HomeMy WebLinkAboutpitkin.planning.272929203006 (2007)ADMINISTRATIVE DECISION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
PITKIN COUNTY, COLORADO, APPROVING THE SMITH MINOR AMENDMENT TO A
DEVELOPMENT PERMIT
Administrative Decision No.5~2007
RECITALS
Alicia Smith ("Applicant"), has applied to the Community Development Director of Pitkin County,
("Director"), pursuant to Section 2-20-150(b) of the 2006 Pitkin County Land Use Code ("Code"), to
amend a previously approved building envelope for a well.
The application was received after July 6r'', 2006 and therefore is reviewed under the 2006 Land Use
Code.
2. The Lot is in the AR-10 zone district and is non-conforming as it contains approximately 0.3 acres.
3. The Lot is located at 795 Elk Lane, Lot A-7 Redstone Ranch Acres. PID#: 2729-292-03-006 (Legal
Description, Attachment A).
4. The Lot was denied 1041 Hazard Review approval pursuant to BOCC Resolution No. 97-55 (Rec.
No. 403127) due to a severe wildfire hazard. This denial was later rescinded by BOCC 97-60 which
granted 1041 approval to establish a building envelope for a single family residence, with conditions.
5. The Director finds that the request to amend the previously approved building envelope for a well
and driveway is appropriate subject to the conditions outlined below.
APPROVED by the Director, subject to the following conditions:
1. The Applicants shall adhere to all material representations made during the application process.
2. All conditions of BOCC Resolution No. 97-60 shall apply unless otherwise amended by this
approval.
No calculations for height, bulk, setback, size, floor area, or any other building and zoning
requirements have been conducted. These requirements will be considered at the time of building
permit. Any structures represented in the application may not be permitted under building and
zoning regulations.
4. Prior to submission of any future building permit applications, the Applicant shall be required to
submit for approval by the County Attorney and Community Development a Site Plan with an
amended Activity Envelope in accordance with Land Use Code Section 2-30-20(g) and
Application Manual Section 2.1.12. The above referenced approvals shall be a condition precedent
to finalization and recordation. The Site plan shall also incorporate the following changes:
A. The building envelope shall be amended to include the well and driveway;
B. The Site Plan shall display all development on the Lot, including footprint of residence,
driveway, septic field, well, garage, sheds, etc.
C. The title of the site plan shall be displayed as "Smith Site Plan".
Prior to issuance of a building permit application for the residence, the Applicant shall:
A. Complete a fireplace/woodstove registration form with the Community Development
Department, if necessary.
RECEPTION#: 539573, 07/03/2007 at
02:02:32 PM,
1 OF 7, R $0,00 Doc Code ADMIN
Page 10,/'6 DECISION
Janice K. Vos Caudill, Pitkin County, CO
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B. If necessary obtain a County access/driveway/turnaround permit acceptable to the Carbondale
and Rural Fire Protection District and Planning Engineer.
C. Submit a drainage and erosion control plan for review and approval by the Planning Engineer.
All slopes steeper than 2:1 shall utilize erosion control blankets.
D. Submit engineered plans for retaining walls greater than four feet in height.
E. Submit a construction management plan for review and approval by the Planning Engineer
showing the locations of staging, material storage and employee and construction traffic
parking.
F. Pay the applicable road and employee housing impact fees.
G. Obtain a permit for construction of the ISDS.
6. No structural development, with the exception of fencing, in excess of 30" shall occur within the
setbacks of the Lot. Landscaping in the fiorm of berms shall not exceed four feet from the most
restrictive grade. Any development located within setbacks mandated by County zoning
regulations shall require a variance from. the Board of Adjustment. Approval of a landscape
envelope within such setbacks does not assure approval of a variance.
The Applicant shall comply with the following standards for development within a severe wildfire
hazard area:
A. DEFENSIBLE SPACE
The area around all buildings/structures, limited by property boundaries that may limit a
property owner's ability to comply with this section, shall incorporate landscaping with
wildfire defensible space considerations as follows (note: actual vegetation manipulation
to meet these conditions may not be necessary where the natural vegetation patterns have
already fulfilled these conditions):
a. Brush, debris and non-ornamental vegetation shall be removed within a minimum
ten-foot (10') perimeter around all structures.
b. Vegetation shall be reduced to break up the vertical and horizontal continuity of the
fuels at a minimum of a thirty (30) foot perimeter around a structure built on flat
ground. (For greater slopes, reference the CSFS Safety Zone chart in Wildfire
Guidelines For Rural Homeowjners, which provides general guidelines that may be
modified by a wildfire expert acceptable to the County).
... Spacing between clumps of brush and vegetation up to the thirty (30) foot perimeter
shall be a minimum of two (2) times the height of the fuel. Maximum diameter of the
clumps shall be equal to the hoight of the fuel. All measurements shall be from the
edges of the crowns of the fuel.
1. All branches from trees and brush within the thirty (30) foot perimeter shall be
pruned to a height of ten (10) feet above the ground with removal of ladder fuels
from around trees and brush.
e. Tree crown separation within the thirty (30) foot perimeters shall have a minimum of
ten (10) feet between the edges bf the crowns, except for mature stands of aspen trees
where ladder fuels have been rlemoved. In areas of aspen regeneration, understory
shrubs and down and dead materials shall be removed.
f. All branches that extend over the roof eaves shall be trimmed and all branches within
fifteen (15) feet of chimneys shall be removed.
g. The density of fuels up to a one hundred (100) foot perimeter of the structures shall
be reduced where natural reduction has not already occurred.
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h. All deadfall up to a one hundred (100) foot perimeter shall be removed.
i. No new conifer trees shall be planted within ten (10) feet of a residence.
j. No flammable mulches shall be placed within two (2) feet of a residence.
k. The property owner shall be responsible for the continued maintenance of the
defensible space vegetation requirements.
A. ACCESS
a. Access roads and driveways shall be built to County standards; however, these
standards may be increased tq mitigate wildfire hazards based on comments provided
by the Colorado State Forest ~~ Service, the Sheriff's Department, local fire protection
districts and/or a person ap~roved by the County as an expert in wildfire area
designation and mitigation. 'Where feasible, looped routes of access/egress to a
public road shall be incorporated in the design of a proposed development. Looped
routes of access/egress is def~ned as two (2) or more dedicated access roads to the
main artery/highway for widelly separated ingress/egress; looped drives with one (1)
entrance point or divided single entrances do not satisfy this condition. Where this is
not feasible, the Community Development Department may approve vehicular
turnaround areas a maximum of seven hundred fifty (750) feet apart installed
between the road intersection and its terminus. Turnaround areas shall be the same
standard as cul-de-sac turnarouund pads; these may be incorporated into the proposed
driveway entries.
b. New dead-end streets shall 'not be permitted, except for cul-de-sacs and other
turnarounds accepted by the applicable local fire district.
c. Cul-de-sac turnaround pads shall have a minimum of a thirty (30) foot drivable
surface inside turning radius or a hammerhead or other T-turn area acceptable to the
applicable local fire district.
d. New driveways and access roadway shall enter the roadway at aninety-degree (90°)
angle for the first twenty-five (25) feet of the driveway.
e. Fuel breaks as recommended by a wildfire expert approved by the County may be
incorporated into the design of access roads or driveways.
B. WATER SUPPLY FOR FIRE SAFETY{'
a. When access to a public or private pressurized water system is not available or if it is
necessary to augment fire protiection water systems, private ponds may be used if
approved by the Community Development Department and the local fire district.
b. Any fire department recommendation for individual structure water supply and
storage shall be accessible to fire department vehicles from the exterior of the
structure through afire department approved mechanism (such as a fire hydrant). The
amount of storage capacity shall be determined by the fire protection district.
c. Regardless of size, all structured (including detached garages and horse barns) where
humans congregate regularly that are located within areas identified as containing
"C--Severe Hazard: Trees" or '~X--Severe Hazard: Brush" wildfire hazard shall be
required to install in-house sprinkler systems that meet the standards of the local fire
protection district and the adopted Building Code.
d. All structures greater than five thousand (5,000) square feet in size shall be required
to install in-house sprinkler systems that meet the standards of the local fire
protection district and the adopted Building Code. At building permit submittal, the
Page 3 of 6
58 - Z~
local fire protection district may require smaller structures to be sprinkled due to
hazard considerations, emergency access difficulties and lack of proximity to fire
protection services.
C. ROOFING MATERIALS, ROOFING VENTS AND PROJECTIONS AT AND BELOW
ROOF LINE
Unless the wildfire expert has recommended a different method of construction, roofs
and projections at or below roof line in Severe Wildfire Hazard Areas shall be
constructed according to the follol~ving specifications:
a. Medium Hazard Area
i. Roofing Materials
ii. Class A covering or Classy A Assembly as defined by the currently adopted
building code.
iii. No wood shakes or shingles.
Roof Venting
i. Soffit venting shall be looted in the outer 1/3`d portion of the overhang.
ii. Attic, soffit and other roodventing shall be ofnon-corrosive metal mesh with
maximum '/4" openings.
Projections at the Roofline, including Soffits, Rafters, Porch or Deck Roofs, Fascias,
or Other:
i. Sheath with non-combustible materials, or
ii. Combustible materials underlain with 5/8" Type X gypboard or equal, or
iii. Minimum 4x6 rafters with 2x T&G decking.
d. Decks, Decking, Cantilevered Floors, or Other Projections Below the Roofline:
Minimum 6x6 posts, 6x10 beams, 3x8 joists, 3x decking, and 2x railings, or
equivalent ]og construction.
e. Any methods approved for Severe Wildfire Hazard Areas may be used in Medium
Wildfire Hazard Areas.
D. Severe Hazard Area
All requirements for Medium Wildfire Hazard Areas apply with the following
modifications:
a. Roofing Materials:
i. Class A covering or Clads A Assembly as defined by the currently adopted
building code.
ii. No wood shakes or shingles.
iii. Projections at the Roofli>~e, including Soffits, Rafters, Porch or Deck Roofs,
Fascias, or Other:
iv. One (1) hour rated mater~al or any material underlain by 5/8" Type X
gypboard or equal, or
v• "Type IV" Heavy Timbe{- materials, per the currently adopted building code.
b. Decks, Decking, Cantilevered Floors, or Other Projections Below the Roofline:
i• Construction with noncori~bustible or one (1) hour rated material, or material
with flame spread <25 (tdsted to ASTM E84 and listed for exterior use), or
c. Conventionally framed deck witth waterproof surface and underside protected with
5/8" Type X gypboard or equal (Necking as "a" above), or
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d. "Type IV" Heavy Timber materials: joist and beams minimum 6"x10", columns
minimum 8"x8", decking minimum 4" in depth, or decking as "a" above; or
equivalent log construction, or
e. Enclose projection vertically to ground with one hour fire resistive materials.
Railings
Railings must be constructed of noncombustible or "Type IV" Heavy Timber materials.
a. Exterior of the Structure, Incl ding All Walls
i• One (1) hour fire ~esistive rated materials, or
11• 5/8" gypboard un erlying combustible materials, or
iii. Cement stucco, inimum 3/a" thickness.
iv. All glazing to be tempered glazing; and
v• Doors to be metal',or wood 1 3/4" thick minimum.
b. Foundations
i• Foundations, skirt ng, and crawl space openings shall be fully enclosed
and constructed w~th materials approved for one (1) hour fire-resistive
construction on th exterior side of the walls and shall extend from the
top of grade to the underside of the floor decking or walls.
E. All Hazard Areas
Roofs with less than a 3:12 pitch ar~ not permitted in Low, Medium, or Severe Wildfire
Hazard Areas unless they comply with the following:
a. All roof coverings shall be constructed of non-combustible materials and installed on
a Class A roof assembly.
b. All roof coverings shall have a surface that shall facilitate the natural process of
clearing roof debris.
c. Protrusions above the rooline, such as parapets, shall be prohibited.
d. Roofs shall be installed as req~ired by the adopted Building Code and shall have a
minimum pitch of 1:48.
e. All roof designs, coverings, or ''equivalent assemblies shall be specifically approved
by the Fire Marshall prior to suHmittal of a building permit application.
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F. MAINTENANCE AND MISCELLANEOUS REQUIREMENTS
a. Roofs and gutters shall be kept clear of debris.
b. Roof vents shall be screened with corrosive resistant wire mesh, with mesh one-fourth
('/4) inch maximum.
c. Yards shall be kept clear of all litter, slash and flammable debris.
d. All flammable materials shall be stored on a parallel contour a minimum of fifteen (15)
feet away from any structure.
e. Weeds and grasses within the ten (10) foot perimeter shall be maintained to a height not
more than six (6) inches.
f. Firewood/wood piles shall be stacked on a parallel contour a minimum of fifteen (15) feet
away from the structure.
g. Swimming pools and ponds shall I e accessible by the local fire district.
h. Fences shall be kept clear of brus and debris.
i. Wood fences shall not connect to ther structures.
j. Fuel tanks shall be installed underground with an approved container.
k. Propane tanks shall be buried, if p ssible, or installed according to NFPA 58 standards
and on a contour away from the st ucture with standard defensible space vegetation
mitigation around any abovegroun tank. Any wood enclosure around the tank shall be
constructed with materials approv d for two (2) hour fire-resistive construction on the
exterior side of the walls.
1. Each structure shall have a minim m of one ten (10) pound ABC fire extinguisher.
m. Addresses shall be clearly marked ith two (2) inch non-combustible letters and shall be
visible at the primary point of acce s from the public or common access road and
installed on anon-combustible post.
n. The Applicant shall comply with the Carbondale and Rural Fire Protection District Code.
o. Additional recommendations from the Colorado State Forest Service, the Pitkin County
Sheriffs Department, the local fire protection district and/or a person certified by the
Community Development Department as an expert in designation of wildfire areas and
wildfire mitigation may be incorporated into any conditions of approval as necessary to
mitigate wildfire hazards.
8. Prior to commencement of any earthmovi Ig or other construction activity, the Applicants shall
stake the corners of the activity envelope a d install construction fencing around the construction
site within the perimeter of the building nvelope. The fencing shall remain in place until
issuance of a Certificate of Occupancy. ',
9. Failure to comply with the conditions of th's approval may result in revocation of this approval,
or any subsequent permit(s) or approval(s) related to this property, or vested rights associated
with this property.
APPROVED by the Director, this ~~day of , 2007.
~~ IUID ~wC
~nd~y Houben,
Community Development Director
PID# 2729-292-03-006
P036-07
Page 6 of 6
Attachment A
Legal ~i Description
SUB:REDSTONE RANCH ACRES LOT:A-7
MEMORANDUM
TO: Cindy Houben, Pitkin County Community Development Director
FROM: Michael Kraemer, Planner
RE: Smith, Minor Amendment to a Development Permit
DATE: June 8, 2007
REQUEST: The Applicant desires to amend a building envelope approved through a 1041 Hazard Review for a
well and driveway.
APPLICANT: Alicia Smith
LOCATION: 795 Elk Lane, Lot A-7 Redstone Ranch Acres. PID#: 2729-292-03-006 (Legal Description,
Attachment A)
ZONING/LOT SIZE: The Lot contains approximately 0.3 acres and is nonconforming in size in the AR-10 zone
district.
2005 AERIAL PHOTO: The Lot is highlighted in green.
PREVIOUS APPROVALS, EXISTING CONDITIONS, and REQUESTS: The Lot was denied 1041 Hazard
Review approval pursuant to BOCC Resolution No. 97-55 (Rec. No. 403127) due to a severe wildfire hazard. This
denial was later rescinded by BOCC 97-60 which granted 1041 approval to establish a building envelope for a
single family residence with conditions. Vesting has expired for this approval and the Applicant wishes to submit
for a building permit. Since vesting has expired and development has been proposed outside an approved building
envelope, the Applicant must amend the building envelope and attain site plan approval.
The Applicant has adequately demonstrated that the proposed residence will not be visible from Hwy 133, a scenic
corridor. In addition, the Lot is only 0.3 acres in size, contains no irrigated pastures or meadows, and is therefore
not subject to rural character guidelines for building location. Therefore, formal site plan review will not be
required, however the Applicant shall submit a site plan, for recordation, showing location of all development.
In 1997, the 1041 approval for the residence established conditions for development in a severe wildfire hazard
area. Since this approval, standards for development within a severe wildfire hazard area have changed. The
Administrative Decision will reflect these additional standards.
REFERRAL COMMENTS: EH/NR comments were received supporting the location of the proposed well.
These comments included a review of required setbacks of the well from the future septic field.
STAFF COMMENTS:
Minor Amendment to a Development Permit.
Pursuant to Section 2-20-150(b) of the July 6`", 2006 Land Use Code, a minor amendment to any development
application or permit is one that meets the following criteria, as determined by the Community Development
Director:
1. Is consistent with action(s) taken during previous development approvals for the property; and
Response: The request to amend the previous building envelope for a well and driveway is consistent with
the previous 1041 Hazard Review approval.
2. Does not change the use of the proposed development between residential, commercial, and tourist
accommodation uses; and
Response: The request does not change the residential use of the proposed development.
3. Does not change the basic character of the approved use of land on. which the activity occurs, included
basic visual appearance and method of operation, and
Response: The request does not change the basic character of the approved use of land.
4. Does not constitute a new land development activity; and
Response: The request does not constitute a new land development activity.
S. Does not increase off-site impacts in the surrounding neighborhood, and
Response: The proposal will not create any off site impacts to the surrounding neighborhood.
6. Does not endanger the public health, safety or welfare, and
z
Response: The request does not endanger the public health, safety or welfare.
7. Does not violate any Land Use Code standard,• and
Response: The request will not violate any standard in the Land Use Code. The well has been proposed
within the Lot setback and the well head or any enclosure structure may not exceed 30".
8. Does not substantially increase the need for on-site parking or utilities, or affect affordable housing
generation; and
Response: The request will not result in any impacts mentioned in No. 8.
9. Does not increase the floor area of the use by more than five (S) percent or decrease the open space on the
site by more the five (5) percent.
Response: The requests will not violate this.
RECOMMENDATION: Staff recommends that the Director approve the Smith Minor Amendment to a
Development permit to amend a previously approved building envelope for a well and driveway subject to the
conditions of the attached Administrative Decision.
ATTACHMENTS:
A. Legal Description
PITKIN COUNTY PRE~APPLICATION CONFERENCE SUMMARY
LOCATION: Lot A-7 Redstone Ranch Acres
OWNER: Alicia Smith
REPRESENTATIVE: Self
DATE: September 8, 2006
PIII# 2729-292-03-006
ZONING: AR-10
PHONE and EMAIL:
q~.S-~13LF3:1 (work) a~tx:s~~9~c~,~,~c'11"~~:~~-;'C)ilB;a? .Ct`,t~
309-4308 (cell}
PLANNER: Mike Kraemer, 920.5482
Type of Application: Site Plan Review
Description of Project/Development: The Applicants are requesting site plan approval to construct a residence. 'The
parcel received a BOCC approval to rescind BOCC Resolution 97-55 and grant 1041 Hazard Review approval pursuant to
Resolution 97-60 (Rec. No. 403634). No vesting was associated with the approval and the parcel is subject to site plan
review.
Land Use Cade Sections to be addressed in letter of reauest taunlication):
Sec. 2-30-20(8)2: Site Pian;
Sec. 7-20-10: Site Preparation and Grading;
Sec. 7-20-20(e) 2-10: Grading;
Sec. 7-20-30: Water Courses and Drainage;
Sec. 7-20-80: River and Stream Corridors and Wetlands;
Sec. 7-20-120(d and e): Standards for Scenic View Protection Areas; ~°"'
Sec. 7-20-120(e): Rural Character Guidelines for Building Location 1-~°`"''
Sec. 7-20-130: Landscaping and vegetation Protection.
Staff will refer the application to the following agencies: Redstone Ranch Acres HOA, Crystal River Caucus.
Review by: Community Development Director
Public Hearing: NO, however, public notice is required. The Applicant shall post a public notice sign on the property
at least 15 days prior to the date specified for the Administrative Decision pursuant to Sec. 2-20-I00(a)(3) of the Land
Use Code. In addition, the Applicant shall mail notice (by certified mail) to alt adjacent property owners and mineral
estate owners with the return address of the Community Development Department (form of notice to be obtained from the
Community Development Department). The names and addresses shall be those on the current tax records of Pitkin
County, as they appear no more than 60 days prior to the date of the public hearing. A property owner receiving the
public notice shall have 2 weeks from the date the notice was postmarked to submit comments or objections to the
Community Development Department.
~~~s
FEES: $1;155 (make check payable to "Pitkin County Treasurer")
^ Planning Office flat fee: $1,155 (non-refundable; based on 5 hours of stafftirne; if staffreview time exceeds 6 hours, the
Applicant ~befcharGged f~o°r additional time above 5 hours at a rate of $231/hour)
To apply, submit 3 cony of the following information, unless noted otherwise:
1. Summary letter explaining the request, providing background on prior approvals and permits, and addressing
compliance with the Code sections listed above.
2. 24" by 36" Site Plan as designated in Section 2.1.1 and 2.1.12 of the Pitkin County Land Use Application Manual;
3. Proof of ownership of subject property;
4. Copies of previous land use approvals;
5. Parcel description, including legal description and vicinity map;
~U00~~~
6. Total fee for review of the application;
7. Signed fee agreement (1 copy);
8. Consent from owner(s) to process application and authorizing the representative, if applicable (I copy);
9. Copy of this preapp form (1 copy)
N07'ES:
- PLEASE SUB~T ONE UNBOUND AND QNE--SIDED COPY OF YOUR COMPLETE APPLICATION. PLEASE
SUBMIT TWO-SIDED COPIES OF ALL REMAINING COPIES OF YOUR APPLICATION (IF POSSIBLE). THE
PARCEL IDs SHOULD BE INCL UDED ONALL DOCUMENTSINCL UDED INYOUR APPLICATION.
- ALL MAPS SHALL BE FOLDED.
- This pre-application conference summary is advisory in nature and not binding on the County. The information
provided in this summary is based on current zoning standards and staff's interpretations based upon
representations of the applicant. Additional information may be required upon a complete review of the application.
oooao2
_,
PITKIN COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
AGREEMENT FOR PAYMENT OF LAND USE APPLICATION FEES
`, b E ,
PITKIN COUNTY (hereinafter "COUNTY") and _____~~"o~Jt".l~ f 1 Lit i~',z.~
(hereinafter "APPLICANT") AGREE AS FOLLOWS: - ~ - ~' _ _ ~~ ~ ~'
1. APPLICANT has submitted to COUNTY an application for d ~. 9 `1.1 ~1 ~ i~iA~
(hereinafter, the "PROJECT").
2. APPLICANT understands and agrees that Pitkin County Ordinance No. 32-2002 establishes a fee
structure for land use applications and the payment of all processing fees is a condition precedent to a determination of
application completeness. The fee structure is based on the COUNTY' S policy that development shall pay, in full, the
cost of development review in the COUNTY. Fees have been set to be consistent and fair to the public and to reflect the
expense incurred in providing such services to the public.
3. APPLICANT and COUNTY agree that because of the .size, nature or scope of the proposed PROJECT, it
may not be possible at the time of application to ascertain the full extent of the costs involved in processing the
application.
4. APPLICANT and COUNTY agree that fees charged for the processing of land use applications shall
accumulate if an application includes more than one type of land use review.
5. COUNTY and APPLICANT further agree that it is impracticable for COUNTY staff to complete
processing or present sufficient information to the Planning Commission and/or Board of County Commissioners to
enable the Planning Commission and/or Board of County Commissioners to make legally required findings for project
approval, unless current billings are paid in full prior to decision.
6. Therefore, APPLICANT agrees that in consideration of the COUNTY' S waiver of its right to collect full
fees prior to a determination of application completeness, APPLICANT shall pay a base fee in the amount of $
which is based on _ hours of staff time, and if actual time spent by staff to process the application exceeds the average
number of hours by more than 20%, then the COUNTY will bill the APPLICANT quarterly for the additional time spent.
Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay
such accrued costs shall be grounds for suspension of processin . .
.,_..~
PITKIN COUNTY ~`"
1s
("APPLrCANT") -
Cindy Houben
Community Development Director
By:
Print Name and Title (if applicable)
Date:
Mailing Address:
0~~003
Pitkin County Community Development
130 South Gelena St.
Aspen, Co 8161 i
Re: Redstone Ranch Acres, Lot A-7
Located at: 0795 Elk Lane
2729-292-03-006
Dear Cindy Houben:
We would like to submit a formal request for review of a Special Land Use Permit for
Redstone Ranch Acres, Lot A-7, awned by Patrick and Alicia Smith. We would like to
build a 1,560-sgft home in the approximant center of the already established building
envelope.
The previous owner Charles Yates applied for 1041 Hazard Review February 4, 1997,
and received a BOCC approval to rescind BOCC Resolution 97-55 and grant 1041
Hazard Review approval pursuant to Resolution 97-60 (Rec. No. 403634). We have
included a copy as Exhibit "A".
The following are the Land Use Code Sections that we were asked to address in our Pre-
Application Conference. We hope to convey an understanding of our intentions to build
our home in compliance with Pitkin County and Crystal River Caucus.
1. 2-30-20(g) 2: Site Plan: Exhibit "B" is our Site Plan that includes our footprint,
utilities, and driveway. This site plan also includes the currant typographical
information and trees in the immediate area of the only proposed dwelling.
2. 7-20-10: Preparation and Grading: Exhibit "C" is the septic plan design. This along
with the well, burying the utilities, and the waterlines are the only additional grading
that should be needed.
3. 7-20-20(e) 2-10: Grading: The proposed driveway will be located directly off of Elk
Lane on a flat area that should minimize grading.
4. 7-20-30: Exhibit "D" is a letter written by Nicholas Lampiris a Consulting
Geologist from November 16, 1996. We have found this letter most useful in
understanding the best way to develop this parcel with the least amount of impact.
He mentions the flat building area and the natural hummock to be incorporated into
the berm to protect form the unlikely event of a mud or debris flows.
5. 7-20-80: River and Stream Corridors and Wetlands: There are no wetlands or
streams on this parcel. Hawk creek is on the other side of Elk Lane and across the
neighbaring parcel.
6. 7-20-120(d and e): Standards for Scenic View Protection Areas: Our parcel is
located at the mouth of Hawk Creek Canyon & is well hidden from view of
Highway 82. Exhibit "E" is the Pitkin County Parcel map & photos taken from
Highway i 33 that we hope will help illustrate this. In addition to this we have
chosen a natural cedaz home with asphalt shingles. The design will not break the
ridgeline because it is two stories on footers reaching a height no higher than 30 ft.
0~~004
7. 7-20-130: Landscaping and Vegetation Protection: All trees indicated on the Site
Plan will be replaced with indigenous aspen trees around the property. We will use
them generously in the landscaping of the berm in the east of the property, as
suggested by Mr. Lapiris, to conduct surface water away from the site. Aspen trees
are also a better wildfire alternative to the currant lodge pole pines near the proposed
home.
The Crystal Valley has always been a special place to us & we understand the importance
of keeping the rural character of the Valley. We look forward to working with you in the
future. Thank you for your time.
Sincerely,
Patrick & Alicia Smith
ooooa~
~1~t u tt`.~Ti.T ~~" p~~ "~~~ ~~°v~~X
RESOLUTION OF TIC BO:~RD OF COUNTY COIVFiVLISSIONERS OF PITKIN COLivTY,
COLORADO, RESCINDII~G RESOLUTION N0.9 7-_ AND GRANTING 1041 FiALAR.D
REVIEW :~'VD CONCEPTUAL SUBIVIISSION APPROVAL TO CHARLES Y"AYES
Resolution No. 9'7-
$ECITALS
I . Charles Yates (hereafter "_~pplicant"} has applied to the Pitkin County Board of County
Commissioners {hereafter "Board'') for 1041 Hazard Review and Conceptual Submission approval to
construct asingle-family residence.
~. The property is located at 079 Elk Lane, and is described as Lot A-7, Redstone Ranch Acres.
3. The property contains I"_',:00 square feet and is zoned AFR-I0.
4. The property is impacted by the following hazards:
• ;vtapped elk winter range
• Adjacent to bighorn sheep winter ranee, winter concentration area and production area.
• Severe ~viidfire hazard:
• Slopes of 15-.i0% within rile building envelope;
• Potential rockfall hazard outside of the btiEilding envelope: and
• Alluvial fan.
~. This application vas reviewed by the Planning and Zoning Commission (hereafter -`Commission")
at a regular meeting on Februan-~ 4, 1997, and a recommendation of denial was forwarded to the Board.
6. The Board heard this application at its regularly scheduled meeting of March 26, 1997, at which
time evidence and testimony were presented with respect to this application.
7.. The Board found that development of the subject property is prohibited, pursuant to Section 3-
80.x0 {A){;) ofthe Land Use Code, which prohibits development in areas identified by the Colorado State
sorest Service as containing severe wildfire hazard hazard and Section 3-50.50{C)(2), which prohibits J
development on slopes of greater than 30%. The Board voted unanimously to deny the application as
evidenced by Resolution No. 97-`, attached as E.~chibit "A".
oo~oos
testimony tivas presented concerning the taking.
14. The Board finds that the previous denial does constitute a taking of all reasonable use and economic
return from the subject property, since there are no developable areas on the subject prapem: outside of
confirmed severe wildfire hazard areas.
11. The Board finds that the property is not appropriate For any use other than residential, and the
Board does not wish to purchase the propem~.
€~. The Board finds that this application proposes development in the best possible lac: lion. aiv~n the
hazards identif ed on the property.
ivOW THEREF®RE BE IT-RESOLVED by the Pitkin County~Board of Count~~ Commissioners
thatrtdoes hereby rescind Resoiution'do. 97-
BE IT FURTHER RESOLVED by the Soard that it does hereby grant approval to the Yates I4~# i
€-~azard Review and Conceptual Submission, subject to the fo€lowins conditions:
I . The applicant shall adhere to all material representations made in the application and in public
meetings.
'-- Prior to but€dina permit application, the applicant shad record a 2=i"~;6" my€ar I`?sI Hazy=d
Review Site Ptan which meets the approval of the Community Development Department and the
County Attorney. The site plan shall also be submitted in a digital format for inte•vration into the
County GIS system. The site ptan shall be amended as follows:
A. The signature block shall be amended for the Chairman of the Board of County
Commissioners.
B. The site plan shall include the following t041 Hazard Review Waiver: "applicant
acknowledges that he/she has been informed by Pitkin County of the existence of 10=I i
environmental hazard areas that might affect the property, any improvements, and the
use and occupancy thereof'.
C. The front (east} boundary of the building envelope may be established at ?4 feet from
the front Iot Iine. The septic system may encroach into the required .~0 foot from yard
itif. Each structure shalt have a mtntmum of one lU pouna 3pprovea ~~ irrC C~uu,ui~i~c~
placed in a visible and accessible location.
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Resolution No. 97-_
Page ~
N. Addresses shall be clearly mazked with ?inch non-combustible letters and shall be visible
and installed on anon-combustible post.
O. Utility lines shall be buried.
APPROVED AND ADOPTED ON THE 26TH DAY OF I~IARCH,1997.
BOARD OF COUNTY COiW4VIFSSIONERS,
PITKIN COUNTY, COLORADO
ATTEST:
Jeanette Jones, Deputy County Clerk
APPROVED AS TO CONTENT:
Cindy Houben
Community Development Director
By
Bill Tuite, Chairman
APPROVED AS TO FOR:VI:
John Ely
County Attorney
P139-96
27?9-~'9?-03-006
suzannew\pitkin~.casesl I041!yatesveso.doc
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T~ANSF~4 ~ECL~~RTIQN RECEIVED Q8.114/2Q~6
Rec Fee $ 6.00
WARRANTY DEED
THIS DEED, made this 1 1 th day of August., ''006, between
Charles Leslie Yates
of the said County of j_',:-~~ ~-~W.~': ~'~.+,~~°. '~ and State of 1<cntucl:y, Grantor, and
Paxricl. W'. Smith and Alicia A. Smith
whose legal address is: =121 Midland Ave., New Castle CO 81647
of the said County of Garfield and State of Colorado, grantee:
WITNESS, that the grantor, for and in consideration of the sum of Doc r ee $ 6.60
(S(i(~,1}O1}.t)t)) Sixty Six Thousand dollars and Zero cents, the receipt and
sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does
grant, bargain, sell, convey and confirm, unto the grantees, their heirs and assigns forever, not in tenancy in common but
in joint tenancy, all the real property, together with improvements, if any, situate, lying and being in the County of
Garfield and State of Colorado described as follows:
LOT A-7, REDSTONE RANCH ACRES SUBDIVISION, according to the Plat thereof recorded July 17, 1959 in Plat
Book 2A at Page 251 as Reception No. 108286.
COUNTY OF PITKIN, STATE OF COLORADO
alsi~ kno~~~n b}' street and number as: 795 Elk Lane, Redstone, CO 8:1623
TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining,
and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title,
interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises,
lvith the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee,
his heirs and assigns forever. And the grantor, for himself, his heirs, and personal representatives, does covenant, grant,
bargain, and agree to and with the grantee, his heirs and assigns, that at the time of the ensealing and delivery of these
presents, he is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of
inheritance, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey
the salve in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains,
sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind or nature soever, except
"general taxes for the year 2006 and subsequent years; and those specific exceptions described by reference to recorded
documents as ret7ected in the Title Documents accepted by Grantee(s) In accordance with Section 8a(Title Review) of the
Contract to Buy and Sell Real Estate relating to the above described property; distribution utility easements (including
cable TV); those specifically described rights of third parties not shown by the public records of which Grantee has actual
knowledge and which were accepted by Grantee(s) in accordance with Section 8b (Matters not shown by the Public
Records) and Section 8c (Survey Review) of the Contract to Buy and Sell Real Estate relating to the above described real
property, inclusion of the property within any special tax district; and, the benefit and burdens of any declaration and
party wall abrreements, if any."
1'he grantor shall and will WARRANT AND FOREVER DEFEND the above-bargained premises in the quiet and
peaceable possession of the grantee, his heirs and assigns, against all and every person or persons lawfully claiming the
whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any gender
shall be applicable to all genders.
IN WITNESS WHEREOF, the grantor has executed this deed on the date set forth above.
Charles I..,eslie Yates ~ `'~
~~
I, ~ ~ i
'~ ~
STATE OF Kenrucl:y )
) SS.
COUNTY OF )
JA^dPCE K VOS CRUDIL_L PiTKI~J COUNTY CO R 6.00
1'he foregoing instrument was acknowledged before me this
I,eslic Yates
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D 6.60
~. ~/ "r, , by Charles
VIy commission expires: d ~ ~'(~~'~ ('~;..~'`;? Witness my hand and~~,~fici~l s~ea~.,
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..Return to Patrick and Alicia ~inith, -4~-1 ~M~d-l-and ~Yvenue
~tc~t~;trt f iUe of Colorado - Gle»wood Sprm<s L~)ivr~JOn File dumber -}S(J20
No. X121;1 - Warranty Decd -- 1b Joint lcnants ~~T~"-C-ast`3e;'--CO~Or3'd'cT f,~~1(~~~ 1 e ~'; ''
a
N~chofas Lampiris, Ph.C~.
CONSULTING Gr:OLOG(ST
P.O. BOX 2
SILT, COLORAD081&52
Phone; Fax (970) 876-5400 (24 HOURS}
November ib, 19yb
F'0 Ego}: b2.:~
Aspen CQ 8lbl:~
F,E: Lot A-7, Redstone Ranch Acres
L}r3ar Susan:
~~ave completed my geologic investigation far purposes of House
Sill 1€>41 o•f •khe above referenced site on the east side of the
Crys~kal River Valley. The irregularly-shaped property is along
the sot€th side of Elk Lane in the Hawk Creek valley. This is in
the 5E 1/4, Nw 1/4, of Section ?9, "C 1~ S, Ft X38 W, of the Sixth
F'~1, within the Redstone 7 if2 minute quadrangle, Pit~:in County,
Gol orado.
The building envelope is between the road and the steeper portion
of the 1nt at the rear, with a dog kennel on the east side. Tt~e
lot has aspena, pines, and native shr€.tbs and grasses. The ridge
E~ehind the lot is quite steep bt€t shows na signs of instability.
Hawn; Creef: i s on the other side of the subdivision and wel l
incised there, probably to a depth of i5 feet in thia area,
The geology of the site is that of the Pennsylvanian-Permian age
'~aroon Formation, which underlies this terrace of an older level
of the stream. The buildable portion of the lot is quite flat
but somewhat narrow with the proximity of the road. - There are
same hummocE;g an the lot indicating past debris flow activity,
The bedrock dips about 1~ degrees to the west in this area.
ft-te ridge to the rear should not be cE€t for the building of the
home if it can be avoided; otherwise, this cut must be well
~~~}wined. The hummock at the east end csf the lot may be
i ncor•porated i nto a beret of at 1 east f o€.tr feet i n height to
protect from the unlikely event of thud or debris flows
-°•-~roaching from the east. The historic flows apparently came
b'~um HawF: Creek much further upstream where the channel is not so
incised. The developed iot to the east greatly diminishes this
t~otential. The berm should direct material across the road to an
.Ming channel there. Positive landscaping at the site is
recommended to conduct any surface water. away from the site, and
site specific soils investigations are recommended as well.
~' ~ i1.~.
Access to the site is already present. The home should be
designed to the specifications of the Uniform E~uiiding Code for
~.eismic Zane II because of the nearby fault traces! even though
they have not resulted in any noticeable movement for thousands
of years and no evidence could be found of any recent activity on
the fault `one. The home should also be designed to preclude the
accumulation of radon gas.
dater shnul d be oval i obi a wi thi n f GG feet of the s~~rface. Taste
disposal will be possible through the use of a standard septic
system with a leach field in these permeable soils. The PitF:in
County Sanitation Engineer should be consulted far his specific
rPcammendations, especially due to the small sire of the lot and
~•°by dwellings.
,f there are further questions please contact me.
Sincerely,
Nicholas Lampiris
Consulting Geologist
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Page 1 of 1
Michael Kraemer
From: Alicia Ann Smith [asmith@garfield-county.com]
Sent: Thursday, March 08, 2007 9:11 AM
To: Michael Kraemer
Subject: Amended Activity Envelope
Hi Mike,
Thank you for your help yesterday. After our conversation we realize that we need to request an Amended
Activity Envelope in order to use the front set back of our lot. This is primarily to enable us to have an access
driveway to the building envelope. We would also like to push our well forward to ensure the minimum 100'
setback from the proposed septic system. If you need any new documentation or anything further you can reach
me at my work number (I believe I gave you the wrong number for your file).
Thanks Again,
Alicia Ann Smith
Assessor Office Clerk
Garfield County
970-945-9134
asmith@garfield-county. com
00000
3/8/2007
- ~... , .~ r ~, ~- _ ~~n ~- - x - -
Page 1 of 1
Michael Kraemer
From: Nancy Mackenzie
Sent: Thursday, March 22, 2007 7:18 AM
To: Michael Kraemer
Subject: Patrick & Alicia Smith Lot A-7 redstone Ranch Acres
Mike,
I was at this site yesterday. The proposed location of the well will meet the required setbacks from their proposed
septic components and the neighbors. So we have no concerns with this lot. Did you need anything else?
Nancy
Nancy MacKenzie
970-920-5076
Pitkin County
Environmental Health & Natural Resources Department
Environmental Health Specialist
3/23/2007
PITKIN COUNTY CHECK REQUISITION
(Please attach any appropriate papers)
DATE: July 3, 2007
AMOUNT: 512.
CHARGE ACCT. No: $462.00 Flat Fee 002.02.00000.63342,
$50.00 Public Notice 001.10.00000.63343,
PAYMENT MADE TO: Alicia Smith
795 Elk Lane
Redstone, CO 81623
REASON: Case # P036-07: Smith Site Plan Review, did not conduct
review.
DEPT. HEAD APPROVAL:
~lil~n.c\ \/_. rl~n c~r.~C~
W `~ - ~'v"(~~LEASE SIGN AND DATE)
PITKIN COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5526 FAX# (970) 920-5439
MEMORANDUM
To: Redstone Ranch Acres Homeowners Association
Crystal River Caucus
FROM: Mike Kraemer, Community Development Department
Re: Smith Site Plan Review
(PID 2729-292-03-006; Case P036-07)
DATE: Apri112, 2007
Attached for your review and comments are materials for an .application submitted by
Alicia Smith. The Pitkin County Community Development Director will review the
application.
Please return. your comments to me by Friday, June 1, 2007.
PLEASE. RETURN APPLICATION MATERIALS TO COMMUNITY
DEVELOPMENT IF YOU HAVE NO FURTHER NEED OF THEM.
Thank you.
PITKIN COUNTY COMMUNITY DEVELOPMENT :DEPARTMENT
130 South Galena Street
Aspen, Colorado 8161 I
(970) 920-5526 FAX# (970) 920-5439
April 12, 2007
Alicia Smith
asmith@garfield-county.com
Re: Smith Site Plan Review
(PID 2729-292-03-006; Case P036-07)
Dear Mrs. Smith:
The Planning Office has completed its preliminary review of the captioned application. We have determined
that this application is complete. After a more detailed review of the submittal information, additional
information specific to the application may be requested in order to adequately review and process the
application. The planner in charge of the .review will request the information from you directly.
1. In addition the Applicant shall mail a copy of the notice (by certified mail) to all
adjacent property owners by Apri129, 2007. The Applicant shall obtain the names and
addresses of the adjacent property owners from the latest records of the Pitkin County
Assessor. A property owner receiving the public notice shall provide comments or
objections to the Community Development Department by June 1, 2007. If any
objections to the development application are received by this date, the Community
Development Department shall continue. the application to a public hearing before the
Hearing Officer.
2. By posting a sign in a conspicuous place on the subject property (as it .could be seen
from the nearest public way) at least fifteen (15) days prior to June 1, 2007.
Please submit the enclosed Affidavit of Notice by Mailing and photograph of the posted sign as proof
of compliance with the Code. This must be submitted prior to any approvals being granted.
If you have any questions, please call Mike Kraemer, the planner assigned to your case, at 920-5482.
Sincerely,.
Bonnie Waechtler
Administrative Assistant
Enclosures: Affidavit Code Section 2-20-100
COMMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado $1611
(970) 920-5526
Pitkin County
Land Use:
172 Board of Adjustment
159 County Land Use Code
174 Flat Fee ~ ~~ '.
162 Zoning and Sign
169 Public Notice+ ~°~ ' <` "`"`"~""'M
160 Planning Enforcement
175 Hearing Officer
Referral Fees:
210 Airport _._. ___
LUCO1 County Clerk
211 County Engineer
194 Environmental Health
208 Historic
198 Housing
190 Land Management
209 Redstone HPC
206 Wildlife Officer
Building Fees:
170 Board of Appeals
105 Building Permit
120 Electrical Permit
195 Energy Code Review
115 Mechanical Permit
150 Plan Check
110 Plumbing Permit
130 Reinspection
152 AVFD Fire Marshal
158 BFD Fire Marshal
Other Fees:
155 Use Tax
165 Copy
PZ005 Master Plan Copy
185 Park Dedication n
IS GIS Requirements ~r/~--~ ~ (--~
161 Housing Impact Fee ~ \_~ ~ ~~_'~°`~`-
B1202 Road Impact Fee
B 1203 School Impact Fee
TOTAL
NAME: ~ ' '
ADDRESS/PROJECT:
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FOUND SPIKE
N 55'18',38W
1. 15'
VICINITY MA 1)
NotdW
According to Colorado Law, you must
commence any legal action based upon any
defect in this survey within three years after
you first discover such defect. In no event
may any legal action based upon any defect
in this survey be commenced more than ten
years from the date of the certification shown
hereon.
1 "---I MILE
6
SCHMUESER I GORDON I MEYER
ENGINEERS 1 SU R V E Y O R S
FOUND REBAR AND
CAP LS 14111
ELEV. 1000.00
SCHMUESER GORDON MEYER
I 1 8 W. 6TH STREET, SUITE 200
GLENWOOD SPRINGS, COLORADO 8 160 1
(970) 945-1004 FAX (970) 945-5948
ASPEN, COLORADO (970) 925-6727
CRESTED BUTTE, CO (970) 349-5355
SMITE Sl:
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SMITH SITE PLAN
i
A l KICOUNTY
GRAPHIC SCALE
( IN FEET)
1 inch = 10 ft.
DECRIPTION
LOT A-7, REDSTONE RANCH ACRES SUB—DIVISION, COUNTY OF PITKIN, STATE OF COLORADO
PARCEL NO. 2729-292-03-006
Acceptance for Recording
RECEPTION#: 539778, 07/11/2007 at
12:30:28 PM, 1 OF 1. R $11.00 Janice K.
Vos Caudi:!, Pitkin County. CO
PLAT BK 84 PG 60
This Site Plan has been accepted for filing in the office of
the Jerk and Rec d r of Pitkin County, Colorado on this -
--- day of _ _nn 2007 in Plot Book at Page as
Rece ionNo.
.5 ;may F
k and Recorde..
Community Development Directors Approval
This Site Plan has been reviewed and approved by the Pit in—County
Community Development Director this _1� Qday of ��
2007, subject to Community. Derelpment Directors Decision a.—
recorded
_
recorded os Reception No._'P%.i i--__---__.
C"
Pitkin ounty Community Development Director 9K
P o54 - 07 rr �`
1041 Environmental Hazard Waiver:
1041 environmental hazard areas exist that might affect the property,
any improvements, and the use and occupancy thereof.
Owner. ------------
Patrick Smith
Alicia Smi h
TE PLAN
BE
REVISION
DATE
BY
Job No, 2006-469
Drawn by. KW
Dote: FEB2aa�
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1
Approved:
File: ALICIA
0
3-Ix8 CEDAR FASCIA
FLASHING
3-Ix8 CEDAR FASCIA
12 x
L/0 UPPER fLR4 _ -
Ix8 CEDAR FASCIA
6x6 POST
L/0 MAIN FLOOR
------------
STAIRS TO GRADE
(N.I.C)
30 YR FIBERGLASS SHINGLES
Ix8 CEDAR FASCIA
2'-0"
Ix6 TIG "V" -JOINT
CEDAR SIDING
FLASHING
12
4 �—
Ix8 CEDAR FASCIA
L/0 UPPER FLR
1x8 CEDAR FASCIA
12
4
FRONT ELEVATION
Ix6 TIG "V" -JOINT
CEDAR SIDING g
=z
d
L/0 MAIN FLOOR
CONTINUOUS RIDGE VENTING CONTINUOUS RIDGE VENTING
LEFT ELEVATION
ED�2
TEMP
4'_0"
2'-0'•
30 YR FIBERGLASS SHINGLES
FLASHING
Ix8 CEDAR FASCIA
42" HIGH CEDAR RAILING
L/0 UPPER FLR - -
Ix6 TIG "V" -JOINT
CEDAR SIDING
1x4 CEDAR HINDOH TRIM
Ix4 CEDAR CORNER TRIM
L/0 MAIN FLOOR
NOTE:
WINDOW GLAZING IS DUALPANE, LOW 'E' UNLESS OTHERWISE NOTED
IN SCHEDULE.
LOW 'E' REFLECTS THE SUN'S HEAT AND DAMAGING RAYS, WHILE ALSO
BLOCKING HEAT LOSS TO COLDER WEATHER.
FOR WINDOW TRIM SEE DETAIL'Z' ON SHEET 5
FOR CORNER TRIM SEE DETAIL'S' ON SHEET 5
3-Ix8 CEDAR
Ix6 TIG "V" -J(
CEDAR SIDING
FLASHING ANL
VENT STRIP
30 YR FIBERG
L/O UPPER FL
Ix4 CEDAR CO'
Ix4 CEDAR DO
L/O MAIN FLO
STAIRS TO GF
(N. LC)
4'-0N6'
CONTINUOUS RIDGE VENTING
CONTINUOUS
CONTINUOUS RIDGE VENTING
RIGHT ELEVATION
IIIIIIIIIIII0101
12
�4
2'-0"
REAR ELEVATION
EVERY NOTATION FOLLOWED BY 11N.IaCa11 INDICATES THAT THE ITEM IS 11NOTINCLUDED IN CONTRACT 11
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The contractor (builder) is
held responsible for checking
and verifying all dimensions
on this drawing. Any discrepancies
shall be reported immediately
to Linwood Homes for
corrections and I
or interpretation.
This drawing is considered
proprietary. It is not to be
reproduced, nor is the
information thereon to be
used to produce
products, unless written
consent is first obtained
from Linwood Homes.
DRAWN BY.
AS
BCIN NUMBER:
CHECKED BY:
PB/RL
SCALE:
1/4" = I'-0"
DATE:
DECEMBER II, 2007
SALES OFFICE
CEDAR DESIGNS
SALESREP:
ROB CHODOH5KI
MODEL'.
MODIFIED
MONT BLANC
CUSTOMER:
SMITH P I A
REVISION NUMBER:
VERSION 3
PRODUCTION #: PAGE
548556
:M
SECTION A
SECTION D
EVERY NOTATION FOLLOWED BY
E
SECTION B
AMAIN FLOOR CONSTRUCTION
BEAM AS PER PLAN
SIMPSON POST CAP OR EQUIVALENT (NIC)
POST AS PER PLAN
15# FELT
SIMPSON POST BASE OR EQUIVALENT (NIC)
2" CONC. SKIMCOAT
a ' 6 MIL VAPOUR BARRIER
2" RIGID INSULATION (N.I.C.)
rtm
AS PER PLAN CONCRETE FOOTING
AS PER PLAN
INTERIOR POST DETAIL SCALE I/2"=1'-0" 1 F
TYPICAL EXTERIOR WALL
EXTERIOR FINISH
2x6 OR 2x4 LOAD
BEARING INTERIOR WALL
2" CONC. SKIMCOAT /2" DIA. A.H.
6 MIL POLY V.B. @ 8'-0" MAX. O.G.
6" COMP. GRAVEL 15M (#4) CANT. REINF. BAR
a0 3 - 15M (#4) CONT. REINF.
INTERIOR BEARING WALL
SECTION C
EXTERIOR WALL CONSTRUCTION
MAIN FLOOR CONSTRUCTION
PRESSURE TREATED 2 x 6 SILL PLATE
5/8" DIA. x 10" ANCHOR BOL75 @ 46" o.c. (NIC)
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a DAMPROOFING TO FND. BELOW GRADE (NIC)
21'2' RIGID INSULATION (N.LC.) The contractor(builder)is
held responsible for checking
REINFORCEMENT AS REQUIRED and verifying all dimensions
on this drawing. Any discrepancies
shall be reported immediately
',J', 6" MIN_ DRAIN ROCK COVER to Linwood Homes for
" a.� -� �/' corrections and 1
�° � 4" AGI DRAIN TILE or interpretation.
IS" x 8" CONC. FTG, W/ This drawing is considered
2 - 15M (#4) CONTINUOUS RE -BAR proprietary. It is not to be
reproduced, nor is the
information thereon to be
SCALE 112' = 1'-0'
"G PERIMETER FOUNDATION WALL I SCALE 1/2"=1'-0" used to produce
products unless written
consent is first obtained
from Linwood Homes,
DRAWN BY:
AS
BCIN NUMBER.
CHECKED BY.
PB/RL
SCALE
1/4" = I'-0" U.N.O.
DATE:
DECEMBER 11, 2007
SALES OFFICE:
CEDAR DESIGNS
SALESREP:
ROB CHODOW5K1
MODEL:
MODIFIED
MONT BLANC
CUSTOMER:
SMITH P S A
SCALE 1/2" = T-0"
REVISION NUMBER:
VERSION 3
I I PRODUCTION #: PAGE
54a586 4 DE 7
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TYPICAL
EXTERIOR WALL
TYPICAL MAIN FLOOR
PLYWOOD SUBFLOOR (SIZE AS PER PLAN)
1z
--
FLASHING
2x10 FLOOR JOISTS (SPACING AS PER PLAN)
E:::��
2x6 LEDGER SCREWED TO
RIM JOIST @ 16" o.c. w/ Y2' x 5"
2 x 6 P.T. SILL PLATE
—:
2x10 TRIMMER JOIST
HOT DIPPED GALV. LAG SCREWS
w/ WASHERS
GRADE
5/5" DIA. A.B. @ 48' O/C
--
JOIST HANGERSDAMPROOFING
TO
(NIC)
TYP_ EXTERIOR WALL
FLASHING
BELOW GRADE
- —�8" CONC. FND. WALL
DECK TO WALL CONNECTION
H
PORCH TO WALL DETAIL
SCALE 1' V-0"
P.T SILL
PLATE DETAIL
SCALE 2'=
tKj
FLOOR TO WALL DETAIL
N.I.C.INDICATES
THAT THE
ITEM
IS
NOT INCLUDED
IN CONTRACT
consent is first obtained
from Linwood Homes,
DRAWN BY:
AS
BCIN NUMBER.
CHECKED BY.
PB/RL
SCALE
1/4" = I'-0" U.N.O.
DATE:
DECEMBER 11, 2007
SALES OFFICE:
CEDAR DESIGNS
SALESREP:
ROB CHODOW5K1
MODEL:
MODIFIED
MONT BLANC
CUSTOMER:
SMITH P S A
SCALE 1/2" = T-0"
REVISION NUMBER:
VERSION 3
I I PRODUCTION #: PAGE
54a586 4 DE 7
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