .;�
perhaps the second sheet of ice, that the City will continue to . .�
o erate its recreational �''�
p program. An if and when the district is ~'.'� .
operational, and if and when the facility itself is defined, then �'�`�'�.�:��y,
a decision would be made as to whether the district would assume �`,L .,, �:
the softbal2 league, soccer and those sort of things. Facility =.-
wise, he does not think there is any question that they are going �.�_•.:." ?
to replace the swimming pool, and they are goinq to have two sheets .�..:,; '
" of fce; the old one and the new one or two new ones. 1_:�'�'� '
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kMyler noted that there have been a couple of changes suggested by
�; the City. One is to amend the service plan to make it clear that
� final land use authority is with the local government, not the
i federal qovernment. Secondly, to build in some requirements for -.
annual reporting. They have aqreed to both of these requests, and '
they wi12 be in the revised plan. w
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After a short discussion it was agreed that this matter should be
table to allow Snowmass Village and Brush Creek Village to submit ''
something formal as to whether or not they wanted to be included '�� �
in or excluded from the district.
Bthridqe aeove3 to table tbis matter and aontinue the public hearinq ia
to November 15, 1995. With a seaond by True, the motion passed
- unanimousiy.
� Ireland recessed this portion of the meetinq at 3:30 p.m. to �
� reconvene at 5:00 p.m. in the District Court Room. ._
Ireland reconvened the meeting at 5:00 p.m. to take public comment '�
� and consider land use items. �"�
PIIHLIC COMMENT•
_ Raymond Auqer read a proposed resolution clarifying the Board of
County Commissioner's position on the airport issues. After a ''
discussion, it was aqreed that the resolution the board passed � .
previously would be published as a block ad in the local paper � "
a �_ usinq some of the language in Mr. Anger�s resolution in the ad. l
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CoDIIti88iONER COl�SSNTSS Ireland urged everyone to participate in
early votinq at the Pitkin County Clerk's Office.
� � PROCLAMATIONB: None �
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RE80LDTIODT dRANT2NG1 PiNNQAL REVISA APPROVliL TO T8S BLAM (iRAVE7. PZT �
SPECIAL REVIE1f PERMIT - MOTION TO APPROVS A8 AMENDED - Ellen
Sassano Staff Planner roceeded with a resentation on this ��:� �
. , P P
matter as outlined in Tim Malloy's memorandum to the Board dated ,
october 25, 1995. A copy of this memorandum is attached hereto and :.�
'•� .�::
BOARD OF COIINTY COMMISSIONERS 4 OCTOBER 25� 1995 � '-
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made a part of this record as �l�IHZT ��H��. � •
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, ._;';� 5assano noted that recently Tom Dunlop, with the EnvironmentaY �•;,;�a
Health Department, received one complaint about air quality. Last ,
.�,,� week the State Health Department came out to inspect the site and �.� �;,,
-� found the operation to be 3n complete compliance with the State Air � --
,� Quality Regulation. _,
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.,�� Ethridge noted that he also registered a complaint associated with -
� dust. -
� Sassano said since the packet was prepared, she did receive a
letter from the Woody Creek Caucus regardinq the Elam operation. �'��'�
She proceeded to read the letter in the record.
� �..:.,�> .
Ireland asked Tom Lowe, the applicant's representative if they have � .
reviewed the conditions of approval incorporated into the �
resolution?
� v°.
Mr. Lowe responded that staff forwarded them a copy last week and
� they don't take any particular exceptions with the conditions of
approval. He thinks they have taken care of everything that can
he taken care of in the short term with the exception of the trail
issue. It is the3r understanding that the County is going to take
� a leadership role in that, and they will follow their lead and make
themselves available to meet any schedules that Pitkin County has. ,
Ethridge suggested an additional condition regarding the thistle
in the area.
Mr. Lowe said they have started spraying annually. 3ie no�ed that !`
• their experts have advises that it is best to do it the spring, and
they clid do this year. And they plan on continuing this every
apring to deal with battling the thistle.
+ 8thridge aoved that the oondit3oa regarAinq veed coatrol be aaended � .
� to iacluQa ali nozious xeeda that Lho reviex ot suaasss reqardinq
this isaua vill be discussed at the nezt review. Aith a seaon3 bp
�,_, - Trus, the motioa pasaed unanimousiy.
—— -:�
ireland opeaed the hesrinq to publia oomment. There beiaq no
aomment he olosed the pubiia hear3nq and brought the matter baak
- to the Boara for aation.
Sthridqe moved approval of the Resolution approvinq Elam Bpecial
IIse Permit Annual ReviaM as amended. With a second by True, the �. '
motion paeaed unaaimously, j .
TS�T.p_p ItBADINti ORDINANCS 11DOPTINd SCHOOL I,71ND DEDICATION BTANDARD6
- MOTION TO APPROVS - Mary Lackner, Staff Planner, said this is the
T{,:_
SOARD OF COIINTY COMMISSZ�NERB 5 OCT088R 25� 1995 '=`
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final draft of the proposed ordinance which does include affordable .
dwelling unit and other deed restricted units that will not be � r
exempted by the ordinaneg, and it does not include the Roaring Fork j, :�
School District. She noted that there ia one change that the f+�':�
� ' applicant has presented in terms of lanqoage. She referred to Page `',:l;r,
.'� 5 of the Ordinance item E.3. She eaid the languaqe will be changed
; to say "The Use of Land or Funds for Hausing." ��-
� � f
1►fter further disaussion and oonaideration True moved to amead �;-:: �
COnQition �io. 8 3. to State ��IISe of Land or Bunds !or Sousinq�� If �'`'`$ '
_,
the Sohool Dietriat decides that land or funds dediaated pussnant � �°'
to thie Seotion shoald be ussd !ar housing, tbea tHa 8chool � �
Dietrict $hall piaae a deed rastriatioa on thoea housing unita, [°' ;�
- rastriatinq their oacupanoy solelp to 8chool Dietriat employees and �'�"
their families. ia the event tha inventory o! housinq ezaeede tha
Diatriot�s aeede, the sohool Board ntap ailov occupanay ot the units � •
throuqh the Houaiaq Authoritp. With a secoad by Sthridqe, the �
motion passed unanimouely. ? ,
i .
! ireland opeaed the hearing to public aomment. There beinq no
I aomment, he aloaed the publia hearinq anQ brouqht the natter baak
� � to the Board for action.
Trua moved approval of the Ordinance as amended. With a second bp
Sthridqe, the motioa passed unanimously.
RESOLOTION (3RANTINd APPROVAL OF TSR PFALIENSTEII, LOT 9 1041 HAZARD
R3VIEp AND GSNSRAL BIIBMISSION MOTIOli TO TABLB TO NOVSMBER 29
199 - Rick Magill, Staff Planner, proceeded with his presentation
associated with this matter as outlined in his memorandum to the �
Board dated October 25, 1995. A copy of this memorandum is
attached hereto and made a part of this record as SffiIHiT ��C��.
Ethridge asked what the vote of the Planning Commission was? �
Magi11 responded that he does not know how the exact vote came out,
but it was a unanimous vote.
� Maqill summarized that the main issue regards the proposed building
`'! envelope. Staff still recommends that the primary envelope be
_ ..._.�__._.i .
relocated to the south in the area of the accessory envelope based
upon the three primary issues outlined in his memorandum.
Jeff Bier, representing the applicant, said the Redstone Caucus
� again did not comment on this application, and this has been a
source of frustration to the Commission, the Planning Office and .
himself. He assured however, that he has attended several of their ��
meetinqs to discuss the issues, but they are not responding.
Bier presented an aerial photo of the subject property. He said
the property housed a dairy farm at one time, and it was also a
; camp in the early coal mining days before Redstone was built. xiS -�
1 :�I:
SOARD OF COIINTY COMMI88IONSRB 6 OCTOBER 25� 1995
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He said it has not been used for agricuitural pmduction purposes,but for grazing for 95 � '�:.
yeazs,and consequently the property has been fairly beat He said the wetlands kind of .; •�s
`- rise and fall with the irrigadon system and it rises in the summer causing the stream to -;-;��
� ' �� come through. He noted that there is an historic lease that passed with the property. A �;:�''.i
� cattleman's associaflon has a leas;they nui 350 to 40U head of cows per year;10 days in � ," •,'-
� the spring and 10 to 15 days in the fall. The applicant would propose a fence eliminating t
cattie from that portion of the property. There is also a horse operation on that property � ., j�
and they roam at will through the property a[so. F:�:�i. ;:
f ,
A discussion ensued with regard to the tocation of the primary building envelope. ��` �:
. zr..,i-i:.•-: :
. � ::�ii�=�
JeffBier showed photos of the property. He noted that the wetlands rise and fali with the �`�':'
irriga6on system. He said there is a connecting streazn between the two building '' `
envelopes that rises in the summer when the irrigation water is running. He said there �'��
concem with regard to the primary building envelope being transferred to staffs �
recommended position is that it is very close to the flood fringe. He explained that Coal ,
Creek is known for catastrophic events and the P&Z thought that would be putting
unnecessary stress on the applicant to have a house that close W a potenrial event like �.
that. He pointed out that in the Boazd's memorandum is a comment from Tom Newland
which says that physical improvements Iocated adjacent to the potential flood plain may
be exposed to potential damage dvring a debris flow event. A copy of Newland's memo
is attached hereto and made a part of this record as EXHIBIT'�D"
Bier said,because of Newland's comment,he would be very hesitant to build there. �
Also,in§peaking with Mike Claffey of the Army Corps of Engineers,that was his �
concem too because he is familiaz with the C�al Creek situation and he said he would be
- very hesitant to recommend building in that azea. �
3
Ethridge noted that there are other options for the building envelope,in the lower part of �
the property, that aze further away from the debris flow. �
� After further discussion it was agreed that the matter should be tabled pending more � '.
�:_ informarion from the Army Corps of Engineers and Tom Newiand with respect to fwttter ;
� ' assessment of a pofential debris flow ha�acd in that area. Staff was also d'uect to contact
the Division of Wildlife to get their recommendarion on an alternarive site. -
�� I
� Comm+ssioner Ethridge moved to tabie this matter and continue the public hearing ,
to November 29,1995 and direct staff to make the necessary investigation on debris 1 ;
flow and 100 year flood ptain aitemative sites near the road. With a second by �
Commissioner True,the motion passed unanimousfy. '
�
SFCONiI$FADING ORDINANCE GRANTING REZONiNG APPBOVAI�F9� '
T •PO ANAT . .AST APARTMENTS PROPERTY FROM AFR-2 TO � T�'-
�;.:
AR-2-MOTION TQ APPROVE-Tim Malloy,Staff Planner,proceeded with his ; ��`=
�!'.
�:�
BOARD OF WUNTY COMMISSIONERS 7 OCTOBER 25,1995
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presentation on the item as outlined in his memorandum to the Boazd dated October 25, '�
1995. A copy of this memorandum is attached hereto and made a part of this record as :�-
`; FXHIBIT..�,. :;�;�
�_=j .
.';� Chairman Iretand opened the hearing to public comment. There being no comment,he `��=''
`;� closed the public hearing and brought the matter back to the Boazd for action. ;
}
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Commissioner True moved approval of secoad reading of the Ordinance. With a i;i: `,:
--- - second by Commissioner Ethridge,the moNon passed unanimously.
�::•,:'-
'^'K b:0U1VTAIN OD E P IAi REVIFW-MOTION TO TABL.E'r0 � ';
- �NUARY 24.1996 �
�..
� Chairman Ireland opened the hearing to public comment on this application. There being �
no public comment,he closed the public hearing and brought the matter back to the
Boazd for acrion. ��»�
;1 Commissioner True moved to table this matter and continue the public hearing to
January 24,1996. With a second by Commissioner Ethridge,the motion passed
unanimously.
*���OLUTION GRANTING TNF ASPEN SKIING COMPANY�TEMPORAIZY
*.Ic::'..°'.'.^'�T.TO OPE�TE THE GONDOI:A FQR APPROXIMATEI�Y Tu70
A1V�ONE F.ALF f,OURS ON TFI V NIN('OF NOVE1VI�iEB 26 199 AND
, FOR A CONTINUOUS 24 HOLiR PERiOD ON NOV�NI�ER 27 AND 28 1995.
TIi■S TE1�:PORARY USE PERMiT ALSO IN('i TTi}E4 TIiE USE OF TNF•
ciTi�mFCK R��iIRANT FOR A PARTY ONIY�VF1�iRER 2� 1995 FROM
I
$;00 PM TO 1•OO AM-MOTTON TO APPROVE
;
� Commissioner Ethridge moved to approval of the Resolution with the �
! understanding that the applicants shall submit their application in a more timely ;
manner for next year's event. With a second by Commissioner True,the motion
�: passed unanimously.
_.., _----_..__.,_: ,
.,
rIRST EADING ORDIIVANCE REZ.(�IVINC THE BALGOMB/STEPHENSON
PROP�RTY FROM RS'�0 TO R/R(RURAL/R�MOTE)-MOTION TO
, - - ApPROV�FIRST RFADiNG AND GET FOR SECOND TiEADING ON
I DF.CF.MBF,R 6.1995- .
,
gFSOt rrTION DFNYING THE BAL�QMBISTEP NSON 10a1 HAZARD s
REV*E�'! MOTION TO Te#,BLE TO DE�'FMRF.R 6.1995- Ellen Sassano,Staff
Planner,proceeded with her presentation on this matter as outlined in her memorandum
to the Boazd dated October 25,1995. A copy of this memorandum with attacl�ments,is ;,v'
� attached hereto and made a part of this record as FXHIl}TT'0F" �_;
�.
BOARD OF COUNTY COMMISSIONERS 8 OCTOBER ZS,1995
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Commissioner Efhridge asked staff to pursue getting comments from the Crystal Valley ;��'�_,�
� Caucus prior to second reading. y"�:;,�i�.
,-� _�,•.,:•._.
John Kelley,representing the applicant,said he would like to reserve his comments to '� � � y rs
.. ;c :....•
�? second reading. �4;.�,-. .
S
'� Debbie Quinn,County Attomey,referred to a letter from the applicanYs representa6ve �- �
_ � concerning ttie applicant's request to be able to withdraw Yheir rezoning request at second �
� reading if there is a denial of this application. At the takings heazing the rezoning might ��`'^r '.
T be used to devalue the property. 6 .
e 'i;�-
Mr.Kelley said they brought forward the rezoning after discussions with the planning j ,a.
office. Their goal has never been to use the rewning as some kind of a settlement deal. f I.4
Ftom the very start of this thing,three some years ago,their goat was for the cabins,and
�; ; that is what his clients srill want The applicant tracks rural and remote because that is all �`��
. his clients wanted and they were trying to fit into that sort of niche. �''s. r �
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Chairman Ireland pointed out to Kelly,that if their application is denied,and they
proceed with the takings hearing,that the takings value of that property might not be . :�iz
• much. If it is an unbuildable piece of pmperry that is wned rural and remote they might
" ; be left with transferable development rights that would have more value than the possible
' development of this property. ;�
Commissioner True moved approval of first reading of the rezoning and continue °
1;'�:;�
the public hearing on the 1041 hazard review and consider second reading of the •,
rezoning ordinance to December 6,1995. With a second by Commissioner Ethridge,
• the motion passed unanimously.
4ii VFR APPEAL OF ADMINISTRATIVE DECISION �
- �,
�
This case was prepared as a verbatim transcript and is attac6ed at the end of the •.
,� :� minutes for this meeting as F.xhibit" " ,'
- --- �
FORWARI�ING OF PBcZ RE OMMENDATION ON THE REV[SED ASPEN �
�,
IiiGHi.A7VDS ViI,T:AGF.AENERAL SUi3MISSION- Tim Malloy,StaffPlanner,
recommended that a public hearing be noticed before discussion is commenced of the ''
recommendation made by the P&Z regazding this case.
,.• .
Staff was directed to notice this item for a public hearing and schedule it for an agenda on
December 7;1995
�.
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; �.
BOARD OF COUNTY COMMISSIONERS 9 OCTOBER 25,1995 i
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AD O NMFIVT: The meeting was adjoumed at 9:05 p.m. z�. :�,,. ,
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�,-, ctfully submitte . �=, s y:
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ette Jones
_ Clerk to the Board of County Commissioners i'�''*.,' ''
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Board of County Commissioners `'
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BOARD OF COUNTY COMNIISSIONERS !0 �OCTOBER 25,1995 #� � '
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- AGENDA ITEM SUMMARY ''�:',i:y ,
;;a �..
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� TO: Pitkin County Board of Counry Commissioners r .. ,.`
s� Regulaz Meeting - October 25, !995 �� >
{, r
� THRU: Tim Malloy,Acting Community Deveiopment Direcro ,:�,+,. ..;
! FROM: Tim Malloy,Planning Office ��.�
� RE: Pitkin County Parks and Recreauon District Service Plan
.�
`Fl
q :
.'�:
REQLJEST: The Appiicant is requesUng approva! of a Service Plan for the organization of a
special district(Pitkin Counry Parks and Recreation District)pursuant to Title 32 of the Colorado
Revised Statutes. C.RS. Section 32-1-204(2) requires that the Service Plan be reviewed by the �{�
Planning Commission and[hat the Commission make a recommendation to the Board of County
Commissioners within 30 days following the filing of the Service Plan.The Service Plan was filed j
- on 7une 16, 1995 and the Planning Commission reviewed the Service Plan and forwarded a
recommnedadon of appproval within the required 30 day time frame.
The applicanu aze not seeking development approval for any specific facility az this point. The ''�"
purpose of this review is to examine and provide comments on the Service Plan and in particular on
the land use rela[ed elements of the plan and the criteria for its approvai as outlined in C.R.S.
. Section 32-1-203{2).
APPLICANT:Pitkin County Pazks and Recreations Dishict Organizers �'
�
• APPLICANT'S REPRESENTATIVE:Dave Myler,Myler,Stuller&Schwaztz � ' '
\ . �
+ LSSUES: y .
--, ;�,
1. The Boazd last discussed this issue on September 13th. At that meeting, the applicant '•
_ discussed concerns revarding requests from both Snowmass Village and the Brush Creek
. Metropolitan District to be excluded from the District.3taff pointed out that exclusion of '
Snowmass Viilage in particular could have a significant impact on the financial plan as
outlined in the Service Plan for the District.The applicant agieed to meet with Snowmass
, � Village further to resolve this issue.The Staff smd Planning and Zoning Commission had
recommended approval of the Service Plan before the i§sue with Snowmass Villa�e had
�' been raised. If Snowmass Village continues to request exclusion from the district, Staff ``�'
i ;��..
; would recommend that the Service Plan be revised to reflect any change in the financial �' �: ' -
� plan based on the exctusion of Snowmass Village. . �.�
,. � �
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? 2. The District boundaries include the entire City of Aspen and a portion of the Town of 1 -.,, .
"�`F� Snowmass Village. Staff and PBrZ are concerned that the Service Plan does aot incivde '�::-"`�
�� enough information to ensure that ovedapping of services and double taxation will not 'j .yri
.�
occur. a��":::.,:
.�;.:.
1r � :4:.
3. The appEicanYs representative has indicated that they would provide a memo to the Boazd �� ; ;�
of County Commissioners reSponding to the various concems wtuch ttave been caised both ��^� �:
by the pablic and by Staff.At the dme of the writing of this memo,no written response had `r- 'i`'
�-;: '.
been received from t[►e applicant Staff will forward any correspondence from the applicant .� ?.
to the Board. s,�;�
, 4. At the September 13th meeting, the Board requested that representatives of Snowmass '�'
Village and the Brush Creek Meaopolitan district be invited to this meeting. Staff has �' '.
contacted Iim Cmwley of the&ush Creek Metropolitan District.At this time,Mr.Crowley !`�fi
has not verified whether he will at[end the meeting.Staff is also attempting to contact!im '�"`�
Hooker or another representative from Snowmass Village, i:� '
ItECONIItTENDATION: The Planning and Zoning Commission recommends approval of the �
Service Plan(based on the numbers in the p1an as submitted),subject to the conditions listed in the
- attac6ed draft resoludon of approval. •
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'�+� TO: Board of County Commissioners / � '"��=�-
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THRU: Tim Malloy, Acting County Planning Direc
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� � FROM: Ellen Sassano, Planning Office ` "
\
RE: Elam Construction, Sand and Gravel Pit and Asphalt/Hot '�'�°
�Mix Concrete Plant - Special Use Permit - Annual Review ���'�'!�
- �`;.:;::.
DATE: October 25, 1995 j '
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APPLICANT: Elam Construction, Znc. � ..�•;
APPLICANT'S REPRSSENTATIVE: Charles Ellsworth :
� REQIIEST: On May 24, 1988 the Board of County Commissioners j
approved Resolution 88-47 for a Special Use Permit for Elam ;
_ Construction, Sand and Gravel Pit and Asphalt/Hot Mix Concrete ;
Plant. As a condition of this Permit, the County required an �
annual hearing to demonstrate compliance or non-compliance with the �
conditions of the permit and to provide an opportunity for the i
citizens of Pitkin County to comment on the sand and gravel -
operations, The applicant has submitted a letter which addresses �
specific areas of the permit requiring an annual status report.
BACRGROIIND: The property is located on Lower River Road in Woody
Creek, within the RS-20 Zone District. The permit was issued in
1988 for ten years.
As a result of the 1994 annual review, the applicant was requested
to comply with specific conditions of approval. Compliance with .
;. these conditions, as well as follow-up on the issues discussed in
"--`,�-"-" the last review, are addressed in this memo. Pertinent referral
agency comments are also incorporated.
REFERRAL COMMENTB: '
1. Environmental Health Department: The site has generally been � ,
found to be in compliance with permit conditions. During the last
- year, no complaints have been received regarding noise, air quality
or water pollution.
� Water supply and sewage disposal are operating efficiently and in f '
compliance with County standards. It has been suggested that an � :M�
additional portable toilet be placed by the second asphalt plant �i'�,
±� for employee convenience. ''�,'
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In compliance with a State requirement which became effective in !•:,-
� 1992, the applicant has received a "Certification and General �� �;�
Permit for Stormwater Discharges associated with Sand and Gravel."
, : Successful fugitive dust controls have been implemented by the ,!.,�,�i.��
� n: applicant. The last field inspection of the facility found the �c
�� operation to be in compliance with permit conditions regarding air �` .
:�i ��. . .s;.
v quality. ��� �
� The most recent inspection did not reveal evidence of ground �
___ _� contamination by toxic materials of any sort. However, the A� •
� following suggestions were made to improve protection of liquid �r... _ ;
� storage containers: 1) increase the height of the asphalt bernt ti
around the oil/fuel storage farm by the office, 2j construction of
s a small berm around the front of the asphalt tanker which has 55
gallon containers mounted on the framework, 3) install protective �,"
posts around the tank containing "Thermal Slide" by the loading
hopper on the old asphalt plant to protect the tank from heavy
equipment.
. }:
Since the site inspection by the Environmental Health Department,
Elam Construction has submitted a letter indicatinq that they have;
1) added a portable toilet near the asphalt plant, 2) increased the �t
height of the asphalt berm around the fuel storage near the office, `}
• 3) added a drip pan under the large upright diesel tank, 4) and
- • placed a barrel in front of the "Thermal Slide" tank to avoid '
possible spills.
Tom Dunlop indicates that these improvements brinq Elam into basic
compliance with County reguirements.
2. Land Manaqement: Steve Anthony indicated the berm along .
- Elam's road has been revegetated three times and has been
successful. However, the severe steepness of the Iower road cut has
made revegetation in that area more difficult. He suggests the
county evaluate the lower road cut next year, after seeds planted
in the Fall of 1994 have had a chance to germinate. Steve would .
also like to see continued commitment from Elam to keep working on '
� their leaEy spurqe problem which is located along the berms and in �
_�; the pit. � .
- ---.-
3. Zoniag: Joanna Schaffner has indicated nv concerns with this
application at this time.
, �
� 4. Aoody Creek Caucus: No comments have been received from the
iCaucus. Staff will attempt to obtain comments prior to the �� ' ',
� meeting.
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5. Enqinaer: Bud Eylar has indicated that there are no concerns
� regarding the application at this time.
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$TAFF COMMENTB: .:. .�L
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� Reveaetation ,� r
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�, During the past several reviews, discussion ensued regarding r,•�,:��<-
F. '..;y
.� revegetation of the Elam Road cut and berms, and relocation of the �
<t Rio Grande Trail which was severed by the Elam Road cut. It was ` �• •'rr
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determined that the County and the applicant would coordinate - s
�'• efforts to complete revegetation of the new access berm and �`�'�-`� r
- - -= hillside cut, and to locate and construct the trail along the Rio ''�""'z-, .;
�`;�'.;�
� Grande alignment. The County was contracted by Elam to complete - •;;. :
reveqetation of the berm and cut by the end of 1991. The ''�';�}'
revegetation work was inspected by the Public Resource Manager and '�
� Land Manager in August of I992. At that time it was determined �','�.�.. =
that the revegetation effort did not meet the County revegetation
standards. Consequently, the County revegetated the access road
ber.ns in the Spzing of 1993 and Elam initiated a supplementaZ `�'
watering proqram on the newly seeded berms. Steve Anthony �;
indicates that revege�ation efforts along the berms have since been
successful and in compliance with County standards. Revegetation " `
along the lower road cut has been more difficult due to the severe •}�
steepness of the hillside. Mr. Anthony suggests the lower road cut
be re-evaluated next year after newly planted seeds have been given �1
_ time to germinate. �
We�d Control
,
In 1992, a field inspection by the Public Resource Department
indicated that Leafy Spurge, which is considered to be a noxious
weed, was starting to infest the berms along the truck access road. �
The applicants weed control contractor addressed mitigation of the
'. � weed during the summer of 1993. It has been indicaLed that there
is still a need to pursue the L•eafy Spurge problem. Steve Anthony
' suggests that weed control continue to be implemented on a regular
basis.
� �tio Grande Trail Re-connectian E
s{ �, . 'I . ',1 •,
- ----'-� The Rio Grande trail alignment was severed by construction of the ;
Elam Road. The trail realignment and construction is to be a
cooperative effort between the County and .Elam.. A canceptnal
alignment to connect the old trail on the right-of-way has been j
, - established by Tom Newland.
The County has not pursued �he construction of the trail as funding
has not been available. Tom Newland hopes to gain funding to �
, initiate the project sometime within the next year. � �.
� f. .
� Housinq i,
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The site is currently in compliance with seasonal housinq �
.�ry restrictions Per, condition #`14, Resolutioa 88-49. f
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� The applicant has complied with permit conditions.
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r' RECOMMENDATION: ; �'
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-- � Staff recommends that the Board approve continued operation of the
permit subject to the following conditions: �,
��:it
l. The County and applicant shall continue to work together to h4
locate and construct a 6-8 foot wide dirt trail along the Rio
Grande Easement owned by the County. Progress shall he :`�;.`;
assessed at the next annual review.
2. The applicant shall continue a program of weed control on the ' ^c:'�
site, and specifically mitigate the spread of Leafy Spurge.
� This program shall be assessed at the next annual review.
3. Reveqetation efforts along the lower road cut shall continue �
and be assessed at the next annual review. `�
4. The applicant shall undertake the following mitigation
measure to prevent possible spills:
1) a small berm shall be constructed around the front of the
. asphalt tanker which has 55 gallon containers mounted on the
framework.
. ' This measure sha12 be implemented to the satisfaction of the
Environmental Health Department and assessed at the next
annual review.
5. The applicant shall continue to be bound by all conditions of .
Resolutions Nos. 88-1c47, 91-69, and 94-30. � � '
�
'� ' 6. Any violation of local, state or federal regulations which may
'� occur on site shall be the responsibility of the owners of the (
equipment found to be in violation. "
_ 7. Compliance with all conditions shall be reviewed at the next � �
� annual review in 1996. �
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MEMORANDOM �
1. ��
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" TO: Soard of County Commissioners 4�'.,-y.J,
� '� Regular Meetinq - October 25, 1995 •
� T�tO: Tim Malloy, Acting Community Development Directo " *
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� _ .
� b'RO13: Rick Magill, Planner ��''7' ,`
RE: Pfanensteil Lot 9 1041 Hazard Review & General Suhmission ���,
� . i.:::'''�: :
REQIIEST: The Applicant is requesting approval of 1041 Hazard
Review and General Submission for construction of a single-family �'' ''
residence and a barn. The property contains areas mapped for low
wildfire hazard, slopes in excess of 30 percent, floodplain, and I .ti.;
wildlife hazards. The wildlife hazards include: elk winter � .
concentration areas, severe winter range, critical habitat, normal �
" winter range, and elk production areas immediately to the north of
, the property. The subject property also contains extensive areas �
of jurisdictional wetlands.
� APPLICANT: Walt Pfanensteil (
, i
APPLICANT'S REPRESENTATIVE: Jeff Bier j
. �
SIZE/LOCATION: The project site contains approximately 44 acres
and is known as Lot 9 of the Redstone Unique properties, located �
off of Coal Creek Road, near Redstone. 3
. , i
ZOI�TING: AFR-l0, ten acre minimum lat size �
ACCESB: The property is accessed by an existing road, off of ;
Highway 133. There is an existing driveway from Highway 133 to a �
proposed agricultural building envelope. A driveway will have to � '.
' be constructed to the primary envelope from the existing access .
--�.=---= road. The existing access road traverses the entire property and j
r enters the adjacent Lot 6 from the southeast.
SITE/PROJECT DESCRIPTION: The Applicant is proposing to establish �
- { a primary building envelope (1/2 acre) in the middle of the parcel. �
I The primary envelope contains slopes of 20 to 25 percent. The ,
i Applicant is also proposinq an accessory agricultural buildi�g �
j envelope (2/3 acre) to the west of the primary envelope that is ; .
approximately 2/3 of an acre in size. The proposed agricultural
� envelope appears to be relatively flat. There is an historic
cemetery, known as the Hillside Cemetery, located to the southeast
of the primary envelope. There are extensive wetland areas located ...'
between the proposed primary and accessory building envelopes, and ` �,�i�''°,,
� in the northwestern portion of the property. Coal Creek runs from '
' � west to east on the subject property and roughly forms it's �;' �.I
southern boundary.
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::3 REFERRAL AIiENCIEB: Referral agency comments are incorporated +-;
•; throughout this memorandum and are attached for reference as �,.�;�
,' necessary.
. ' ..� ';,�z,s
1. County Attorney
� 2. Zoninq Office ,_ ti,
3. Envirohmental Health Department .: . �
'� 4. County Engineer :Yy, �[
, � 5. Colorado State Forest Service
6. Carbondale Fire District
7. SheYiffs Office {
8. Division of Wildlife t,
- 9. Crystal River Caucus
10. County Open Space Board
li. County Floodplain Administrator
STAFF CO24IENTS:
z..
' 1041 RE9IEW
Wildfire - Relly Rogers indicated that the proposed building site �
contains low hazard fuels. Vegetation primarily consists of willow (
thickets and cottonwood trees with an understory of sedges and
_ . grass. There are scattered spruc= trees along the river bottom. The �
site is within a riparian area that will not readily burn. It
appears that Mr. Rogers reviewed the area praposed for the• �
agricultural building envelope and not the primary envelope. The �
primazy envelope contains slopes of 2o to 25 percent, is south-
facing, and is sparsely vegetated with sage, oak and juniper. In �
Staff's opinion, the wildfire hazard on the primary building site ?
_ would be rated low to medium based on past experience. Staff will '
contact Mr. Rogers on this issue prior to the meeting of the Board. ;
The CSFS has recommended that the standard mitigation requirements
of Land Use Code Section 3-807{C) (1-3) be applied to this �
development. These requirements will be included as conditions of
\ approval. i '.
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°�. Geoloqic - The property contains slopes in excess of 30 percent.
---;�;-` The bulk of the areas which contain steep slopes are located in '�
`,i the northern portion of the parcel. The proposed primary building �
1 envelope contains slapes of 20 to 25 percent. The proposed `
_ � agricultural building envelope is relatively flat, with slopes of
less than 15 percent.
- The Land Use Code prohibits development on slopes in excess of 15 �
percent, unless a specific development proposal is found to result
' - in a site design that creates less impact than if the development
was limited exc2usive2y to slopes less thaa 15 percent. in the
event that a development proposal utilizes slopes in excess of 15
- � percent or if a development site is comprised exclusively of slopes ` '`'
iwhich exceed 15 percent, design and development shall be based on r'�:..
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a detailed site analysis to identify the best development area, jp,;��'••
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`; There are other developab2e azeas on tite propezty with slopes less ) �'��
� �� than 15 ercent as evidenced b the minimal slo es in the ro osed !<�:�'
P . Y P P P �;`' :i,:.
� agricultural building envelope. The Applicant indicated to Staff •
;a on the site visit, that the location for the primary envelope was �� �• '
�z' chosen due to the expansive views from that point on the property. �,�"
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� StafP did recommend to the Aoplicant on the site visit, that ;� r
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locating the residence to the east (in view of Highway 133} was not r. .`
--- =` desirable for visual impact reasons and that the area of the �'�.''�^;:::
� accessory envelope seemed like the best flat site for the pYimary ^�z' �'
� building envelope.
� Staff recommends that the proposed primary building envelope be '.
relocated to an area with slopes less than 15 percent. Based on `
available information, Staff recommends that the primary building �
envelope be located in the general vicinity of the proposed Y
accessory envelope, where slopes are known to be less than 15 I �
. percent. The Planning and Zoning Commission recommended that the i� " `
Applicant be allowed to utilize the upper buildinq site and did not ":
consider the slopes to be severe enough to relocate it.
Wildlife- Kevin Wright confirmed that the entire lot contains elk �i';�
j winter range, winter concentration area, seveze winter range, and
� critical habitat. The building envelopes for the'main house and the
accessory building lie within winter range but are located below
the more important winter range habitats to the north. Based on
WRIS maps updated by Kevin Wright in August of 1993, the winter
_ ; concentration area, severe winter range, and critical habitat lie �;�.
( above the 7,300 elevation and not in the bottomland where the snow �
:I depth is greater and the winter forage species are less available.
I Mr. Wright states that elk production area is not on the subject
i property, but is located to the north of the parcel. The County
I WRIS maps indicate that the parcel is very close to the mapped
� ; productioh areas, and no further than 2/4 of a mile from the
i proposed primary building envelope. Mule deer and black bear also
use this area primarily during the spring and fall. •.
± -- — ` Mr. Wright's comments are hot definitive with respect to the
�� ! prohibition of dogs on this development. Sased on the proximity of. �
� the subject property to identified elk production areas, severe
j winter range, critical habitat, and winter concentration areas for t
elk, Staff recommends that dogs be prohibited. In addition, the `
� i Land Use Code r.equires that dogs be prohibited if the development
� is within i/4 mile of elk production areas. , '
! It is Staff's opinion that there is a reasonable correlation
� between house size and the potential for increased impacts on �
� wildlife. Simply put, a 15,00o square foot house will cause more
' impacts on adjacent wildlife habitat/behavior than a house half
that size, based on an increase3 number of people, vehicles, and ' `�;,`
y' � service/maintenance personnel associated with the larger residence. � �`?
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In the BOCC�s recent review of �the Morgan application, testimony �:� �%.
was heard from wildlife exper�s and Staff which established a �•:��
� correlation between increased ouse size and increased activity ;,i`';:�•�.-•
and duration. Wildlife experts estified that increased activity �," `�y�s
. levels and dur•ation definitely d an impact on wildlife. Based on `"�:_'"�
';; that testimony, the Board det ined that it was reasonable to �.��. - s
limit house size. Staff would p nt to recent decisions where house s r
size limitatlons have ranged frc� 2,400 square feet to 7,500 square �� : .
- - r feet. � �
-1 _.���
� Based on the building site�s pracimity to critical habitat, winter ;: ,:
� _� concentration area, severe win r range, and production areas for �'"':'-'�-
� e1k, StafP is recommending tha�the size of all struc�ures on the �.
g subject property be limited to total of 7,500 square feet.
,y
Wetlands- The Applicant submitted a wetlands repoYt prepared in �1
February 1995 by Paul Avant, a wetlands scientist with Wright Water _�,.:
� Engineers, which depicted two relatively large areas of
jurisdictional wetlands on the subject property. Wright Water ? �
� Engineers recommended that a follow-up visit be performed in the
spring (after snowmelt) to more accurately define the wetland �
boundary in this area so as to confirm that there will be no +?
impacts to wetlands by the proposed road. Staff received a
� supplemental report on August 15 which indicatecl that the wetlands ,
had'been flagqed and a revised wetlands map indicates that the two
wetland areas are actually connected and make up one large
wetland/riparian area. Staff ¢nderstands that the Applicant has =
contacted the Army Corp oP Enqineers for an evaluation o£ the +��
wetlands and to determine what permits wi11 be required.
' The Planning and Zoning Commission recommended that the access road
be relocated for the purpose of reducing the length of the new
driveway to the primary envelope. This relocation will necessitate �
� the crossing of the riparian and wetland area. The Land Use Code
prohibits development in wetland areas with the exception that j
bridges, roads, utility crossings and other structures...may be !, .
permitted upon a findinq that there is no feasible alternative �
---- location and that any impacts will be adequately mitigated. Staff �
' believes that there are alternative building sites on the subject
� property, such as, but not necessarily limited to, the area of the +
proposed accessory envelope. The utilization of this area as the
, primary envelope will avoid a driveway crossing the ?.
wetland/riparian area. �
�
Staff is concerned about the close proximity of the primary and '
, accessory building envelopes to jurisdictional wetlands. Mr. ;�
Avant`s report indicates that the wetland generally extends to the
` toe of the slope, in the general vicinity of. the oriqinally
� proposed driveway. It appears to StaPf that the primary building ,,:'
envelope is within 20 feet of the wetlands and the accessory ;�..;
envelope is about 40 feet from the riparian/wetland aYea. Staff is � j';�
. 4 * �
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concerned that the development within the primary envelope may have ��,'�"�,+yy,y'
an adverse impact on the wetlands from runoff and erosion durinq �I_'!: ..
and after construction. Staff recommends that building envelopes
and access roads be setback a minimum of 20 feet from all wetland �''' '�� �
and riparian areas on the subject property. �~�'����'�
• ;,?,. ,
The DOW has indicated concerns with respect to the development's y.'%
I'c ;
potential adverse affect on wetland and riparian habitat areas. �.< -
S ecificall Kevin Wri ht recommends that acce"ss roads should not �" ' ':
P Y, 9 "3;:'..�.
impact wetTands, horse and livestock grazing shall be prohibited `- � !
in wetlands or in the riparian areas of Coal Creek, and a 100 foot ���"'P
fs':;.-
_ buffer should be maintained along the Creek. � •��r:�.`�.
,
;
. ;
._.._ r s,�.?.r.- :�
Floodplaia- The 100-year floodplain of Coal Creek runs through the "`yK�...
subject property. The County Floodplain Administrator confirmed `�"s='
that development will not infringe on the floodplain of Coal Creek.
Tom Newland points out that both the primary and accessory building
envelopes are removed from the 100-year floodplain, although the . '�``
accessory envelope is between 20 and 5o feet from the flood fringe. ;�Y7
� Mr. Newland goes on to mention, as a warning to the Applicant, that
physical improvements located adjacent to the floodplain may be
exposed to potential damage during a debris flow event, due to the
steep, relatively bare side-canyons that discharge into the Creek. "
Tom also recoaunends that the leach field be located so as not to
; impact the water quality of Coal Creek or it's associated wetlands. . t;�.'r
- i The centerline of the existing access road as depicted on the
submitted site plan appears to be within 10 feet of the 10o-year
' floodplain. The existing road is approximately 10 to 12 feet wide,
� therefore, although very close to the floodplain line, the road �
appears to be outside the hazard.
,r�
Historic Cemetery- The Historic Preservation Officer states that ,;
the proposed project does not pose a threat to the integrity to the
Hillside Cemetery. The Applicant has represented that they have no
intention of disturbing or altering the site. The Redstone
Community Association submitted a letter requesting that the
. Applicant grant an easement for public access and expansion of the
cemetery. The Historic Preservation Officer sugqests that the i
Applicant be granted approval under the condition that access is �: , .
� I provided for public use of the historic amenity, but in order to
�: _ ; maintain the'historic character of the cemetery, it should not be ;�
�--�I expanded for future cemetery uses. Staff recommends that the
cemetery be maintained in it�s current state and that expansion !'
should not be allowed. To require that the Applicant grant an �
� easement for public purposes would constitute an exaction that
I cannot be supported by Staff. The Planning and Zoning Commission ,
i recommends that access to the cemetery site be somehow limited to • ,
those having "legitimate cemetery business". �
� i ' .
- • GENERAL SIIBMI3SION
�.:
Drainaqe and Erosion- . The County Engineer will require a drainaqe _
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and erosion control plan, prior to the issuance of a building �.!:.
permit. The plan shall address any mitigation required for the ;�:, ,� `
access driveway, such as culverts and/or swales. Bud Eylar is "��"�
i�. ;;.,.
- particularly concerned about the potential adverse affects of '�� _r,,.�;
. ' ! driveway construction adjacent to wetland areas. Mr. Eylar will
' review the required drainage and erosion control plan with these t
� sensitive ecological areas in mind. `�
'3 � r
3 �7 "
Impaats to Roads - This single family development will not cause
_ � significant additional impacts to the County roads. The Applicant };�;.�_:
must secure an access perntit from the Colorado Department of �i
� Transportation for approval of access off of Highway 133. The
� County Engineer is required to sign-off on the State permit. �
. �S`,
Scenic Qualitp - Development in the primary and accessory ��,�. ;
building envelopes will not be visible from Coal Creek Road or from
Highway 133, due to the existing topography and vegetation. j'i7 .
.N�:
Water and Sewer - The Applicant is proposing to supply the � �a..
development with domestic water by installing a well. State Statute
provides for one exempt well right to serve one home and limited
irrigation. The Environmental Aealth Department will require �
documentation of the location of the well, and the adequate quality `
and quantity of the water supply.
The'Applicant is proposing an Individual Sewage Disposal System for
this project. The specifications of the Environmental Health
Department must be followed for the design of the ISDS. A Septic
Permit will be required by the EHD, prior to the issuance of a
building permit. Proximity of the primary and accessory building
� envelopes to the floodplain of Coal Creek and designated wetlands
.,; make the location of leach fields associated with ISDS a critical
� ; issue. Staff will consider these sensitive areas in the review of
( the proposed locations for building envelopes.
� IItility Extensions - All utility extensions shall be buried in the
� access driveway. Electric and telephone service is available to the ��
subject property. Although not represented in the application,
;�y . Staff is presuming that these utilities are available from Highway
_..__ _-1__ 133.
Si�lIMAItY: Staff recommends that the primary building envelope be
relocated based on the following 1041 Hazard concerns: i
�
1. The proposed primary envelope contains slopes of 20 to n' �.'
25 percent. There appear to be buildable areas on the
� subject property with slopes less than 15 percen�. The
Land Use Code requires that development on slopes in ��
excess of 15 percent be avoided, unless it can be shown
that development on slopes in excess of 15 percent will , �. ���
result in a site design that creates less impact. � �;;
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� 2. The driveway recommended by the Planning and Zoning ' �•
�, Commission and agreed to by the Applicant will actually j;,
ii pass through the wetlands/riparian area for a distance ';;!�
� of approximately 30 feet. The Land Use Code prohibits
� � development in wetland areas with the exception that '•'L.:
bridges, roads, utility crossings and other
structures...may be permitted upon a. finding that there -. s,.
, � is no feasible alternative location and that any impacts -� `r`
will be adequately mitigated. �i� �.`
3. The relocation of the� primary building envelope to the
south will increase tihe distance (approx. 250�) of the -
development from elk production areas and other critical =
' winter habitat areas located north of the subject
property.
G
Staff is unable to recommend other alternative sites for the f
, pri.mary envelope at this time, due to a lack of detailed
topographic data on the majority of the 44 acre parceL `�� '
The Crystal River Caucus has not, at this writing, responded to the
�' referral of this application. ;
i
�' RECO24lENDATION: The Planning and Zoning Commission forwards a !
- � recommendation of approval for the PFanensteil Lot 9 General �
� Submission and 1041 Hazard Review to the Board o£ County
Commissioners, subject to the following conditions: '
I 1. The Applicant shall adhere to all material representations � �
i made in the application and in the public meetings. �
- I 2. Prior to building permit application, the Applicant shall s -
; � record a 24 x 36 inch mylar 1041 Hazard Review Site Plan which
meets the approval of the Planning office and County Attorney.
- 1 The site plan shall include the following 1041 Hazard Review
:, Warning and Disclaimer:
i
! "The provisions of these regulations do not in any
'� way assure or imply that areas outside of designated
, :i hazard areas will be free from hazards, or that j
"'' approved mitigation measures will guarantee the
;:.�
'' i safety of any property.�'
<! !.
� The Site Plan shall also include the following: ; i
. . � . - � . 4 �.
a. The access driveway to the proposed primary building ,
- envelope shall be relocated pvrsuant to the i
�� � recomrnendation of the Planning and Zoning Commission
- � (see Exhibit B, attached). ;
I b. The building envelopes shall maintain a minimum 20 ;��
� foot setback from riparian and wetland areas and �_�
�;; � .
� �
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shall be so noted on the Site Plan. i�'��� "`�
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3. The Applicant shall obtain an access permit from the Colorado i-�,''??��'�.i.ry
Department of Transportation, prior to issuance of a building + `
, ' ,� permit. The access driveway shall comply with all applicable � :,��
� County road standards. ��` "
� �
� r
4. The Applicant shall submi*_ a drainage and erosion contro2 ��`a
� plan, to be approved by the County Engineer prior to the '�
� issuance of a building permit. �'�"'"
__._ .� . ���ky
6. The Applicant shall comply with the following wildlife j �
� mitigation measures: ��:`_:`:�
a. Dogs are prohibited. ' � °
b. Fencing shall be a maximum height�of 42", 4 strands or
��3.
less with a 12" kickspace between the top 2 strands. Any �'`
rail fencing shall be the round type, 48", 3-rail or less `:;':
� with at least 18" between 2 of the rails. l�•���"
c. All garbage shall be kept within bear-proof garbaqe .. �'i
containers. The DOW can supply specifications upon
request. Horse qrain shall be stored and locked to
, prevent access by bears.
d. Horses and livestock shall be fenced within the
agricultural building envelope. Horse and livestock r:�
grazing is prohibited in the wetland areas and the Coal ';}�
Creek riparian areas. All haystacks shall be fenced with r
, 8 foot fencing to prevent game damage.
' e. Native veqetation shall not be disturbed outside the
building envelopes, except as required for the access �_•
driveway and the implementation wildfire mitigation
measures. Any cottonwoods which become a safety hazard '.
could be topped and trimmed while still providing habitat
for cavity nesters. Vegetation within the envelopes shall
�. , be preserved as much as possible in order to screen the
..
- • building sites. '
,:
f. All utilities shall be buried in the access driveway. 'i
q. A 100 foot buffer shall be maintained free of development �- , �
along Coal Creek. '
. h. Silt fencing or other equivalent measures shall be used '�'
- to prevent erosion and siltation of the wetlands durinq � �
and after the construction. *r} _
� `� ,..
7. The area around the structure shall incorporate landscaping '
� with wildfire defensible spaee considerations as follows: �
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`? NOTE: Actual vegetation ma�ipulation to meet these conditions i +��`
may not be necessary wheri the natural vegetation patterns �' •r.. .
�i have already fulfilled these conditions. p '��
a � I•�1.;�i.
' -� a. Brush, debris, and n�n-ornamental vegetation shall be + 't�"''.�s
� removed within a min um 10 foot perimeter around the L `'-��
r� structure. � s;
r
b. Vegetation shall be r uced to break up the vertical and
horizontal continuit f the fuels a minimum of a 30 foot
� -"- perimeter around a s cture built on flat ground: (For '�'
greater slopes ref. SFS Safety Zone chart. Page 13, � �% �
Wildfire Guidelines Rural Homeownersj .
c. Spacing between clump of brush and vegetation within the �a:: ';
30 foot perimeters shall be a minimum of two times the
height of the fuel. Maximum diameter of the clumps shall �
be 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 removal of ladder fuels from around trees �
and brush. •
e. Tree crown separation within the 30 foot perimeters shall
' have a minimwn of 10 feet between the edges of the
i crowns. This does not apply to mature stands of Aspen
trees where the above recommendation for removal of ;�
� ladder fuels have been complied with. In areas of aspen
regeneration, the spacing guidelines shall be followed.
- '� � f. All branches which extend over the roof eaves shall be
� trimmed and all branches within 15 feet of the chimneys
shall be removed.
i
' q. The density of fuels within a 10o foot perimeter of the �;' •.
structures shall be reduced where natural reduction has ,
*; not already occurred. � . .
- �
h. All deadfall within the 100 foot perimeter shall be
removed. �
3
- i. The applicant shall be responsible for the continued �
maintenance of the defensible space vegetation � � ��
requirements. 7 ,
�' ,.
i 8. Structural Design and Construction Requirements: '
. i
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' a. Roofing: �! M-
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.� i) Roof construction shall be Class A, non-combustible �
� (no wood shake/shingles) material with no� flat t
y roofs. �,,�;�� .
ab. Vents: �i-
�
1) Vents shall be screened with corrosive resistant -, f:.
wire mesh with mesh 1/4 inch maximum. • ,�
i ."
_.__ ._ 9. Prior to issuance of a building permit, the Applicant shall
provide documentation of an adequate domestic water su 1 ``='�''
- Quantity and quality of said supply shall meet the approval ��`
of the Environmental Health Department. a;:�>`.
10. The septic system designed for the site shall meet the
approval of the Environmental Health Department. The Applicant
, shall obtain such approval prior to the issuance of a building
_ . permit. -
�,..,
11. The Applicant shail obtain a fireplace/woodstave permit from
- ' Environmental Health Department, prior to the issuance of a
buildinq permit.
12. The disturbed areas within the building site shall be
� revegetated with native grasses to limit water consumption and
• additional runoff, immediately following project completion.. �
13. The Applicant shall adhere to the standards of Section 3- �
805(C) as follows:
a. Adequate mechanical support shall be provided for cut �
• � slopes. . �
b. Adding water which may decrease slope stability shall be �
avoided.
�
c. Adding weight to the top of the slope shall be avoided. 9�
•� _ d. Disturbed slopes must be contoured so that they can be t. .
� revegetated. i
e. Steepening of existinq slopes shall be avoided. � `
� f. Confine cuts, fills, grading, and excaVation to the : j .
minimum azea needed for construction.
, ' } 14. The total floor area for all structures on the property shall �
'�. i be no more than 7,500 square feet, as defined in the Land Use
Code.
i 15. Expansion, disturbance, or alteration of the historic Hillside `°'��'
i Cemetery is prahibited. ' ��
a> • � '
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16. Access to the Hillside C :etery shall be allowed only for ,� �
those individuals or pa ies having legitimate cemetery �
- business. � ,:,.; �.
,. ;
' 17. There shall be no dist�bance outside of the building � t"
envelope, including gradi , except for wildfire mitigation
and driveway improvements. s:
M
� TACffi3ENT8: � ;`ra
'_ __ . . ' . � j�..
1. OW comments ,�„_ .;
2. C comments rt
3. Envi nmental ealth Dept. omments '��' �'
4. Floodp 'n inistrator ents w/map
5. Zoning O ce memo �. �,
6. Wetlan re t w/map
7. Carbo ale Fir District memo
8• His ric Preserva 'on Officer memo �-;
9. O n Space and Trai memo
� _� ` l0, edstone Community As iation letter
'.�_-' 1 Site plan
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� MEMORANDUM �.�"'
.. � :�.;a
, - TO: Rick Magili, Planning Office
�.-z.
FROM: Tom Newland, Floodplain Admirtistrator ��°�'��
- � . - . � '...�#;.
RE: Pfanenstie! (!ot 91 1041 Hazard Review &General Submission ` %'
- ;;�.: :
-- - - DATE: April 28, 1995 - -4`:`
_ �,,.._..as---a_s����s_..sss..�__v��»s_s �.._�s_ - �4�:li;
'w r
I have reviewed the information submitted and would like to forvvard the following ` �
f
comments to you: i �
I. ;
� `C.':
impacts an floodplain: The development as proposed wil(not infringe upon the 100-year (
floodplain for Coal Creek. Attached for your review is�a copy of the"Pfanenstiel Wedands°
map submitted with the application. I have super-imposed the 100-year rloodplain on the �
map in red. Notice thatboth the primary and accessory building envelopes are removed �
from the 100-year floodplain,alihough the accessory building envelope is between 20 and i
50-�eet from the flood fringe. In the flood study, Coal Creek has been designated as a �
tributary that has the potential for debris Flow because of the steep, relatively bare sid� �
canyons that discharge into it. I mention this only as a warning to the applicant that � .
physical improvements located adjacent to the floodplain may be exposed to potential '
damage during a debris flow event. �
' The application does not locate a specific site for the leach field. It is recommended that
- the site selected does not impad the qualiry of the water in Coal Creek or iYs associated
wetlands on the site.
Thank you for the opportunity to review this land use application. Please contact me if you
a � have any questions. ��•,
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AGENDA ITEM SUMMARY ! .r�
,,
� �'�""'��
., TO: Pitkin County Board of Counry Commissioners �
';j Regulaz Meedng-October 25,1995 .`'y�-
�
� 'THRU: Tim Malloy,Acting Community Development Direc or ``
' r
o .�:.
- � FROM: Tim Malloy,Plannin�O�ce ,
;e':
RE: Second Reading of Rezoning and Final Approval for Major Pla[Amendment and `'`�` `
;;j.,;�.
- Scenic Foreground Overlay Review for Pomegranate East Condiminiums. �'^
gra
�(:�t:?
F ..
: SUNIMARY: The Board reviewed this applicaUon at a regular meedng on September 27, 1995 � ..� .,
and aQproved first ceading of the rezoning requesc$oth Ihe Staff and the Pianning Commission
recommend appmval of this applica[ion with conditions. I
REQUEST: The Applicant is requesang Rezoning,Major Plat Amendment,and Scenic I
- Foreground approval for the Pome�anate East Apartment property.The purpose of this cequest,is
to el�ninate the non-conforming starus of the multi-family use of the property,to allow the �
construction of 18(one for each unit}detached garage/storage structums,and to reconfjg�tre the i
surface parking on the property.T'he proposed rezoning involves changing the designation from
AFR-2(one unit per 2 acres,multi-family units prohibited)to AR-2(one multi-family unit per �
S,SQO sf of lot area).This proposal also involves adding land(78,756 sf net)to the Pomegranate ,
. - property from the adjacertt Marooa Creek Club(MCC)property.The proposal wili add �
approximately 5,816 square feec of structure to the property(garages and storage facility). i
� APPLICANT: Pomegranate East Condominium Association,Mazoon Creek Limited Liability {
� Company,and Pearce Equities II,Limited Liability Company.
�
�' APPLICANT'S REPRESENTATIVE: Scott Writer � . -
, __�..-- ;
LOCATION: Pomegrartate East Apartmenu,39100 Highway 82.The subject property is located ':
+ just west of Maroon Creek on the south side of Highway 82. ;
� • � '
j ISS[JES: At the September 27th meeting,the Board directed Staff to make minor changes to the � ;
I ordinance and resoludon of approval for this project.These changes include establishing a
, ! condi[ion requiring that the 12 foot driveway between the proposed garages and the main '
i
+ condominium building be eliminated.Staff has included this condition in the resolution of �
� approval.Copies of the revised resoludon and ordinance are attached as is a copy of the Planning
� Office memo provided for the September 27th meeting. -s-'
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:,s��� RECONIl�IENDATION:The Planning Commission and the Staff recommend approval of the ..'
Applicants cequest for Rezoning,Major Plat Amendment and Scenic Overlay Review subject to the l�: ;�
conditions in the attached draft resoludon.The Board should approve second reading for the I,�S'��
,�:_: rezoning and grant final approvai for the request for major plat amendment and scenic foreground. :��r �.
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TO: Board of County Commissioners �\ + `�y�-
� ` >� :.. .�
t,_
THI2U: Tim Malloy, Acting County Planninq Director � s:
� ' r
� . FROM: Ellen Sassano, Planner f a; �=
:..._. �
� RE: Balcomb/Stephenson 1041 Hazard Review & First Reading for � rT �
Re2oninq r
,,
DATE: October 25, 1995 � '
- --- —
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North Thompson Four Mile Mineral & Land Corporation. From Fiighway
lUl, the two and one-half mile access follows an old railroad bed -�;, .
to a bulldozer-constructed trail up the Spring Gulch drainaqe. The !._;��
- access easement stipulates that the road shall be no more than a ...
- "primitive" type road suitable only for four-wheel drive vehicles; !.+��;,�
that the road shall not be plowed during the winter months; and ;°� •'
that access over the road during such periods of time shall be by (. -_ s:.
faot, horseback or snowmobile only. In exchange for the easement, k;: �r
North Thompson may use stock water ponds and graze cattle on the (
property. I�;;.:,.
_ � :
The applicant proposes to improve the driveway to the extent "
F.._, ,`
necessary to better accommodate four wheel drive vehicles. While f<,,�.•.
the grade along the railroad bed is relatively gentle, the �`;;:
centerline grade of the driveway up Spring Gulch will contain � `;
sections of 23$ to 27�, and impact cross-slopes in excess of 30� � :
in grade.
SITE/PROJECT DESCRIPTION: The 2 acre building envelopes are � �T '
clustered adjacent to one another in a flat to qently sloping area �
located at the high point of the properties. The envelopes are
located at an elevation of approximately 9,340 feet. The land �
falls away from the high point to the northeast r_o an elevation of �
. approximately 8,800 feet. The proposed development is situated in j
an area containing scattered aspen trees interspersed with grass !
' meadows. The remainder of the property consists of steeper slopes
with a mixture of Aspen and Spruce stands and/or brush, depending ;
on the orientation of the slope. `
No utility extensions to the sites are proposed. The applicant �
anticipates the installation of a small below-grade generator for ;
the provision of electricity. ':
_ f
WATER: The applicant proposes to� haul water from an existing �
spring on site, though they reserve the option of drilling a 3
� community well pursuant to State regulations.
SEAAGE DISPOSAL: The applicant contemplates an outhouse and a grey � �
�• j water system on site to accommodate sewage disposal.
i 1 REFERRAL AGENCIES: Referral agency comments are incorporated �
i
throughout this memorandum and are attached for reference. ;
i
- . 1. Zoning Office ;
` 2. Environmental Health Department
3. County Engineer � � ,
4. Colorado State Forest Service ��_
5. Division of Wildlife I
: � STAFF COMMENTS: i -'"''
1041 REVIEW ; .���i
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77
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Wildlife - Tha Division of Wildlife confirmed that the proposed ',� -�
� cabin sites lie within an elk resident population area, production :.;�;1
, area, and winter range. Mr. Wright indicates that, depending upon ��"' �
snow amounts, elk also winter throughout the parcel. i�` � +,�
t
The cabin sites are located within a migration pattern for mule ���,'„.'.-;,.
deer, as the deer filter their way through to lower winter range :,s_�'::. ;
areas. On his site ins ection Kevin Wri ht also observed a fawn �'� `
B � 9 � �-_:�.- ;
_- - - leading him to believe that the sites may I�e located within mule �>:��
deer production habitat. �`��r �':
There are areas of riparian habitat associated with Spring Gulch, �=�?"-''�
� along which the access road is proposed. Section 3-808 G of the �"'���
Land Use Code prohibits development within riparian areas, with the
exception that roads may be permitted upon a finding that there is �:¢
no feasible alternative location, and that impacts will be `
ti
mitigated. Staff recommends that the limits of the riparian {Y'
habitat be delineated along the proposed access to ensure that � '� '
access improvements will avoid the habitat, where feasible. k
IK .
Perhaps the most signi£icant habitat with respect to this �
development proposal is the elk production area. The Division of ��
Wildlife WRIS maps identify both 40 acre parcels as entirely within
' calving habitat. However, in his referral letter, (attached as
Exhibit E) Mr. Wright indicates that the elk production area is
limited to the gentler terrain in the aspen and aspen/spruce-fir
mix habitat types along the top of the parcels. This is precisely
the area chosen for the location of the building envelopes, because ;�
of its gentle terrain. Ia his referral letter Mr. Wright states E:�.
� that, "construction of the 2 cabins will have negative impacts to
- . I wildlife such as displacement, disruption of calvinq, added stress,
etc.��
_ ( �
Section 3-80.80 E. of the Land IIse Code pment �
prohibits develo
� ; within deer and elk production areas. Section 3-80.80 D. prohibits �
� development which blocks a migration corridor and prevents .
migratfon between swmper and winter ranges. Based on these Code }��
�!______` provisions, Staff recommends denial of the development proposal in �
� .! its current configuration.
I The General Standards of the 1041 Hazard Regulations oE the Land �
� Use Code (Section 3-80.30) state that development must be !
' I restricted to a hazard-free area if an adequately sized hazard- � ,
i free area exists on a site. Based on the mapping provided by the � �
� applicant, the only alternative to moving out of the calving ± ;
habitat is to move onto slopes ranging from 3o to 100� in grade. ��.
' .' Section 3-80.50 C.2 of the Land Use Code prohibits development on
grades exceeding 30�.
Geologic - Two geologic hazards are identified on the site and/or ; �`;
along the proposed access: steep slopes and potential avalanche. � .��i
. • 3 f' �� _
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� Slopes within the proposed building envelopes average 6� in grade. �._�,��
As stated above, the remainder of the two parce!s contain slopes � ;�
� ranging from 15� to 100� in grade, with the majority of the 80 (';•`:�
acres lying on slopes exceeding 30� in grade. It is important to ���'',..�'-
note that slope gradients have been taken off of the base mappinq
provided by the applicant. At a scale of 1 inch to ioo feet, the �
applicant has identified ten foot contour intervals taken from � °'
S;:i `. " i
U.S.G.S. topography. The information is inherently inaccurate. The �
applicant may wish to provide more accurate topography to better
- determine actual rades. However based on the information �`.''� '
9 , R-;r'':_':
provided,.there are no areas available for development o¢tside of ;:^:;..
the calving habitat that are less than 30� in grade. ''' ;..
i:j:....,
. K..
With respect to the access road, the applicaht proposes "minimal" �,•,.'�'
improvements to the existing bulldozer trail along Spring Gulch. ;4 `
Widening from a width of three to eight feet to a width of 22 feet,
grading and drainage improvements are proposed along approximately f9
1,200 feet of trail, which encroach on slopes in excess of 30� in '
• grade. Sections of the driveway will have centerline grades of 23$
to 27�, far in excess of the Pitkin County driveway standard of 12� k
maximum grade. The County Engineer notes that the County has never
approved a driveway with grades this steep. Emergency access to . �
tha site will be precluded by the qrade and width of the proposed
_ jeep road. Moreover, development on slopes of 30� in grade is f
prahibited puxsuant to Section 3-80.50 C.2 of the Land Use Code.
i
Potential avalanche hazard is mapped on both properties, as well �
as along the access route to the properties. The applicant has �`�
submitted a report from Art Mears stating that avalanche hazard ('��
-.. "does not exist on the access route (to the cahin sites)." The �
� area proposed for the building envelopes is located abone portions �
of the two properties which are mapped for potential avalanche. �
Consequently, M�r_ Mears did not comment on avalanche hazard j
relating to the building envelopes.
r
_ Wildfire - Based on information provided by the applicant and �•
general knowledge of the area, the Colorado State Forest Service
'� ---�' has determined that the proposed building sites are located in an ?
� area rated for low to moderate wildfire hazard. while the proposed
bui2ding sites contain no areas of continuous shrub cover or
! conifer forest, such vegetation does occur on some of the steeper
, i slopes on the property and/or immediately adjacent to the property.
Based on the level of improvement proposed for thP access road, and ,
it�s length, the Forest Service notes that the proposed cabins will .
"likely have to "stand alone"'� in the event of wildfire. Water
• , supply, in the event of fire, is limited to the existing spring and
i stock pond on site. The appiicant is aware of the hazard and has
located building envelopes to avoid the possibility of igniting a
struature-caused wildfire. Due to the remote location of the _
development sites, the Forest Service recommends that standard `��:;;
„`, � .': 4 -�
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wildfire mitigation measures outlined in Section 3-80.70, C of the ( `_,..
Land Use Code be adhered to, in the event that alternative '
�= I�.�-�
� development sites ara approved. �,.�..��
't
Slopes adjacent to the portion of the access road along the '��..y.:yr;
� railroad grade contain stands of scrub oak, interspersed amongst � ;., ;'.
grassy meadows. These stands may constitute a moderate wildfire �',-
. s,.
hazard, though the hazard is mitigated to some extent by the i.�:„ �
existence of the road itself, which serves as a fire break. `~-'i. .
�:">°. .
1041 SIIl4dARY �a'-°K''
r-?r.-:..
The Planning Commission and Staff recommend denial of the 1041 ;
Review, based on a finding that the proposed building envelopes are � �
located within an Elk Production area, and that proposed driveway
improvements i.mpact slopes exceeding 30� in grade. J�;y;,
At the Planning Commission meeting, Staff recommended that the ��9
applicant provide more accurate topography to determine whether � .
there are any alternative development sites available outside of ;q,.~
the calving habitat on slopes of less than 30� in grade, and that
riparian areas be delineated along the proposed access to the site
in the vicinity of Spring Gulch. The applicant did not feel that f
there were any alternative building sites within either parcel that �`�
would comply with County 1041 regulations.
' RE20NING
Pursuant to Section 3-220.20 of the Land Use Code, the applicant "
requests rezoning of the two 40 acre parcels from RS-30 to the ��
Rural/Remote Zone District (R/R). The applicant is aware of the
Pact that the R/R Zone District is currently. in the process of
being revised to include a larger area of the County than was
• originally included when the District was adopted in July of 1994.
Staff has reviewed this agplication based on the Zone District �
• which is currently in effect, pursuant to Ordinance 94-16 .
(attached). � � �
To be eligible for rezoning, the applicant's proposal must be'found �
?_ _ to comply with the following Land Use Code criteria: j,
---
A. The devalopmeat resulting from the proposed rezoning sha12:
1. Not conflict with any applicable sections of the Land IIse �.
• Code: r' •
. 1 Response: I
' ! - The proposed development does not comply with the 1041 r�
' Hazard regulations of the Land IIse Code, pursuant to Sections �� `°"
�! 3-80.SO,C.2 and 3-80.80,E, because of proposed i.mpacts to an -',
.�;:,
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elk production area and steep slopes. '��'�.:.
�� The development complies with most elements of the intent ��,��.'�,�
-. � section of the R/R zone district.
� .��,�,"Z,�
' - In the event that acceptable building sites were c ;._,'.
established on the property, components of the proposal would t'•�
have to be modified to comply with the vse and Area and Bulk ;y,;?.:,. �
requirements of the R/R Zone District (including building _'%:,:,.; �•
(activity) envelope size, structure size and method of sewage �;"-:�;,�:: `
___ _ disposal). �x�.'�.
2. He consisteat with Pitkin County Master Plans; =_�;;,,;`
Response:
. . .,,5: ,�.,.
- These parcels are located outside of the currently master- j.
planned areas of Pitkin County. I��
. I t .
3. Be compatible erith aurrounding Zoae Districts and land uses, h:-.
� considesing existiag land use and neiglsborhood "
characteristics;
6. Be consistent and compatible with the community character; `�
and
_ ,
Response:
- The applicant's properties are adjacent to U.S. Forest Service
I property on the north, south and west sides. Private property ''�'
to the east contains remnants of a coal mining operation, and
I � is currently used as grazing pasture for cattle. During the
- e) winter months, the area approximately 1/2 mile to the east of
� the property is 'leased out by the Cattleman's Association for
_ �
nordic skiing. All surrounding property is zoned RS-3o.
j The proposed rezoning would result in an appropriate ,
transition between the rural land to the west and the more •
remote surrounding public lands. As part of their road
�{.:._�� easement agreement, the applicant agreed to.allow grazing on �
� the property, and use of stock ponds, so the historic use will
remain somewhat intact.
There are,currently no structures, other than the remnants of �
� old mining structures built in the area. One of the benefits ',
of the rural remote rezoning, is the provision of the option �' "
to transfer development rights off of these sites. Given the ± • '
' lack of residential development in the immediate area, the `
properties' proximity to public lands, the quality of the f�
wildlife habitat existing on tl�e property, and the difficulty �
in accessing the sites, transferring the development off the `�
properties may result in the most appropriate use. of the � '..�,`':
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parcels. `�
��� ...
�,j 4. Not result in demands on public facilitiea, and shall not ��;•.;,?�
� esceed the capacity of such public facilitias, includiag, but ';:�:����
� not limited to, transportation facilities, sewage facilities, ' �'�.>s
• � water supply, parks, drainaqe, schools, and emergency medical f;':`'�
y facilities. • . s:'
�p £ ��
Response: ,� i
t _ �
._ _ Based on the nature of the proposal, there should be no ''�'
impacts to public facilities. County emerqency services to :���<i�?�,;�
� the site will be precluded due to the grade, width and length C�� � �
of the proposed "driveway.�� �}
e:: -
5. Not result in siqnilicant adverse impacts on the natural � $`
environment; and �;�
Response: �`
' .. . . ,j},.
- The proposed development will result in adverse impacts to an
elk production area and to an area of steep slopes. (The
rezoning, however, would result in less impact or no impact t,}
due to house siae limitations and the TDR option associated
with the R/R district.)
- . The best application of the Rural/Remote Zone District in this �
case will be the use of the provision allowing the transfer
of development rights off of the properties through the
process of Special Review.
7�. Not be in conflict with the public interest.
- The R/R rezoning will protect the rural/remote nature of the
� property from more intense development which might be pursued
� under the current zoning. Fewer development impacts will be �
in the public interest. •
� i �
-� I B• The Board shall consider:
,�: �
-- "-;� 1.� Whether there have been chaaqed conditions affecting the :'
subject parcel or the surroundinq neiqhborhood which support '
tha proposed amendment `
Response:
,-• .
�
- The downvalley portions of Pitkin County in general, and the
Carbondale area in particular, are undergoing rapid
- development and change. Pressure to develop more remote areas �;
continues to increase, based in part on escalating land
values. The proposed rezoninq will facilitate the :;;i;
preservation of the remote and rural nature of these .'' •^�'_^
. 4 .:
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y properties. �:�_ .r•,
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2. The effect of the proposed rezoning and denelopment on traffic �.�;;;';•_,
; � generation and road safetp. j� '' tT+,,�
� I�:;c :..,.•
Response: �'-�i'•`
; �`
- The applicants propose to use the properties sporadically ;s � �
I .,
during the warmer months only, as their access easement :•�;;-•.- �
=-- prohibits plowing of the driveway. Winter access will be �..1'd ,.. :
limited to skis, snowshoes or snowmobile. Traffic generation ? ,
�•'
is not an issue, qiven the nature of the uses allowed in the �,4 :
R/R district. Road safety may be an issue for the private
parties accessinq the site, given the grade, width and surface �:`r.;:''
of the proposed driveway. The County must also consider the �:::G, ,
safety of emergency service personnel who may have to reach i '
the building sites in an emergency. ��'�?
r
. Rezonina SummarV ..•�„.
The Planning and Zoning Commission generally supported the '�K�
rezoning, recognizing that (based on currently available *
information) the cabin use is precluded due to 1041 constraints, "x`�
and that rezoninq provides the opportunity for the transfer of
` development rights off-site.
. �
SPECIAL REVIEW
Pursuant to Section 3-40.120 C. and E. (Uses and Dimensional '�~'
requirements within the Rural/Remote Zone District), the following '' �
elements of the applicant's proposal are subject to Special Review:
a. cabin use
b. driveway
c. helicopter access/construction use �'
d. fences which enclose in excess of 600 square feet of yard area .
i immediately adjacent to the principal structure. � i
'� I e. front, side, rear yard setbacks
.�" � f. community water 5ystem
:r •`',
� Section 3-2001 of the Land Use Code establishes the following
( standards for review of uses designated as Special Review: �`�
' I A. The special revieit use must be consistent with: '� •
I1. The applicable County Master Plan; � � , '
, � 2. County Land IIse Policies in Article 2;
` 3. The intent of the Zone District in which it is
� proposed to be located; aad �,
4. The character of the immediate vicinity of tha �, -"�
parcel proposed for development and surroundinq land 7a `=`:
• uses, or enhance the mixture of complimentary uses j =
x: � �
� . 8
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; and activities fn the immediate nicinity of ,the _?t;� �-.:
9 parcel proposed for davelopment, ',:;q,^•_��
.._i `'r'�-;.�,,1.�
• : B. The location, siae, desiqn and operatinq characteriatics • '
_.i.,r�; :.
. ` � of tha proposed special review use must be ia Larmony :.'i,�
with tho surrounding area and minimizes adverse eFfeots, '�:•t :.: .'.
3ncludin visual ats, im acts on "`'�"
q impr. p pedestriaa and �-,.., , ..}.
vehicular circulatioa, parking, trash, aervice delivery, +:i4F,;':', �
naise, vfkrations and odor on surzounding properties. !���":y:,':
:f-:";
0. There must be adequata gublic facilitiss and services bo �37�s=.r-�~```<
. serne the special reviex use iaoludinq but not ii.mited ��:::_;^::;:�; ,
to roads, potable aater, sewer, solid waste, parlcs, ?:,;:-::;'.
police, fire protection, emergency medical serviees,
hospital and medical;; aervices, drainaqe systems, and ='�;':.'
sohools. q.
�
�i>�
Response: �.� •�;`:
. �. .
- There is no applicable Master Plan for this.area. ��=:
-, The proposed cabin and driveway uses generally comply �.}
with the intent of the Rural/Remote zone district, in
• . that by design, they are small, and seek to preserve the
' majority of the natural environment and backcountry ,;
character; they are located in the subalpine ecosystem; '
" and the applicants propose no utility extensions to the
sites. �
�;,��
- The cabin use does not comply with the following Wildlife ���� �
� Management and Natural and Man-Made Hazard and Resource
Areas policies of the Land Use Code:
- (Section 2-16) "It is the policy of the County to identify and
protect all wildlife habitat for the preaervation of wildlife and �
prohibit land uae patterns which disntpt such habitat." .
�r ';
�';.� • (Section 2-8) " It ia the poliey of the County to manage the uee 4
� ot landa which are identified se containing Areae and Activitiea of
Local and State Znterest. The County will prevent any use which may A,
auhject any pereon, uae, ar resource ta natural or man-made hazarda."
�
• . ' The Division of Wildlife believes that the cabin use in
it�s present location will have negative impacts to `
wildlife, as it will displace animals, disrupt calvil�g ` � '
� ( and add stress ta the herd. Based on the topography
provided by the applicant, alternative sites for the
� cabins are also limited by steep slopes.
�:
�� .
; - In the event that an alternative cabin site can be �: 'a
. - i . . i:"i. '�•'�C
' 9 4'
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established as the result of the provision of additiolsal '��`'
information by the app2icant, the issue of helico ter j• �
P t{:��.oy
access to facilitate construction must be addressed. �' ,�.�'
� This aspect of development was discussed by the applicant
and Staff while on-site. Helicopter access is the only �''%•'.�,:i
� j raatical and least environmentall dama •"
P . y ging means oY e :.: ,.:
facilitating constructian. However, to pursue this �`,�.-'
avenue, the applicant will be required to submit an ;`f,:•;� �"
application detailing a specific request for helicopter ��:;: ��
use, subject to special review. •f;`'=4,; °�
._ __� � �
In the event that a2ternative cabin sites cannot be h
�established, the most..effective use of the R/R district ' �<t;_:;::
will be to transfer the development rights off oP the �`�"���`'
properties, through the special review process. '�,�''
i�:;:.:'
D. An application for a special review use must demonstrate to �`
the Hoard oE Couaty Commissioners that the proposed ::'�'?: .
development wiil not: ;
1::
��.�
1. Materially endanqer the public health, safety or welfare; •y
� ana .
2. Substantially injure the va2ue of adjoining or abutting .
property. !�
Res�onse: ,
- Emergency access to the site is not pxactically feasible due �
to the location of the proposed access. However, if there is °
a life threatening event, the County will make an effort to .�'�
provide emergency services. Under this scenario, there is a
potential risk to emergency service personnel, due to the
' moderate wildfire hazard�along the road. There should be no
injury to the value of adjoining properties.
� COM�LIANCE WITH BULK ANA AREA REOUIREMENTS OF THE R/R ZONE DISTRICT
� 7
- Setbacks in the R/R District are established by Special ��
� Review. StaPf supports the clustering concept proposed by the -
� --= applicant, as it reflects the intent of the zone district,
which is to limit the area of development. In the event that
' alternative activity envelopes are established, Staff
� recommends that setbacks be designed to accommodate the
, j clustering concept.
,
� - In the event that aI.ternative activity envelopes are
established, cabin footprints must be limited to 400 square
feet (20o square feet of deck or porch space is allowed in
addition to the footpsint), and the maximum square footage for
cabins shall not to exceed 600 square feet, inclusive of
! basements and lof�s. �.
I . .
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� 10 .i '�,
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PROHIBITED USES •-
'� .�� '
In the event that alternative activity envelopes are established, :•r;;.;�
the applicant will be required to use self contained vault privies :�;.�•:�•
� or composting toilets, as opposed to outhouses, which are currently •>-
� proposed, and prohibited in the zone district. � :'
a . �'`�� � ..4:.
The applicants will also be re 'red to use the existing spring as 's:�� !
� a source of water provision for�the sites,. or to share a well, as ����:' •:
� individual wells are currently ��rohibited in the zone district. �• '-
_._. _.� :i":;,r:;�:-
� COMpLIANCE WITH REMAZNING PERTZYENT pOLICIEB AND STANDARDS O$ THE ��
�D IISE CODE
,,;.
� Drainaga and Erosion-
in the event that alternative building sites are established, Staff '�
recommends that the portian of the proposed driveway that follows g�
the Spring Gulch alignment be left at it's present width, and that
the sites from that point on be accessed by foot or horse. Water "
. bars, and/or other means of drainage approved by the County '� �
Engineer should be placed along the trail to accommodate drainage
and limit erosion. No construction should occur, or material be
placed within the riparian area of the Creek. yc}
A detailed plan for drainage and erosion control should also be
' pravided for the remaining portion of the proposed driveway that
fol2ows the railroad grade, This section should also remain at �
it�s present width, but is presently suitable for access via four-
wheel drive vehicles. ;P�.
Impacts to Roads - The County Engineer determined that this
development will not cause significant additional impacts to the
- � County roads.
8cenic Quality - The subject properties are not in a mapped
� - j scenic foreground overlay or ridgeline area. Due to the location !
of the building envelopes relative to the existinq topography and ! ',
vegetation, the development will not be visible from the public
' right-of-way (Spring Gulch Road). . _
_.___._. }
' ' IItility Extensions - No extensions are proposed by the applicant., '"
ar allowed within the Rural/Remote zone District. +
_ SIIMMARY: ,
1041 Review ' ", S
� I
The proposed building sites are encumbered by elk production area �
and significant portions of the proposed access to the sites are
� encumbered by slopes exceeding 30� in grade. Sections 3-808 E. and .w� '
; 3-805 C.2 of the Pitkin County Land Use Code prohibit development ' :;�;
within production areas and on slopes exceeding 30� in grade. Based ' ��"';'
'�" 11 i1
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,.; on a finding on non-compliance with these Code sections, the Cx-;� .�":�
,� Planning Cotamission and Staf€ recommend denial of the 1�41 review 1
`d for the two proposed building envelopes and access improvements. k�--;�� _
�'' � ::..'l�
� Rezonina to Rura�lRemote F
S;•';.:� '_-•
y.y>�
' � The Planning and Zoning Commission and Staff recommend approval of ci�.�:..•�
� the rezoning, recognizzng that (based on current2y available .. t;;
information) the cabin use is precluded due to 1041 constraints, � j
and that rezoning provides the opportunity for the transfer of ��
� development rights of£-site.
......_ .::� p '' :
�X .:
� R8CO1�fENDATION: i
� �,',"�'..•• .
_ The Planning Cotamission and Staff recommend that the Board take the
following actions: ;�,;�;;?%`
:tq: ..
1. Approve the rezoning on first reading of both 40 acre parcels �
� from the RS-30 to the R/R (RUral/Remote) Zone district, recognizing �
that the cabin use is precluded under current Code reguiations due `?`�
. to 1041 constraints, but that a transfer of development rights may r}.�
be pursued subject to Special Review.
2. Deny the 1041 hazard review based on a finding that the proposed ��
building sites are encumbered by elk production area and that '
_ significant portians of the proposed access to the sites are
enc.imbered by slopes exceeding 30� in grade. Sections 3-80.80 E.
and 3-80.50 C.2 of the Pitkin County Land Use Code prohibit
development within production areas and on slopes exceeding 30$ in
gr'ade.*
',:
* In the event that the applicant's zequest for 1041 Review
approval is denied by the Board of County Commissioners, the
applicant may appeal the determination pursuant to Sections
" . 5-22, 4-16 and 3-28 of the Land Use Code. Pursuant to Section t`
4-1602, the applicant must submit an appeal to the Planning .
Office within 15 t,rorking days of the decision by the Board. � i '
j.
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:'"� . BEFORB THS BOARD 08 COIINTY COMMI88IONSRB �' '"
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.!� OF PITRIN COIINTY - ABPSN COLORADO � �'' '
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RSGIILAR ffi88TIN(i R8: SZLVSR ) �� � '.
APPEAL OB ADMI�TISTRATIVB D8CI8IOIQ ) RECORDSR�B TRANBCRIPT r
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The pubifo hearinq in this matter commenaed at 5:00 p.m. oa
Wadnesdap, October 25, 1995, in the Distriat Court Room, 506 Sast .
�
liain Street, nspen, colorado.
8880R8 BOARD OF CODNTY COIII[I88IONERB:
Wayne Sthridqe �
Miahael C. IrelaaQ �
- Jamea R. True
�
. �
11L80 BRESENT:
Hraacie Xrismanich, Planner ,
� Susaane xonahan, County Planninq Diractor
,� ' �! '
.� `. Tin Ma11oy, Pianner
Patrick D. McAllister, Attoraey for Applicant
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08 PSRBONB WHO BPORB DIIRIN� HEARINd �l;i�"J
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� � .
� PAGE NO. ;i•
WAYNE ETFII2IDGE 3, 4, 5, 6, 7, 8, 9, 10 � :f
SUZANNE KONCHAN 1, 3, 4, 5, 8 F
MICHAEL C. IRELAND 1, 2, 3, 4, 5, 6, 7, 8, 9, 10 � � •
TI?I MAISAY 5, '6, 7, 8, 9
PATRICK McALLISTER 1, 2, 3, 5, 6, 10 ��
- JAMES TRUE l, 2, 3, 4, 5, 6, 7, 8, 9� 10 �;!�y
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';� (The following proceedings were had and entered of record:)
,� ;,t��.
a __ =gE�p All right. Silver appealed an administrative ;'.�,:i-:�
decision. :t`�•
. . . - . � . . :f
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- Tg�g Where's Francis? ;�' �
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� =gE�p Francis. X, as in X Files Krizmanich. rF_
(Unintelligible) in a million (unintelligible) Planning Commission
(unintelligible). Francis Krizmanich. �' �a"�
KONCHAN: (Unintalligible)
IRELAND Here to stay.
_ �DY� WoW, I get to count these?
� ��p Ask him forgiveness (inaudible). I could see it •.
(inaudible) as a possibility (inaudible).
� ;� ��
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X•, \ � �� Patrick, do you have any comment?
+
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McALLISTER Yeah, I do, actually. Are we -- , � j
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.
• � IRELAND Yes, well -- ��
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{� TRUE: Let's move things along and uh --. �;����'•��
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' � IRELAND: Yeah, we can hear it. We could -- f� `•�+,,
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McAIS.ISTER I just have one comment. IIh -- .+ -� ` t
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IRELAND Which is? ��^�
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McALLISTER Francis in his memorandum indicated that the floar �
}.�`'_
area attributable to the open space is 2,463 £eet. And I can only h°�
• t. ; '
assume that he based that number on the total number of lots in !� �
• the Meadowood Subdivision which I think is 69. �
i!�
IRELAND Uffi hum.
McALLISTER And the plat language which we are relying on, we
•:,
have relied on, only pertains to the plat for the first filing -
, 41 lots. And we actuaily came up with a higher number than that.
::r�. IRELAND Which would be about -- }
i_
McALLISTER I think (unintelligible) in front of ine.
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, !
IRELAND -- four thousand. It would be about fortg-two ,
hundred feet if you use 41 lots instead of 69.
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''� McALLTSTER Sure. ,
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' IRELAND And this guy knows pie to the tenth place or, you ' ;�i..,�
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know, he's the -- ` `
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TRUE You've got to have one talent you know. i � ��:`:
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IRSI.AND And I don't know, now that we�re on the subject. ?'
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TRUE That's two today. �-:
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TRBLAND Well, that's a career worth. .�
LADY ? (Inaudiblej
TRUE Well. :
';,
-IRELAND I have a real trick question for you today.
;�.
� ` ETFTRIDGE Well, we still need discuss the fundamental issue �
� __,--_
•� ' of whether or not open space should be in FAR. And I'm havinq
extreme difficulty monitoring the process.
i
KONCHAN: But as you recall, in Francis' original � �' '
presentation on this, this subdivision, quote unquote, was created
' before the PUD provisions of the land use code were ever adopted.
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And the basis of staff's position is that to imply that we would � ..
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have meant that the open space area would be divided among the lots � '
_ •�
;� -. _ had we known we were going to adopt the development provfsions "
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which were essentially (inaudible). �
}
_ �..
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__ - IRELAND A tough one but we have able counse2 here to argue
to the contrary so, I mean, we can wait on that.
��:
ETHRIDGE Uh, we don't have (unintelligible) with regards for
�'
the 69 or 41 lots, the philosophical issue still needs to be �
,�.,:
resolved by the Board.
�
TRUE Patrick is hot around, I mean, Francis isn't around. �
Patrick's here and we -- �
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RONCHAN (Inaudible) �r
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TRUE And we - we kind of beat this one up the last time. � .
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IRELAND I can't remember why it came back. Z thought we - �
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TRUE But I did that, and it came back afE.er that.
Patrick?
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_ _ IRELAND A tongh one but we have able counsel here to argue
to the contrary so, I mean, we can wait on that.
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ETFII2IDGE IIh, we don't have (unintelligible) with regards for !'
the 69 or 41 lots, the philosophical issue still needs to be
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resolved by the Board. '
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TRUE Patrick is not around, I mean, Francis isn't around. �
Patrick's here and we -- `
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TRUE And we - we kind of beat this one up the last time.
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IRELAND I can't remember why it came back. I thought we - � �,
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sa McALLIST$R Can I make a comment? $ " �'
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IRELAND You may. :r� �.•
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to review the survey again and the building plan. °
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ETHItIDGE The actual square footage, that's riqht. �' ��
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McALLISTER I thought that was it - �`i��
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IRELAND And that's -
RoNCHAN To see if maybe they can comply otherwise and then
2eave, that�s right.
McALLISTER He wasn�t sure that he had done this with you in the
past and he wanted to review it (inaudible) over it. F�
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� �, ETHRIDGE That�s right.
- MALLOY Right. And he did do that, and that is summarized { �
in your agenda item summary where it shows that um, � ''�,; ;
TRUE Value of E Jim on the plate. '
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.� MALLOY It Yooks like the allowed floor area would be 2,774 i-:;:
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TRUE Under these calculat3ons or over - it's different - �-.��`�,.
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, what Patrick was describing is difPerent from Fraacis' system. � �
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McALLI3TER (Unintelligiblej real significant (unintelligible)
with these numbers. May I (unintelligible) one at a time? i .,�.,,
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IRELAND Yeah, well, sure.
McAllister I would like to introduce two more exhibits - �
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Exhibit 14 and 15 into the record. It's a copy of the first plat =
- for Meadowood and a copy of Francis' memo. �
- �
. IRELAND All right. �
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� ETHRIDGE Do you have anythinq else you want to add? i �,
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McALLISTER No I don't. �
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ETHRIDGE I'll move to uphold the Planning Commission's ' ,'
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(unintelligible) of the finding that the PUD did not exist at the ' .
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TRUE That's the only thing I vas going to say. It wasn't �:•,'ti�;-�:,,',
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IRELAND Okay, we have a motion and a second. My only °.
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comment is that I regret that the homeowner�s association was �,�
reluctant to work with you and with us to sett2e this matter in a
way that we suggasted that I thought was fairly equitable, But
that didn't happen and it didn't happen for reasons that I guess }
was not in your control or our's either. '
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ETHRIDGE Well, the good news I suppose, is because there is �
, � potentially an opportunity that if we adopt rural and remote t,
zoning, we might allow purchase of additional square footage i ' .
through the TDR Concept that didn't exist (inaudible). There is
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RONCHAN Well, I don't (unintelligible) FAR ( ",,r
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IgELAND Well, I think that's the reason we're used to that.
- Anyway Francis, the correct figure for, as counsel has pointed out
to us, the allowed floor area calculation --
- Tg� We still have no Francis.
IRELAND -- for this filing --
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� ' MAI,Lpy That's okay. I understood.
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' : IREI,AND -- is 4,668. � I
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_ MALLOY I'm sorry, I missed part of that, though, Mick. �`'�.�s
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IRELAND Anyway, line two allowed floor area - he objected Ri :
to the calculation of 2,774 contending that if you use 41 lots for �� '':
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the first filing instead 69 lots in allocatinq that open space, 'iTa'�c `•.
� that would have given him enough square footage to make it 4,668, :
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instead of 2774.
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MALIAY Oh.
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ETHRIDGE We also thought that wasn't the key issue.
MALIAY Yeah. � _
� � IRELAND Not the key issue, but none tha less for the record,
he asked that be included in this - made the calculation an answer
of 2.71.
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_ IRELAND Yeah. (Unintelligible) We have a motion, we have � I(
a second. Do we have further discussion. We don't. I will call � f1�
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the question. All those in favor of the motion to deny so signify
by sayinq aye. �
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1. Plaintiff's Exhibit No. 14 - Plat of Meadowood Subdivision
y. Plaintiff's 8xhibit No. 15 - Francis Krizmanich's October 25,
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� 1995 Memorandum to the Pitkin County Board of County ��`.
Commissioners ,::`
3. Resolution No. 95-145 of the Board of County Commissioners. � :
4. Agenda Item Sumn►ary dated October 19, 1995, reqarding Silver �� - '
Appeal of an Administrativa Decision for October 25, 1995 ,
. Reqular Meeting
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pT ��^*��F�S F�UiIBIT NO 14,pLAT OF MF.ADOWOOD i ••
SLTBDIVISION '� '' '
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THIS PLAT IS RECORDED IN THE PITKIN WUNTY CLERK AND RECORDER'S OFFICE, S
BOOK 3;PAGE 32. � �
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;�i l � AG�NDA ITEM SUIVIlVIARY • ; �:
i • � �� . t,�'�
I � -'...
' °� TO: Pitkin County Boazd of County Commissioners . ' ''"':rs
r .
� . Regular Meeting-October 25,1995 , � . 4�
• . 4� - �.
� FROM: Francis X.Kriz i� � r-f
� . .. .
Tf�tOUGH. Tim Malloy . R�'r' ��
. . ��=r,
IZE: Silver Ap an Administrative Decision . ' "� �
' • • ' • =�,'
bATE:. Occober 19,1995 ' • _ � 'Q
, . . , . . • • � .. `:�
. . _; ,
• � . ' • . ' . � . � � . ' • � ... . • � ..r..
, ' ISSTJE: On August 23, 1995,the Boazd heazd the"Silver Appeal of an � ' . � . .Ay:
Administrative Decision." The appiicants representa[ive,Ron Gazfield,has contcnded . " " �x
� that his client should be allowed to increase the size of his residence in Meadowwood by � }
using floor area attributable to his propoRionate share of the subdivision's open space. � �'�
_ The staff has not supported this request because we do not beIieve that usin�the open
space for tlaar area was ever intended. The previous staff inemos and applicant's
materials aze attached. - .
The August 23,1995,meetin�was continued to this date to allow time to verify the � ;""•
• actual existin;floor area of the Silver residence. Patrick McAllister of Garfietd&Hecht
. provided the staff with hause plans which were measured by the zoning staff. The
'� measurements are:
i) Exisdng Lot Size:21,344 square feet(The staff notes that the legal description
includes Lot 3 and part of Lot 4;we have suhuacted the lot azea associated with that"part 4':
of Lot 4" because we have been unable to determine if this plat amendment was evec
approved. The Lot size with both locs counted=22,874 sq.fL ! �
'�4__� 2) Allowed Floor Area:Lot 3 FAR=.13 x 21,344=2774 sq.ft.
'� Lots 3+4 FAR=.13 x 22,874=2973 sq.ft. 1
� 3) Existing Floor Area on Lot:=3,I 12 sq.ft. 7'
4) Proposed Additions: 310 sq.ft . , z
� . . 5) Floor area attributable to open space;2,463 sq.ft.
, The above fioures indicate that the existing residence exceeds its allowable#loor area by � .
• i, at lenst 139 squaze fcet. If the Board grants the request to include open space in FAR
! catcutations,the applican[wil!be able to construct the proposed addidon. If the request
' is denied,the addiaon cannot be approved. �
i �`.,
RECONIIVVIEEIVDATION: The Planning Staff recommends denial of[his request because
,��_ i i the subdivision was not approved as a PW and open space floor area was not�ranted to � `�
individ¢at lot awners. -� ° � � p�p�NTIFF`S
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' -387'004 �".. ``'
B-79A P-5^c0 il/0^c/95 04:35P RG 1 OF 2 REC DOC NC ��
SIWIA DAVIS PITKIN COUNTY CLERK & RECORDER O,Q� � %'F'
. . �
. ,- ;�
RESOLIITION OF TSE BOARD OF COUNTY COMMISSIONERS OF PITXIN �••�- �"'
,,.
� COIINTy, COLORADO, DEN7CING THE SILVER i= •:
' `� / � '�..;'i'�
� APPEAL OF AN ADMINISTRATIVE DECISION TO i ,•��,��'._
'� . � '�,
INCREASE FLOOR AREA IN THE MEADOWOOD SIIHDIDI3I0 `�.�-•'+
� . 4�•'
y Rasolution No. 95 - � 'f`� r
3 {�rt�:
��;-
--. _ RECITALS :`�'K"~<`
� "::i,_:=':.,
1. Morton Silver (hereafter "Applicant") applied to the Board of <'"-'��' •
County Commissioners of Pitkin County, Colorado, (hereafter '
"Board") to Appeal an Administrative Decision pursuant to Section G
'�t: ,
3-29 of the Land Use Code.
Q.
2. The Applicant's request was to add additional floor area to
a residence by using floor area attributable to platted open space r
. ��
in the Meadowood Subdivision.
3. The Applicant's property is.described as Lot 3 and part of Lot
4, Block 1, Meadowood Subdivision.
� 4. The Board heard this application at their regularly scheduled
�
-,�
� -:I .,___ public meetings on June 28, 1995 and Auqust 23, 1995, at which time
ievidence and testimony was presented with respect to this
� application.
,�: � 5. The Board finds that Meadowood was not platted as a Planned �
' Unit Development (PIID) . The concept of allocating floor area
;
i attributable to the open space areas to individual lots was neither ,
�
� discussed nor allowed as part of the original subdivision process. ! ,
I� ' ,
NOW, THEREFORE, SE IT RESOLVED by the Board that it hereby I '
denies the Applicant's request to utilize floor area attributed to
the open space parcel in Meadowood for the additional development ;..`�
.�'.;:
,, of individual lots. • ` `
. . ��:
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, Resolution No. 95-� • �`.�-
i.� . Page 2 �,_ ...
k� ( • I #?'3'-; .
� APPROVED AND ADOPTED ON THE'23RD DAY OF AIIGIIST, 1995. 7 ' ��
� s.'i
. ,,: i��'���
C
f BoARD OF COIINTY CO24lISSIONERS �J� �
• OF PITRIN COIINTY� COLORADO ,..x!-..�y f
. , � �
"_ �_.�� j •
Bp -
Michael C. I e and C maa :;.�
Date� � �
:�:�,'`
ATTES : ':;q:::
. <. :
. � . ;�.:
� �;.� `�`
Jea tte Jones ��
Dep ty Clerk an Recordez ,r'7
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' � APPROVED AS TO FORM: . APPR D AS TO CONTENT: •
`I
�
, � ��S y
� % yra,w+ne1�
John Ely, Suzanae Konchan, ���
Countp Att Communitp Denelopment Dizector �' �
i
. ,
� 3'87004 $-798 P-621
11/02/95 04:35p PG 2 OF 2
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°;i ( AGENDA I'lEM SUMMARY i�I,-
•:,; '' .''��
':��'�.+,.
� � TO: Pitkin County Board of County Commissioners " `
C'i G':.�.,.�y
'� Regulaz Meecing-October 25,1995 -
;� ;;.'. .r.
- FROM: Francis X.Kriz i�
THROUGH: Tim Malloy � "'� -
.:;".,;;,
� _ RE: Silver Appe an Administrative Decision
;.';:;::
DATE: October 19, 1995 '�'
_, :n,:
ISSUE: On Au¢ust?3, 1495,the Board heard the"Silver Appeai of an .
, , • Administtative Decision." The applicants representative,Ron G�eld,has conrended
that his client should be allowed to increase the size of his residence in vleadowwood by
using tloor area attributable to his proportionate share of the subdivision's open space. '#
The staff has not supported this request because we do not believe that usin�the open
� space for floor area was ever intended. The previous stuff inemos and applicanrs '
materials are attached.
The August 23, 1995,meetine was continued to this date to allow time to verify the � �
actual existing floor area of the Silver residence. Patrick McAllister of Ga�eld&Hecht
provided the staff with house plans which were measured by the zoning staff. The ,
' measuremen[s are:
1) Existing Lot Size:21,3�34 square feet(The staff notes that the legal description
� includes Lot 3 and part of Lot 4;we have subtructed the lot azea associated with[hat'`part
of Lot 4" because wc have been unable to determine if this pla[amendment was ever .
approved. The Lot size with both lou counted=22,874 sq.ft ; �•
� 2) Allowed F1oor Area:Lot 3 FAR=.13 x 21,344=2774 sy.R
' —, Lots 3+4 FAR=.13 x 22,874=2973 sq.ft.
3) Existing F1oor Area on Lot:=3,112 sq.ft. �
4) Proposed Additions: 310 sq.ft. �
5) Floor area auributable to open space;2,463 sq.ft. " i
, , +
�
The above figures indicate that the existing residence exceeds its allowable floor area by F '`1'
at least 139 squaze feet. If the Board granu the request to include open space in FAR �� .
`'�' j catculations,the applicant will be able to construct the proposed addition. If the request '�
is denied,the addition cannot be approved. ;
M.'
REGOMMENDATIONI: Z'he Planning Staff recommends denial of this request because �L.;
� �: the subdivision was not approved as a PUD and open space floor area was no[granted to ' .j '
individuat lot owners. A draft resolution is attached. �',
� ''�`;
i �, �i'
t � �
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��� RESOLIITZON OF T8E BOARD OF COITNTY COMMISSIONER3 OF PITRIN I}, `'
i y, �.
� � �•- -., ..
V COIINTY, COLORADO, DENYING THE SILVER �'1
, ��,�:',•._,
s.i:.,:.'y._ .
t APPEAL OF AN ADMINISTRATIVE DECISSON TO
K . `4�::�...:f'
� �t''.
INCREASE FLOOR AREA IN THE MEADOAOOD SIIBDI9ISION � '�:.
;fi,; ,�
8esolutioa No. 95 - `"
__ ..: �;, w
�;_°;.
r"-_
RECITALS =?�':°.::
. . � � . �-r.i.
1. Mortan Silver (hereafter "Applicant") applied to the 3oard of
:.; ,>
County Commissioners of Pitkin County, Colorado, (hereaf�ar '4'' `.
"Board") to Appeal an Adminisuative Decision pursuant to Section yt.
3-29 of the Land Use Code. �tl �
�'.
2. The Applicant's request aras to add additional f'_oor area to `
a r_sidence by using floor area at_r�butable to platted ooen space ��
in the Meadowood Subdiv'_sion. •
3. The Applicant's pronerty is described as Lot 3 and part o£ Lot �'
C..
4, Block 1, Meadowood Subdivision. �
_ 4. The Board heard this application at their reqularly scheduled
public meetings on June 28, 1995 and August 23, 1995, at which time
evidence and testimony was presented with respect to this
application. ! �•
�.
, , 5. The Board finds that Meadowood was not platted as a Planned �
�
Onit Development (PUD) . The concept of allocating floor area
i F
� ' attributable to the open space areas to individual lots was neither ' �
i �
� discussed nor allowed as part of the original subdivision process. ��
� NOW, THEREFORE, BE IT RESOLYED by the Board that it hereby �� -
denies the Applicant's request to utilize floor area attributed to �.
� ' C'�
j the open space parcel in Meadowood for the additional development � �
i � �`.-
� of individual lots. �
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� Resolution No. 95-_ _ `' �
Page 2 '1' .
�..�.
;. r.
. - � .. . . . , . . "��'_. .
T' y�`J
APPROVED AND ADOPTED ON THE 23RD DAY OF AIIGIIST, 1995. ��.�
Z
:� �
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_;::
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' BOARD OF COQNTY COMMISSIODTERS "'� r
-- �
: OF PITRIN COQNTY, COLaRADO �f.;
� � . � , � - � _ - - � . � . . � :.Y
� �� . � � � .. . ... _� �. � � - - � � �;� �
sy ':
Michael C. Ireland, Chairman �'�. "
Date .�;i,:'"
�}.:C, .
AT'.`EST: � ,
�! ,.
:Jeanette Jonas , ;�
� DePuty Clerk and Recorder � r
, ,
; _ „,;�#
; �
APPROpED AS TO FORM: APYR D AS TO CONTENT: �
; _�� > \_:,..� (� ' r�
SN1�tNM8� ,R, �
'.� John EIy, � _ ;
Couytlr Att � :3uzanne Ronchan,
ICommunitp Development Director � �
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� AGENDA ITEM SUMISARY '
C `:::r:..
_. ?�. .�h. �.
..�..s. � "..13:
- TO: Pitkin County Board of County Commissioners
� Regular Meeting - August 23, i995 �:�:':�:y r,
.. . . . � . . �4...';^. .'.
FROM: Francis X. Kriz nich t�` =
S.
�_
TffitauGH: Tim Malloy " r
---_=..� _-;t-.
� RE: Silver Appeal of an Administrative Decision y;� F'.:
' ` 'j
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Issue: On June 28, 1995, the Board heard Lhe "Silver Apoeal of an
Administrative Decision." The staff comments and the applicant's
"Appeal" from that meeting are attached. At the Sune 26 meeting, 4
the staf� indicated that we did not support the apnlicant's request
for additionai floor area attribucable to his propor�ional
- � ownership share oi the subdivision open space. At that meeting, the ! -�: .
- •,� Board requesc_d that Ron Gariield, the appl'_canL's a�torney,
approach the homeowners' associaLion regarding the pos�ibility of
developinq a PUD plan for the subdivision. in a telephone
conversation ai*_h Ron, he indicated that he had no success pursuing �"
this approach �rith the homeowners. Ron also indicated that he �
intends to pursue the additional floor area as originally `
requested. �,
Recommendatiott: The Planning staff recommends that the Board deny
�.::
this request for the reasons outlined in the June 28, 1995
: memorandum - that this subdivision was not approved as a PUD and
that the F.�R attributable to the platted open space area was not
�' allocated to individual lot owners. A resolution is attached to
this agenda item summarl.
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: �� MEMORADiDUSi ��� .r
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;; T0: Board of Caunty Commissioners 1 �
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' � Regular Meet°_ng - Sune 28, 1995 ) `�,,i,;
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� '��= Suaanne iConchan, Cammunity DevelapmenL Di_ecto ;`= . -�:
" �� ;;,=V ` . i
� F?2oM: °rancis ?triz�aaic:�, Deputy Dir_c�or �s'-;'=: "
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-� RE: Silver Appea? o= an �,dministracive Decision •'°r �'
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S���T� �3�������6M����`��� _ � ������ :".4.':�..:��'.
RSQIIEST: appeal to an acministrat_�e decision pursuant Lo Sec�zon �'"`.��
4-i'Ol of the Land Use Code. �;.s. '.
=ss�: a buildinq re�ti� aqnlication for an addz:_on �o a
��
rss±deaca on a lct in t'�e ;Keadowood Subdivision aas denied by t:e j,;_ `
Counc-1 Zoning Di::csr '_n Octoher oi 1?94 because i� �✓as 3eL��?aed !''» �
t.�at thera was no addi_'_onai Ploor area ava�'_able. T_he aon�?canL
:��
appealad the Zoning C�_icer's decis�on on Lhe g�our.ds taat r
Keadowood �ras ccncezved as a PUD and that _he owner's oroacr-i.cnata b
t'°�
interas� in t�e subd'_•�'_s�cn ooea spaca should be c:=_di�ad �awa:3
_ floor ar_a rat:o ^_a?cu_a�ions. Tha ?'anning Di=ec-or den'ec �`.:e
apnl:cant's r_ques� and t:�e appl?cant subsaquenclyVsubm___a3 ths
attached "Appea? of an 3dministrstive Dec:sion" oursuant �c 52ction
S-16o1 of the Code_ The sta?f oos±�°_on is sec *'or�;^. !n the
at�ached lette� to Ron Gar�ie�d, dat2d :Iovemner 22, 199�. �%�
In the letter �� Ron Gar=ield, the siaf'. ild�cated t'_:at _M.eadowood ,R
+ras plattad prior to adooted PGD s:.andards. ,Ieadowood is s:��'_ar
_. to a ?CD in �hac the C�unc� apnroved saal?er individual _oc sizes
than allowed 'ev zoninq at ��e ti�ae. The smaller lot s`_zes �rer_
aporoved because the open soace parcel was included '�� 1lSill'° tha� �•
the total subd_vision density conforaied to the zoninQ. F�� liaits �
for individuaZ lots wer� never discussed becsuse F.11R li�its dzd not � ; '.
exis� at that ti�e. Subsequent ta the original aooroval, :seadowood
�___ , was downzoned to R-30 PrJD, which impose3 an r3R of 0.13. Based on y
, exist�ng lot sizes, Meadowood homes can �ange fsom a low or
approxiaately 3,00o squar=_ feet to a hiqh of 7,500 squa�_ feec. ;°
If the open space is evenll divided between the 67 loL owners, each
lot aould gain approximately 2,463 square feet of floor ar=a. This ,
� � would increase home s?zes to 5,463 square fe_C on the low end to
i 9,963 square feet on t!�e high end (the staff notes that these ,.• , �
figures do not r_aresent newly adooted FAR exemptions, including
750 scuare fest for garaqes and 4,000 square feet of subgrade
space) . Far comparison purposes, the staf: noces that che ��
Highlands Subdivision is proposing home sizes in the �,000 - 5,500 ��'
j square foot range and the .Iaore subdivision is proposing
: approximately 6,00o square foot homes. �
j �
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' � APPLICANT: Morton Silver �+
LOCATION: Lot 3 and par� o= Lot 4, Block 1, Meadowood Subdivision
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SUMMASY: The staff opinion is that our original determi.nation is `
carract. Meadowood as originally approved contained no FAR � - r.: -
restrictions. It was later "down-zoned" to R-30 PUD. The staff ?:,=,`�5
notes that the PIJD designation is applied as a suffix to a zr.ne •, ��
dist:ict (e.q. R-30 PUD) and requires new develcpment to procs_d y-
accordinq to PIID standards. The suffix does not indicate tha= a i
subdivision was approved as a PtJD. Because no floor a�ea ;� �i:�
restrictions existed when the subdivision was platted, it is clear �^` �
`hat there was no intenc to include the "common area" for FAR °�"� ��
__:_ purposes; the approval was granted to vary lot area. "� r,:
. RECOl�lENDATION: The Planning staff recommends that tse Board dang ��s3
the applicant's request to include the Meadowoad "open space" in ' ���' '
FAR calculat_ons. If the Hoard supports an increase to the � �'
Meadowood FAR limits, the staf° reco�ends that the homeowners ` '
aonly for PQD apnroval to amend the Meadowood plat and ocher �° !
doc•.imenLS as necessar� to cr_ate a true PW subdivision. ;�, .,
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� Rona?d Garfield `;;r�"`
� Gar=;sld and �3ecat, P.C. ,";�.
601 �as� Hyman 3��enue �r,.
115wen, CD Sl'oi�
R�: Mar:on Sz?ver 3u;1d_:g ps�i= apn::cat!on �
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_ ha��e re•�:saec ycu= _e___rs oi an�ea'_ =�gar�i�a �.'�e 3e.^__=- o: �.:e `
Si'_-re, bui?d'_^_q pe��=. ' �s _rcu c:.ca, �.':is �e�'_= «as der.ie� (
. . � 17E�31152 L:lE:° 15 IICL 5:.:==_II:°_IIL _'_�O� Z.:°3 d'i�';LlC3�.^.�.° t^. .._=�T?��S I
lot t� ai'_cw ��e aropcse� iac===sz ia �_oc: ar�a. ;
�1s I unders�and, you cor._=_nd tha=, because Meadcwccc Su�d'_-r?s�cn f
was �zat_ad as a P'_anne� lin_. Develcemea�, (?�Dj, ycu= c__e�t {
shcui3 be aac'_='_a� _� use ac_eaqe assoc'_ar.ad �rit:� c�e co�on opea �
� suace •aL�r�utaole t� a'_1 lot awners ia r.'�e subdiv_s�on. '
I ac=-ae that :!eadowood :ras an ear'_y a��ampt at c__at�ag a ?L'D even �
� I t�ecg;i `�e ?*JD �r�cssa aas aez cad?_�e� at the t�e :.�a� Keadcwecd j
was sukd?��zded. T'�e =�^_a-3s a��a?labie °_�m c.'�at t�e izc_.ace �:a= j
; loL sizes �er=_ r�3uca�? :� nrov�e �e amezit� of a comcn e�e:t �
! spac� and assec:a=ad =ac`__=�iss. 3ecausa ne PGD let s:�a va=:ance �
I, procadurs�es?s�ed, �::e developezs were di=�c�_� t� aneZ•� _� tze • '
' Caunt-✓ Hoar3 of �d;us�enL (HOA) far an ov�+-z:.� s�c_v:s-�r. lot �
,� ' + size varianca wh?cz was subsequently crar.tad by t`se CounL? aea. • �.
• ----� 1 Wh?_e it is clear t�at lot s�ze var�ances were gra.nt_d f�r the
' � ent_== si�division, :� dces.ncc anpe3.: �:�at the Count�r int_n�ed t�
allccate t�e flcar a=aa at�=i5utable to t�e ogen snaca ta
i . i.Zd:r±dual Iot awne=s. rlooz _ar=_a was n4t ar. issue wksen t'�±s
, - • su�division �aas c,=_ated. The zon_ng at t'�e ti�ae was AF-i �rhich had '
no ::oor area res�=?c�ions. It appears t:�at Meadoweod was rszoned •
� lrcm ?,:-1 te'8-30 bv Boa;3 of County Commissioners Resolutioa �72- :
. ! 10. While t�e new R-30 zoning had the effect of creatinq qreater , ;,
- con�oraity in reqard ta Zot size versus zone district, it had the .
• added effect af i-anosing a floor ara? ra�io. Becausz the oriqinal
� P�D di3 net contamgiate a futara downzcninq and the imnos_tioa hy
. the Caunty of a floor area ratio, t'�e snbdivision as n'_a�ted and
aporoved did not allocata t'�e commen onen. soace FAR to ind_�ridua]. ' �..•
Iat owners. . • �,;
I r_vi�✓ed your' anoea? witK Suzanne 7conchan, � Pi�!cin County. � � �
Commun_ty Oevelonment Di=eccor, and it is our decision to deny your ' • ��;
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t-0 Sui.-x G..�:a irx�e. • .as,cv.Co�cuoo 91o1i • Pxo�e i0i.?_�71?0.E.a iQ1.920.5i?:
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� Ron Garfield - ,
- Page 2 � �. r..
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apneal for the above stated reasoas, I� You �wish ta apueal our
' decision to the Hoard oP Caunty Ca�,ssioners, please nati.y �. f;.
• �' r'
To schedule an appeal heari.nq betore tha Board of Caunt�. ' ' '
_ C�issioners, a one-step application tee of $Zi5 is re e • ���
�Y� provide any additional. supnlemenul materials at the t� that °�'
Y.� apoly for an appeal betore the gcard_ Er you have any �,�+
questions giease cantaet me at the�above address ar by telephone `.�;�
az 920-5103.
Si2lcerely, ' ,
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Franczs �x. Rrizmanich
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_ - � �� �RONALDGAItFIE[[.D• . . � AlTORNEYS AT L.1W � . � ..'..;�;.
_� .�NOREW V F�CHT'� VICTORIAY SQUARE BUILDING '...'��
x...-- �QCHAELi EfEAAON••• � � , . a�� �i.'y.
DAVID4:.�IYO �1 EAST HYMAY aVENUE RpBERTg,i�,yplG Z,y
ASPE.*!.COLORADO 816I1
� KRlSTi i.PFRR�RO'•" � . . �. . � TFIEPHONE - �"s�;.
P.�TRICR D. S1eALL1STER"•° . . . � � . .. 1303)925-I9I6 � � .��.
_ TELECOP�R a
' _ . .��0 1mn.a:o - - � - . . . . . . � � . . ��33 925.i006 . �
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- • ;�••°"��°^ February'.199�
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Franc:s Kri�anich
Pitkin Counrv Planning Office
Ci�y Hall
130 South Galena Sueet
Aspe:i.Colorado 81611
Re: �Iorton SilverlBuildiag Permit_applications
Dear Francis
;as you know,we reoresent ti(oaon Silve:. As discussed wich Paaick Vtc.ailisier of our
�' -- tirm,please schedule a hearing on this mane=before the Piflcin Counn•Board of Commissioners �r `
for some time in Vlarch. Enclosed herewith,please find a check[or the one step apnlicarion fee
in the amoun�of 5215.00. Please advise whea vou have scheduled a hearing dace. �
;,
. A ''"-� Sin ly.
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�� _ Ronal �
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cr. V[orton Silver i .,11
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, -� 4¢�iAB.l.!�4.YON••• 601 c.4ST H1MAN AVENUE Ofeaunxl: �'J
DAYIDLL°*!YO ROBFArE�MDIG �,�).;�r:,.
.�SP&v.COLOFUDO 91bt1 e`Z,;
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`'""'d" Ocmber 19, 1994
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V�a Hand De!iver� � _
4 ia C��±i!ed bfaiI R� n R�^�:���equecte3 r7�^o:+p� i;�1 .c``
- �fs. Suzanne T.{onchan �.
Plannin;D'ue�cor •
'I f30 South Gale:ia Screat i3
' i :3spea, CO 81611
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' Re: l�forton Silver;Buildin�Pern¢it�pplicarion f
' �i
Dear Suzanne:
� : Y' On October �, 1994 1�forcoa Silve: ("Silver"), chrou;h his represeaenave .1r1ic5ael
; Pines,�vas denied a Building P�:mic;�e"�pplicsrion")ior a pIanned addirion:o ais�rope:ry
desccbed as Lo� 3 and parc ot Lo� �, Bloc�s 1, l�fesdowood Subdivision. Pitkin Coune�,
.j Cotorado. In our view, the�pnlicaaon was wronQfully denied on che�ounds tha�chzre�Has
� not suinciea�Floor Area Racio("F.3.R.')avaiIable for che proposed addidon as�r�scabed '.
_'� by che PiLI•in Councy Land lise Code(t6e"Code"). � �
: .
Pursuanc�o Szcuon=t-1601 oi rhe Code, 'any applicanc ior a devetoomeac per.nic. . �
. may apgeal a. . . deaial of[he developmenc applicadon no lacer than�iiteen(i�workin� �
days of the decision." � �
Pursvant co Se�uon 3-90?of rhe Code, "an appeal of an adminisQarive decision made � I
, - � pursuan�[o Seccioa�-300("Buiiding Pe:mi[Review") . . .shall be forwarded to cb.e Boazd ' '
oc�djusar.eac,P(annin,Coaunission,or the Boazd of Councy Commissioners a�rhe discrecion
oc rhe Planning Direc�or. . ."
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`�' (. l�Is. Suzanne Konchan ?' ''..
Page 2 �*�-�-:
, _ October 19, 1994 ��'�' �'�
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� Pursuant to Secrion 4-1602 of rhe Code, "wichin fifcern(1�days of the receipc of a ';;t:r-'. '
� written reauest for a hC3IlII�pursuanc co this secrion,an appeai. . . will be scheduled by rhe ��:r,��� '�
— Planniug Director". --�:,:,' ,:
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The purpose of chis lette:is�o appeal the denial of the Annlicauon and formally reauesL '_=.,:;:.-;::.
a hearin��ursuant to Secrion�-'_101(A)of[he Code. Pursuant co Sertion 5=_'101(B)or rhe �c:`•' :�
Code, the reason for chis apoeat and reouesc :or a hearin�is that the reviewins suihoricy
:�; ,,::
e.
resnonsi�ble for the de:ual oi the Aaplicadon improperly failed to inciude Silver's ownership
interes[ in [he common areea area oi the �ieadowood subdivis�on as part oi �e F.�.R. '�1
� calcuiarion. .
ITae ori;inal plac:or�Ieadotivood;ubdivis:on, which was duly approved on June 23, . `�'i}
� 196�5y rhz requisice auchor.ues oi P;tkin Counc�f, Colorado,srates thac: '� ,;z
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"This suodivision plat is approved by rhe Pit�County,suojec�
to che following�x�r=ssed condiaons: �,
< ; ?. Lot sizes are aaproved and buildins pe:miu shall be '
i ;ran�ed only on a cor.didon:hat hi;h density oc�unanc.r shall be ��
. t _ avoided by inc'zdjQo che comrr�on ��n are� ss ;�ar* or the
pia�ted<rea ior�uildin�_�e^nirpu�o$eS . . ." (e:nonasis addea)
Tne minutes of[he mer:ins of Board oE r�djuscment re2ardin� che aporoval of rhe �'
� Vteadowood Sabdivision scace: y :` .
� .
-�' — " . . . the cl�airman e:cplained[hac this plac has been anoroved by '
� .
the County PlanninQ and Zonin; and thac it is condirionally !,
approved by the County Coatmissionen,pendin;approval by che �
, - - � Boazd. He wen[ on to e:cplain that thi�plac used a clustg� '
� : prineinie and would pertnic ao more houses than a standazd :
± conformin�subdivision plac for the area. Tbe plat was approved �
nrtanimpiISIV." �2RID(135t5 3ddCQ�
The pIat laaguaQe,in our vie�H, indicaies that the developer of l�feadowood intended, �°!.
I and the Counry approved,a subdivision which concemp[aced thac,a proporrionace stiare of die �"M'`
i: commoa green ar�t was to be included in rhe calculaaon of the area of individual lors for the :.+, �"�
purpose of F.A.R. calculadons. l "�
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l�is. Suzanae Koachan `s .
a Page 3 � �;'';•� .
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� Octooer 19, 1994 �'� _
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T'ne minuces co rhe Boazd oi Adjusunen[ meeang cleariy aporove rhe "ciusce:�, . ;,`
princinle". The clus�e:ia; principle is ruudazaenral w rhe Planned Unit Deielopmenc � r
("P.I;.D.^)coaceg�. We are aware oi at least nvo(2) P.U.D.s located in Pitldn County, ��'•': •�
wher�che aonrovals provided:or�.aclusion of a propordonate shaze oi commoa area in the .x. �=
calc.uaeoa of che area of individual!ou for F.�.R.purooses. The�vvo(2)e:campies are T"ne s::;:�?:�;�
• _ Preserve Subdivision and Castie C:es!c ValIey Ranch P.li.D.lSubdivision. 3lthou;h the
;:,.f,.: •
P.L'.D.conce�c had aoc yes be�n:ormally adopced by Pidcin Counry in 196�, it is clear�hat ;;..._:
che de•:e'.00e:iiueaded and rhe Caunry approved che piaz of che Yfeadowood Subdi•rision based a: .
unon:hac conce�c. !: .
�' .�..
�ieadocvood 5aodivision:�as been a de iac.o P.U.D. sinc� irs scepuon. ?n C,;uncy �
Cor�missione:s' Reso(urion 73-_0 re;arding Nc�H ZoniaQ �Iaos, �teadowood is •�Lear!y
reie::_d�o as a P.li.D. Ia addieon.�feadowood Subdivision is�zrrently zoned R-�0/P.C.D. F
� e1s a:rsulc, individual 1oc owne:��i tifeado«%ood Subdivision sfiouId be entide3 to inc:u�e:n �
- . { the caicniadon oi cheir toc area:he::�r000r.ionate owne:shin inte:esc in�e common�*e�a �
, area. r.
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, In our ne�H,che�alcsIaeon ei 1ot srea in;he�feado�vood Subdivision snould'ae such '
�fiat, he[oc area of all rhe lors w�ic�are presendy wirhin rhe Subdivision, shall he inc.-eased �`
ch
by a?ropordonace pe:cearage oi he ac:eag�or che common_re�a area�Hirhin he Subdivisien.
� - This rne:hod JL calcula[ins !oc area•�ras aporoved for T"ne Preserve Subdivision and Cas�le
Cree!c4alle^Ranca P.L.D.:Suba•::ision. �
Ne would like to:esolve hs ;ssue ac the Planning level withouc having co rake ai:.'
furche;appeals. �ier revie�Hin;:his aop::al and requesc'or s hearing,piease con[acc us wich �, :
`� _ insBUC;ions on how you incend.o proc..��on chis maae..
- - � .
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Suzanne,I tivill be on vacaden unril V ovember 7. Paaic!c�Icr111iste:,ano�her accor••e;� `�
in this hr.n,has worked wich me on�his would aporeciate your iollowin;up wich �
-. him. � i
, ;
I Sinc�rely. • '.
y _
' - .,��
Ronald .. � �:�;
` RG/PDh[c�mai � i 1''� 4
Capy w:�[oR Silvet(via facsimile) #.,
c:lron�silvere.pdm °;.°jl�
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ATiORNEYS AT UW ��� ik
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ANDAEW v.F�QiT•• VICTOIWN SQVARE StlILDING
� � .LIICBAEi.l.HERRON••• 60l Er1ST HYMAN.�VENUE �00� � !' Z r.
DAVm 4[_..''�lYO ROBIItTE�.NDIG
dSPEN.COLORIDO 81611 ��, .
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.... '„a a e„ October 21, 1994 `'
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VIs. Suzanne Kunchan .
P?anning D'uec:ar �
1�0 South Galeaa Stre�: �
Aspea, CO 31611
Re: l�forton SilverBuildin�Permit�pplication
Dear Suzanne:
__, Please le:chis le:ce:serve as a sunplemenc co our letter to you dar.ed Occober 19,
1994 submi�ted on behalf o2 Vfonon Silver re;ardin; the denial oi a Buildin� Pezmi�
Applic�cion. Tnrou�h convenarions wiih the Picldn County Tat Assessor, we have
leamed;ha[[he common area in che l�leadowood Subdivision is deemed to be "absorbed" .
in�he tas bill readered co each individual loc owner ia che�ieadowood Subdivision. This ! '
�-�' fac� shows thac individual lo�owne:s in rhe l�leadowood Subdivisioa own an incerest in - .
� che common area; and as a result, rheir propor�ianate ownership iaceresc in che common
, I area should be included in che calcula�ion oi rhezr lot area. ' `!
' Sincerely� � i
�.
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4
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; . Ronald eld �. -
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� ME:�DOWOOD IiOIv�OWNERS�SSOCIr�,TION ; , :
a .P.O. Box 8774 � ,l :�
8 �,spen.CO 81612 ;�
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March 3b, t995 -r�7 .r
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- - Aspe(t�vPitldn Cpommuniry Developmeut Depaztment _-*�
� � 1�U.J.CYdI�MA.7LICCC . . . �' . � � � ,`! ; .
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�ttn:Francis Kri�anich ��c .
RE: Siiver appeal of:�dminisuarive Decision _ �� :
' ..�`•
Dear Sus. `f� .
„_ -
The�Ieadowood Homeowners�ssociation were asked at our last azusual meeting in �
September so consider allowin�the inclusion of;.ommon azea in the calcuiauon of Hoor area ar ��
the request of�[r.Silve�s represemarive. This request was based on cE►e lan¢uage staced in the
plat for che�teadowood Subdivision. The majority of Vteadowood Homeowners presem voted �--
to approve the request. �
Please keep us informed on the results of this appeal. Thank you.. '`��
• Sincerely,
. �� ��
Chuck Frias
:�. Presideat
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Meadowood Homeowners�ssociation ,
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PROOF OF PUBLICATION E�'- .
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STATE OF COLORADO) ::��'?`.''=
)ss. . Copy of Notice �.. :,:
..._. _ .. . . . - . ._ . . 2�,_-
County of Pitkin ) �i=;`.
. rt:
I,Andy Sto�re,do solemnly swear that I am lhc Editor
in Chief of THE ASPEN TTMFS:that the same is a weekly 4 .
newspaper printed,in,whole or in part,and published in
the County of Pitkin,State of Colorado,and has a genei�al `
circulatton therein;that satd newspaper has becn puU- t� '
lished continuously and uninterruptedly in said County �,�'��`��T�
' of Pitkin,for a eriod of more lhan fi two consecutive PihOeNatle�'`�`��"L�'
P fh'- e�se:r�cioncg��:e�m.:a a: �
weeks next prior to the first publication of lhe annexed c�va�o�w..�n_aex�rCa.a.:� '
legal notice or advertisement;that said newspaper has ��d„ ���''�' a
been admltted to the United States mails as second class •+ro�'�.��'` +� � 4�
matter under the provisions of thc Act of March 3,1879, • �.;d"��-��n'�°�""` '
or any amendmcnts thereof,and that said newsp�per is a i5'�d��.!�d��+�.'
- - +F�'mWti�e�orp�weuupamonGam 'l.W._.:sS°-.�.
a week►y newspaper duly qualified for publishing let,al ��oo,�n�;�■uK.;eoee i�e�ek.k,.e:,
notices and advertisements with the meanin of lhe laws xaso!a�r;;sw�t r.�,n.�;ce�o�.ao,-:
Ra
. � . s lI6UPhoor3W92061C0- r�:. . - . .
of the State of Culorado. , ��i�, ;
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n,nrrramme�t�mnr�..ne.��. ,
That the annexed legal notice or advertisement was pulr �is� a;; f _ -.-�.i>.>
lished in the regular and entire issue of every number uf —
said weekly newspaper for the period of,�,_consecu- -
. tive insertions;and that the first publicetion o(said notice
w�s in the issue of sa� newspaper datcd
11D'J. ��A.D.,19�_ and lhat Jhc lasl pub-
� lication o said nolice was in the issue of said newspaper �'
' � dated�B _�A.D.,19 q�. t
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� Subscrib d and sworn to before me, a notary
public in for the Cou ty of Pitkin,Stale o[Colorado,
---,N? on this�day of A.D.,19�?l� . " E
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�. .����a My commission expires '1���
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:� Aspen,Colorado ��
' � PROOF OF PUBLICATIOI`J t �
� S
STAT6 OF COLORADO) J '
' )ss. Copy of Notice
_._ _.-- ::::.
4
Caunty of Pitkin )
. ' . � l,'S�1,',
I,Artdy Stone,do solemnly sweaz that I am the Editor
_ in Chief oF THfi ASPEN T1MES:that the same is a weekly
newspaper printed,in,whole or in part,and published in
the County of Pitkin,State of Colorado,and has a general
circulation therein;that said newspaper has been pub- , .
lished continnously and uninterruptedly in said County t..E.7s k,� t_neucrance. :-s F 'C:''
of Pitkin,for a edod of more than fff -two mnsecative � °�"'�T'�NO7C&T"'stha e°a°�` f
P �Y c�nr coe.inwK..w'raw.r.�mti cw-'
weeks next prior to the first pubtication of the annexed ""'^�^���'�w��u.
legal notice or advertisement;that said newspaper has ��?w1Da�m�.>�e;m,�„�i-! ,
been admitted to the United States mails as second dass >: dO"o6a�'��'�'"°�"'d"�? f
��e�a.,m e w�w�a,�.pm;:
matter under the provisions oE the Act of March 3,1879, �`"��mu'sie,w���aP„uso.e.u.• `
}+,edbatOmdiodheher�'.._! r .:? $
or any amendments thereof,and that said newspaper is a -���p�,�„my,��.,,
a weekly newspaper duly qualified for publishing legal �°°'od�"� -' _ �
notices and advertisements with the meaning of the laws '.���`wew�'°e��:�`��s„w.�°°--�.e5 . i
•,�••�:00 P�:-la�tqe otllee-of�t6e.Clart=ud�' � � 8
of the State of Colorado. .:;�e«•„d�,s�o:e,.e x,�o:,��;;c,r��.eo_ a
-�I61LPhorvc.9709I0b1l0. :: . ..-. ; .
. -::1 . . �10JeortteJooei'y � �� �
That the annexed legal notice or advertisement was pub- -_ � �scwsrcwk',.
lished in the regular and entire issue of every number of -Ai61"�ede7°`�P°'nsnaaOC������;;j
sald weekly newspaper for the period of�_consecu- ;i
-- tive insertions;and that the first publication of said notice
w s in the issue of said newspaper dated y
�� t�{' A.D.,19�_ and that the last pub- �?
lication o sa}d, notice was in the issue of said newspaper �
dated �X• �4 A.D.,19�,�. "
y .
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Subscrib d and sworn to beEore me, a notary
publie in d for the Cou ty o Pitkin,Stale o[Colorado,
_ on this�i�_day of A.D.,19 gS .
, -
Notary Publi , i
, My commission expires 'e{�
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' :�,y . Aspen,Colorado ` �.:,i,.
� PROOr OP PU[3LICATION S'.�_.:" ';
�! �
s STATE OF COLORADO) �t
- � ' )ss. ' Copy of Notice :'r'
�
-� ..� Counly of Pilkin )
� l.Lorrn/eakins do solemnly swear lhal I am tlic _ a, .
Publisher of 7'HE ASPEN TIMGS:Ihat the same is a wcek- 't �' `� `
ly newspaper prinled,in,whole or in p�rl,nnd}iublishecl � ' NOn�OFP�x� - ��
In lhe County o[Pitkin,Stale of Colarado,and lias a en- '�`P�T��'1OTM�T�"e a�eo.ra oi
6 camn c�e.�e.,o�mm cw�a,ce4-
eral circul�llon lhereln;lhat said newspaper has been ���n• �+!w�uK�:, 2 .
ublished continuousl �nd uninlerru�ledl ln said ��i°"wR°°�"�°'"�"iae0i'a6a�`' " .r
:� P Y� 1 Y s9s.n e�.mw orco.�xr c� waoe,:
County o(Pltkiry[or a perlod o[more Uian tifly-hvo con- M«uoi rt�w?��m c�wy oi.ma c�n:.
�-oom,sas�Fas�Lfaw s�eee4�.o�a cobr.ao.--� .
seculive weeks next prfor lo lhe first publicalion of lhe sie»,e:nYa�u�..ap.�.x�.ca.a.:
':nKwc�..r+�..,oaeee�., .. .� r
annexed legt�l nolfce or adverlisemenl;lhat said newspa- ,L...���.����y i}
per has been admilled fo Ihe Uniled Slnles mails as sec- ;;corn�woerexsovrvw+couimco4:
- -ORADO.,M7TXDMp'ING RFSERCNWN.IC,.-
ond class maller under lhe provislons of lhe Act ot March ''�urnoRVwna+ro nwe�eorma-. '
3,1879,or any amendmenls thereo[,and lhnt saiel news- `�w°-°�°y°°Fn��nrortrm�w�Y' _'
� erisaaweekl news i erdul u�lffied[or�uUlish- "� �����%�
. P•P Y P�P Y9 • k :�meeo.aac�qc�w�.u..n.> •
ing legal noUces and adverlisemenls wilh lhe meaning of :i.wr�a'u,.,.�v.wnue w w.�.on:.
� ��the WrmbcT.M%b�9ot lr+o�qnte GDOt.; �`
lhe laws o(Ihe Slale of Colorado. :,�.��,�;�,,,ie��,:, �,
a�s ta am nde.eWuo�c ooncmolet me,:� - �
That the annexed.legil nopce or adverlisement was pub- ::�ad�d�,r�n�.�; w
e�We M � '�uc xmn AuoaNkn.iww-- .
. ; lished in ihe regular and enlire issue o(eve y ntunber of ,v.,.�.�..�,,,,d u,,e.�.,,see,a.:
said weekly newspaper(or lhe period o( � consecu- ,�"°P"�'•'"'°o°"""`�°°00ibe°i61a'
..earu h x..err�ou r�s�6l.nu 16.Hr�
tive inserllons;and lhat the flrst publicalion of said nolice :��s�e..a�m�e.e�a�wwKew�n>
n wns in the fssue of said news ��er d�ted '`°�01"0°101"tO"°"°"`4'"°"'"°°Chi°'
,, �` N�1 n.rxme,V.oawoas�oww..R�weM.o-
� IJC=�.� A.D.,19 45 and lhal lhe lasl pub- :d'""���"��"���"■P'"Y b"'°
:,�,�.d a�me a� �Me�.
licalian of said nolice was in the issue o(said ne�vspaper nru.na:.nK,�wmce.onax.,m�'
daled .D.,19 °t 'uoa,n"so°'°'..'rte�`e"""wo"'°°w°..
�' MPm S�n{Caowro wla waa url�oN wo-"' E ;
F� -�_� �Pm�ts6�veloMalMlWlthef'MOe�mp�pi. . _. . .
�nuad6P!IeodtheENlotyiedow �
�.:•n.ae..a.a'oo�oir co.o�:�.n n�nr
.�sa � :��:xnWrerth[NekienAmlCmocanloj�ulko-- . .
. . }�' � , :�rlmloeddWlk��wWnlq)4eWpxtumwq_. .
.• . 'MiOVevi ai�the Noreabv T:U95 4�Ibl. � .
. 1� .a1M11brwitAArawo`+�M�lulltie'deematl�to�� .. . I'
Mve aot E[a m6mktsd mJ vete wl m 1he� .
- � Subscribed and sworn•to be[ore me, a noliry ��°'°.'.odhitlot��°°,s°'"°0tb:°
� public in and[or lhe Counl o(Pilkln,Sl�le of ColoraQo, '�d������ ' � '
�lar;pnbile IosPKll n�1 tAe�Clvk a d .
� onlhis�dayof A.U.,19 � ����'��:��s�°°i6i.�.a,�a- �• �' ' .
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. � � ,��1 �ri+.:e�men.hae,.�. .,��.. . . .
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�^� Nolary Public 1��� 1_�s�s ..,<.� . > .
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' r� Aspen,Colorado ;_�-:=•i,�
�t� !;
PROOF OF PUBLICATION �: r
--- STATE OF COLORADO) �Y j '�
• )ss. Copy of Notice ��' '
;=s.,•
County of Pitkin ) x:f' '
;.
I,Andy Sfoue do solemnly swear lhat I am Uic Gdi(or :4�: '
in Chief of THE ASPEN 17MES:that the same is a weeMy `
newspaper printed,in,whole or in pa�t,and published in �
the County of Pitkin,State of'Colorado,and has a general �„� ,�-.,.�*�!?. ,�t��'"'; `•c'+
circulation therein;that said newspaper has been pub- ���,w.r�• "' '
flshed continuously and unintenuptedly in said County ?��� ��
of Pitkin,for a period of more than fifty-two consecutive `«�o�+�e.�?f lsss,m,u • .
�wuue�a56w�ei�mew
weeks next prior to the first publication of the annexed -u,■o�.uk e.v.�n.<.,on o�w�:.ess,� ,,
n
le al notice or advertisement;that said news a er has `"°o1ed1hi1o°°"'"°p°°''"�°°�1�`' ?3
8 P P e��auron ocste eoum w rnum=' i.
been admitted to the United States mails az second class xmmnssar�s oF e�'rru+mu�m.ca.,�
matter under the rovisions of lhe Act of March 3,1879, '����w�DMWiNO REFERENDUM418,;�
P �,umio�twn+ru uwe:neveia�eama�1
or any amendments thereof,and that said newspaper is a ��P'�q�"�'O�^"��� �
�. WNNAY 7;. .
a weeMy newspaper duly qualified for publishing legal anw.er:w�uetme�u�x�w�!�`;=�
noHces and advertisements with the meanin of lhe laws �n"""�`�OfD°6°`N`°°"��"°���
fi auom�-oma au�a�..a n�a..-•
of the State of Colorado. aao�..i►w�x�.ko�m�°�.'a°�lbllt" .
reooc9memos�eo r •:. , ' t,�,
•1a�meJoosoqwtrCw�'C�+- .
That the annexed le al notice or advertisement was ub- ��mn"ti°`°n�N°"�°�'�
8 P uai ��;� >,r _�.�
lished in the regular and entire issue of every number of -
said weekly newspaper far the period of�_rnnsecu-
Nve Insertions;and that the first publication of said notice '
w s In the issue of s �d newsp�per dated
�. � A.D.,19� and that the last pub- .
lication of�sa-id notice was m the issu�f said newspaper �
dated l Yxi. �-( A.D.,19�]—. ' i. ,
'y. ` � . � . . :. � . . . . . , _. p -.
--,_ � � � - . . . . . . . � .
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v, Subscrib d and sworn to before me, a notary
k' " public in for the County of Pitkin,State of Colora�n, • �
�; on thIs day of A.D.,19 �b . ,
f� � ,
a;j
u* Notary PubLc
'r My mmmission expires 4�-9 Fr
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PROOF Or PUBLICATION � %
� . � �
� STATfi OF COLORADO) ' `
�`>r
—_ _ )ss. Copy of I�Iotice :,^
� . d t;
County of Pitkin ) '� t.
' � ' - . . �..F.�..'
. . . � � . _ .. � ' . . ��'.,�". ''
_ I,Andy Slate,do solemnly ewear that 1 am lhe Gdilor
in Chlef of TH6 ASPEN TIMCS:lhnt lhe same is a weekly - '.'fj
newspaper prtnted,in,whole or in part,and pubtished in ' ' -C•,
� the County af Ptlkin,State of Colorado,and has a gcneral :: ,
ciccutation therein;that said newspaper has been pub- '�?''
lished rnntinuously and uninlerruptedly in said Counly
of Pitkin,tor a period of more than fi[ty-lwo conseculive
weeks next prtor to the first publication of the annexed , "�
iegat notice or advertfsement;that said newspaper has . ; �
been admitted to llie UnIled States mails as sewnd class
a^*-sr.-.: �
malter under the provisions o[the Ad of March 3,1879, r,ueucr�once:;
or any amendments thereof,and that snid newspaper is a T"�"OT1C a�e^wa� `�
a weekly newspaper duly qualified[or publishing legal >�a��� oa��t � '
ess,.macv.: weu�nwm�>.'
notices and advedisements with the meaning of the laws ub•�,�o�.. :.
of lhe State of Colorado. ��OFTME�O1`� � �`
_ ODM►pSI0t4NSOFP(I1iWC0U1(IYCOI�r .� � - . .Y
- � �ORADOAOOP7Yt65Cf100a,1+1ND�ICM"'$�:� .
' � C710N�STANpAR�6- .
That the annexed legal notice or adverlisement was pub- v;tcoq�;wuKa�tuu,iu,�o;�,,,,h„� `�
lished in the mgular and entfre issue of every number of ;.�����a���cawm .:1
- saidweelilynewspaperfortheperiodof1_rnnsecu- rt�.e�,sweN.bs�,,,�,�,,,c,i,,,a, �..
,616{lPMna�6AM51l0, �- j
tive insertions;and that the[irst publication o[said notice ;. -,.�;���,��� �,y
w s in the issue of s�id newspnper daled li;ts��e°�'�1±��+v�n�.�nwK„na �
, . \� A.D.,19�_ and lhat the lasl pub- _ _ , �.
lication f said nolice was in the issue o[said newspaper
dated 1• �� A.D..]9�_• � �
�_ �1 +1
�._
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Subscribe and sworn to before me, a nolary •
publtc in an for the Co nty of ilkin,Stalc of Colorado, .
on this�day of A.D.,19 S�. .
'. s
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'���' '��' My commission expires��g � ,
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AsE,en,Coloraclv ,�c�,�i.,
PROOI� Or PU[�L1CAlION "� �"�
:�
_ STATE OF COLORADO) �=; `
)ss. Co�ay of Nolice r�':'
County of Pilkin ) 4 �
I. Loren Jciiki�is do solemnly swear lhal i am the �
Publisher o[7'HE ASPEN TIMC•S:lhal Ihe same is a wcek-
ly newspaper Nrinled,in,whole or in pnrl,nnd publishcd
in lhe Cou�ly o[I'ilkin,Slale o[Colorado,and h�s a gcn- ��';
• - enl circulalfon lherein;thnl said newspaper h�s been,
published eontinuously and uninlerropledly in said t.����--,�,;;�,�h,�.� .,,1�$r,���
Counly o[Pilkin,(or a per3oA o(more Ihan filty-two con- w;' -,�c�nrerrcr�nce:ra��ayb 1
secuUve weeks next prior lo the(irst public�lion o(Ihc ��F�y���HAFARD, ,
annexed fe al noiice or advettisetnenh,lh:tt said newspa- �'ND7�a'�'���"• ��
S mi.�m n�,eea aocwwM,a�:�°cmpa�s�' i
per has been acimilled to lhe Uniled Slales malls as sec- �y�,��` ����yC�wxao�„ f
ond dass malter under the provisions o(lhe Act o(�4arch ra.vkrewn,�,;sos�..M,x,:A„��,;;
3,1A79,or an �mendments Ihereof,ancl Ihal Saict news- "COPia°�+a•vbhouon wbmiuea q W.ser:; :
� Y� ��P�wsua�..eQwun4•�w��x..,mnev�evt.
paper is a a wcekly newspa�mr duly qualified(or publish- ����avwa�b.�.�Neu«�? . �
..ePa dn�le'holb rpldenca The properq 4.; -
ing 1ega1 nolices and adverliseme�ils wilh lhe meaning of '�.e.a m u�:sev�.,,e u,�sw�p�i��w : j
Ihe laws of lhe Slale o(Colorailo. `��r'���/���N'a s�w�so,,
To�wv�oso�w nw�ee w�a me 6m
P,Y..wd Ir knoYm L,Int.9 01 the ReASlooe-.f . �.
. � �4�PtOpane:FOrNN1VI11I0f111WO11M a .
That Ihe�nnexed legal notice or adverlisement was pub- `�wam���nmca.�v,uq. �
fished in Ihe regular and enlire issue of every numtmr ot 4,,; y�,����! � ,
said weekly newspaper for lhe period of�_consecu- '�p�m.�a�a�w�. ,
- � live inserlions;and lhal Ihe flrsl publicalion o[said noUce _,:b7�s9s. _ �`°"�'b°°°"5eptap0"--�
w '��i,�issue o( said newspaper daled �
� A.D.,l9�_ and lhal the lasl pub-
licalian o sa'd nolice was Li Ihc issue of s�id newsraper � r
daled 3 •.19�_. ( -
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' Subscrfbed and sworn !o befare uic, a nol�ry
' ' public in and for Ihe Co n�y a[Pilkin,Sl�le ot Calor�do, �
onttiis a5' d�yo( A.U.,19 4,� ; ,.j
• . - - : . . . . . _ . . . . . ,.A
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My commission expires��
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Aspen,Colorado �:".'..
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� PROOIi O� PU13L1CATION .,,.
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_= STATE OF COLORADO) � �'
)ss. Copybf Nolice
- County of Pilkin )
. 'a :
i.Loren feakirrs do solemnly swear thal 1 iin the �
PuG(isl�er of THE ASPEN TIMCS:lhat!he s.vne ia fl wcek- �
ly newspaper prinled,in,wl�ole or in pnrt,ind puWished ;,r r j r,;; ,�;b�-.��r; . � '
in lhe Counly o(Pitktn,Slate of Colorndo,and has�gen- +Lr�ix.d+�-r0euctro�nc� '- '� ;
�,poMeawaure�sr'erAa�uns e:
ernl circulntlon lherein;tltll sa(d newspaper h�s been � ,A�pNINt'„FMk70KPCATANFf/0MlNT'i�_ � n�'
_ published continuously and uninlcrrupleei ly in said '- �°`��y��,i�' �`�; i
Counly o[Pllkin,tor a perioQ o[niore lhin fifly-t�vo con- .m�u�nuu�;waanma,s�`§�ss'� �
secullve weeks nexl rior to lhe[irsl ublicalio�i of lhe '�°"'�°'°'°�'°,�`��0��: ,
P P _beb.eine9wia.weawlrcanw.trna..M .
annexed legal noUce or advertisement;lhal said newspa- ow.�n cW.�.o�.sa e woau„,�.�co 7 �
per has Ueen adi»illed lo the United Slales mails as seo- coaidein'op"""°",�emu�.e ey eq .
Pume�/uute Eul AWilm¢nb,CadaolNU $ . � .
� ond dass malter under the rov�sions of lhe/1ct o!M�rch ""�"'bnind<`"`"�"°°"�"a`�0ed°" ;
(� til)til�Wpinr ieq eatins tda.loltowmR .
3,1879,or any ru�endments Ihereof,and Utal safcl news- �� '` ' �
:M�1�flK�4oe�nent to iJd:4nd to eha:,�
piper is a�week(y newspaper didy ryu�lified[or(�UI7It5I1- Poieyrintle property imm t�e a�.�w� ' . �
in Ic al nolices and adverlisemcuts wilh thc meanin of "?"°°"�OnOpiopa°' F
S B B aa.�zw,�z % a
lhe laws o[llie Slale of Cobr�do. n,���„��"��;�„�„�,'� < i
" toimin�aher ot the mwtW�aU7,raP�ehe:� � � . j�
-piupaty and WI Ybw t6c ana�a�llan d 1! ` � �
That!he annexed legal nolice or advcrlisemcnt was pub- ea.�.a au,Ki�or.�.c���..oe�ha ,
IisHect in Ihe regular�nd entire issue ot eve•y numbcr o( �a�"'�'°°�O"'�; F
soid weekly newspaper for Ihe period o[�coiuecu- •'�w�r�:�+���:MdMae�,; : .
�uaa.i i�eam�:��aupamrti'�a� , �
live inserlions;and ll�at tlm(irsl puUlirn!!on nf c��id nolice �,:�.,e�ou..�.m„etr w;,ti.uo,�. �
wa n the tssue of said news �ier daled "�T'°'N"°°y°'°�!"p°'R"'�'"c�mmm�r"
• p'I n�n�aan�.�e�,,:,r �.; . r .
� ���A.D.,I9 S�� and Ihal Utc lnsl pub- a .�.de�.`acn.tr,7 y
licali�n said nolice was in lhe issue o[sn+d newxp�per r�"swneab����� . �
' C�d�E(� .� .�9 �5/ . �Y1,�1945. 1��.�.._.. '- ��".i''� .
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Subscribed and sworn la before ine, a not�ry
public in and[or lhe Cou dy o[Pitkin,St�le of Colrnaclo,
on U�is a.s• dny o( A.D.,19 4�,. i
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Nolary Public
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' w? Aspen,Colorado
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PROOF OF PUBLICATION ,;:
� �
- � STATE OF COLORADO) fi r •
)ss. Copy of Notice
� .
- County of Pitkin ) r�,�=>�
- '�oFeueuc�nma
PLp.ASETAKE,HOT(CE 71ut tha Bw A ot.'
I,Attdy SEont,do solemniy sweaz that I am the Editor c,�w commk.b.e.a ruuo cawy cw._
in Chief of THE ASPEN TIlvIES:that the same is a weekl °"aO'"a CO1tldQthe�0rd1oin�'��
Y .uKm.m�.<a+.��swoa�iswss.
• newspaper printed,in,whoie or(n patt,and published in 'a�P�-��r�ua.e uw.,n�
�,Courtroon�506�Eut M�in 51rcet As0a0.�.�t' ���.
' the County oE Pitkin,State of Colorado,and has a general .m�n u�;va a.«w�nd,.�ru,.Wnm
circulation t hereic4 that said news a er has been u6- i°'�"'P°�i o d b e d i n� "'' ' "�
P P P onouunce oe.�rxe ao�a oc courm.
lished continuously and uninterruptedly in said County co�wnvns op rmaN muKrr,cou; �•
of Pitkirt,for a eriod of more than Fift -two consecutive ORAOO°�""R°i0"�O"�""�''W�
P Y 7'M6 POMfGRANATF EAST�MARTMENTS- �
weeks next prior to the first publ[cation of the annexed '�TM��!:�Ta�
iegal notice or advertisemenh that said newspaper has .,l;:�a�,,,a oi c'a,my ca.��;i,n�.,oi �
�Pleklo CountY:�(hen�nUter•eoard7 hu"� P
_ been admitted ro the United States mails as secortd class t'�����i�Po�����
matter Under Ehe provisions of the Act of March 3,1879, ,-c�enauuww,,,oc,u�uox;,
or any amendments thereof,and that said newspaper is a �q�4i°�"b�°�'°�"od"°"��""�w
�'�wor c�an.na-.�n..
a weekly newspaper duly qualiCed Eor publishing legal '�7+w�b.uxrom.e�ueF.n
notiees and advertisements with the meanin of the Iaws '�'9"�OO"d'°P11d°�"' - °`
$ 'z�ree''a�ii�w.n...;c�,r,�en.em.�,�w,:
of the State oE Colorado. ;��r�wav�er���,
��ak wvae�.'n.:�.i.o�64a.oa ee�-:
� :4aoted.M�lar Pl�t Aseudoea[iod Scenle.
That the annexed legal notice or advertisement was pub- �
���Y�Wprw�l aa evldmma b��:
, - lished in[he regular aad entire issue of every number of ��• "' � -
said weekl news a r for the edod of consecu- ,_;�°'""°"°�'"�'"01°""'°`^""°"��
Y P Pe P �_ �wM:,w�.auk.mu.mur; `
tive insecHons;and that the Ctrst publtcation of said notice ��h,��r•���N��:, y
w n the issue of s�atd newspaper dated a�cwnwp�r,mm,u�,n,eo�.,,,�.;+
�P .�_A.D.,19� and that the last pub- M�18°"adied�°"�'�°"R°n°""°•`
v�a wo��..ow.mr.�w,�:
lication o s 'd notice was in the issue of said newspaper ��+���u�.aanxs...�w-
�. ' dat d ��� j A.D.,19 �L� . un;.etooumw,waA,.�qt.,•.,,. i
s:.'ri�.p�xx��u�a.o�n d w�wq.se:
-.w:uw naqnr�t tide�ot IiYmue eneet'.m a.:;
� , meR sDK�1le�uf Amvlbed W Ne YueAM'. .
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_ �..�- � � ��1�amnKdGtra14'�olfdiflp�.'� .
� � 7:7Te PMklo Camry.MwJa{rW.7odiy Cp�i;:i
�. ,,.. .��olstloe reMeweO_t1r apptican�i�lepueat N��. �
epuea
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Subscrib d and sworn Fo be[ore me, a notary :�s«�y!:�wu.�:»aemeeimecwep.'
� Laod�Ula Code and�ernmended�pp�wd W'
' � public in a d Eor the Coun Pitkin,State of Color�do, ,n,s,..a,eu,�,
onthis- �b dayof A.D. 19�_. `'+i�m..aeee.n�.ear.a�eio.� ;
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tlhl!�.�P UIC PMltlp CMM,•LYd Ihl.. <: '.
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� 'ND1V 7tERF}DAE.B61!Od1UAQIFD by tLe-' �
� Notary PubLc eo..e�nr r n�,�n,�.i,y,�,,,,� ,.
-kr,uia rw�ea.en.:Fau Ap.n�ix p„pr,q,.:
[I My rnmmission expires��,� .(+.•�oenw+a�'�,�amm„��,w
�`7'•; • P'"n"u, a°wo'�.
�� � �� .n �. � raoaeootM1e.Y4z_mmau4kt::�..._ . .
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PROOF Or PUBLICATION � ;:. '��
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-— ' STATE OF COLORADO) ��`•w: '
f.
)ss. � Copy of Notice ''°' �`
a:..;:::-:
County of Pitkin ) `'`:��:,.
I,Andy Slanc,.do solemnly sweaz thal I am lhe Gdilor '�;�,. '
in Chief of THE ASPEN TIMCS:that lhe same is a weekly ,�,;
newspaper prinled,ln,whole or in pazl,and published in '�'!
the Counly of Pltkin,Stale of Colorado,and!ws a genenl 1
circulation therein;that said newspaper has been pub-
lished continuously and aninterruPtecNy in said Coemly
of Pifkin,[or a period of more than(ifty-two consecative
weeks next prior to the first publication o(lhe annexed
,�
legal notice or advertisement;that said newspaper has ��
_ been admitted to the United States mails as second class
matler under the provisions of the Act of March 3,1679, _
or any amendments thereof,and that said newspaper is a ;�`n��c:ifoncE `' '` �'"'�-�b�-.1,
a weekly newspaper duly qualilied tor publishing legal ����?���c ab,iu„ew,u�"�',�'�' �j
notices and advertisemenls with lhe mcaning of tlie laws ��n�`",�,d11tp��"'�°"°b'�� r •
_ of the State of Colorado. �'�����ymu�°tn.��°ery��'�� `
kr���.:ac��nv'°"r' ' .
� 7'hat the annexed legal nolice or adverlisement was pub- �,��„""�"�,av�^�d;,�
lished in the reQ,vlar a�d enlire issue of every number of �Y0T"���++m.6Raa��.a,�"'`
sa3d weekly newspaper for the period of_�consecu- � �.�uuw,n,ii�,,,y,c�,��
tive insertions;and that the[irst publication o[said nolice �'11,1995 �;�'�'4��OpN�+otier:z
w s in the issue of said newspnper daled '�```��
�. 1� ,_A.D.,]9 q5 " and lhat lhe lu'sl pub- �.
lication f said notice was 3n the issue of seid newspaper
-�.
dated_ � �l _A.D.,19�_.
':!�. , '
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' - Subscreb d and sworn to before me, a notary �
pubtic in a d tor tlie C nty of itkin,Stale of Colorado, ; � i �
on this_�_day of A.D.,19 QS� . '•
C� ,-. , .
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