HomeMy WebLinkAboutbocc.packet.12172014 - TDR Program 1
MEMORANDUM
TO: Board of County Commissioners
Regular Meeting – December 17, 2014
THRU: Cindy Houben, Community Development Director
FROM: Suzanne Wolff, Senior Planner
RE: Annual Review of the Transferable Development Rights Program
BACKGROUND: Pursuant to BOCC Ordinance 95-24, the BOCC must review the transfer of
development rights (TDR) provisions of the Rural/Remote ordinance annually at a public hearing. The
decision on whether to modify or amend the TDR provision lies solely within the legislative discretion of
the BOCC. A summary of all TDR activity is attached to this memorandum as Exhibit “A.” A brief
evaluation of the program is contained herein.
The purpose of this memorandum is twofold:
1. To keep the BOCC apprised of the status of the TDR program; and
2. To provide the BOCC with an opportunity to comment on the program.
EVALUATION: As stipulated in Ordinance 95-24, Staff has considered the following factors in
evaluating the effectiveness of the TDR provision:
Whether there is an adequate market place for TDRs or whether additional measures should be taken
to increase the marketability of TDRs;
360 TDR certificates have been issued to-date (see current list on the web at
http://www.aspenpitkin.com/Portals/0/docs/county/Com%20Dev/Planning/tdr-certificate-list.pdf). This
number includes certificates issued from Rural/Remote properties, constrained and visually constrained
sites, properties designated to the County’s Historic Register, Limited Development Conservation parcels
and properties zoned CD-PUD. No TDR certificates have been issued from properties zoned TR-1 or
TR-2. The BOCC has approved the issuance of 34 additional TDRs for constrained sites
(Grosjean/Spencer, Spizzirri and McBride), but the Certificates have not been issued.
The number of TDR certificates issued annually fluctuates, as shown below:
1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
1 13 37 13 24 15 11 16 3 32 51 62 13 17
2010 2011 2012 2013 2014
5 12 1 26 8
All 8 certificates issued in 2014 came from the Continental Divide Company property (Lincoln
Creek/Ruby area).
2
Of the 360 certificates issued, 194 transferred rights have “landed” on receiver sites (been extinguished)
in the form of new growth management exempt homes (35 TDRs) or additional floor area (159 TDRs),
which leaves 166 TDRs available for use. The table below shows the number of certificates
extinguished each year:
1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009
21 1 1 5 12 5 6 12 6 20 19 11
2010 2011 2012 2013 2014
4 9 15 24 23
Approvals have been granted for use of 344 TDRs on receiver sites: 255 for additional floor area and
89 for new development rights. Approved but not-yet-built development proposals allow for the use of
up to 196 TDRs on receiver sites: 142 for additional floor area and 54 for new development rights.
Pending applications would allow for the use of 6 additional TDRs on receiver sites: 5 for additional
floor area and 1 for a new development right. Note that properties in the Urban Growth Boundary and
certain properties in the Rural Area (lots in Starwood, Starwood Ranch, Owl Creek Ranch, East Owl
Creek, Eagle Pines, Castle Creek Valley Ranch, White Star Ranch, Star Mesa and Aspen Valley Downs)
do not require special review approval to receive TDRs for additional floor area. These properties are a
substantial pool of potential receiver sites that are not reflected in the number of approved receiver sites.
46 TDRs have been extinguished to date on properties where special review approval is not required. A
list of approved TDR receiver sites is attached as Exhibit B, and a summary of receiver sites and
extinguished TDRs by planning area is attached as Exhibit C.
The landing of TDRs has been fairly steady over the years. While not as many new sites are being
approved as receiver sites, the use of TDR remains high. In 2014, 13 TDRs were extinguished on sites
that do not require special review, and 10 were extinguished on sites with approvals from 2005 and 2006.
It appears that there is an adequate market place for TDRs.
Whether the provision offers sufficient incentives to encourage transfers out of the Rural/Remote
Zone District into areas more suitable for residential development;
While the price of a TDR certificate has decreased substantially over the last several years, the price
continues to provide a compelling incentive to sever rights from Rural/Remote properties, as well as from
other areas from which TDRS can be severed. The 2006 Code requires that any sale, assignment,
conveyance or other transfer or change in ownership of a TDR certificate be reported to Community
Development within 5 days of such transfer, and that the report disclose the total value of the
consideration paid for the certificate. This information is included in the TDR certificate database
referenced above, and staff is now able to provide much more accurate data regarding TDR sales. In
2014, 17 TDR transactions were reported for which there was a consideration paid for the certificate
(certain certificates have been conveyed with no consideration). These transactions have ranged in price
from $185,000 to $210,000. The most recent sale (11/4/14) was $210,000. The following table provides
a comparison of the number of transactions and the price range over the last several years:
3
Year Number of TDR transactions Price Range
2014 17 $185,000 to $210,000
2013 21 $130,000 to $185,000
2012 22 $115,000 to $150,000
2011 11 $125,000 to $165,000
2010 10 $160,000 to $225,000
2009 6 $200,000 to $260,000
2008 10 $282,500 to $310,000
2007 34 $250,000 to $318,000
Of the 360 TDRs that have been issued, 252 have been severed from Rural/Remote properties and 108
have been severed from “other” properties (constrained, visually constrained, historic, Limited
Development Conservation parcels, CD-PUD).
Staff would note that the provisions to allow transfers from areas other than Rural/Remote (TR-1, TR-2,
constrained and visually constrained sites, CD-PUD, Limited Development Conservation Parcels,
Historic Register sites) have increased the supply of TDRs. There are 166 TDR certificates available (not
extinguished) and 34 approved but not yet issued for a total supply of 200 TDRs, and approvals have been
granted to land 196 TDRs on receiver sites (this does not account for sites that do not require special
review approval to utilize TDRs). There is a slightly greater demand than supply at this time, but the two
sides remain fairly balanced.
Of the 166 certificates that have not been extinguished, approximately 29 are presumed to be “tagged” for
specific development. In most cases this is the result of development approvals that included rezoning a
portion of a property to Rural/Remote in order to obtain TDRs (Harvey, Craig, Aspen Valley Ranch,
Crown Mountain Ranch). In other cases, the TDRs have been restricted for use on a receiver site related
to the sending site (Wingo Junction Ranch/Roaring Fork Meadows).
Exhibit D provides a comparison of floor area approved via TDRs and growth management competition
in the last eight years.
Exhibit E provides a summary of the development that has occurred or has been approved within the
Rural/Remote zone district.
Exhibit F provides a summary of constrained site TDR approvals.
A map of the sending and receiving sites is attached.
Whether the procedures relating to the implementation of the transfer of development rights are
functioning smoothly and efficiently as possible.
The Community Development Department has a standard procedure for issuing and tracking the issuance
of Transferable Development Rights Certificates. By all indications it is functioning smoothly.
SUMMARY: For all intents and purposes, the TDR provisions of the Land Use Code are functioning
well. Nonetheless, it is an ongoing goal to continue to improve the effectiveness and utility of the
program.
4
Attachments
A. Current TDR Tally
B. TDR Receiver Site Approvals
C. TDR Receiver Sites by Planning Area
D. Comparison of Floor Area Approved Via TDRs and Growth Management, 2001-2014
E. Rural/Remote Parcels that have been developed or approved for development
F. Constrained Site TDR Tally
G. Map of Sending and Receiving Sites
5
EXHIBIT A - TDR TALLY (1996 – DEC 2013)
Certificates Issued: 360 TDR certificates have been issued by the Community Development Department
(34 additional TDRs have been approved, but the Certificates have not been issued).
TDRs Extinguished: 194 TDRs have been “extinguished” (development right has been used on a receiver
site and is no longer in circulation).
o 35 extinguished for new development rights
o 159 extinguished for additional floor area
o TDRs have been extinguished in the following areas: Aspen Highlands, McLain Flats/Starwood, Little
Annie Basin, Red Mountain, Snowmass Creek, Woody Creek, East Aspen, Owl Creek, Sopris
Mountain Ranch, West Buttermilk, Wingo Junction, Watson Divide, East Sopris Creek, Brush Creek
Village, Mountain Valley, Maroon Creek, Castle Creek, Wildcat Vista
Acres Deed Restricted: Approximately 8,332 acres of land have been deed restricted against development
as a result of the severance of 360 development rights.
Receiver Site Approvals: 344 TDRs have been approved to be used on receiver sites (summary of
development applications for TDR receiver sites is attached as Exhibit B)
o 89 TDRs approved for new development rights
o 254 TDRs approved for additional floor area
o 194 TDRs have been extinguished on receiver sites (includes 46 TDRs for which special review
approval is not required)
o Approved but not-yet-built development proposals allow for the use of up to 196 more TDRs on
receiver sites: 144 for additional floor area and 54 for new development rights
o Pending applications would allow for the use of 6 additional TDRs: 1 for a new development right and
5 for additional floor area
Rural/Remote Cabin Approvals: 23 Rural/Remote properties have obtained approval to develop cabins. 11
cabins have been built and one cabin is under construction (so those parcels are no longer eligible to sever
TDRs); 1 existing cabin expanded up to 1,000 square feet; 10 cabins have been approved but not built.
(Summary attached as Exhibit E)
Rezonings to Rural/Remote: Roughly 5,196 acres have been rezoned to Rural/Remote since 1996 (via
privately initiated rezonings).
o Balcomb/Stephenson (Thompson Creek area); Chaparral Aspen Remote Parcel; Child Ranch; Craig
Ranch; Crystal Island Ranch; Aspen Valley Ranch; Harvey Ranch; Crown Mountain Ranch; Jerome
Park
o 88 TDR certificates have been issued to date from these rezoned properties
o 10 potential TDRs from Child Ranch and 25 potential TDRs from Harvey Ranch have been
extinguished as part of the conservation easements with Open Space and will not enter the TDR
market
Constrained/Visually Constrained Sites: The BOCC has approved the issuance of 43 TDRs – 40 from
constrained sites and 3 from visually constrained sites (Summary attached as Exhibit F). 40 TDR certificates
have been issued; 3 certificates have not yet been issued.
Limited Development Conservation Parcels: 24 TDRs - Timroth (East Sopris Creek). 12 TDRs - Fender
(East Sopris Creek). 31 TDRs – McBride (East Sopris Creek)
Conservation Development PUD: 9 TDRs – Middle Ranch (West Sopris Creek). 7 TDRs – Nichols (North
Fork of Fryingpan)
Designation to Historic Register: One TDR – Little Annie Mine Site (Greenway). 2 TDRs – Swearingen
Ranch Homestead (Middle Ranch). One TDR – Parker (Emma). 3 TDRs – Emma Farms. 1 TDR –
Bunta/Manning. Two TDRs – Anthes/Brown.
Takings Remediation: 5 TDRs – Sawmill Hill parcels.
TDR CERTIFICATES AVAILABLE
360 TDR certificates issued by the County
-194 TDRs extinguished (used on receiver sites)
166 TDR certificates theoretically available on the free-market
6
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e
a
f
o
r
u
p
to
4
,
0
0
0
s
f
o
f
s
u
b
g
r
a
d
e
sp
a
c
e
p
e
r
l
o
t
4/
4
/
2
0
0
7
(
L
o
t
1
)
2
6
4
3
3
5
4
0
3
0
0
1
26
4
3
3
5
4
0
3
0
0
2
IR
-
1
1
-
0
5
-
S
W
IR
-
1
2
-
0
5
-
S
W
BOCC 97-24, 98-66
20
0
1
Tw
o
M
i
l
e
Ra
n
c
h
(
a
k
a
Ci
r
c
l
e
R
Ra
n
c
h
)
Wo
o
d
y
Cr
e
e
k
6
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
f
o
r
ad
d
i
t
i
o
n
a
l
r
e
s
i
d
e
n
c
e
s
3/
4
/
2
0
0
2
6/
5
/
2
0
0
3
8/
2
2
/
2
0
0
3
26
4
3
2
3
4
0
1
0
0
1
26
4
3
2
4
3
0
1
0
0
2
26
4
3
2
4
4
0
1
0
0
3
26
4
3
2
4
4
0
1
0
0
4
IR
-
9
8
-
3
9
-
E
S
(
E
n
v
6
o
n
Pa
r
c
e
l
3
)
IR
-
9
8
-
3
4
-
E
S
(
E
n
v
1
0
o
n
Pa
r
c
e
l
4
)
IR
-
9
8
-
3
5
-
E
S
(
E
n
v
7
o
n
Pa
r
c
e
l
3
–
p
e
r
m
i
t
e
x
p
i
r
e
d
12
/
0
3
;
1
5
0
s
f
u
s
e
d
o
n
E
n
v
6)
IR
-
9
8
-
3
8
-
E
S
(
E
n
v
9
o
n
Pa
r
c
e
l
4
)
BOCC 109-2001
Er
i
c
k
s
o
n
/
Du
r
o
u
x
Su
b
d
i
v
i
s
i
o
n
/
PU
D
UG
B
-
R
e
d
Mo
u
n
t
a
i
n
11
5
-
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
6-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(
o
n
2
l
o
t
s
a
n
d
1
p
a
r
c
e
l
)
12
/
1
9
/
2
0
0
1
11
/
1
8
/
2
0
0
2
27
3
5
0
1
1
0
0
0
0
3
27
3
5
0
1
3
5
8
0
0
1
27
3
5
0
1
3
5
8
0
0
2
27
3
5
0
1
3
5
8
0
0
3
27
3
5
0
1
3
5
8
0
0
4
NE
W
:
IR
-
9
8
-
2
4
-
E
S
IR
-
9
8
-
2
5
A
-
E
S
IR
-
9
8
-
2
6
A
-
E
S
AD
D
I
T
I
O
N
A
L
:
IR
-
9
8
-
2
5
B
-
E
S
IR
-
9
8
-
2
6
B
-
E
S
BOCC 99-198 BOCC 059-2001
Bu
t
t
e
r
m
i
l
k
Me
a
d
o
w
s
Su
b
d
i
v
i
s
i
o
n
UG
B
-
W
e
s
t
Bu
t
t
e
r
m
i
l
k
Ro
a
d
2
1
-
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
1-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
to
7
,
5
0
0
s
f
–
b
o
t
h
o
n
L
o
t
1
2
7
3
5
0
3
4
0
2
0
0
1
B
O
C
C
9
8
-
1
5
3
BOCC 232-2000
La
m
b
d
a
L
t
d
.
L
i
t
t
l
e
Wo
o
d
y
Cr
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
an
d
i
n
e
x
c
e
s
s
o
f
1
5
,
0
0
0
s
f
4/
8
/
2
0
0
2
2
6
4
3
1
0
1
0
1
0
0
6
I
R
-
0
1
-
0
1
-
S
W
IR
-
0
0
-
1
3
-
S
W
BOCC 215-2000
Po
p
c
o
r
n
l
a
n
d
E
a
s
t
o
f
As
p
e
n
O
b
t
a
i
n
e
d
G
M
a
l
l
o
t
m
e
n
t
s
o
wo
n
’
t
u
s
e
T
D
R
(
a
p
p
r
o
v
e
d
fo
r
1
)
2
7
3
7
2
8
3
0
0
0
1
9
H
O
0
0
9
-
2
0
0
1
Wi
l
d
w
o
o
d
La
n
d
(
a
k
a
Pa
r
v
e
n
i
r
)
Ea
s
t
o
f
As
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
8,
2
5
0
s
f
4/
2
3
/
2
0
0
4
2
7
3
7
2
8
3
0
0
0
0
6
I
R
-
0
7
-
0
2
-
S
W
H
O
0
3
9
-
2
0
0
1
8
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
1
(
c
o
n
t
)
Ta
g
e
r
t
L
a
k
e
s
Fa
m
i
l
y
T
r
u
s
t
Ea
s
t
o
f
As
p
e
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
10
,
7
5
0
s
f
3/
2
1
/
2
0
0
2
2
7
3
7
3
4
4
0
0
0
0
1
I
R
-
0
0
-
1
7
-
S
W
IR
-
0
0
-
1
6
-
S
W
HO 045-2001
20
0
2
Ha
r
v
e
y
U
G
B
-
Ma
r
o
o
n
Cr
e
e
k
1
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
f
o
r
n
e
w
lo
t
(
L
o
t
1
)
2
7
3
5
0
2
4
0
5
0
0
1
B
O
C
C
0
5
4
-
2
0
0
1
BOCC 011-2002
Ba
n
k
c
e
n
t
e
r
On
e
Sn
o
w
m
a
s
s
Cr
e
e
k
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
7,
5
0
0
s
f
Ut
i
l
i
z
e
d
G
M
a
l
l
o
t
m
e
n
t
i
n
s
t
e
a
d
so
w
o
n
’
t
u
s
e
T
D
R
24
6
7
3
4
1
1
8
0
0
9
B
O
C
C
2
2
-
2
0
0
2
Ta
g
e
r
t
L
a
k
e
s
E
a
s
t
o
f
As
p
e
n
5
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
15
,
0
0
0
s
f
t
o
r
e
p
l
a
c
e
ex
i
s
t
i
n
g
r
e
s
i
d
e
n
c
e
s
2
7
3
7
3
4
3
0
1
0
0
3
B
O
C
C
0
2
8
-
2
0
0
2
BOCC 048-2002
Su
n
s
h
i
n
e
Ra
n
c
h
Ow
l
C
r
e
e
k
Ro
a
d
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
10
,
7
5
0
s
f
7/
6
/
2
0
0
3
2
7
3
5
0
4
3
0
0
0
0
8
I
R
-
9
8
-
2
7
A
-
E
S
IR
-
9
8
-
2
7
B
-
E
S
BOCC 121-2002
He
n
r
y
S
n
o
w
m
a
s
s
Cr
e
e
k
Ro
a
d
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
6
4
5
2
7
3
0
0
0
0
3
H
O
1
8
-
2
0
0
2
Ba
n
e
T
r
a
c
t
2
P
r
i
n
c
e
Cr
e
e
k
3
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
13
,
2
5
0
s
f
2
4
6
5
3
3
6
0
8
0
0
2
H
O
0
2
6
-
2
0
0
2
As
p
e
n
M
e
y
e
r
(a
k
a
B
a
t
i
s
t
a
)
Ea
s
t
o
f
As
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
5
/
2
5
/
2
0
0
4
2
7
3
7
2
8
3
0
0
0
0
5
I
R
-
1
1
-
0
1
-
S
W
H
O
3
4
-
2
0
0
2
Ch
i
l
d
/
C
a
p
i
t
o
l
Cr
e
e
k
R
a
n
c
h
Ca
p
i
t
o
l
Cr
e
e
k
5
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
2
6
4
5
1
9
2
0
0
0
0
2
B
O
C
C
1
9
0
-
2
0
0
2
St
a
r
M
o
u
n
t
a
i
n
Ra
n
c
h
St
a
r
w
o
o
d
ar
e
a
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
8
/
2
1
/
2
0
0
2
2
6
4
3
2
6
1
0
4
0
0
3
I
R
-
0
0
-
0
8
-
S
W
IR
-
0
7
-
0
1
-
S
W
IR
-
0
2
-
0
2
-
S
W
IR
-
0
3
-
0
2
-
S
W
N/A
Ea
g
l
e
P
i
n
e
s
Lo
t
7
We
s
t
Bu
t
t
e
r
m
i
l
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
8
/
1
4
/
2
0
0
2
2
7
3
5
1
0
2
0
2
0
0
7
I
R
-
0
0
-
2
4
-
S
W
N
/
A
Dr
o
s
t
e
R
a
n
c
h
PU
D
Be
t
w
e
e
n
Ow
l
C
r
e
e
k
&
B
r
u
s
h
Cr
e
e
k
Ro
a
d
s
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
f
o
r
1
2
ne
w
l
o
t
s
–
u
p
t
o
1
5
,
0
0
0
sq
u
a
r
e
f
e
e
t
o
f
f
l
o
o
r
a
r
e
a
p
e
r
lo
t
Denied by BOCC – requested up to 60 TDRs
20
0
3
Wi
l
d
w
o
o
d
Es
t
a
t
e
Ho
l
d
i
n
g
s
Ea
s
t
o
f
As
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
3
/
1
9
/
1
2
2
7
3
7
2
9
1
0
0
5
3
0
I
R
-
0
1
-
0
9
-
S
W
H
O
0
5
-
2
0
0
3
AD 29-2011
9
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
3
(
c
o
n
t
)
Bl
a
c
k
Di
a
m
o
n
d
Ho
l
d
i
n
g
s
Ea
s
t
o
f
As
p
e
n
O
b
t
a
i
n
e
d
G
M
a
l
l
o
t
m
e
n
t
s
o
wo
n
’
t
u
s
e
T
D
R
s
(
a
p
p
r
o
v
e
d
fo
r
2
)
2
7
3
7
2
8
3
0
0
0
0
9
H
O
1
5
-
2
0
0
3
Wi
e
b
e
n
R
a
n
c
h
C
a
p
i
t
o
l
Cr
e
e
k
5
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(P
a
r
c
e
l
s
5
,
6
&
7
)
2
6
4
3
1
8
4
0
1
0
0
1
26
4
5
1
8
4
0
1
0
0
2
26
4
3
1
8
1
0
1
0
0
1
HO 18-2003 (approval for 2 TDRs on each of Parcels 5 and 6, and 1 TDR on Parcel 7 – all limited to 5,500 sf)
Ch
e
f
f
S
o
p
r
i
s
M
t
n
Ra
n
c
h
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
10
/
1
3
/
2
0
0
5
2
4
6
5
3
3
1
0
1
0
0
6
I
R
-
0
8
-
0
2
-
S
W
H
O
2
3
-
2
0
0
3
Hi
l
l
m
u
t
h
E
a
s
t
o
f
As
p
e
n
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
Us
e
d
G
M
a
l
l
o
t
m
e
n
t
r
a
t
h
e
r
t
h
a
n
TD
R
27
3
7
2
0
4
0
0
0
1
2
H
O
2
7
-
2
0
0
3
Po
l
s
k
y
E
a
s
t
S
o
p
r
i
s
Cr
e
e
k
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
Denied by BOCC – requested use of 1 TDR (BOCC 032-2003)
20
0
4
Ch
e
e
k
Su
b
d
i
v
i
s
i
o
n
LL
C
UG
B
-
R
e
d
Mo
u
n
t
a
i
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
i
n
ex
c
e
s
s
o
f
1
5
,
0
0
0
5/
1
7
/
2
0
0
4
5/
2
7
/
2
0
0
5
27
3
5
1
2
1
0
4
0
0
4
I
R
-
1
3
-
0
1
-
S
W
IR
-
0
0
-
0
5
-
S
W
BOCC 07-2004
Mo
u
n
t
a
i
n
Qu
e
e
n
Ea
s
t
o
f
As
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
1
/
1
7
/
2
0
0
4
2
7
3
7
2
9
1
0
0
0
0
4
I
R
-
1
6
-
0
3
-
S
W
B
O
C
C
1
3
2
-
2
0
0
4
Cr
a
i
g
R
a
n
c
h
W
o
o
d
y
Cr
e
e
k
8
2
-
n
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(P
a
r
c
e
l
s
6
&
8
)
6-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(P
a
r
c
e
l
s
3
,
4
,
5
,
6
,
7
,
8
)
6/
1
3
/
1
3
(
P
a
r
c
e
l
7
)
2
6
4
3
1
5
3
0
2
0
0
4
26
4
3
1
5
3
0
2
0
0
2
26
4
3
1
5
4
0
0
0
0
9
26
4
3
1
5
3
0
2
0
0
3
26
4
3
1
4
1
0
0
0
0
2
26
4
3
2
3
3
0
0
0
0
6
IR
-
2
3
-
0
6
-
S
W
B
O
C
C
1
4
4
-
2
0
0
4
BOCC 043-2007
Ab
r
a
m
s
M
c
L
a
i
n
Fl
a
t
s
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
4/
3
0
/
2
0
0
4
2
6
4
3
2
7
4
0
0
0
1
2
I
R
-
0
0
-
2
3
-
S
W
H
O
0
3
-
2
0
0
4
Ko
p
p
W
o
o
d
y
Cr
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
10
,
7
5
0
4/
2
7
/
2
0
0
6
2/
1
4
/
2
0
0
7
26
4
3
2
1
1
0
0
0
0
4
I
R
-
9
9
-
4
8
-
E
S
IR
-
9
8
-
3
0
-
E
S
HO 04-2004
La
R
o
s
e
W
a
t
s
o
n
Di
v
i
d
e
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
2
6
4
5
0
1
3
0
0
1
0
1
H
O
1
9
-
2
0
0
4
He
c
h
t
O
w
l
C
r
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
6
/
8
/
2
0
0
4
2
6
4
3
3
3
3
0
1
0
0
5
I
R
-
0
0
-
0
1
-
E
S
N
/
A
(
B
O
C
C
approved subdivision)
10
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
5
Ci
r
c
l
e
R
Ra
n
c
h
Wo
o
d
y
Cr
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
f
o
r
Bl
d
g
E
n
v
1
,
6
,
7
2
6
4
3
2
4
3
0
1
0
0
2
26
4
3
2
4
4
0
1
0
0
3
BOCC 008-2005
Pa
y
s
o
n
S
t
a
r
w
o
o
d
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
i
n
ex
c
e
s
s
o
f
1
5
,
0
0
0
3/
2
8
/
2
0
0
5
2
6
4
3
3
5
4
0
1
0
0
8
I
R
-
0
1
-
0
4
-
E
S
B
O
C
C
0
2
5
-
2
0
0
5
Cr
y
s
t
a
l
I
s
l
a
n
d
Ra
n
c
h
Cr
y
s
t
a
l
Ri
v
e
r
Va
l
l
e
y
24
1
1
-
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(L
o
t
s
3
E
,
4
E
,
1
W
,
4
W
,
5W
,
1
1
W
,
1
2
W
,
1
3
W
,
15
W
,
1
6
W
,
1
7
W
;
Ob
t
a
i
n
e
d
G
M
a
l
l
o
t
m
e
n
t
s
fo
r
D
R
f
o
r
L
o
t
s
1
E
,
9
W
,
10
W
&
1
4
W
,
s
o
h
a
v
e
no
t
c
o
u
n
t
e
d
t
h
o
s
e
to
w
a
r
d
#
o
f
T
D
R
s
ne
e
d
e
d
f
o
r
n
e
w
D
R
)
13
-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(L
o
t
s
2
E
,
1
W
,
2
W
,
3
W
,
4W
,
5
W
,
6
W
,
7
W
)
2
4
6
3
2
5
1
0
0
0
0
4
24
6
3
2
5
1
0
0
0
0
5
24
6
3
2
5
1
0
0
0
0
6
24
6
3
2
3
3
0
0
0
0
5
24
6
3
2
3
3
0
0
0
0
6
24
6
3
2
3
3
0
0
0
0
7
24
6
3
2
3
3
0
0
0
0
8
24
6
3
2
3
3
0
0
0
0
9
24
6
3
2
3
3
0
0
0
1
0
24
6
3
2
3
3
0
0
0
1
1
24
6
3
2
3
3
0
0
0
1
3
24
6
3
2
3
3
0
0
0
1
4
24
6
3
2
3
3
0
0
0
1
5
24
6
3
2
3
3
0
0
0
1
6
24
6
3
2
3
3
0
0
0
1
7
24
6
3
2
3
3
0
0
0
1
8
24
6
3
2
3
3
0
0
0
1
9
24
6
3
2
3
3
0
0
0
2
0
24
6
3
2
3
3
0
0
0
2
1
BOCC 225-2002 BOCC 175-2004 BOCC 082-2005 AD 13-2008 (Lots 1W & 3W)
20
7
5
M
c
L
a
i
n
Fl
a
t
s
L
L
C
Mc
L
a
i
n
Fl
a
t
s
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
i
n
ex
c
e
s
s
o
f
1
5
,
0
0
0
6/
7
/
2
0
0
5
2
6
4
3
2
7
4
0
0
0
1
0
I
R
-
0
0
-
0
4
-
S
W
B
O
C
C
0
9
0
-
2
0
0
5
Wa
t
s
o
n
D
i
v
i
d
e
Ra
n
c
h
Wa
t
s
o
n
Di
v
i
d
e
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
i
n
ex
c
e
s
s
o
f
1
5
,
0
0
0
11
/
1
7
/
2
0
0
5
2
6
4
5
0
1
3
0
0
0
1
2
I
R
-
0
0
-
1
1
-
C
H
B
O
C
C
1
0
9
-
2
0
0
5
As
p
e
n
V
a
l
l
e
y
Ra
n
c
h
Wo
o
d
y
Cr
e
e
k
8-
2
1
8
-
n
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(P
a
r
c
e
l
s
1
-
7
&
9
)
13
1
5
-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(Pa
r
c
e
l
s
1
,
6
-
9
&
A
F
P
)
11
/
1
/
2
0
0
7
(
P
a
r
c
e
l
4
D
R
–
26
4
3
-
0
5
4
-
0
2
-
0
0
2
)
5/
2
/
1
4
(
P
a
r
c
e
l
5
D
R
–
26
4
3
0
8
1
0
4
0
0
1
)
5/
1
3
/
1
4
(
P
a
r
c
e
l
2
D
R
–
26
4
3
0
5
3
0
2
0
0
2
)
5/
1
3
/
1
4
(
P
a
r
c
e
l
3
D
R
–
26
4
3
0
5
4
0
2
0
0
1
)
8/
2
8
/
1
4
(
A
F
P
–
2
6
4
3
0
5
3
0
0
8
0
1
)
10
/
6
/
1
4
(
P
a
r
c
e
l
1
D
R
–
26
4
3
0
5
3
0
2
0
0
1
)
11
/
1
4
/
1
4
(
P
a
r
c
e
l
8
A
D
D
–
26
4
3
0
4
3
0
2
0
0
3
)
26
4
3
0
4
2
0
1
0
0
1
26
4
3
0
4
3
0
2
0
0
1
26
4
3
0
4
3
0
2
0
0
2
26
4
3
0
4
3
0
2
0
0
3
26
4
3
0
5
3
0
2
0
0
1
26
4
3
0
5
3
0
2
0
0
2
26
4
3
0
5
4
0
2
0
0
1
26
4
3
0
5
4
0
2
0
0
2
26
4
3
0
8
1
0
4
0
0
1
IR
-
2
9
-
0
6
-
S
W
(P
a
r
c
e
l
4
)
IR
-
0
5
-
1
3
-
S
W
(
P
a
r
c
e
l
5
)
IR
-
2
6
-
0
7
-
S
W
(
P
a
r
c
e
l
2
)
IR
-
0
6
-
1
3
-
S
W
(
P
a
r
c
e
l
3
)
IR
-
2
7
-
0
7
-
S
W
(
A
F
P
)
IR
-
2
8
-
0
8
-
S
W
(
A
F
P
)
IR
-
2
9
-
0
7
-
S
W
(
P
a
r
c
e
l
1
)
IR
-
3
0
-
0
6
-
S
W
(
P
a
r
c
e
l
8
)
IR
-
3
1
-
0
6
-
S
W
(
P
a
r
c
e
l
8
)
IR
-
3
4
-
0
6
-
S
W
(
P
a
r
c
e
l
8
)
BOCC 112-2005 BOCC 081-2008 BOCC 69-2014
11
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
5
(
c
o
n
t
)
Mo
r
r
o
w
/
Wi
n
g
o
Ju
n
c
t
i
o
n
Ra
n
c
h
Wi
n
g
o
–
Hw
y
8
2
ne
a
r
B
a
s
a
l
t
4
3
-
n
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(L
o
t
s
3
,
4
&
5
)
1-
a
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(
L
o
t
1)
5/
3
/
2
0
0
6
2
4
6
7
2
1
2
0
3
0
0
1
24
6
7
2
1
2
0
3
0
0
3
24
6
7
2
1
2
0
3
0
0
4
24
6
7
2
1
2
0
3
0
0
5
IR
-
9
8
-
1
8
-
C
H
(
L
o
t
1
-
A
F
A
)
B
O
C
C
0
6
8
-
2
0
0
4
BOCC 143-2005 BOCC 051-2008
Co
a
t
e
s
W
o
o
d
y
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
8,
2
5
0
11
/
2
5
/
0
8
2
6
4
3
0
9
3
0
0
0
1
3
I
R
-
0
7
-
0
7
-
C
-
E
S
H
O
0
5
-
2
0
0
5
BOCC 117-2008
Eu
b
a
n
k
W
o
o
d
y
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
8,
2
5
0
11
/
2
5
/
0
8
2
6
4
3
0
9
3
0
0
0
0
7
I
R
-
0
6
-
0
7
-
C
-
E
S
H
O
0
5
-
2
0
0
5
BOCC 117-2008
Na
g
l
e
S
o
p
r
i
s
M
t
n
Ra
n
c
h
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
8,
2
5
0
6/
1
0
/
2
0
0
5
2
4
6
5
2
7
3
0
1
0
0
1
I
R
-
0
0
-
0
6
-
S
W
H
O
1
0
-
2
0
0
5
Sc
h
i
r
a
l
l
i
S
o
p
r
i
s
M
t
n
Ra
n
c
h
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
15
,
0
0
0
2
4
6
5
3
3
4
0
1
0
1
6
H
O
1
2
-
2
0
0
5
Mo
o
r
e
M
c
L
a
i
n
Fl
a
t
s
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
–
L
o
t
B
t
o
8
,
2
5
0
2
6
4
3
2
7
4
0
1
0
0
2
HO 13-2005
In
d
e
p
e
n
d
e
n
c
e
La
n
d
Ea
s
t
o
f
As
p
e
n
O
b
t
a
i
n
e
d
G
M
a
l
l
o
t
m
e
n
t
s
o
wo
n
’
t
u
s
e
T
D
R
s
(
a
p
p
r
o
v
e
d
fo
r
2
)
2
7
3
7
2
8
3
0
0
6
1
0
H
O
1
5
-
2
0
0
5
No
r
t
h
s
t
a
r
Ra
n
c
h
L
L
C
Ea
s
t
o
f
As
p
e
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
10
,
7
5
0
7/
1
0
/
0
8
9/
1
1
/
0
8
27
3
7
2
0
4
0
0
0
0
7
I
R
-
0
3
-
0
5
-
C
.
S
W
IR
-
4
5
-
0
7
-
S
W
HO 24-2005
Ce
s
e
r
y
-
T
a
y
l
o
r
B
r
u
s
h
Cr
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
u
p
t
o
10
,
7
5
0
7/
1
8
/
1
3
2
6
4
3
2
0
4
0
0
0
0
9
I
R
-
0
8
-
0
3
-
S
W
IR
-
2
0
-
0
6
-
S
W
HO 30-2005
ZG
N
Y
E
a
s
t
o
f
As
p
e
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
10
,
7
5
0
12
/
4
/
0
8
2
7
3
7
2
0
1
0
0
0
0
2
I
R
-
0
0
-
1
0
-
C
H
IR
-
0
9
-
0
2
-
E
S
HO 42-2005
Sa
d
i
e
’
s
Ho
l
d
i
n
g
s
Li
t
t
l
e
Wo
o
d
y
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
3/
2
1
/
2
0
0
5
2
6
4
3
1
0
1
0
2
0
0
1
I
R
-
9
8
-
2
8
-
E
S
N
/
A
Du
c
k
w
o
r
t
h
S
t
a
r
w
o
o
d
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
15
,
0
0
0
(
p
e
r
D
e
v
t
A
g
r
g
e
t
5,
0
0
0
/
T
D
R
)
9/
6
/
2
0
0
5
2
6
4
3
3
5
1
0
5
0
1
0
I
R
-
9
8
-
2
2
-
E
S
IR
-
9
9
-
5
2
-
E
S
N/A
Jo
h
n
s
o
n
D
r
i
v
e
LL
C
St
a
r
w
o
o
d
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
9/
3
0
/
2
0
0
5
2
6
4
3
3
5
2
0
2
0
0
1
I
R
-
9
9
-
5
4
-
E
S
N
/
A
20
0
6
Cr
o
w
n
U
G
B
1
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
(
2
n d
re
s
i
d
e
n
c
e
)
2/
7
/
2
0
0
7
2
7
3
5
1
0
1
0
2
0
0
1
I
R
-
2
7
-
0
5
-
S
W
B
O
C
C
0
4
-
2
0
0
6
T
L
a
z
y
7
Ra
n
c
h
/
Ce
l
e
s
t
i
a
l
L
a
n
d
Co
m
p
a
n
y
Ma
r
o
o
n
Cr
e
e
k
2
1
-
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
1-
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
7
3
5
2
1
4
0
0
0
0
4
B
O
C
C
1
3
-
2
0
0
6
BOCC 36-2002 HO 04-2013 BOCC 084-2014
12
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
6
(
c
o
n
t
)
Du
c
k
w
o
r
t
h
St
a
r
w
o
o
d
3
Ad
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
i
n
ex
c
e
s
s
o
f
1
5
,
0
0
0
s
f
4/
7
/
2
0
0
6
26
4
3
3
5
4
0
1
0
0
8
IR
-
9
9
-
5
1
-
E
S
IR
-
0
3
-
0
4
-
S
W
IR
-
1
8
-
0
5
-
S
W
BOCC 22-2006
Ha
r
v
e
y
R
a
n
c
h
S
n
o
w
m
a
s
s
Cr
e
e
k
7
6
-
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(@
5
,
0
0
0
s
f
e
a
c
h
–
P
a
r
c
e
l
s
1,
3
-
7
)
1-
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(
t
o
ex
p
a
n
d
e
x
i
s
t
i
n
g
c
a
b
i
n
s
o
n
Pa
r
c
e
l
2
)
2
6
4
5
2
7
2
0
2
0
0
1
26
4
5
2
7
3
0
1
0
0
1
26
4
5
2
7
3
0
1
0
0
2
26
4
5
2
8
4
0
1
0
0
1
26
4
5
3
3
1
0
1
0
0
1
26
4
5
3
4
2
0
1
0
0
1
26
4
5
3
3
1
0
1
0
0
2
BOCC 50-2006
Ki
r
i
a
n
o
f
f
N
o
r
t
h
Ri
v
e
r
Ro
a
d
2
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
2
4
6
7
2
1
4
0
0
0
0
8
B
O
C
C
1
9
3
-
2
0
0
2
BOCC 071-2006
Wa
g
m
a
n
L
o
w
e
r
Ri
v
e
r
Ro
a
d
1
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
2
4
6
7
2
5
4
0
0
0
0
4
B
O
C
C
1
3
0
-
2
0
0
6
BOCC 034-2008
Fi
f
i
e
l
d
W
e
s
t
Bu
t
t
e
r
m
i
l
k
5
1
-
N
e
w
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
4-
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(
a
l
l
on
L
o
t
2
)
2
7
3
5
1
0
2
0
3
0
0
2
B
O
C
C
1
3
4
-
2
0
0
6
BOCC 042-2007 AD 62-2010
Ge
o
r
g
e
U
G
B
-
R
e
d
Mt
n
1
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
(
L
o
t
2
)
2
7
3
7
0
7
2
1
1
0
0
2
B
O
C
C
1
5
2
-
2
0
0
5
BOCC 135-2006
Cr
o
w
n
Mo
u
n
t
a
i
n
Ra
n
c
h
So
p
r
i
s
Cr
e
e
k
3
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
(P
a
r
c
e
l
s
1
,
2
&
4
)
2/
5
/
1
3
(
2
4
6
5
1
3
3
0
0
0
0
2
–
P
a
r
c
e
l
2)
24
6
5
1
3
3
0
0
0
0
1
24
6
5
1
3
3
0
0
0
0
2
24
6
5
1
3
3
0
0
0
0
4
IR
-
4
9
-
0
6
-
E
S
B
O
C
C
1
3
9
-
2
0
0
6
Tr
e
n
t
a
z
L
L
C
(B
e
a
r
H
o
l
l
o
w
)
Mc
L
a
i
n
Fl
a
t
s
4
1
-
D
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
(
L
o
t
1)
3-
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(L
o
t
1
t
o
8
,
2
5
0
a
n
d
L
o
t
2
t
o
10
,
7
5
0
9/
2
2
/
1
4
(
2
6
4
3
3
5
2
0
4
0
0
2
–
L
o
t
2
A
F
A
)
26
4
3
3
5
2
0
4
0
0
1
26
4
3
3
5
2
0
4
0
0
2
IR
-
4
2
-
0
6
-
E
S
BOCC 161-2006 BOCC 067-2008 BOCC 025-2014
St
a
g
e
R
o
a
d
PU
D
UG
B
-
C
i
t
y
of
A
s
p
e
n
12
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
4
/
1
2
/
1
1
(
2
7
3
5
0
2
3
0
3
0
0
3
)
2
7
3
5
0
2
3
0
3
0
0
1
27
3
5
0
2
3
0
3
0
0
2
27
3
5
0
2
3
0
3
0
0
3
27
3
5
0
2
3
0
3
0
0
4
27
3
5
0
2
3
0
3
0
0
5
27
3
5
0
2
3
0
3
0
0
6
27
3
5
0
2
3
0
3
0
0
7
27
3
5
0
2
3
0
3
0
0
8
27
3
5
0
2
3
0
3
0
0
9
27
3
5
0
2
3
0
3
0
1
0
27
3
5
0
2
3
0
3
0
1
1
27
3
5
0
2
3
0
3
0
1
2
IR
-
0
5
-
1
0
-
S
W
C
I
T
Y
O
R
D
6
-
2
0
0
5
13
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
6
(
c
o
n
t
)
Is
r
a
e
l
M
c
L
a
i
n
Fl
a
t
s
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
6
/
7
/
2
0
0
6
2
6
4
3
2
7
1
0
0
0
0
3
I
R
-
2
0
-
0
5
-
S
W
H
O
2
3
-
2
0
0
6
Be
n
s
o
n
E
a
s
t
A
s
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
s
f
1/
2
3
/
2
0
0
7
2
7
3
7
2
8
3
0
0
0
0
7
I
R
-
0
1
-
0
5
-
C
-
S
W
H
O
2
9
-
2
0
0
6
We
s
t
Bu
t
t
e
r
m
i
l
k
Pf
i
s
t
e
r
T
r
a
c
t
5
We
s
t
Bu
t
t
e
r
m
i
l
k
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
15
,
0
0
0
s
f
6/
1
2
/
0
9
2
7
3
5
1
0
2
1
0
0
0
3
I
R
-
0
5
-
0
3
-
S
W
IR
-
0
4
-
0
5
-
S
W
IR
-
0
5
-
0
5
-
S
W
IR
-
3
1
-
0
5
-
S
W
HO 31-2006 (replaces HO 02-2003)
RF
L
C
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15
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2
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6
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1
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HO 37-2006
SG
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6
approved 1 TDR to 8,250 sf BOCC 069-2014 parcel sterilized
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HO 10-2007
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5
1
-
0
6
-
C
-
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S
IR
-
9
9
-
4
5
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S
HO 43-2006
Su
i
v
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0
3
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3
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HO 45-2006
94
2
5
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4
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4
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R
-
0
4
-
0
3
-
S
W
HO 48-2006
20
0
7
Go
o
d
n
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h
M
c
L
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n
Fl
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2
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4
I
R
-
0
9
-
0
5
-
S
W
IR
-
1
3
-
0
6
-
S
W
HO 06-2007
Pe
w
W
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o
d
y
Cr
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k
1
A
d
d
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t
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5
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7
2
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4
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1
3
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0
7
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O
1
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7
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1
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2
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0
7
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15
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0
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0
6/
8
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1
2
6
4
3
3
5
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0
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4
I
R
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0
8
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0
5
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W
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1
5
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5
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IR
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1
6
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0
5
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S
W
IR
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1
7
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0
5
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S
W
HO 15-2007
14
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
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d
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w
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t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
7
(
c
o
n
t
)
Pf
e
i
f
e
r
M
c
L
a
i
n
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2
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a
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a
8
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9
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1
3
2
6
4
3
2
7
4
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0
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0
2
I
R
-
1
1
-
0
7
-
C
-
E
S
IR
-
3
8
-
0
7
-
C
-
S
W
HO 16-2007
Sm
i
t
h
M
c
L
a
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n
Fl
a
t
s
3
A
d
d
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t
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1
2
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7
2
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3
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2
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3
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1
3
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R
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3
0
-
0
5
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S
W
IR
-
0
6
-
0
3
-
S
W
IR
-
0
7
-
0
3
-
S
W
HO 18-2007
Ca
i
n
e
E
a
s
t
A
s
p
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n
2
A
d
d
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t
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6
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3
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2
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0
8
2
7
3
7
2
8
3
0
0
0
0
1
I
R
-
3
9
-
0
6
-
C
-
S
W
IR
-
1
8
-
0
7
-
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S
HO 20-2007
LG
A
s
p
e
n
E
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A
s
p
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n
A
d
d
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10
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7
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p
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2
7
3
7
2
0
1
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0
0
0
2
H
O
1
7
-
2
0
0
7
DENIED; BOCC denied appeal 11/14/07
Ga
t
e
s
B
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Cr
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V
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1
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8
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4
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2
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7
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6
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6
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7
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20
0
8
Fl
y
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3
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3
1
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0
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2
26
4
3
2
3
1
0
0
0
0
3
BOCC 08-2008
CO
M
P
A
S
S
W
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o
d
y
Cr
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k
5
2
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D
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a
2
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3
1
0
4
0
1
0
0
1
26
4
3
1
0
4
0
1
0
0
2
BOCC 128-2005 BOCC 036-2008 BOCC 99-2012
Ha
r
d
y
C
a
s
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3
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3
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4
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2
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2
27
3
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1
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4
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2
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3
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-
0
8
-
0
8
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C
-
S
W
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O
C
C
1
1
8
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2
0
0
8
BOCC 149-2010
W/
J
L
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2
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C
Mc
L
a
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s
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a
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4
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2
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26
4
3
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-
0
4
-
0
7
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C
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2
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8
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S
Pr
o
p
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a
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a
3
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3
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2
0
1
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2
6
4
9
1
0
1
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2
1
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R
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9
8
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3
6
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S
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O
0
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2
0
0
8
Ne
i
m
a
n
/
B
u
r
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s
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s
2
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d
d
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t
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f
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a
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a
2
6
4
3
3
4
1
0
0
0
1
0
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O
0
5
-
2
0
0
8
He
d
s
t
r
o
m
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a
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k
1
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d
d
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t
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n
a
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f
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r
a
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a
2
9
0
9
1
9
1
0
2
0
0
1
H
O
0
6
-
2
0
0
8
15
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
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b
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us
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d
?
Da
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E
x
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n
g
u
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s
h
e
d
?
Pa
r
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TD
R
C
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f
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c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
0
8
(
c
o
n
t
)
St
e
w
a
r
t
(
a
k
a
As
p
e
n
Su
m
n
e
r
)
Mc
L
a
i
n
Fl
a
t
s
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
/
1
4
/
1
1
2
6
4
3
2
7
4
0
0
0
0
8
I
R
-
1
0
-
0
8
-
S
W
IR
-
1
1
-
0
8
-
S
W
IR
-
1
2
-
0
8
-
S
W
IR
-
1
3
-
0
8
-
S
W
HO 07-2008 (replace HO 32-2005)
Cr
o
w
n
O
w
l
C
r
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
2
/
9
/
0
8
2
7
3
5
0
4
3
0
0
0
0
8
I
R
-
9
8
-
3
1
-
E
S
H
O
0
9
-
2
0
0
8
Ca
r
n
e
y
E
a
s
t
o
f
As
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
8,
2
5
0
2
7
3
7
2
8
3
0
0
0
0
8
H
O
1
4
-
2
0
0
4
HO 12-2008
As
p
e
n
e
y
e
s
C
a
s
t
l
e
Cr
e
e
k
3
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
13
,
2
5
0
8/
5
/
0
9
2
9
0
9
1
8
3
0
1
0
0
2
I
R
-
4
1
-
0
7
-
S
W
IR
-
4
2
-
0
8
-
S
W
HO 11-2008
PT
R
a
n
c
h
/
Ba
r
n
L
L
C
Ca
s
t
l
e
Cr
e
e
k
3
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
13
,
2
5
0
6/
1
/
0
9
2
7
3
5
2
3
4
0
3
0
0
2
I
R
-
3
2
-
0
5
-
S
W
IR
-
2
8
-
0
6
-
S
W
IR
-
4
0
-
0
7
-
S
W
HO 13-2008
Ki
r
s
h
o
n
U
G
B
-
R
e
d
Mt
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
/
5
/
2
0
0
8
2
7
3
5
0
1
4
0
4
0
0
8
I
R
-
2
8
-
0
5
-
S
W
N
/
A
Fu
r
l
o
t
t
i
U
G
B
–
To
b
y
L
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
6
/
2
6
/
2
0
0
8
2
7
3
5
1
2
3
0
5
0
0
1
I
R
-
6
2
-
0
7
-
S
W
N
/
A
Te
r
r
a
l
U
G
B
–
As
p
e
n
O
a
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
7
/
3
/
2
0
0
8
2
7
3
5
0
3
3
0
0
0
2
4
I
R
-
3
9
-
0
7
-
S
W
N
/
A
20
0
9
Mc
L
a
i
n
F
l
a
t
s
Ho
l
d
i
n
g
s
Mc
L
a
i
n
Fl
a
t
s
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
6
4
3
2
6
3
0
0
0
0
4
H
O
0
1
-
2
0
0
9
Mo
n
t
g
o
m
e
r
y
E
a
s
t
A
s
p
e
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
7
3
7
2
0
1
0
0
5
2
9
H
O
0
3
-
2
0
0
9
;
HO 03-2012
La
u
n
e
r
B
C
o
n
u
n
d
r
u
m
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
7
3
5
3
5
4
0
0
0
0
6
H
O
-
0
4
-
2
0
0
9
SN
L
A
s
p
e
n
Le
a
f
L
L
C
Ea
s
t
A
s
p
e
n
1
Ad
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
15
,
0
0
0
(
e
x
i
s
t
i
n
g
a
p
p
r
o
x
13
,
0
0
0
)
3/
8
/
1
0
27
3
7
2
8
3
0
2
0
0
2
IR
-
0
0
-
1
4
-
S
W
HO 06-2009
Sk
o
k
o
s
E
a
s
t
A
s
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
(
f
r
o
m
10
,
7
5
0
t
o
1
3
,
2
5
0
s
f
)
2/
3
/
2
0
1
0
2
7
3
7
2
8
3
0
0
0
2
0
I
R
-
0
5
-
0
7
-
C
-
E
S
B
O
C
C
3
5
-
2
0
0
9
Br
u
s
h
C
r
e
e
k
Ra
n
c
h
(D
r
o
s
t
e
)
Br
u
s
h
Cr
e
e
k
2
6
4
3
3
2
1
0
0
0
0
1
B
O
C
C
d
e
n
i
e
d
r
e
q
u
e
s
t
to use TDRs for additional floor area on 10 lots in LIR zone 8/26/09
Ja
l
e
s
t
o
n
W
h
i
t
e
S
t
a
r
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
3
/
5
/
2
0
0
9
2
6
4
3
1
5
3
0
1
0
0
1
I
R
-
0
6
-
0
8
-
S
W
N
/
A
16
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
1
0
Bo
n
d
M
c
L
a
i
n
Fl
a
t
s
3
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
6
4
3
27
4
0
0
0
0
5
H
O
0
1
-
2
0
1
0
(
r
e
p
l
a
c
e
s
HO 49-2006)
CR
P
r
o
p
e
r
t
i
e
s
LL
C
Lo
w
e
r
Ri
v
e
r
R
d
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
7
/
2
0
/
1
0
2
4
6
7
3
6
1
0
2
0
0
1
I
R
-
0
3
-
0
9
-
S
W
H
O
0
4
-
2
0
1
0
Ce
l
e
s
t
i
a
l
L
a
n
d
M
a
r
o
o
n
Cr
e
e
k
2
7
3
5
2
1
4
0
0
0
0
4
H
O
0
5
-
2
0
1
0
DENIED use of 3 additional TDRs to 15,000 (previously approved to use 2 TDRs to 8,250)
As
p
P
r
o
p
e
r
t
i
e
s
C
a
s
t
l
e
Cr
e
e
k
3
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
t
o
15
,
0
0
0
11
/
1
3
/
1
3
2
9
0
9
1
8
3
0
1
0
0
1
I
R
-
2
0
-
0
7
-
S
W
IR
-
2
1
-
0
7
-
S
W
HO 05-2010 (replaces HO 19-2007)
20
1
1
Ra
n
c
h
o
Ca
l
i
e
n
t
e
L
L
C
Ow
l
C
r
e
e
k
Ra
n
c
h
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
3
/
3
/
1
1
2
6
4
3
3
3
4
0
1
0
0
4
I
R
-
4
3
-
0
7
-
S
W
N
/
A
Co
b
o
L
o
t
C
M
c
L
a
i
n
Fl
a
t
s
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
0
/
1
5
/
1
2
2
6
4
3
2
7
4
0
1
0
0
3
I
R
-
0
4
-
0
9
-
S
W
IR
-
0
5
-
0
9
-
S
W
IR
-
0
6
-
0
9
-
S
W
IR
-
0
7
-
0
9
-
S
W
HO 01-2011
17
2
0
M
c
L
a
i
n
Fl
a
t
s
R
o
a
d
Mc
L
a
i
n
Fl
a
t
s
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
6
4
3
2
7
4
0
0
0
0
4
H
O
0
2
-
2
0
1
1
Bo
n
d
T
r
u
s
t
W
i
l
d
c
a
t
Vi
s
t
a
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
8
/
1
6
/
1
1
2
6
4
5
3
6
1
0
0
0
0
3
I
R
-
1
9
-
0
5
-
S
W
H
O
0
4
-
2
0
1
1
K2
F
a
m
i
l
y
Tr
u
s
t
Ow
l
C
r
e
e
k
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
/
2
8
/
1
3
2
6
4
3
3
4
3
0
0
0
0
4
I
R
-
0
1
-
1
1
-
H
-
S
W
IR
-
0
2
-
1
1
-
H
-
S
W
IR
-
0
3
-
1
1
-
H
-
S
W
IR
-
0
6
-
1
1
-
S
W
HO 05-2011
LN
S
H
o
l
d
i
n
g
LL
C
Ea
s
t
A
s
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
7
3
7
2
8
3
0
1
0
0
8
H
O
0
6
-
2
0
1
1
Si
n
c
l
a
i
r
O
w
l
C
r
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
H
O
0
9
-
2
0
1
1
20
1
2
El
f
O
w
l
L
L
C
O
w
l
C
r
e
e
k
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
4
/
4
/
1
2
2
7
3
5
0
4
4
0
1
0
0
7
I
R
-
0
7
-
1
1
-
S
W
IR
-
0
8
-
1
1
-
S
W
N/A
97
9
A
s
p
e
n
LL
C
UG
B
-
R
e
d
Mo
u
n
t
a
i
n
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
4
/
5
/
1
2
2
7
3
7
0
6
3
0
7
0
0
1
I
R
-
4
7
-
0
7
-
S
W
IR
-
4
8
-
0
7
-
S
W
N/A
Ri
v
e
r
Sa
n
c
t
u
a
r
y
LL
C
UG
B
-
Ea
s
t
A
s
p
e
n
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
8
/
6
/
1
2
2
7
3
7
1
7
3
0
8
0
0
1
I
R
-
1
6
-
0
9
-
H
-
S
W
N
/
A
17
Lo
c
a
t
i
o
n
#
T
D
R
s
ap
p
r
o
v
e
d
Ho
w
a
r
e
T
D
R
s
t
o
b
e
us
e
d
?
Da
t
e
E
x
t
i
n
g
u
i
s
h
e
d
?
Pa
r
c
e
l
I
D
#
TD
R
C
e
r
t
i
f
i
c
a
t
e
#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
1
2
(
c
o
n
t
)
HO
L
L
L
C
C
a
p
i
t
o
l
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
2
/
1
2
/
1
3
2
6
4
6
0
3
4
0
1
0
0
6
I
R
-
1
0
-
0
3
-
S
W
H
O
0
5
-
2
0
1
2
St
r
i
n
g
e
r
T
r
u
s
t
C
a
s
t
l
e
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
2
/
1
1
/
1
2
2
9
1
1
0
2
1
0
0
0
0
3
I
R
-
4
6
-
0
7
-
S
W
H
O
0
6
-
2
0
1
2
Ch
a
r
l
i
e
Mo
u
n
t
a
i
n
L
L
C
Sn
o
w
m
a
s
s
Cr
e
e
k
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
1
/
2
0
/
1
2
2
6
4
5
1
1
1
0
0
0
0
1
I
R
-
0
9
-
0
3
-
S
W
B
O
C
C
5
9
-
2
0
1
2
Al
e
x
a
n
d
e
r
U
G
B
2
7
3
5
1
2
4
0
0
0
0
5
/
27
3
5
1
3
2
0
0
0
0
1
BOCC 068-2012 DENIED use of 3 TDRs
20
1
3
St
a
r
w
o
o
d
5
5
LL
C
St
a
r
w
o
o
d
1
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
7
/
1
8
/
1
3
2
6
4
3
3
5
1
0
5
0
0
3
I
R
-
9
8
-
2
9
-
E
S
N
/
A
Fi
v
e
R
u
l
e
s
Ho
l
d
i
n
g
s
Pr
o
p
e
r
t
y
1
L
t
d
UG
B
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
7
/
1
5
/
1
3
2
7
3
7
2
8
3
0
0
0
1
8
I
R
-
0
9
-
0
7
-
C
-
E
S
IR
-
1
0
-
0
7
-
C
-
E
S
N/A
As
p
e
n
G
r
a
y
LL
C
UG
B
2
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
6
/
6
/
1
3
2
7
3
5
0
3
3
0
2
0
0
1
I
R
-
2
4
-
0
7
-
S
W
IR
-
2
5
-
0
7
-
S
W
N/A
14
8
P
l
a
c
e
r
La
n
e
L
L
C
UG
B
4
A
d
d
i
t
i
o
n
a
l
f
l
o
o
r
a
r
e
a
1
0
/
4
/
1
3
2
7
3
7
0
7
2
7
5
0
0
2
I
R
-
5
2
-
0
7
-
S
W
IR
-
5
3
-
0
7
-
S
W
IR
-
5
4
-
0
7
-
S
W
IR
-
5
5
-
0
7
-
S
W
N/A
GS
S
M
c
L
a
i
n
Fl
a
t
s
L
L
C
Mc
L
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Fl
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s
1
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d
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8
/
2
2
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1
3
2
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0
0
0
4
I
R
-
0
7
-
0
8
-
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-
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Sc
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S
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g
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2
6
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2
3
0
3
0
0
5
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0
8
-
2
0
1
3
20
1
4
Ha
l
l
UG
B
1
Ad
d
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3/
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1
4
27
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-
1
2
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S
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N/A
25
0
A
s
p
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2
Ad
d
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f
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3
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IR
-
4
9
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N/A
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7
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-
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7
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1
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4
Ad
d
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8/
7
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1
4
27
3
7
0
6
3
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-
1
2
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7
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1
7
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9
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-
1
1
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18
Lo
c
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t
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Pa
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l
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D
#
TD
R
C
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f
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c
a
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#
(i
f
e
x
t
i
n
g
u
i
s
h
e
d
)
Approval #
20
1
4
(
c
o
n
t
)
Mu
s
s
e
r
R
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v
.
Tr
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s
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B
1
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9
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1
1
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1
4
2
7
3
7
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6
3
0
7
0
0
2
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-
5
9
-
0
7
-
S
W
N
/
A
Mi
c
h
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Sa
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Tr
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1
A
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d
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(approved 4/22/14)
Ta
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1
0
1
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2
26
4
3
1
0
1
0
0
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0
8
BOCC 223-2002 Det/Final Plat application pending
19
EX
H
I
B
I
T
C
AP
P
R
O
V
E
D
T
D
R
R
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C
E
I
V
E
R
S
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T
E
S
A
N
D
T
D
R
S
E
X
T
I
N
G
U
I
S
H
E
D
S
I
N
C
E
1
9
9
6
B
Y
P
L
A
N
N
I
N
G
A
R
E
A
Ca
u
c
u
s
/
Pl
a
n
n
i
n
g
A
r
e
a
Ap
p
r
o
v
e
d
R
e
c
e
i
v
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r
S
i
t
e
s
T
D
R
s
E
x
t
i
n
g
u
i
s
h
e
d
D
e
v
e
l
o
p
m
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n
t
R
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g
h
t
1
A
d
d
i
t
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n
a
l
F
l
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A
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a
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m
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t
R
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A
d
d
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n
a
l
F
l
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r
A
r
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a
2
UG
B
2
9
4
2
2
4
3
7
In
d
e
p
e
n
d
e
n
c
e
2
5
1
7
Ma
r
o
o
n
/
C
a
s
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l
e
1
2
3
1
6
Ow
l
C
r
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e
k
1
1
7
1
6
Wo
o
d
y
C
r
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e
k
2
6
1
0
3
9
5
8
Br
u
s
h
C
r
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k
4
4
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o
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1
Sn
o
w
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/
C
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1
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1
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1
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Em
m
a
/
B
a
s
a
l
t
8
6
1
3
Cr
y
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t
a
l
1
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1
7
1
Fr
y
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g
P
a
n
TO
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8
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5
5
3
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1
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1 Pr
i
o
r
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h
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a
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p
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s
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o
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i
n
2
0
0
6
,
T
D
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s
co
u
l
d
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f
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n
t
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t
s
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n
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h
e
U
r
b
a
n
G
r
o
w
t
h
B
o
u
n
d
a
r
y
(“UGB) or the Rural
Ar
e
a
.
T
h
e
2
0
0
6
C
o
d
e
o
n
l
y
p
e
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m
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t
s
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b
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p
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t
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i
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s
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n
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U
G
B
;
a
p
p
r
o
v
a
l
s
f
o
r
T
D
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s
f
o
r
d
e
v
e
l
o
p
m
e
n
t
r
i
g
h
t
s
in the Rural Area were
gr
a
n
t
e
d
u
n
d
e
r
t
h
e
p
r
i
o
r
C
o
d
e
.
2 I
n
c
l
u
d
e
s
4
6
r
e
c
e
i
v
e
r
s
i
t
e
s
t
h
a
t
d
i
d
n
o
t
r
e
q
u
i
r
e
s
p
e
c
i
a
l
r
e
v
i
e
w
a
p
pr
o
v
a
l
t
o
r
e
c
e
i
v
e
T
D
R
s
(
i
.
e
.
U
G
B,
S
t
a
r
w
o
o
d
,
O
w
l
C
r
e
e
k
R
a
n
c
h
)
– these sites are not
in
c
l
u
d
e
d
i
n
t
h
e
“
A
p
p
r
o
v
e
d
R
e
c
e
i
v
e
r
S
i
t
e
s
–
A
d
d
i
t
i
o
n
a
l
F
l
o
o
r
A
r
e
a
”
c
o
l
u
m
n
.
20
EXHIBIT D
FLOOR AREA APPROVED VIA TDRS AND GROWTH MANAGEMENT COMPETITION 2001-2012
[UGB = Urban Growth Boundary; RA = Rural Area]
TDRS1 GM Competition2
New Development
Rights – SF (# of
properties)
Additional Floor
Area3 – SF (# of
properties)
New Development Rights4 –
SF (# of properties)
Additional Floor Area5 – SF
(# of properties)
2001 60,000 (6 RA; 6
UGB)
30,000 (3 RA; 4 UGB) 17,250 (1 Crystal); 25,000 (2
RA)
39,965 (7 RA)
2002 30,000 (5 RA; 1
UGB)
30,000 (5 RA) 0 40,000 (9 RA)
2003 0 17,500 (5 RA) 25,000 (5 RA) 27,500 (6 RA6)
2004 11,500 (2 Rural Area) 32,500 (10 RA; 1
UGB)
10,000 (2 Crystal) 19,600 (5 RA)
2005 126,500 (22 RA) 132,500 (35 RA) 10,000 (2 Crystal) 14,200 (3 RA)
2006 97,750 (15 RA; 2
UGB)
105,000 (16 RA; 12
UGB)
2,250 (3 R/R in RA) 17,500 (5 RA)
2007 0 37,500 (7 RA) 17,250 (3 RA); 9,350 sf (1
UGB)
5,714 (2 RA)
2008 17,250 (3 RA7) 65,000 (15 RA) 5,750 (1 RA) 8,984 (1 RA)
2009 0 20,000 (5 RA) 9,100 (2 RA) 0
2010 0 17,500 (3 RA) 5,750 sf (1 RA) 2,194 (1 UGB)
2011 0 35,000 (6 RA) 0 0
2012 0 7,500 (3 RA) 1,000 (1 RA) 0
2013 0 25,000 (3 RA) 0 2,500 (1 RA)
2014 0 0 0 0
TOTAL
SF
343,000
(62 properties – 53
RA; 9 UGB)
555,000
(132 properties – 115
RA; 17 UGB)
136,700
(22 properties – 22 RA; 1
UGB)
178,1578
(398 properties – 38 RA; 1
UGB)9
1 For purposes of the TDR portion of the table, “Rural Area” includes Crystal and Fryingpan Areas.
2 Growth Management competition for Additional Floor Area in the UGB only applicable after July 2006.
3 Does not include properties for which special review approval is not required to use TDRs for additional floor area
4 63,750 sf available annually (23,000 sf UGB; 10,000 sf Crystal; 5,750 sf Fryingpan; 25,000 sf remainder of Rural Area)
5 39,000 sf available annually (10,000 sf UGB; 4,000 sf Crystal; 0 sf Fryingpan; 25,000 sf remainder of Rural Area)
6 2 “repeats” from 2001
7 Approvals under pre-2006 Code which allowed TDRs for new development rights in Rural Area
8 11,000 excluded for “repeat” allotments in 2003
9 2 properties excluded for “repeat” allotments in 2003
21
EXHIBIT E
RURAL/REMOTE PARCELS THAT HAVE BEEN DEVELOPED (OR APPROVED FOR DEVELOPMENT)
Year Approved Location Approved? Built? PID
1996
Haas Little Annie 1,000 sf cabin built 291112100005
Greenway Intersection of Midnight
Mine & Little Annie Roads
1,000 sf cabin built 273536400078
1998
Top of Little Annie Intersection of Midnight
Mine & Little Annie Roads
1,000 sf cabin built 273536400062
1999
Zurcher Richmond Ridge 1,000 sf cabin built 290917200014
2000
Katie’s Claim Intersection of Midnight
Mine & Little Annie Roads
1,000 sf cabin built 273536400060
Enough Claim Little Annie Road 2,000 sf cabin built
(through aggregation)
291101400007
2001
Kopp Lenado - Larkspur Road 1,000 sf cabin built 264115200005
Tschappat Fryingpan - Miller Creek 1,000 sf cabin built 247126400035
Castle Creek Investors Little Annie 1,000 sf cabin built 273536400001
Castle Creek Investors Richmond Ridge Approved; not built 273731300050
Woody Creek Ventures Chaparral Aspen Remote
Parcel
Approved for 3 cabins; one
1,000 sf cabin built
264303201010
(built)
264303201001
264303201005
2002
Alaska Lode – Stony Davis Richmond Ridge Expanded existing cabin 290906300001
2006
Concord Claim Cooper Creek (above
Ashcroft)
1,000 sf cabin built 299918100001
2007
Finkle Richmond Ridge Approved; not built 273731300049
Woody Creek Ventures Chaparral Aspen Remote
Parcel
GM allotments granted for
3 cabins; not built
264303201006
264303201007
264303201008
2008
Greenway Little Annie Approved; not built 291101100052
2009
Mandich Cooper Creek (above
Ashcroft)
Approved; not built 299917100003
Matthews Hurricane Road Approved 2nd deed
restricted 600 sf cabin; not
built
291112100019
2011
Bunta/Manning Little Annie Road Approved; under
construction
291101100051
TOTAL 23 – 11 cabins built;1
expanded; 1 under
construction; 10
approved/unbuilt
22
EXHIBIT F
CONSTRAINED SITE TDR TALLY
OWNER NAME LOCATION # TDRS
GRANTED
BOCC
APPROVAL
DATE
REASON
Goldsmith Crystal – Avalanche
Creek
2 5/11/05 Wildlife – winter range,
winter concentration area,
production area
Gibson Crystal – Avalanche
Creek
1 5/11/05 Access, riparian, slopes
ZTS Construction Crystal River Park (3 lots) 3 9/14/05 Slopes, avalanche, debris
flow, rockfall, severe wildfire
Morrow Wingo Junction 3* 9/28/05 Slopes, floodplain, severe
wildfire, visual
Aspen Mass Highway 82/Brush Creek 3 3/22/06 Visual
Vaughn Crystal River Park 1 6/14/06 Slopes, debris flow, rockfall,
severe wildfire, mapped
potential avalanche
Lot 11 Sopris Creek
LLC (Gina)
Section 36 2 9/27/06 Slopes, elk production area,
migration corridor
Red Oak Trust Woody Creek 1 9/27/06 Slopes, severe wildfire,
visual
Tabackin Brush Creek Village 2 11/1/06 Slopes, severe wildfire,
visual
Crowley Fryingpan 12 12/6/06 Wildlife – severe winter
range, migration corridor,
scenic/rural character
Rooney Crystal River Park 1 5/23/07 Slopes, rockfall, small lot
Grosjean/Spencer Section 36 2** 6/27/07 Slopes, elk production area,
migration pattern, goshawk
nest, wetlands, proximity to
public lands
Majestic Peaks Pointe
(Woodward)
Section 36 2 7/11/07 Elk migration corridor,
proximity to public lands
Nelsen Redstone Ranch Acres 1 7/11/07 Slopes, severe wildfire,
access
McBurney Crystal River Park 1 7/25/07 Slopes, rockfall, setbacks
from spring
Harvey Shield O Terrace 2 2/13/08 Slopes, severe wildfire,
visual
Poulaki/Koukla Redstone 2 10/22/08 Rockfall, floodplain/riparian
Spizzirri East Aspen 1** 11/19/08 Visual, proximity to public
lands/trail
Walter Crystal 1 12/16/09 Slopes, rockfall, alluvial fan,
visual, wildlife
TOTAL 43
* Morrow TDRs limited to use on Wingo Junction Ranch Subdivision lots across Highway 82
** Not issued
The BOCC has denied two requests for constrained TDRs: 1 TDR for a parcel on Lime Creek up the
Fryingpan (F Pan LLP) and 1 TDR for a parcel above Shale Bluffs (Heineman).
M A R O O N C R E E K R D
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R e d s t o n eRedstone
B a s a l tBasalt
S n o w m a s sSnowmassVillageVillage
A s p e nAspen
M e r e d i t h /M e r e d i t h /T h o m a s v i l l eThomasville
Transfer of Developm ent Rights (TDR) ProgramPitkin County, C olorado
OWL CREEK RD
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A s p e nAspen
Map Prepared 12/10/2014Pitkin Coun ty GIS DepartmentF
1 Miles
Preservation Site
Approved Receiver Site
Number ofOccurances
1
5
10
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