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DOCUMENT LAYOUT
THIS FILE MAY OR MAY NOT CONTAIN ALL OF THE INFORMATION
LISTED BELOW IN THE FOLLOWING ORDER
Summary Sheet
Resolution for the BOCC and/or P&Z
Ordinance for the BOCC and/or P&Z
Determination for the Hearing Officer
Administrative Determination
Staff Memo
Application
Public Notice, Acceptance Letter, Referral(s) Letter
Site Plan
Miscellaneous
Plat copies (llx17)
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;2,~w'5"- ;201 ~DI-0d5
RESOLUTION OF THE BOi\.lID OF COUNTY COMMISSIONERS OF PITKIN
COUNTY, COLORADQ, RESCINDING RESOLUTION NO. 96-~AND GRANTING
CONCEPTUAL SUBMISSION APPROVAL TO CHARLES ANDBAlmARA OYS AND
SALLIE PICKUS
Resolution No. 96-~
RECITALS
1. Charles and Barbara Oys and Sallie Pickus (hereafter "Applicants") have applied to the
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Pitkin County Board of County Commissioners (hereafter "Board") for Conceptual Submission
approval to construct a single-family residence and accessory structure.
2. The property is located on the north side of West Sopris Creek Road, and is more
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specifically described in Exhibit "A", attached.
3. The property contains 7.48 acres and is zoned RS-30.
4. The property is impacted by the following hazards:
. Mapped mule deer winter range and winter concentration area;
. Mapped elk winter range, severe winter range, critical habitat and winter
concentration areas;
. Severe wildfire hazard;
. Slopes of greater than 15%;
. Potential rockfall hazard; and
. Drainage gullies.
5. This application was reviewed by the Planning and Zoning Commission (hereafter
"Commission") at a regular meeting on November 7, 1995, and a recommendation of denial was
forwarded to the Board.
6. The Board heard this application at its regularly scheduled meeting of February 14, 1996, at
which time evidence and testimony were presented with respect to this application.
392198 04/29/96 03:33P PG 1 OF 9
SILVIA DAVIS PITKIN COUNTY CLERK & RECORDER
REC
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DOC
UCC
Resolution No. 96_Gtl
Page 2
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7. The Board found that development of the subject property is prohibited, pursuant to Section
3-80.70 (A)(3) of the Land Use Code, which prohibits development in areas identified by the
Colorado State Forest Service as contaiping severe ;yildfire hazard. The Board voted unanimously
to deny the application as evidenced by Resolution No. 96~ attached as Exhibit "B".
8. Pursuant to Section 4-150 of the Land Use Code, the applicants requested a hearing to
determine whether the Board's denial of the application constitutes a taking of private property
without just compensation.
9. The Board conducted its takings hearing on February 28, 1996, at which time further
evidence and testimony was presented concerning the taking.
10. 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
property 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 property.
12. . The Board finds that this application proposes development in the best possible location,
given the hazards identified on the property.
NOW THEREFORE BE IT RESOLVED by the Pitkin County Board of County
Commissioners that it does hereby rescind Resolution No. 96~
BE IT FURTHER RESOLVED by the Board that it does hereby grant approval to the
Oys/Pickus Conceptual Submission, subject to the following conditions:
I. The applicant shall record a 1041 Hazard Review Site Plan, prior to submission of any
building permit applications. The site plan shall be modified as follows:
A. The signature block shall be revised for signature by the Chair of the Board of
County Commissioners.
392198
04/29/96 03:33PPG 2
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Resolution No. 96.fe.:;.
Page 3
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2. Prior to issuance of a septic permit, the applicants shall provide documentation to the
Environmental Health Department as to the location of the existing well and the
quantity/quality of the water.
3. A septic permit shall be obtaineg from the Environmental Health J:)~partment, prior to
issuance of a building permit.
4. A fireplacelwoodstove permit shall be approved by the Environmental Health Department
prior to issuance of a building permit.
5. The applicant shall comply with the following landscaping and wildfire defensible space
mitigation standards:
A. Brush, debris, and non-ornamental vegetation shall be removed within a minimum
10 foot perimeter around the structures.
B. Vegetation shall be reduced to break up the vertical and horizontal continuity of the
fuels a minimum of a 30 foot perimeter around the structures.
C. Spacing between clumps of brush and vegetation within the 30 foot perimeters shall
be a minimum of two times the height of the fuel. Maximum diameter of the
clumps shall not exceed 10 feet. All measurements shall be from the edges of the
crowns of the fuel.
D. All branches from trees and brush within the 30 foot perimeter shall be pruned to a
height of 10 feet above the ground and ladder fuels from around trees and brush
shall be removed.
E. Tree crown separation within the 30 foot perimeters shall have a minimum of lO
feet between the edges of the crowns.
F. All branches which extend over the roof eaves shall be trimmed and all branches
within 15 feet of the chinmeys shall be removed.
G. The density of fuels within a 100 foot perimeter of the structures shall be reduced.
H. All deadfall within the 100 foot perimeter shall be removed.
1. The applicant shall be responsible for the continued maintenance of the defensible
space vegetation requirements.
6. The applicant shall comply with the following additional wildfire mitigation standards:
A. Roof construction shall be Class A, non-combustible material with no flat roofs.
B. Vents shall be screened with corrosive resistant wire mesh with mesh v.. inch
maximun.
C. Roofs and gutters shall be kept clear of debris.
D. Yards shall be kept clear of all litter, slash, and flammable debris.
E. All flammable materials shall be stored on a parallel contour a minimum of 15 feet
away from any structure.
F. Weeds and grasses within the 10 foot perimeter shall be maintained to aheight not
more than 6 inches.
392198
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Resolution No. 96-0
Page 4
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G. Firewood/wood piles shall be stacked on a parallel contour a minimum of 15 feet
away from the structures.
H. The water tank on the property shall be accessible to Fire Department vehicles.
I. Fences shall be kept clear of brush and debris.
J. Wood fences shall not connect to the structure,
K. Any outbuildings or additional structures shall adhere to the same standards as
structures.
1. Fuel tanks shall be installed underground with an approved container.
M. Propane tanks shall be installed according to NFPA 48 standards and on a contour
away from the structure with standard defensible space vegetation mitigation around
any above-ground tank. Any wood enclosure around the tank shall be constructed
with materials approved for 2 hour fire-resistive construction on the exterior side of
the walls.
N. Each structure shall have a minimum of one lO pound approved ABC fire
extinguisher placed in a visible and accessible location.
O. Addresses shall be clearly marked with 2 inch non-combustible letters and shall be
visible and installed on a non-combustible post.
P. Utility lines shall be buried.
7. The Applicant shall comply with the following standards for development on slopes in
excess of 15%:
A. Adequate mechanical support shall be provided for cut slopes.
B. Adding water which rPay decrease slope stability shall be avoided.
C. Adding weight to the top of the slope shall be avoided.
D. Disturbed slopes shall be contoured so they can be revegetated.
E. Steepening of existing slopes shall be avoided.
F. Confine cuts, fills, grading and e~cavation to the minimum area needed for
construction.
8. The applicant shall adhere to the Uniform Building Code specifications for Seismic Zone II.
9. Site specific soils engineering studies and proper soils engineering techniques shall be
utilized to insure correct founclatiol1 design. Foundation plans shall be certified by a
Colorado registered structural engineer and shall be provided at building permit application.
10. The gully through the building envelope shall be re-routed and enhanced to conduct
drainage to the east of the residence. The drainage swale shall be at least 3 feet deep and 8
feet wide, and shall extend at least 8 feet downhill from the proposed residence. Positive
drainage and landscaping shall also conduct flows away from the residence.
11. The applicant shall comply with the following wildlife mitigation requirements:
A. Native vegetation shall be maintained outside of the building envelope, except as
necessary for wildfire mitigation.
392198
04/29/96 03:33P PG 4
OF 9
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Resolution No. 96-0-
Page 5
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B. Dogs are prohibited, unless the Division of Wildlife finds that the 1041 wildlife
mapping is incorrect and amends the mapping so this parcel is more than 114 mile
from critical wildlife habitat areas or excludes this area froITI the wildlife mapping.
C. Fencing shall be no more than 42" high, with four strands Qr less, and with a 12"
kickspace between the top two strands. Rail fencing shall be no more than 48" high,
with three rails or less, and at least 18" between two of the rails.
12. The applicant shall obtain a 30 foot wide easement for the driveway from the adjacent
property owner, unless the County Engineer determines that a 30 foot easement is not
reasonably obtainable and agrees that the existing 20 foot easement is. If more than one
dwelling unit is developed on the property, the applicant must increase the easement to 30
feet.
13. No development, including grading and landscaping, shall occur outside of the approved
building envelope, except for utility and driveway extension and maintenance, and as may
be necessary to implement the wildfire mitigation measures required elsewhere in this
document.
14. The applicants shall adhere to all material representations made by the applicants in the
application or in public meetings, and shall consider these representations to be conditions
of approval, unless amended by other conditions.
15. A residential sprinkler system shall be installed in any structures which exceed 5,000 square
feet.
APPROVED AND ;\.DOPTED ON TH:E 28TH DAY OF FEBRUARY, 1996.
BOARD OF COUNTY COMMISSIONERS,
PITKWCOUNTY,COLORADO
By
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James R. True, Chairman
A
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392198
04/29/96 .03:33P PG 5
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Resolution No. 96- &: <(
Page 6
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APPROVED AS TO CONTENT:
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Cindy Houben
Community Development Director
392198
04/29/96 03:33P PG 6
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APPROVED AS TO FORM:
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A parcel of laI1:i lying wh:llly within T:ral::t: 72, secti.on 23, 'l'owilshiP 8
SOuth, ~ 87 west of the 5ixt:h.~ ~ n",?.:.~ ~"
fo1.lcws:
Eeg:i..nnin;r at COmer No. 30f sa:id'!:':r:::ll::'t'l2' marked AP-3 in the f,ield,
which point is, in fact. the TruePoin:1: ~~;
i:hen:la North 892.49 feet;
t::nen:::e SOuth 24059'05" East 1,228.68 feeti:cl the <-=.I:er line of a
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30-ftDt County Road;
t::nen:::e South 53 0 52 . 30" west, 174.60 feet along said c:enter line,
tml:ce South 51029' 10" West, 211.51 :feE:t: a.lc::nJ said center line;
t::nen:::e North 24059'05" West, 502.92 :Eeet: tbthe True Point of
Eeg:i..nnin;r .
392198
04/29/96 03:33P PG 7
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EXHIBIT "A"
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(:xhibit B
RESOLUTION OF THE IIQA:RD Of<:OUl'ffY<:Ql\1Jl\.1I$~IQfflrRSQF .J.>.I'fION.
COUNTY, COLORADO, DENYING CONCEPTUAL SUBMISSION APPROVAL TO
CHARLES AND BARBARA OYS AND SALLIE PICKUS
Resolution No. 96.& y
RECITALS
1. Charles and Barbara Oys and Sallie Pickus (hereafter "Applicants") have applied to the
Pitkin County Board of County Commissioners (hereafter "Board") for approval to construct a
single-family residence and accessory structure.
2. The property is located on the north side of West Sopris Creek Road, and is more
specifically described in Exhibit "A", attached.
3. The property contains 7.48 acres and is zoned RS-30.
4. This application was reviewed by the Planning and Zoning Commission (hereafter
"Commission") at a regular meeting on November 7, 1995, and a recommendation of denial was
forwarded to the Board.
,
5. The Board heard this application at its regularly scheduledmeeting of February 14, 1996, at
which time evidence and testimony were presented with respect to this application.
6. The Board found that development of the subject property is prohibited, pursuant to Section
3-80.70 (A)(3) of the Land Use Code, which prohibits development in areas identified by the
Colorado State Forest Service as containing severe wildfire hazard.
NOW THEREFORE BE IT RESOLVED by the Pitkin Couriij' 'Soard of County
Commissioners that it does hereby deny the Oys/Pickus Conceptual Submission.
392198
04/29/96 03:33P PG 8. OF 9
. Resolution No. 96-_
Page 2
,....,
APPROVED AND ADOP'!'E:J) QN 'fliE14Tli Di\Y OJ? FEBRUARY, 1996.
BOARD OF COUNTY COMMISSIONERS,
PITKIN COUNTY, COLORADO
By V_.-.. ~.-<-.. <>-
/ J :unes R.. True, Chairman
APPROVED AS TO CONTENT:
APPROVED AS TO FORM:
1!m#Jz; jy~
Cindy Houben
Community Development Director
John Ely
Coun
392198
04/29/96 03:33P PS 9
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RESOLUTION OF THE BOARD OF COUNTY COMMI.SSIONERSOF PJ'fKIN
COUNTY, COLORADO, DENYING CONCEPTUAL SUBMISSION APPROVAL TO
CHARLES AND BARBARA OYS AND SALLIE PICKUS
Resolution No. 96- i ~:J...
RECITALS
1. Charles and Barbara Oys and Sallie Pickus (hereafter "Applicants") have applied to the
Pitkin County Board of County Commissioners (hereafter "Board") for approval to construct a
single-family residence and accessory structure.
2. The property is located on the north side of West Sopris Creek Road, and is more
specifically described in Exhibit "A", attached.
3. The property contains 7.48 acres and is zoned RS-30.
4. This application was reviewed by the Planning and Zoning Commission (hereafter
"Commission") at a regular meeting on November 7, 1995, and a recoIIl1!leIjd.ation of dellial was
forwarded to the Board.
5. The Board heard this application at its regularly scheduled meeting of February 14, 1996, at
which time evidence and testimony were presented with respect to this application.
6. The Board found that development of the subject property is prohibited, pursuant to Section
3-80.70 (A)(3) of the Land Use Code, which prohibits development in areas identified by the
Colorado State Forest Service as containing severe wildfire hazard.
NOW THEREFORE BE IT RESOLVED by the Pitkin County Boardo{County
Commissioners that it does hereby deny the OyslPickus Conceptual Submission.
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APPROVED AND ADOPTED ON THE 14THDAYQF FE:J3:Rl.JA.RY, 1996.
BOARD OF COUNTY COMMISSIONERS,
PITKIN COUNTy, COLORADO
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By (/'~~ 2 '<::- ~ -'-
/ James R. True, Chairman
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APPROVED AS TO CONTENT:
iYmtf/Jt; br--/
Cindy Houben
Community Development Director
APPROVED AS TO FORM:
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County
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A parcel of larxi 1yir.q 'Nbolly w:i..thin Tract: 72, Section 23, TcwI1sh:i.P 8
Sout.'1, ~ 87 west of the 5.iJd:h l?J:iI:t::ipal Meridian d.esc:::::i.J:? as.
f01.J.ol.ls:
Eegir'.n:iIlg at COm3r l-b_ 3 of said Tract 72, markad AP-3 in the field,
'Nhich point is, in fact, the True Point ofEeiJj.nnir.g;
tten::e N:rth 892.49 feet;
tten::e SOuth 240 59' OS" East, 1,228.68 feet to the center line of a
30-fcot County Road;
t:be.'"X:e South 53 0 52 '30" West, 174.60 feet a1.cn] said c:errt:er lina,
tten::e South 51029' 10" West, 2ll.S1..feet. ~ said center line;
tten::e N:rth 24059'05" West, 502.92 feet to the True Foin:1:: 0#
Eegi..nning .
EXHIBIT "A"
,....,.
MEMORANDUM
TO:
Board of County Commissioners
Regular Meeting - February 28, 1996
Cindy Houben, Community Development Director ~
THRU:
FROM:
Suzanne Wolff, Community Development Department
RE:
OyslPickus Conceptual Submission - Takings Hearing
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REQUEST: The applicants have requested a hearing, pursuant to Section 3-290 of the Pitkin
County Land Use Code, to determine whethyr tlJ.eB()lll'd's denialgftpytIJ.s:OyslPickus Conceptual
Submission application on February 14, 1996, constitutes a taking of private property without just
compensation (see attached resolution of denial).
The February 14, 1996, staff memo to the Board andtheNoY~lTIPyr7, 1995, staff memo to the
Planning Commission are attached for referYllge.
APPLICANT: Charles & Barbara Oys
REPRESENTATIVE: Sallie Pickus (purchaser) and Bob Hughes
LOCATION: North side of West Sopris Creek Road, approximately 6/1Q of a milefrorP the
intersection of East and W~st Sopris Creek Roads; a parcel of land lying wholly within Tract 72,
Section 23, Township 8 South, Range 87 West of the 6th P.M.
ZONING/LOT SIZE: The property is zoned RS-30 and contaill~ 7.48 a<;rys.
STAFF COMMENTS: The standard for review of a taking is identified in Section 3-290 of the
Land Use Code, and reads asf6Ii6\\'~: ..... ...... .... .......... ... .......... ...... ... ... ..
"The Board sha1lq.eter111ill~'Ypyt,h~rtIJ.~property owner will be denied all reasonable use
and economic retul11 on the property as a result of the questioned determination. If the
Board determines that a taking has or may occur, it shall take such action as it deems
appropriate to remedy the situation. In making its decision the Board shall consider the
value of the property as a whole and shall not basy its decision onthe il11Pact of the
regulation on one portion of the ownership interest. In making its determination, the Board
shall consider the beneficial uses which remaillint,he property notwithstanding the
challenged determination and shall give due consideration to the reasonable invy~tment~
backed expectations of the landowner.".
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The applicants contend thattht: ~()a.!4'~4elljl!!5!Ltl?,$~pplication has denied therP all reasonabk use
and economic return on the property, since residenti!l1. us~jstl?,~Itl9~tJ~asgll~~!\1.ll:~c~2!J:R$,. c.,
property. Ms. Pickus has contracted to purchase the property from the Oys for $175,000. If
residential development is not allowed on the property, the value of the property would be reduced
to $0.
The property is located in an established resid.elgi!l1a.!~a, which is zoned AFR-10. The intent of
this zone district is "to maintain theruralcha.!a(;J~rof}:l11ds proximate to development centers and
State Highways by preserving agricultural operations, wildlife habitat and scenic quality while
permitting low density, single-family dwelling units and customary accessory uses." The proposed
development is consistent with the intellt of th~:l9Il~d.i~trist, and the property is not appropriate for
uses other than residential.
CONCEPTUAL SUBMISSION ISSUES
Wildfire: Kelly Rogers of the Colorado StateFore~!!it:!'Yi(;~(CSFS) rated the actual wildfire
hazard on the property as severe, due to the vegetation and slopes on the property. He states:
"There are ... several factors that already act to mitigate the fire hazard on this site. The.
building envelope is located in the best possible location on tht: lotin regard to fire hazard.
West Sopris Creek Road ... along with the creekclirectly below it, would act as an effective
barrier to a fire. Thefacttha.t !hlS prop()sallies near the base of a slope ... means that a fire
would not have a chance to build in illtt:llsi!y before reaching the structure. Access and
water supply appear adequate for emergency response in this area."
He adds that the hazard on the lot\Vou1d. bIeEa.ted. a.~ 1()'Yt<:lrn9~.Ie~~t~.if.th~.~pplicants comply with
the defensible space clearing and thinning recommendations outlint:d. inthe.4Ild.lJs~<:9de, and
that maintenance of the defensible space clearing would be required to retain its value as mitigation.
After the applicants eliminated and thinned the vegetation, Vince lJriJilla9f the CSF~.recl~ssified
the wildfire hazard within the builcling envelope to low "because there is less than 35% tree and
brush crown closure".
Staff agrees that the envelope is in the best location on the lot;yith regard to wildfire hazard. The
envelope is on the flattest and kast vegetated portion of the lot, and the wildfire hazard can be
mitigated through compliance with the defensible space mitigation standards in the Code, which are
included as conditions of approval.
Geologic Hazards: A rock outcrop approximately 20 feet high by 20 feet wide is located above the
western portion of the proposed envelope. A report from CTIJThompson, Inc., consulting
engineers, states, "potential failure of the entire rock mass is low and 111itigation of potential
rockfall due to movement of the~Iltin"I()(;Isfea.tyI!?i~_n()t 'Y:om::l11ts~,"i\.f,!~r~s&il!g operations
were performed on the face of the rock to mitigate potential small rockfalls, CTIJThompson states,
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"the degree of risk associated with potential rockfal1h37a,r4~",i~10'Y,':rl1~ E~~isISHS!?(ll;l,sI~SSs,~~1')'
structure are proposed to be located in the ~a.sttl1'l) portion of the lot to avoilithe a,rea, directly below
the rock, however, this area is included in theiJUilging envelope.
The proposed envelope is located on slopes of approximately 20-25%. Since the property is
comprised exclusiyely of slopes of greater than 15%, the applicant will be required to comply with
the requirements of Section 3-80.50(C)(1).
A drainage gully runs to the south through the envelope, and another small gully is located to the
east of the envelope. The applicants propose to re-route and enhance the gully that currently bisects
the envelope in order to conduct drail)age to the east of the residence. TheCTLlThompson report
recommends that the applicants incorporate a drainage swale at least 3 feet deep and 8 feet wide,
and that the swale extend at least 8 f~t downhjll trpm the proposed residence. Both Nicholas
Lampiris and CTLlThompson recommend that surfa,ce grainage be conducted away rrom the
residence. Lampiris also notes that there. a,re faults in thl:)~i!-, though there is no evidence of recent
movement. He recomfllendsfollo;ying the Uniform B\lilding Code specifications for. Seismic Zone
IT and performing site specific soils engineering studies to insure proper foundation design.
Wildlife: The property is within mapped mule deer winter range and winter concentration area, and
is located adjacent to mapped elk winter range, severe winter range, critical habitat and winter
concentration areas. Ranliy Cote of the Colorado Division of Wildlife notes that tile parcel lies very
close to mapped mule deer winter range, but that it is in an area that is alrtlady developed and is
surrounded by existing homes. He recommeIllis the following restrictions which will allow
continued deer use outside of the building envelope:
. The envelope shall avoid the steeper slopes.
. Native vegetation shall be maintained o\ltsige of the b\lilging envelope, except as necessary
for wildfire mitigation.
. All dogs shall be kenneled on the property.
. Fencing shall be no more than 42" high, with four strands or less, and with a 12"kickspace
between the top two strands. Rail fencing shall be no more than 48" high, with three rails or
less, and at least 18" between t;yo oftherails.
. The envelope should be minimal.
Staff notes that the Land Use Code prohibits dogs in areas adjacent to elk and mule deer severe
winter ranges and winter concentration areas. Ifth~mapping is incorrect, the DOW should amend
the mapping so this parcel is more than 1/4 mi1tl fr()rPcritiSlll.'Yilcilife hllbita,tar~!l5, l.fIltilth~ ..,..
mapping is amended, staff recommends prohibiting d~g~.~ ... .-.. . '" . .,>-... ~k.... ...
Access: The property is accessed from West SoprisCreek Road through the adjacent property to
the west. An easement for this access is rec()rd~din..Book 345 at Pllge 30. However, the easement
is not described; the County Enginee~ ~otes th~tthe Pitkin'C~ntyRoad Management and
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Maintenance Plan requires a 30 foot easement fOr tQeclriY~'Y,ay. Staff recommends that the
applicant update the easement agreement to reflect a 30 foot easement.
STAFF RECOMMENDATION: S~llffrec()tnll1eV9~thfltthr~2~~tjn~,t8~!,!t~!~~JM~B!J~~?,?, ,.!
OysfPickus Conceptual Submission constitl.it~saJaki:l1g, since there are nodevelopable areas on the. ...
subject property outside of confirmed severe ;yilclfire hazard areas, and that this application
proposes development in the best possible locationollth~p;op~rty, aildiha1:thedeniaIconstitutes a
taking of all reasonable use and econ(11)jc; r~tllmJr()m,th~~ubject property. If the Board does find
that a taking has occurred, and that .the BOard dges Ilgt'Yisl:J.to purchase the property, staff
recommends that the "Bo.a.rd cgJ:l~id~r approval of the OysfPickus Conceptual Submission, subject to
the conditions of approval in the attached Resolution,
Attachments
1. Staff Memo to the Board of County Commissioners dated 2/14/96
2. Staff Memo to the Plannillg Commissioll dated IIn/95
3. Minutes of the Planning COmmission meeting lln/95
4. Zoning Office Comments
5. Environmental Health Department Comments
6. County Attorney's Comments (218/96, 8/15/95)
7. Colorado State Forest Service Comments (9/13/95, 7/26/95, 6/30/95)
8. Colorado Division of Wildlife .Comments
9. Application
10. Access Easement
11. CTIJThompson Geologic Reports (9/27/95 & 7/25/95)
12. Nicholas Lampiris Geologic Report
4
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MEMORANDUM
THRU:
Board of County Commissioners
Regular Meeting - February 14, 1996
Cindy Houben, Community Development Director ~
Suzanne Wolff, Community Development Department
TO:
FROM:
RE:
Oys/Pickus Conceptual Submission
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REQUEST: The applicant requests Conceptual SubmissiQn approval for construction of a single
family residence and a detached baml'YorIssh:op/garage. The property is impacted by the following
hazards:
. Mapped mule deer winter range and winter concentration area;
. Severe wildfire hazard;
. Slopes of greater than 15%;
. Potential rockfall h.lI?l!fd; and
. Drainage gullies.
APPLICANT: Charles & Barbara Oys
REPRESENTATIVE: Sallie Pickus
LOCATION: North side of West Sopris Creek Rqad, approximately 6110 of a mile from the
intersection of East and West Sopris Creek Roads; a parcel of land lying wholly within Tract 72,
Section 23, Township 8 South:, Range 87 West of th:e 6th P.M.
ZONINGILOT SIZE: The property is zoned RS-30andcontaills 7..4&. a<:tes,
SITEIPROJECT DESCRIP'fION:The proposed building envelope is located on slopes of 20-
25%. The property slopes steeply to the north ofth.eellvelope. Vegetation on the property consists
of high:, dense scrub oak and servic:eberry; however, the area where the residence and accessory
structure are proposed has been cleared of vegetation. A drainage gully runs down to the south
through the envelope, and an irrigation ditch crosses the site be!o;y th.~~l)yelope. The applicants
propose to locate the residence to th~ e~t of th~ gully shown on the site plan, and to locate the
accessory structure to the west of the gully. They propose to re-route the drainage to conduct water
to the east of the residence.
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BACKGROUND: Thi~ application was originally scheduled for review by the Hearing Officer.
However, based on the determinati()ll by the Colorado State Forest Service (CSFS) that this
property is located in aStlvertl;y!tqftr"~Jl!!Zi~d !!I5:.a,staff ~cheduledthe aJ?J?lication to be processed
as a full review. The Planning and Zoning Commission re"Vie\Vedi:11is~pp1'icaii6ii. on November 7,
1995.
ISSUES: Issues relating to this case are sumrParized in this memorandum. Howe. ver,. th.e..P..I..an... n. I.'.n.g..
0" ',"_ ... ...... ...... 0" -- -,-, ," ."0'" _,.".._.."."...";"",,,,__.,"_''''_'..,,,,h'''.''''''''~',_.''_",;_""",'"-".'4>ib''''''..,.".,.,,x..;,'.i~''^'',i:;''''''''i ',-, ',' ..."".' ...".. .. .,". .. " ..
Commission memor~<IUll1C()Il{a,il1illg a complete project analysis is attached for reference. ... .. -
Merger: The Oys own the subject property, as well as the improved property to the south across
West Sopris Creek Road. ROCUI11~]"Jtllti()1l provided by Robert Hughes asserts that the two parcels
have not cumulated because the parcels are separated by West Sopris Creek Road. The parcels
have been described as separate and discrete parcels sin<;e prior to the adoption of the County's
subdivision regulations. John Ely's letter dated August 15, 1995 concurs With this determil)atioll.
However, at the Planning Commission l11eevng, the issue of the status of West Sopris Creek was
discussed because Section (j-50,20(B) of the Land Use C()cle ~ta!e~!hll!1oJ~gQ ]"J(){ l11~rge if they are
separated by a "public roadway". John Ely's letter dated FeJ:>ru:lI)' 8, 1996, clarifies the status of
West Sopris Creek Road as a public roadway, and, therefore, establishes that the subject parcel is
legally developable.
Wildfire: The property is mapped asa lo;y :yilclfir~h~!!Is!,l!!ze"..!!~~;:};r, ..il1.hi~ I.e~~.~.r~~te.d}une
30,1995, Kelly Rogers of the ColoradoStat.e rorest Service (CSFS) states that the rPapping is
incorrect, and that the actual hazard on the property is severe, due to the vegetation and slopes on
the property. In a second letter dated July 26, 1995, Rogers clarified that if the applicant complies
with the defensible space clearing and thinning recommendations as ol1tlill~d ill tIJ.~.<:Q<le, then the
hazard on the lot would be rated as.1ow t() moderate. He added that maintenance of the defensible
" _, ... '," ",'.,_ .. ...:...',...... '-'" '.;_'. ~."...,'::.,.,.>.,,' .'.,..,''',~'''':,}/,c,,',>:'~'+'''''',,'",',.:''*,,>'<<',_,''.)<,'')'',:."4li'}'@";lt~'i".,*.,;;,,,,~:';;i;04:0>i~,,_:J)'t*,~4<,~>:'!i;,/,;:<",,,,:-'<', .,. '<,,;/,,1, ; -';:.1
space clearing would be required to retain its "Value ~ mitigation. Based on this determination by
the CSFS, the applicants proceeded to clear and thin the Ytlgetation on the property.
A third letter was receivedfrot11 Yinse Yrbina.()ttl1~S~.I"'~ ()l1SepterPber:!O, 1995, stating that the
wildfire hazard could now becl~sifitl<l~J(J~ ~~~H~~{iip ~ppiicants haualready complied with
the defensible space clearing and thinning as required by the Code: aU woody vegetation within a
30 foot radius of the building site was eliminated and the downslope woody vegetation within 100
feet was thinned, spaced and pruned. Staff visited the site after res:eipt of this letter, and a red tag
was subsequently issued by the Zoning Officer on Oct()ber 7, 1995 for development without a
permit. The definition of deVelopment in the Land Us~ <::()dtlillc:I,11<1,<s,"sl,<:J[ing of land, including
clearing or removal of vegetation, and including any significant disturbance of vegetation." The red
tag required the applicants to cease workuntil the appropriate permits are obtained.
Staff is concerned with the precedent of an applicant "removing" a hazard prior to completion of
the 1041 hazard review process or prior to submissi()n of an application. Staff decided to review
the application based on the original determinatioll thllt the property is located in a severe wildfire
area. The Planning Commission agreed with staff s c()n<;ern that such prior mitigation could set a
2
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precedent. The Commissioll 'Yas 1ll~;().s9.ns~m\i"~~~"~!.!!l~..)Y,ll~,u~~,n,~~1'W2.~..!!1~..R~"~R:~~ could be
downgraded from severe to low by SImply remOVIng and manIpulatIng the vegetation on the
property. The Commission folllld, therefore, that the wildfire hazard could;be mitigated.
Geologic/Rockfall: . A rock outcrop aPRroxim~tely 20 feethigh by20f:et wide is located above the
western portion 01' the proposed envelope. The CTIlTliompson repoftdated July 25, 1995 states,
"potential failure of the entirll m(:I< m~sj~Jq;Y;'M}ELm!tigation of P?tentialrockfall due to
movement of the entire rock feature is not warranted. The face of the rocK feature, however,
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appears to be a potentiaiIya~ilve .~ourceareafotsm3J.1Icr~f{larr~;:'.g9S[~~ging~as\:ec()IDiI1ended
as mitigation. Scaling operations were subsequently performed, and the letter dated September 27,
1995 states, "the degree of risk associated with potential rockfall hazaI<ls...i~lo'N'" Th~.re~idlmce
and accessory structure are proposed to be located in the eastem portion of the lot to avoid the area
directly below the rock, however, this area is include.d in tiJ.~1.JlIjlging envelope.
RECOM:MJ.i:.NDA TION: Staff recommendstha. t the Board of.C.olln. t. y. .Co.. tnml....s.sio.. ner.s. deny the
.. ,. ",'" n. ""', _,_ p,.'_ .,_......,..."..,.,.:..,..',.,..,.."....^-..."",,"'.'e',.,"'-',"..".~""',~~'c~".:'_...,,~_~...:;,;\7;.,,+.P;.;"":.,..,.':.-.;'".."i,>;..'::::;;:<".i\""'-';J;:;i::-:": ..... ....' .. .:.' . ". :..:. ..,..... ..... "', .... . .
Oys-Pickus 1041 Hazard Review and General Sllbmissionbased.ortthennmng that Section 3-
,.., ^.." .., ',"'.- .. "_."~'-""""_ ".' .~~,_, ,,,,:-,-,,,,,,_,~,,,~,",_",!~,",,,""'~~":".%"'-,,,"'e,,,,,,,0"""':"':S""','W"":'~"':~"*-'":;';;"""~"';cl",~.,_,.:.;,_ ,'."",,, ,".""'_' _._"', '. . _ ,.,'.-.."
80.70(A)(3) of the Land Use Code prohibits development in an area identifJedoy the Colorado
State Forest Service as containing severe wildfire hazard.
The Planning Commission recOrPmem!s glllljfll.1.Ji!I'~t?\I.2.!!.Sh~" ~pplicant' s mitigation of the wildfire
hazard prior to obtaining the appropriate land use approvals. The minutes. of the Planning
Commission's meeting are attached.
Attachments
I. Staff Memo to the Planning Commission date.<!. 11/]/95
2. Minutes of the Planning Commission meetjng 1 In /95
3. Zoning Office Comments
4. Environmentlll ij:elllthDepartment Comments
5. County Attorney's Comments (2/8/96, 8/15/95)
6. Colorado State FOI:est Sy!yjf.ll<::~l!!my!1!,s (9/13/95,7/26/95, 6/30/95)
7. Colorado Division ()fWil.<!lifyGgl!P;p~gt~. .
8. Application
9. Access Easement
10. CTUfhorPpson Geologic Reports (9/27/95 & 7/25/95)
11. Nicholas Lampiris Geologic Report
12. Site Plan
3
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MEMORANDUM
TO:
Pitkin County Planning and Zoning Commission
FROM:
Suzanne Wolff, Planning Office
RE:
Oys/Pickus Conceptual Submission
DATE:
November 7, 1995
-----------~-------~---------------------------------------------
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REQUEST: The applicant requests Conceptual Submission approval for construction ofa single
family residence and a detached bamlworkshop/garage. The property is impacted by the following
hazards:
. Mapped mule deer winter range 3l!d winter concentration area;
. Severe wildfire hazard;
. Slopes of greater than 15%;
. Potential rockfall hazard; and
. Drainage gullies.
APPLICANT: Charles & Barbara Oys
REPRESENTATIVE: Sallie Pickus
LOCATION: North side of West Sopris Creek Road, approximately 6/lO of a mile from the
intersection of East and West Sopris Creek Roads; a parcel of land lying wholly within Tract 72,
Section 23, Township 8 South, Range 87 West of the 6th P.M.
ZONINGILOT SIZE: The property is zoned RS-30 and contains 7.48 acres.
WATER AND SEWER: Water is pumped from a well on the other side ofthe road to a holding
tank on the property. The applicant has not provided documentation concerning the existing well,
and whether the well permit accommodates more than one residence. The Enviromll~nt~. H~~th
Department requires information documenting the location of the well and the quantity/q~;Uity~f .
the well water. The applicant also proposes to apply for a permit for an individual septic system.
ACCESS: The property is accessed from West Sopris Creek Road through the adjacent property to
the west. An easement for this access is recorded ill]3()9Is .34-5at'p~ge 30. However, the easement
is not described; the County Engineer notes that the Pitkin County Road Management and
Maintenance Plan requires a 30 foot easement forthe driveway. The applicant shall update the
easement agreement to reflect a 30 foot easement.
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SITEIPROJECT l)~sqYI'TIQN:Th~ proposed building envelope is located on slopes of 20-
25%. The property slopes steeply to the north of the envelope. Vegetation on the property consists
of high, dense scrub oak and serviceberry. A drainage gully runs down to the south through the
envelope, and an irrigation ditch crosses the site below the envelope. The applicants propose to
locate the residence to the east of the gully shown on the site plan, and to locate the accessory
structure to the west of the gully. They propose to re-route the drainage to conduct water to the east
of the residence.
MERGER: The Oys own the subject property, as well as the improved property to the south
across West Sopris Creek Road. Documentation provided by Robert Hughes asserts that the two
parcels have not cumulated because .the parcels are separated by West Sopris Creek Road. The
parcels have been described as separate and discrete parcels since prior to the adoption of the
County's subdivision regulations. John Ely, County Attorney, has reviewyd the documents
submitted and has determit)ed tl1attl1~s~iJject parcel is available for development. However, since
this determination, it has come to the staff' s att~tlti()n viatl1eCo~nty Engineer that West Sopris
Creek Road does not appear to be a dedicated public right-of-way, as no records exist to verify this
status. The road is considered a public road based on prescriptive right and not by dedication. As
part of this review, the County must make a determination as to 'Yhether thisis a, public right-of-
way or not. If not, the properties are merged and may not be developed separately.
BACKGROUND: This application was originally scheduled for review by the Hearing Officer.
However, based on the determination iJy the Colorado State Forest Service (CSFS) that this
property is located in a severe wildfire hazard area, staff scheduled the application to be processed
as a full review.
REFERRAL AGENCmS: Referral agencies' comments are incorporated throughout this memo
and are attached for reference.
STAFF COMMENTS -1041 HAZA@Mym:w
Wildfire
The property is mapped as a low wildfire hazard area" However, in his letter dated June 30, 1995,
Kelly Rogers of the Colorado State Forl:st Servi~e(CSFS) states that the mapping is incorrect, and
that the actual hazard on the property is severe, due to the vegetation and slopes on the property.
He adds that the building envelope is located in the iJest possible location on the lot, and that there
is existing wildfire mitigation on the property, s1.\ch as the location of the r()ad andthy creek below
the lot, the location of the envelope at the base of a slope, and adequate access and water supply.
He recommends that the applicant comply with the standard wildfire hazard mitigation measures as
listed in Section 3-80.70(C) of the Land Use Code. In it secondletterdatyd July 26,1995, Rogers
clarified that if the applicant cOlnplies with the defensible space clearing and thinning
recommendations as outlined in the Code, then the hazard on the lot would be rated as low to
2
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moderate. He added that maintenance of the defensible space clearing would be required to retain
its value as mitigation. Based on this determination by the CSFS, the applicants proceeded to clear
and thin the vegetation on the property.
A third letter was received from Vince Urbina of the CSFSonSeptember 20,1995, stating that the
wildfire hazard could now be classtfied <is 10'Y be<;<iu~,uh~,applicants had already complied with
the defensible space clearing and thinning as required by the Code: all woody vegetation within a
30 foot radius of the building site was eliminated and the downslope woody vegetation within 100
feet was thinned, spaced and pruned. Staff visited the site after. receipt of this letter, and a red tag
was subsequently issued by the Zoning Officer on October 7, 1995 for development without a
permit. The definition of development in the Land Use Code includes "clearing of land, including
clearing or removal of vegetation, and including any significant disturbance of vegetation." The red
tag required the applicants to cease work until the appropriate permits are obtained.
Staff is concerned with the precedent of an applicant "removing" a hazard prior to completion of
the 1041 hazard review process or prior to submission of an application. Staff has decided to
review the application based on the original determination that the property is located in a severe
wildfire area.
Wildlife
The property is within mapped mule deer winter range and winter concentration area, and is located
adjacent to mapped elk winter range, severe winter range, critical habitat and winter concentration
areas. Randy Cote of the Colorado Divisioll of Wildlife notes that. the parcel lies very close to
mapped deer winter range, but that it is in an area that is already developed and is surrounded by
existing homes. He recommends the following restrictions which will allow continued deer use
outside of the building envelope:
. The envelope shall avoid the steeper slopes.
. Native vegetation shall be maintained outside of the building envelope, except as necessary
for wildfire mitigation.
. All dogs shall be kenneled on the property.
. Fencing shall be no more than 42" high, with four strands or less, and with a 12" kickspace
between the top two strands. Rail fencing shall be no more than 48" high, with three rails or
less, and at least 18" between two of the rails.
. The envelope should be minimal.
Staff notes that the Land Use Code requires that dogs be prohibited in areas adjacent to elk and
mule deer severe winter ranges and winter concentration areas. If the mapping is incorrect, the
DOW should indicate that, and a map amendment may be processed; until then, dogs must be
prohibited.
Geologic
3
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The property contains slopes in excess of 30%, however, the proposed envelope is located on
slopes of approximately 20-25%. Since the property is comprised exclusively of slopes of greater
than 15%, the applicant will be required to comply with the requirements of Section 3-80.50(C)(1).
The applicants have provided a report from CTUThompson, Inc., Consulting Engineers, on the
potential rockfall hazard on the property. A rock outcrop approximately 20 feet high by 20 feet
wide is located above the western portion of the proposed envelope. The report dated July 25, 1995
states, "potential failure of the entire rock mass is low and mitigation of potential rockfall due to
movement of the entire rock feature is not warranted. The face of the rock feature, however,
appears to be a potentially active source area for small rockfalls." Rock scaling was recommended
as mitigation. Scaling operations were subsequently performed, and the letter dated September 27,
1995 states, "the degree of risk associated with potential rockfall hazards...is low." The residence
and accessory structure are proposed to be located in the eastern portion of the lot to avoid the area
directly below the rock, however, this area is included in the building envelope.
A drainage gully runs to the south through the envelope, and another small gully is located to the
east of the envelope. The applicants propose to re-route and enhance the gully that currently bisects
the envelope in order to conduct drainage to the east of the residence. The CTL report recommends
that the applicants incorporate a drainage swale at least 3 feet deep and 8 feet wide, and that the
swale extend at least 8 feet downhill from the proposed residence. Both Nicholas Lainpiris and
CTUThompson recommend that surface drainage be conducted away from the residence. Lampiris
also notes that there are faults in the area, though there is no evidence of recent movement. He
recommends following the Uniform Building Code specifications for Seismic Zone IT and
performing site specific soils engineering studies to insure proper foundation design.
RECOMMENDATION: Staffrecommends that the Planning and Zoning Commission forward a
recommendation to the Board of County Commissioners to deny the Oys-Pickus 1041 Hazard
Review and General Submission based on the following findings:
I. Section 3-80.70(A)(3) prohibits development in an area identified by the Colorado State Forest
Service as containing severe wildfire hazard.
2. West Sopris Creek Road has not been shown to be a dedicated right-of-way, therefore, the
subject property and the property across the road are considered to be merged, and this parcel
may not be developed separately.
4
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September 13, 1995
State Services Building
222 S. 6th Street. Room 416
Grand Junction, Colorado 81501
Telephone, (970) 248-732S
Tim Malloy
Aspen/Pitkin Community
130 S. Galena
Aspen, CO 81611
Development Department
Re: Oys/pickus 1041 Wildfire Hazard
Tim,
Since your last letter regarding this application there has been
a change in State Forest Service foresters handling 1041 wildfire
hazard reviews. My name is vince Urbina and I will now be doing
on-site inspections instead of Kelly Rogers. I work out of the
same office as Kelly.
As you may recall this property was originally mapped as a low
hazard. The first inspection on June 29th revealed that the site
was in reality a severe hazard because of the presence of dense
Gambel oak and serviceberry. I reinspected the pickus property
on September 6th. All woody vegetation (Gambel oak, serviceberry
and juniper) within a 30 foot radius has been eliminated (cut
down and chipped) around the staked building site. The woody
vegetation downslope has been manipulated (thinned, spaced and
pruned up) to a distance of 100 feet. The owner plans on
reseeding these recently opened areas to native grasses to
accentuate existing grasses.
The fire hazard at this time can now be classified as low within
the mitigated area mentioned in the above paragraph, because
there is less than 35% tree and brush crown closure. The
vegetation must be maintained in this condition to satisfy the
defensible space guidelines of Pitkin County Code 3-807.C.
Contact me if you have questions regarding these comments.
Sincerely,
C\,tr~ ~
A. Vince Urbina
Assistant District Forester
cc: Steve Crockett -Pitkin Cty. Sheriff's Office
Steve Howard -Basalt FPD
Sallie Pickus
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pitkin County Planning and Zoning Commission
November 7, 1995
Page 14
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Wolff: The summary of this application she is applying for a single family residence and a detached
bamlworkshop. The slopes are greater than 15%. It is in a mapped mule deer winter range and winter
concentration area, and he recommended standard mitigation. StatIhas recommended no dogs.
There is a geologic hazard and the rockwhi<;h wilsa problem has been removed and the
hazard has been mitigated. Wildfire hazard and it is low wildfire, the envelope is in the best location.
If the applicant complies with mitigation the hazard would be.. low. The property was red tagged by
the County because ofremoval ofy~getation. The other issue is merger on the property. The current
owners are Oys, and these properties have not merged and staff cannot make a detefrPination.. We
need to determine whether West Sopris Creek Road is a public roadway. Staff is recommending
denial based on sever wild fire hazard on the property.
Pickus: My name is Sally Pickus. A year ago, I was forced to move. A piece of property became
available on the Little Annie Road. So I went.down valley. I looked at the property and felt it met
all the requirements. Two days before the hearing the Forest Service said it was mapped high for
wild fire mitigation. The Forest Service wrote a letter. about ;yhat to do to. the: property to bring it into
the low category. I felt I did not need a permit to clear for the County. The Oys did not need a permit
and we went ahead and cleared. This is BgiJ Hughes and he is a friend of mine and he is here to talk
about the legal issues. Here is some pictures.
Hughes: There was a good deal of gmbbing that had been done by the Oys years ago.
Malloy: There is a fmeline ;yhich,wOUld.ilIIOFher~t()sle:arme: property. She was clearing a site to
prepare it for development and c1r<;umvent a code provision: This isa very dangerous precedent. We
red tagged the property. Ulfunatelj"the location. she selected. isth~bestJocation1:Jut we.hild concern
for how it was done. . .. .. '" .. .. .. ... .. .
Caskey: If this is not an acceptable parcel, we don't have enough information, we need more. That
issue has to be decided and this issue sh()uld be tabl~d and.th~ applicant should go away.
Wolff: Bob Hughes did the background work for merger. Bud Eylar does not have any
documentation it is a public road. John Ely said on Friday, the County will have to determine this
is a County Road.
Malloy: John Ely said this afternoon, the way the merger section of the code reads along as a
property is separated by a road. He says it is a broad tenn' F or e~arnple, fee title right of way,
easement dedicated to the public, he is not sure if all of the length of the road way has an easement.
Hughes: At the outset I ;yas aware of merger. The parcels have always been separately described.
I quote from John Ely's letter "by virtue of the fact that the vacant subject parcels separated from the
improved parcel by County Road #6, West Sopris Creek Road, there is not accumulation oflots and
the subject parcel is available for development" We relied a good deal on that. This is proof positive.
Pitkin County Planning and Zoning Commission
November 7, 1995
Page 15
Caskey: We should have John Ely in the room or you have to meet with John Ely and clarify this
Issue.
Hughes: Even if you take the definition the planning office uses or other public appropriation.
Whether this is a road way or right of way there has been no aCGUffi1l1ation. I.do not think it is fair
to table this applicant.
Krawzoff: I think we need tohav~ tha,tlen~rjfitis!19U!1th~ packet.
Hughes: They have been separate.
Harper: I think they have been conveyed separately.
Guthrie: I have to give it to them. Then it is John's problem.
Houbin: It is not just John's problem. We need to be conservatiYea,TIclitislln:f'ortuna,tetl1at. >>;<:a~~
in this position. I do not feel thatw~ can fot)vard'Yit.l1thispas<:gogtl,1is jl)f'<?rma,tion, The
implications are too great for the rest of the commUJlity.
Pickus: How do we know hovv a specific area is mapped, say mapped as low?
Malloy: The maps are very general. We have changed as of April 94, we did not regulate those
hazards. The maps took everything outside of the severe and moderate and we said it was low. Now
we look at it.
Harper: I am unclear on how this works. I.was unde.r.the perception that wild fire hazard could not
change, but here it is clearly proven that it can. I am certain that you cannot clear until you have
permission, but this really needs to be clarified for me.
Whipple: This clearing cannot be don.e in order to permit the way for development.
(Krawzoff asks for one speaker at a time)
Hughes: There was not permit when she asked. She sought to get a permit. The Oys wanted to
remove the hazard. There are better ways of closing the door. Make sure the Planning Staff says no
if this happens in the future. The only thing in the record says the wild fire hazard is low. I do not
think this case sets a precedent. Your code takes care of this.
Houbin: We are getting better mapping.
Malloy: Wildlife maps are more reliable.
,..,.,
,.. ,.4
"
pitkin County Planning and Zoning Commission
November 7, 1995
Page 16
Harper: I need a clear un,lerstapding of wild fire hazards. I do not linderstandthe distinction. You
do not clear until you have permission.
Caskey: Severe is based on slope and vegetation.
Whipple: You are using wild fire to control growth.
Houbin: Wild fire hazards has been labeled by the State because it is a dangerous place to live.
Caskey: This meeting passes on the message. It is analogous to taking care of a hazard, like
mitigating for an avalanche.
Hughes: We are not apologizing. We did not to do anything wrong. No one told here to get a permit.
The Forest Service wrote her a letter. The Planning Staff did nouell her shecouldn()t d() that. The
only thing in the record,js the wild fire hazard is low. You are acting arbitrarily.
Caskey: I am not acting arbitrarily.
Hughes: The only thing in the record
Tripodi: This woman just wants to build her hous~.Is there anything we can do to facilitate this
woman.
Hughes: I would rather have a denial. We;yill go straight to the Commissioners. Environmental
Health requires documentation of th~ 'Yell. Acc.e~s is a private easement from Brian Easmier. You
have heard on the wild fire and rPerger issues. On the wild life and wewo.uld comply with the wild
life mitigation. There are no geological hazards. The merger and the wild fire this is a cleap
application.
Krawzoff: Scaling the rock would have required a permit.
Hughes: That is exactly right.
Harper: The issue on the road aI1d the property is conveyed separately and a road goes through it
with a road the public uses, I am comfortable with passing it on with a red flag, it is fairly clean. As
far as wildfire, I don't want residences in ;yUdfire ar~ils. I3ut you opened up, if a person can clear
the brush. If applied totally as written it couldbe very arbitrary.
Hughes: You have to look at property on its own merits. There are no slopes, there is an irrigation
ditch, the tank, etc.
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'"
pitkin County Planning and Zoning Commission
November 7, 1995
Page 17
Wolff: Kelly would not change this mitigation.
Krawzoff: We have a letter anc! it ison,reS()}'d, and I will base my decision on that. As far as the wild.
fire and the rock, I oppose this. This kind of mitigation is inappropriate whether it was done by not
understanding the implications.
Malloy: One, I am very concerned abolltthe roagway issue. Ultimately it will be separately develop-
able. The precedent is here. I think we ca1J,lJring them back at the next meeting and in five minutes
deal with them. This is highly precendential in nature.. The implication is significant, I am concerned
about the action of the applicant in this case.
Ultimately, the question is does this happen to be severe. The hazard was related to the type
of fuel than. the slope. I would want to resolve theseiss1.t~s 1:J~fo~e your recommendation.
Caskey: The best I can do is to abstain fi:om a vote. I feel. confusionovertp.esle.;tring. I do not want
to vote that says that is okay. The issue of the merger. I have never abstained from a vo.te. This is
important to me.
Whipple: There are deticiencies in any code written. The merger issue and the issue of wild fire I
have not been supportive. Bmsh is development. We do not haveth~9apabilities at this table."
Every once in a while the County has its underwear shOwin,g.
Malloy: That is clearly defined in the code, brush clearing is development when it is used to
circumvent the 1041.
Hughes: We are here, we are not trying to usurp the 1041 process. I would love to make this work
without setting precedent. It was an honest understanging. This clearing did not require a permit. The
Oys wanted to do something about it. A good deal of the clearing had been done previously. It is not
right for this to come in so late regarding the road issue.
Caskey: I agree with you on that.
Guthrie: I am going to make a motion based on one finding. I recommend the BOCC to deny that
this area has been identified as a severe wildfire hazard. I don't care who d.id it.
HarPer: What is the difference, where two Red Mountain home. sitesh;tcl to clear,a1J,d h;tvi.ng the
person do it before they got here.
Guthrie: It is a sequential thing.
>::~\~",,,:,,::,,.
I.
1""'\
pitkin County Planning and Zoning Commission
November 7, 1995
Page 18
Malloy: The reason why I would not want to estabjish, in many cases it will not be the sole thing,
* * The difference between mitigating before and mitigating after.
Hughes: We would have to do some mitigating.
Pickus: I am in low. But you are denying me because of what I have don~.
Harper: You cleared for the code, you did it wrong, this was a low fire area wh,ichwould be
mitigated. The reality was not obvious until we Ipokeciatjt, Jf'Y"M.si gone on a site visit and we see
if you clear the brush anci y.;e Yf()w<ih,i:lY~. approved. You have screwed up this whole thing, but the
fact that that is all it took bothers me.
Hughes: What is happening here is this, if it stayed severe, we would go into a takings hearing. They
would say clear the brush. You hayetheaiJility, except for the precedent, move this thing along. We
do not short circuit the process. It is not a huge thing. The bad thing she has reduced a fire hazard.
Krawzoff: The statement by letting you go bv and move onto the Commissioners is offensive.
" . ..... ',' ". ....... ,..,....c......'............"._...........,...._..,.....,..,.....d_.,.._.....".."......"..,.......''''."....,
Malloy: There are two options, recommend approval on the C1lI'1'ent Forest Service leger. They will
do it three years before application. SenddeI:1ial. that we had severe wild fire hazard and that sends
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the message that is not something we VoIill tolerate.
Pickus: You need a permit process.
Tripodi: It is unfair tothe applicant, she was given bad information by the County.
Krawzoff: I will call the question.
Tripodi Harper opposed Caskey abstains Motipn fail~,
Harper: I will make a motion. The road iss1.leis to be.handl~ci by the County Attorney prior to the
Board's review and.I recP!l)l],e!lci;Y~,ci~ny because the applicant mitigated before th,ereyi"y.;, Tl1".
finding is a IQ41 whichisrPitigatable per our code but toadcires~, t!J." precedent question, because
the mitigation was done prior to the review, this applicant be denie.d.
Tripodi: Second.
Malloy: The motion would be S\lpportable, you recommend denial based OIl sev<ere y.;ildfire h,azard,
Harper: I don't agree with that.
1"""\
",}
pitkin County Planning and Zoning Commission
November 7, 1995
Page 19
Krawzoff: I will call the question.
(Krawzoff opposed Caskey abstains Guthrie, Tripodi for. Motion passes)
One other thing before we adjourn. Do we wish to consiger this tgpic regarding CDOT. The Chair
would be happy to write a lettertoCp9I.regarding the rock waljandjtjSQflITIaging to historical
resources.
Harper: That is a scenic view. I would liIs~tQSSJQthi:Q()X~l1}2~:
Whipple: I am abstaining on this. I do not have the s.ag1e historic valui:s: 1bey are totally within their
rights.
Krawzoff: A majority is okay with the writing of the letter. It is contrary to our expectations.
Guthrie: Keep it general.
Houbin: There may be some support in the Aspen Area Community Plan.
Krawzoff: We will adjourn.
Respectfully Submitted:
~..QjL B..0Yl Sc~
Dee Benson
Recording Secretary
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MEMORANDUM
DATE:
Rick Magill, Planning
Joanna S. Schaffner, zoning Office~~~
June 26, 1995
TO:
FROM:
RE:
oys/pickus Minor 1041 Hazard Review
Parcel 1D# 2465-231-01-005
-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-
I have reviewed the above referenced application and offer the
following comments.
ZONE:
RS-30, Thirty acre minimum lot size
This parcel contains 7.48 acres and is non-conforming in size.
" .... ....." ........ ,.... ", .. , ',_ .. ,_ .. _,.', "," -0" ,....,', ':~ " " ";;:,.." ," ",;
SETBACKS: The required setbacks for this parcel are:
50 foot front yard setback
30 foot side yard setback
30 foot rear yard setback
The proposed building envelope lies outside of all required
setbacks.
FLOOR AREA: The alloYi<ad floo:r area f()rt)1isparcel is a total
of 15,000 square feet of floor area. All structures are included
in the calculation of floor area.
HEIGHT: No plans have been submitted to determine compliance with
county height regulations.
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MEMORANDUM
From:
Suzanne Wolff, Planning Office
Nancy MacKenzie, Environmental Health [)!9partment ~V
Tom Dunlop, Environmental Health Dir!9ctoF. 'fi'b
To:
Through:
Date:
July 11, 1995
Re:
Oys/Pickus Minor 0141 Hazard Review
Parcel 10 # 2465-231-01-005
======================~~??~~===============~?==
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The Aspen/Pitkin Environmental Hea.1tI:1Department.has reviewed the
details of the oys/pickus application under. the a.uthoFity of the
pitkin County Land Use Code and has the following comments.
ADEOUATE PROVISIONS FOR WATER NEEDS: sections 2-17 and 3-1104:
lilt is the policy of the County to insure the availal:lility of a water supply of adequate quality, quantity,
pressure and dependability for fire protection and support of a proposed tand use prior to approval of the
use. The County shall require land uses to hook up to existing public systems if service isavaiLable."
The letter from Nick: Lampiris states that t,heF~ Js a. hold!l'lg tank
for water pumped from a well on the other side of the county
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Road. Th~s Department needs adequate ~nformat~on qn the quant~ty
and the quality of water aVa.ilal:Jl~, ..Thiscanpe.ci?l'lefr?lll.tests
of the well by a water engineer's or weLL drll.l€!f'$'report. The
applicant must ensure that the WatsF quality is acceptable by
having it tested by a lab such as snowmass .Wa.t,er....and sa.l'litation
or Aspen consolidated Sanita.ti9IT, Wa.terof a.9C~ptable quality
and quantity has been obtained in this area, however, some lots
in the general vicinity have had a problem, such as high sulfur
content.
It is recommended that low waterla.l'lclS9a.pinCJ (xeriscaping) be
used and that the. timing of anysprinkier systems be decr~ased
for low water plants. The Colorado state uniyersity Cooperative
Extension office can be contacted for more information on
,..... ..... .... .............,........, ....,......,:..'....,;.1'''.''....".....',.......,]., f:.'
xeriscaping. ... . ...
A condition of approval for this application is the receipt
of informati9n d9gPm~nt~ng the location of the well and
quantity/quality of the well wa,ter,
1
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SEWAGE TREATMENT AND COLLECTION: sections 2-18 and 3-1105: "It is
the po l i cy of the COLlj,tt~" t:o'~n$Urt{"t'h'at""'l~r,requa'tiS.s:~wag~t"'f'reatme*nf'lacffft(e( are"~va Ilai:>\e ~o;"seryfe){ is t i n9
and new developments. Public and private sewage disposal systems and connections to such systems shall
comply with the sewage disposal guidel ines of Pitkin County1s Individual Sewage Disposal System Regulation.1I
Lots in the West sopris Creek area are s~rv~dby individual
septic systems. All such systems installed within p~tkin County
require septic permits issued by the Environmental Hea,:Lth
Department, and must comply with the County's septic regulations.
To receive a septic permit, the applicant will need to sup~ita
septic permit application and appropriate fee with a completed
Soil Data Form including percolation test results and profile
hole information. It. ~u\?t:!?~ possible to design an adequate
septic system before a build]"ng permit can be issued.
The Aspen/Pitkin Environmental Health Department will design the
system for the applicant as part of the permit fee, unless an
engineered system is needed, which we determine paseClOI1~oil
test results. An engineered system is required if anyone of the
following conditions occurs: a percolation rate faster than 5 mpi
or slower than 60 mpi; maximum seaso!1a,lleY~:L Of .the groundwater
table or bedrock less than f'oUrf'~.et:]:)~lo)'l .tl:'1.I;.bot!S:?:m ..of the
proposed absorption system; ora" slope inexcess.oi"jO%;
We believe it ",ill be possible to install either a conventional
or an engineered septic system cmthIslofbased on.tll~r'data:in
the geological report submitted by Nicholas Lampiris and after
studying the survey-maps;.. site specific soil data will have to be
obtained. Areas of shale and neaJ::' sUJ::'fac.e..]:)e.ClJ::'o<::k..~hc:>uld]:)1;
avoided; careful planning will need to be done"to iocate.. tEe
septic field in an area ofsoil..cover where therl;. is. permeable
soils within the building envelope; .. ..... ... .
Minimum horizontal distances bet)'leencOIl\Ponents of a sewage
disposal system and pertinent physical features must be in
accordance with the ~itkin G9untY Sewage Regulations. For this
site, consideration must be given to the gullies, water line and
water holding tank.
The area for the leach field should. be loce.ted.in .el} CiJ::'I;Cic:>f I}o
traffic, planted with dry land grass, and should notbewa,tered.
It is desireable to locate the system below the house so that the
system can operate by gravity. The applicant should refer to the
Pitkin County Sewage Regulations for detailed information, or
call our office to discuss this site.
A condition of approval for this application is th~ receipt
and approval of the septic permit by the Environmental
Health Department before a bui,lding permit can be issued.
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WATER OUALITY IMPACTS: sections 2-14 and 3-705 and 3-710:
"",<<"-_c,,'-<_""',"""'-''''''.''''-','_,,,'o.;.ft'-''''-"'"';"'M;,"'~>"f",~"""")0",,;.,,,\;l,,,,,,,,,,,:~!,,,A;:,0&""4>i',\)il.m:.;;;,~;",,;A~.J'.JO!\;;ef'i;;;,;,;i&~'>~Q,i,<ffi;Y);~~,';'k"';'<\"N; ""':.i:::,~,;:;;,';0:~,.~i;->3.;\":',';'-;;',,:,},,,:
"It;s the policy of the County to prese-rve and protect its present water resources. To this end ,it ;s~he
pot icy of the County that no land use be;nit;atedwh;ph~outd,~~ve-~sely ~tfe-ct,~~e qu~ntity,quality, or
accessibility of the County's water resources; or which would occur at the expense of established water-
dependent agricultural activities; or which would result in increased,~al.;I'l;,z,~t.ion",c?f,""'Cl,t,~r'tes?~r~es',loss
of minimum stream flows, further destruction of wilqlifeh~bitat, or maJor expenditures 'to"reacquire or
redistribute major water resources. It i~ als~,~~~ policy of th~County to maintain a natural vegetative
buffer along its surface waters such" that, th~!i>urface, al"ld ,gr~ll,ncI_lo,Ia~e_rs"~(,~~~,:,~r.e,~;"arE!'I"l~,~,,,E!'r:-c,roa~~e~ upon
by land uses or other hl!man",ac~ivi tie~, ,"'~~S,h",c:puJc:i""c:~u~::de7eri,?r~~"i~~,;~r:;:~,~..t~r",9/j:~_l},t,Y,,~r' impai r "the
natural treatment processes provided'by meadows'and-~we'ttana~"~'ir'h" ,-" ',,',',- {,"t"" ;"", , ,,,-,
The Environmental. Health Department will be addr~ssil).g water
quality impacts on down stream water quality. This application is
not expected to impact down stream water quality if the minimum
horizontal distance.sbetW"~el).q()mponents of the system and
physical features are in accordance with th~ Pitkin County sewage
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Regulations. .. .
A condition of approval for this application is: NONE
AIR OUALITY:
sections 2-13 and 3-602:
"0nly that development is permitted which will not cont~ibu~e significantly to d~gr~~ationo~air,quatity in
Pitkin County. Developments may not constitute anindirectordirect ai.r pollution" source under Federal,
State or County regulations."
This project is not expected to contribute ~ignificantly to
degradation of air quality in Pitkin County.
The applicant must file a f~replace/woodstove permit with the
Environmental Health, Department before the building permit will
be issued. The less.c1~nf'lely populated parts of the county like
West Sopris Creek may have one wood burning fireplace and one
department certified device c>:r:t:W"c>c1~partment certified devices
per building. In addition, unlimi ted numl:Jer~ of decoratiV'~ gas
appliances are allowed. Coal.Il\i"lY not be burned in any device. No
wood burning device may be installed in barns or agricultural
buildings.
A condition of approval for this application is the. receipt
and approval of the fi:rep1ace/woodstoy~ permit by the
Environmental Health Department before the puilding permit
can be issued.
CONFORMANCE WITH OTHER ENVIRONMENTAL HEALTH LAWS: Section 2-7:
lilt is the pol icy of the 'Countyto'ensure- thatri;;'us~'~;;r-d~'veropmen-i,co'f"Tana;'fs""p'erm'ittect:wh~'icfi'l$Tn
violation of the laws of the County, the State of Colorado, or the United States of Ame:rica.','
This Department is not aware of any issues of concern regarding
other environmental health laws.
~
~
MEMORANDUM
February 8, 1996
TO: AspeniPitkin Community Development Department
FROM:
John~
~~
RE: Oys-Pickus General Submission and 1041 Application
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There has been so. me confusion sine. e.m. y I.ast mem.o. re...gar. d.. in. g the dev..e.lo. pability
of the subject property. This c~~fu~;~~ pI'~bably is related to 1:IJ.e Assessorrecords
regarding the subject property and the fact that two other contiguous parcels are or have
been held in common ownership with the subject property.
The subject property was acquired in 1977 by Charles and Barbara Oys with
another parcel on the opposite side of West Sopris Creek Road. Both of these parcels are
referred to by one Assessor's office parcel ID Number, 2465-231-01-005. In May of
1989 a third parcel was acquired in the same ownership as the other two parcels and is
identified by a separate Assessor's office II) "N"UIIJ,!,Jer, 2465-231-01-017. This later
acquired parcel was subsequently conveyed to one of the two original titled married
owners.
Attached to this Memo is aJ;>eroJ;> map from the Assessor's office records. The
subject parcel is shown as parcel number 1. The parcel acquired contemporaneously with
Parcel 1, which is currently developed with a single family residence and associated
structures, isshowri as Parcel NUIIJ,iJer 7,. Thejast<icquired contiguous parcel which was
held in common ownership as the other two is shown as I)a,r~el "N"UIIJ,!,Jer} Thi~memo
refers to these parcels by the numbers represented on the attached map.
The heavy dark line on the attached map is the location of West Sopris Creek
Road.
The zoning for all three parcels is RS-30. As a consequence of this zoning, all
three parcels are significantly substandard in size. Notwithstancling separate Assessor's
office parcel ID numbers, it is clear that Parcels 2 and 3 have cumulated pursuant to
Section 6-50.20 of the Land Use Code anQ. liS such a,re1J,oLs~parately developable. Parcel
1 is held and has been held incolllill9n ower~hip as the other two parcels and would
cumulate if it were not for the location..of West Sopris Creek Road. This Co1l11ty road
exists as a right of way easement in the location of the subject property so that parcels 1
and 2 are in fact contiguous. However, Section 6-50.20(b) of the Land Use Code
provides "if a public roadway which was in pla.ce prior to June 2, 1975 provides access to
contiguous substandard size lots and separates such lots, the lots shall not cumulate."
, . . . ...".. "....~, ,." "'"'" ..1. ..
,_.,_."..._-.....;i.."~
~
West Sopris Creek Road was in place prior to June 2,1975 and provides access to
the contiguous Parcels I and 2. We~t ~opris Creek Road is a public roadway by virtue of
its status and continuous use. The Colorado Court of.Appe. als has dis.tinguis.h. e. d.a public
.. ........ ,'.. .. ,..........." __.,..,',."., ..........:....'..........,,,.,.,,','......., "....,.'~.,....':,.,..".".,.,..,.,.,.,.'.. .. ....... .... .0 .'...... ....,.........:... ','., _._....
road as a stnlcture open to all members of the public for any use consistent with the
dimensions, surface and location of the road. Lovvorn v; Sali~bw:y, 701 P.2d 142 (Colo.
App. 1985). C.R.S. 943-2-201 and 943-2-301 define alte,matb'ely public highways and
roadways. The former is classified as including roads over private land dedicated to
public use which have not been vacat~d by the county board. The later is defmed as any
designated public road whether or !lot ithasJ)~e,n lI~eg!l~ such..\VsstSopris Creek Road
is a designated county road open to the public andm~i~tain~das sue!). by the County.
Therefore, West Sopris Creek Road's status. as a public roadway, as that term is .used in
the land use Code, cannot be disputed.
Although Parcels 2 and} have cUIl1ula!eg, the location of the, county road makes
the subject Parcel 1 legally developable under Land Use Code 96-50.20.
Any and all development and use of the subject must comply with all provisions
of the Land Use Code and statutory law.
This memo is forwarded to the Assessor's office for correction of their parcel id
numbers. . .'. ..,. ........... '..".. .
cc: Tom Isaac, County Assessor
Bob Hughes, Applicant's Attorney, Oys-Pickus
j\ely\memo.oys
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Pitkin County
August 15, 1995
Robert W. Hughes
Oates, Hughes & Knezevich
Third Floor, Aspen Plaza Building
533 East Hopkins Avenue
Aspen, Colorado 81611
RE: Ovs - Pickus 1041 Hazard Rev:i:~\V~ .
Dear Bob:
I am writing in response to your letter dated Jl.Il1e 9, 1995 to Rick McGill regarding the
above referenced development application. Pitkin County Land Use code section 6-502(B) is
the pertinent code section concerning the situation of the subject property. By virtue of the fact
that the vacant, subject parcel is separated from the improved parcel by county road #6, West
Sopris Creek Road, there is no cumulation of lots andthestlbject parcel is available for
development.
This opinion is based upon the representation made in your letter of June 9, 1995 and
statements of the applicant to the planning office in her application. This letter does not relieve
any owner of the subject property from compliance with any and all other local and county
regulations relating the use or improvement of the property.
2:"Q1JrS tDJly,
~",\,~
John M. Ely
County Attorney
JME/1cm
je8.57
Administration
530 E. Main, Suite 301
Aspen.C081611
(970) 920-5200
FAX 920-5198
County Commissioners
Suite 301
530 E. Main Street
Aspen. CO 81611
(970) 920-5150
County Attorney
Suite 302
530 E. Main Street
Aspen.C081611
(970) 920-5190
Finance and Use Tax
5~0 E. Main. Suite 201
Aspen. CO 81611
(970) 920-5220
Fax 920-S2~0
Personnel
530 E. Main, Suite 202
Aspen,C081611
(970) 920-5240
Fax 920-5230
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Jul 26'95
9:32 No.003 P.Ol
via F~csimile (970) 920-5439
Slat< &::!v_ Budding
WS.totbS<r<eI; _416
a_l..-OD, O:>l<Jn<k>"'SOI
ToI_ (3C3) 24807325
J'uly 26, H.9S
Tim Malloy
Aspen/Pitkin community Development Department
130 S. Galena Street
Aspen, CO 81611
Re: Oys/Pickus 1041 Wildfire Hazard Review
Tim,
In reference to the al:>ove application for lQ41Haza:s4I<""vi~~, I
have been asked by the applicant to clarify some of my original
comments.
Currently, the actual wildfirehaZ<l.:t:"P,()~the proJ;'osed building
site is rated severe, due to the slope arid vegetation conditions.
If, however, defensible space clearing and thinning
recommendati9ns are implemented on this lot as outlined in pitkin
county Code Section 3-80'71 C, 2, the lot woulClb~r<l.t.~d "slow to
moderate. It should be noted that maintenance of thedefens'Lbl",
space clearing will be required in order to retain its value as
hazard mitigation. .
sincere:Ly,
r~~ A"?~
Kelly Rogers
~sst. District Forester
cc: Sallie pickuS
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FOREST
SERVICE
June 30, 1995
Suzanne Wolff
Aspen/Pitkin Community Development Department
130 S. Galena Street
Aspen Colorado 81611
Re: Oys/Pickus Minor 1041 Wildfire Hazard Review
State Services Building
222 s. 6th Street, Room 416
Grand Junction, Colorado 81501
Telephone (303) Z48-73ZS
Suzanne,
I have reviewed the application for the Oys/Pickus Minor 1041
Hazard Review, submitted by Sallie Pickus, and visited the site
on June 29th. I have the following comments with regard to
wildfire hazards on this site.
The building site is located in an area that has been
inaccurately mapped as low hazard. The site is actually in a
severe hazard area due to the presence of a high, dense oakbrush
and serviceberry mix. Slope on this site appears to be about 15-
20%. Under favorable burning conditions, a fire originating on
the slope directly below this proposed building site would likely
be quite intense and difficult to control due to the height and
continuity of the brush. .
There are, however, several factors that already act to mitigate
the fire hazard on this site. The building envelope is located in
the best possible location on the lot in regard to fire hazard.
Snowmass Creek road, which traverses the slope below the proposed
structure, along with the creek directly below it, would act as
an effective barrier to a fire. The fact that this proposal lies
near the base of a slope, rather than at mid-slope or ridgetop,
means that a fire would not have a chance to build in intensity
before reaching the structure. Access and water supply appear
adequate for emergency response in this area, with less than
three miles to the nearest fire station.
My specific recommendations to further mitigate wildfire hazard
on this proposed development are already included in the Pitkin
Code Code Section 3-807, C, 2, 3, and 5-9. With proper defensible
space clearing and thinning, I feel the wildfire hazard on this
site can be adequately mitigated.
Thanks for the opportunity to review
contact me if you have any questions
this proposal. Please
regarding these comments_
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Sincerely,
Kelly Rogers
Asst. District Forester
cc: Steve Crockett, pitkin Co. Sheriff's Office
Basalt FPD
Sallie Pickus
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STATE OF COLORADO
Roy Romer, Governor .
DEPARTMENT OF NATURAL RE!:l()UFl~E:!:l.
DIVISION OF WilDLIFE
AN EQUAL OPPORTUNITY EMPLOYER
Perry D. Olson, Director
6060 Broadway
Denver, Colorado 80216
Telephone: (303) 297-1192
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REFER TO
Rick Magill
Aspen/Pitkin Planning
130 S.Galena
Aspen, CO. 81611
May 25, 1995
RE: Oys/Pickus Nystrum Subdivision Lot 5,parcel 2
On May 2, I visited this property with Ms. pickus and
inspected the proposed building envelope for potential wildlife
impacts.
This subdivision lies very close to mapped deer winter range
and all homes that exist here now haye restrictions to.allow
continued deer use outside the building envelope. These
restrictiol1s are that all envelopes will not be built, on the
steeper slopes, J:.ences will meet lIi1ildlife specifications, all
dogs will J.:le.. kenneled, and vegetation outside of the envelope
will be retained in it's natural state, without grazing or
cutting and dozing. The only vegetative removal allowed will be
for fire protection. This parcel should have all of these
restrictions and the envelope snould be minimal.
..~ parcel is in an already developed area. and is surrounded
by eX1~~ing homes.
SiP:G~~~;,
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Randy Cote, DWM
Colorado Division of Wildlife
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DEPARTMENT OF NATURAL RESOURCES. Kenneth Salazar. Exec . a:D,lf~:C\Ol'~
WilDLIFE COMMISSION, William R. Hegberg, Member' Eldon W. Cooper. Member' Felix Chavez, r . Rebecca L. Frank. Member
louis F. Swift, Secretary' George VanDenBerg. Chairman' Arnold Saiazar. Member' Thomas M. Eve. Vice Chairman
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6-6-95
Community Development
Planning Department
Dear Sirs;
In response to the pre-application sUIllIIllUY, we are hereby requesting permission to
construct a single family residence together with appropriate accessory buildings on parcel
II of the Oys Nystrom tracts property.
The subject property is located on West Sopris Creek Road in the Nystrom Tracts
development. The area is made up of single family homes and working ranches.
The project will consist of a single family residence and detached bam, workshop
and garage. The residence and accessory buildings will be clnstered in the i>uildinl?; and
accessory envelopes indicated on the atta9hedsi~. plan. These envelopes contain little or no
vegetation, minimizing the impact of the proposed development on the site.
We were asked to specifically address sections 3-805, 3-807 and 3-808 of the
Pitkin County Land Use Code.
Section 3-805: Geological Hazards
The building and accessory envelopes are located on slopes ofless than 30%. The
two active gullies near the envelopes will be enhanced toconlJ1lCt runQff aJ.'Q!ltlIJ ~l:te l19Ule-
site. The building envelope is outside any rockfall hazard. The foundation IJesign will be
based on soil engineering studies and in accordaticevvitl1lJ.B,G. requirements. Waste
disposal will be via a septic tankileach field system designed and built in complian.ce with
the recommendations of the Pitkin Co!ltlty Sanitation Engineer. Finish grading; will be
performed so as to conduct water around and away from the buildings. Lastly, measures
will be taken to prevent the accumulation of rad<111 gas in the house.
Section 3-807: Wildfire Areas
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In order to comply with both section 3-807 and sectiQ!l'E8()8, and to minimize the
impact on the site, existing vegetation will be l'etnoveIIQfXl?ll1J9l(llgnly to the extent
necessary to comply with the requirements of ten, thirty and one hunch;ed foot bu;ffer
zones called for. in st:c,ti()n ~:~().7.!'ropane tank( s) will be enclosed in a separate structure
with a minimum two-l1our fke mting.
Section 3-808: WildJifeHabitat Areas
The D.O.W. report indicates that the proposed homesite is proximate to, but Ilot in,
mule deer winter range. Vegetation removal willllt:th.eIIlinitrt):lIn,required to meet the
standards of Section 3-807. Any fencing will meet wildlife are;). specifications and dogs
will be kenneled.. Any livestock will be kept in accordance with the. re~trtctiQ!lS of.~
section or the reconunerl<il1tiQ!lSgfth.eD,Q:W.I>istrtst:Wi,l\lli!\1~er, whichever is
more restrictive.
Sincerely,
~ B.O:>~~
Sallie G.Picktis
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September 27, 1995
Ms. Sallie Pickus
936 King Street
Aspen, CO 81611
Subject:
Geologic Investigation
Pickus Property
West Sopris Creek Road
Pitkin County, Colorado
Job No. GS-1569
As requested our engineering geologist, Mr. Liv Bowden, visited the subject
site on September 26, 1995 to observe completed scaling operations of the bedrock
outcrop performed by Venter & Sons Blasting, Inc. and to re-evaluate the potential
rockfall hazard. Scaling operations appear to have been performed in general
conformance to the recommElndati()ns presented In our geologic investigation
(CTL/Thompson, Inc. Job No. GS~1569, dated July 25, 1995). In our opinion the
degree of risk associated with potential rockfall hazards at the subject site is low.
We appreciate the opportunity to work with you on this project. If you have
questions, please call.
Very truly yours,
LB:JM:cd
(3 copies sent)
CTL/THOMflSpN, INC.
CONSULTING ENGINEERS
234 CENTER DRIVE. GLENWOOD SPRINGS, COLORADO 81601 'Ii (970) 945~28d9
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JUL-26-95
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July 25, 1995
Ms. Sallie Pickus
. 936 King Slteet
Aspen, CO 81611
Subject:
Geologic Investigation
Pickus Property
West Sopris Creek. FlOCld
Pitkin County, Colorado
Job No. 0.5-1569
As requested our engineering geologist, Mr. Llv Bowden, visltcd the subject
site on July 14, 1995 to. vl.c1N general site condiUons and perform a ficld
reconnaissance for our geologic h<lzard evClluation. Ql.Jr geologic haz<lrd evaluation
.
is based on a review ql published geologic maps and literature, a geolog'1: field
reconnaiss,mce and our~xperience. This let!er incll!~e~~~~~~;iption. of. general
site 'conditions, geologic conditions a.nd geologic hazards ,and presents our.
recommendations for mitigation of geologic hazards.
" :.
TI1C Pickus property is 10cl:lt(lC;L!~jacent to the WC{5t $optis Creek Road in.
Pitkin County, Colorado. The town of Basall, Colorado is approximately 3 m,i1es to
the northeast. The site Is on the south facing valley slopes on the north ~ide of
West Sopris Creek, Wcst Sopris Cteek Road borders the property to the. south.
Access to tile site is Irom Vv'e~tSopris Creek Road to anascess drive. A 6.500
gallon burled water tank is abo,!c..and tot~~V'I~~tClf t~e pla~?G!cl Pllildinglootprlnt.
A slllall 61eet wide by 2 feet decp drainage rUIlS dowll ti>thC!s()uth through the west
part 01 the planned building footprint. An existing irrigation ditch crosses thl> site
Iroin W'l>;t to east below the planned building envelope. Ground surlllces 510pe
down to the south at grades measured Onclvi!l\J~llyeslimate\l.at 15 to 25 percent.
CTL/THQIVIPSpN. INC.
(;()N~3UL IINU I N<lINI 1.1l~',
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Vegetation consists of dense scru~ oaks with sage brush, grasses and weeds.
Outcrops of the Jurllslllcaged Morrison Formation are exposed in the slopes
on the upper parts of the property. The lower parts, 01 the property are. underlain by
bedrock of the Jurassic aged Entrada Formation which Is c()vered by colluvial
(gravity deposited) soils derived from the bedrock in the slopes above the site.
The Morrison Forll)lIti(lDc()!1~i~t~(lfy~rlegated llhale andnlUdstone, light
gray sandstone and local beds of gray and green limestone. The underlying Entrada
Formation consists of light gray to orange crossbedded. S!ll]dll!()!1~., Bedrock
orientation observed In the outcrops above the planned building envelope dips into
the slopes Importing a "favorable" orientation from.a slope stability standpoint
Two potential geologic hazards were observc.d a.tthe site" a potential rockfall
haz<ltd and a potential slope wash hazard. Tho primary hazard is from potential
rockfall from an outcrop approximately 20 foet high by 20 feet wide that. is above the
west part of the planned building envelope. TIle rock feature is keyed Into the slope
lInd its base has. a favorable dip Into thE1 slope. The ccmter of mass of the rock
L,.'.',.r'.
feoture appems to be behind the pivot point at the toe of thebase.. In our opinion
potential failure of the ontire. rock 1l)1I~sls .I.(lw and mi!i,jlation.(lf potential rockfall due
to movelllE!nt of the entire.rock .feal~rE! is '.10t~arrllI1tlld.Theface .of the rock feature
howover, appears to be a potentially active source area for sm.all rockfalls. We
qualitatively rate the dagree of risk from potential rbckfaU as "moderate" and
recommend rock scaling as mitigation. Wo believe the rock scaling will reduce the
degre,e of risk from "moderate" t.o 'lol'i"~.Ro~k..~sa.lin~ must be performed with care
t.o ensure that the st<lbility of the rock feature is nol advllrsely affected. Scaling
operations should be performed by an experience company. An experienced rock
scaling contract.or Ihat wo have wor~edwith in the past is Yentor and Sons Blasting,
Inc. in Morrison, Colo.rado. Weshollld viol'i,therock fe<lturo WhE!n~t,aling is
MS. $AlLlt:. PICKW~
J(ll:t NO. an l~ol\'1
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completed to HH!\laluate the polential rockfall hazard.
The potential slopewash hazard is due to a slTlall, sparsely vegetated basIn
above the drainage that runs through the west part of the planned building footprint.
In our opinion this hazard is comparatively low, however, surface drainage needs
to ensure that drainage In this area is rout(!d>c1o\\,n, around, and away from the
planned building. We recommend that. a drainage swale at least 3 feet deep and 8
feet wide be incorporated into the site grading. The swalo should extend around the
planned building footprint to a point at leasl B f(!et c19......nl1iU9ftpe planned building.
We appreciate the opportunity to work with you on this project. If you have
questions. please call.
Very truly yours,
CTLfTHOMPSON, INC.
Wilson L. "Liv" Bo......di!n
Engineering Geologisl
Reviewed by:
..
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John Mechling, P.E.
Branch Manager
LB:JM:cd
(3 copies sent)
MSo SAt.l,IF. ftICl'l.US
JOB NO. G!;:. Hjil\!1
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NiCholC\;;LC\mpiris, Ph.D.
CONSULTING <3EOLCi(3I~L
P.O. BOX 2
SILT. COLORADO 81652
(303) 876.5400 (24 HOURS)
1'12\\/ 10..' 1995
C;.,::tI'~l ton Si EHnrz,;11
9:'~;6 I<inq St.
Asp,?n CD 81611
RE= Parcel 2, Nystrom Subdivision
D~1al'" 1'11'- ~ 8 i *-::(06:11 ~
I have completed my investigation of the triangularly shaped
parcel in the West Sopris Creek val1ey~ near the confluence with
E::~ii\~jt. ;St:;)pl"'i 5 Cl"'~l~k" Tl~\f.? Pl"'I:'Jpe?rty i f:?- 011 the southSl'a!::;t 'fac:~ nq ::01 \:Jpe
near the east~rnmast portion"of the Crown west of the boundary
tH~'\:wE~I?n !~lec::" :;24; (and :1,:3, CHi!2 mill? ~;>l;)uth Df Emrn,:R ~lJd"r-liql.,wr.:\Y l=.32?
within the Basalt 7 1/2 mi01~te quadrangle~ The proposed envelope
is indica'ted on the maps produced by Survey Engineers..
1'1"11:2 tc'')pC.lgl'-{::tphy (:J"!: -i:hf= sib2 c:r..Jli~1iisi:':Ei(:)famCldel:~~-at.(~ly 510ping
(~)pell ~::\I"'ef.:\ 1::l1?1 c'llt}lJ:\ ~:;',t(~~E'pl=i'" 51 ape-" I::c~vel"'tr=d wi''!:h J11:1ti~qS' qra~:r~!E,€E'!~';'J
~:~agE:.~br"'Llg,h, and c.:l ump'i.s 01: scr'ub l:lak ~ Tl~')~~~e3 :r.!lq:~'i\c::_~i ""e, qLtll y
just to the west of the siten Another small gully passes to 'the
east of the site~ Both qullies should be enhanced tq conduct run
off water around the home $ite~ Rock fall hazard is to the west
of the site en the other side of the 'first gully~ The driveway
will ascend the hillside directly to the envelope from the County
Roa(j~ There is a holding tank for water pumped from a well on
the ether side of the County R02dn
Tn!:? g(-;::olagy (J'i: the pl"';C:lp,::~~-t_y I:::c:nsi.s.i.:s CJ'f thl::: ,TI,,"_::',~,?~sj.I;.,~:?gE~
Chinle Formation dipping northwest at lqwangle" Tt1is ~ed shale
is overlain on this let by coll~Jvium f~om abov~, in(:luding ,from
tl1e !4orrison and En-trada For~ations" There are faults in the
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,=u~~e.a but. thel....e :I. ~5 nc) eV:L clence 0+ l'-E-~c.:(~rlt fl')':::lVeill~rl~: .pn,t_I~~",;~~ ,t0L,I}, t
'tl'~~':~r.::(?f::)~ rJu.t the: Uni+r:Jrm r:3u:i.lc:linq C!:)dl:Z> ~spE'c::i.'f:LCJ;d::lC)I1~:~: f.c~I'" ":::~(?":i:~srTdc.
ZCJne II should b~ fol19~gd.
There are no other sources of potential geologic hazard on 'this
property e~~ept that seils engineering studies should be
conducted at the site speci~:Lc level to insure proper 'Foundation
design in soils which could have a minor potential for swelling~
Slopes steeper than 30% should be avoided for construction.
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'"-'''-'''''''''''';,1''','''''
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Waste disposal should be possible thrqugh the use of a septic
t.,Hlk and a,;,sociahK1- leac:I', ..-fi.eId i.n. t.he pel"meabl"" S(JUS el-f t.he
pl'''IJpf~I"'t.y, but t.he spec:i.fir.; 1'''e:<:r.:Jlnrn,gl1d.aHoI"1!S o.f. t.he Pitki.nC?u,.,ty
S.:':'n:L tat ion l=:nq i n~~el'" ~5liaLll d bf::1 ~.:iPLlt~ht ~ AI'-eas o"{' 'f,'eai'-' SLlt-..rac:e
bedrcc:k may exist. b~t no high ground water t.ables will be iD~nd.
Landscaping should include as much natural vegetation as is
feasible~ this will save water otherwise used i0.watering lawn~
~'r,d shn.,'bbe,'y, and will ,~l.so k(~ep the'fo\.lntfat:f.5n'aF:e~jdl'"'ier'. To
this end~ the area around the house should slope away fro~ the
i""Ju;,;e on all. si.d(~s" The '_Iphi.l.l side of t.he home should consist
Clof Unal gr,;>,c1I?s whic:h wil.l.C:IJncluct ,-;urf,;1\ce HOINS .around the home"
This i.s especially important due to the proxi.mity of the
f.:\.f t?I'"\?ment i !:'Jnt?r.I,!5rf)~ll g1..l.11:i e5..
The hC)frIf-.? shl~uJ.d be ,des:i. ~1111:~'d .to prevent thr;i? a.c,cL~!Dl~1,1,~l.'t),I?-"}""9,'f",,, l"',~,~lf.~n
~;a~s" r.f tl"H~l""e <?Y"e fLU.-thf::t.- ques'\:iCn$,l ple~:\se de; not hesitate' '[:6'
t::l:mt\3.ct. mr="
ur)~
Nichc31a1s Lampir:L~5
Consulting Geologi.st
~ -
"
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1
^
OYS CHARLES 1"1
OYS BARBARA H
PO BOX 948
BASALT
000620 W SOPRIS CREEK RD
NYSTROI'1 TRACTS
016 015418 STATUS, A 2"'1.65
1 0:1.
CO 81621
PARCEL I: A PARCEL
SEC 23-8-87 W 6TH
PITKIN DESCr;;;IBED
PARCEL II: A
TRACT 72 SEC 23-8-87
BY MIS IN BK 248 PG
BK, 0331 PG,0450 DOC
7'1500
PRE SCHED,
007082
TOTAL VALUE
$0
YEAR BUILT
ASSESSED
ADJUSTED YEAR BUJLT ..
LST CHANGE 02/16/96
.' ,;";,,,,":<0,:':"'.,":"XM~/d~.,.'>""\:"''''V':':..': --:,
;..':...~. ,
''''k'',
~";""'."""".'"'"')'.'.iL<..' .,,',y,.J}...>:..,"',;' .....,. "', ;;,~/_..:-ij ::;}J:,'::~~;:J.;.':,.,:ji.:..::"Y;;;,'"
.
--""
Michalal.~,~~.,G~.;:J),~,~v '
The printed portions ,of thi!>fo~m_.,~xtcpt( i tal icizedHdi fferentiated) addi tions,
hllVe beenaOD'rOVed bv the Colorado'Real estate COOI'lI;sslon.CCREC) .
THI S fOR'H HAS IMPORTANT LEGAL' CONSEQUENCES ,AND THE pARTlE,~, SHOULD, c;ONsuqL,EGA,L AND ,T,A)( ORD:THER COUNSEl BEFORE 81 GN I NG.
, _,' _',' "",~",_._h"">,,-,,,,,,,,:,<"0"':":4'<~~A:."ji'*,W;i,$;Ht';~}'i::'iJk"'~~r~);'t\*t&$it~Ii&~~;t~~,l{;i!m~}/';;'kl,;;;AA1\i;"f;'Jji;,~\if'"',~\';'_:':'-;+:0,-;'->:
CONTRX~iA~6 ~ft~D'~~~Et~DR~~~C~STA;E' -. "..r., ,.
(NEW LOAN] . .,
Abril 24; 1995
1. PARTIES' AND PROPERTY.
Sallie G. pickus
buyer(s) [Buyerl, ,(6f,lJMf1t/1..~'M"f'tf,fttfoj(ltf,/J'/lIt(>tJfl6(l) agrees to buy,and thet.mderslgned seller(s) [Seller], agrees
to sell, on the terms and,conditip,,~,_,s~,t,.f()rt~,ifl,t~is ~0r:5~~i::t~ the following described real estate in, the Courity
of Pitkin - , Colorado, 1:o'';'1't:''
See Exhibit !IAn
known as No. West Sooris Creek Road. Basalt. CO 81621
~treetAd(:!r,e~s, ",", "',' ,,,C!ty "St_stit, Zip "."" , >'""."-<',n-,;;,'..O"'.;,,,,,
together wi th aU interest of Seller in vacated streets and ~tleys adjacent ther~to, all easements andot~~r appurte-
nances thereto, all improvements thereon, and aU ,attac~e:d, ~iH.u.re,~,}~e~~~n',except as herein excluded (collectively the
Property). . - -' ,
2. INCLUSIONS I EXCLUSIONS., The purchase priceindude:sthe followirygitems (a) if attached to the
Property 0" the date, of thi,scontract:, lig~ting, ,heating, plumbing; 'ventllating, arid air conditioning fixtures, TV
antennas,water' sof~eners;smoke/fire/l5Ur9Iaratarms" securi ty devices, inside telephone wi ring and connecting blocksl
jacks, plants, mirrors, floor co~erings, intercOlll systems, built-in kitchen appliances, sprinkler ::ystems and controls,
bullt~in vacuun systems (induding accessories), and garage dour ,ope~e'rs ,1nciuding_~remote'controls; (b) if on the
Property whether attached or 'not ~on thedatEl(lf th!~,c:on,~~a~t;,,~t,()r~_windolo's. ,stOrm'doors, window and porch shades,
awnings. blinds,screens,'cur'tain rods, drapery rOds, "fireptaC'e inse,d'S:~"-fireplacesC'r'eens, fireplace grates, heating
stoves, storage sheds, all keys and (c)
n/a
(d) \.later R,IQhts. ,purchase price t,o)~cl_\J~e: the",f,~}A8;'i!ng water
Seller agrees, as part of thi~ ponsJq~~a~ion, to Purchaser's
purchase of j;ne property to convey one and a half (1 1/2) water
tap rights to Purchaser into the existing holding tank on P~rcel
2. .. ...
(e) GrowinQ Crocs. 'With respect to the growing crops Seller and BUyer'agreeBs' follows:
n/a
The above"described.inctuded items (Inclusions) are to be conveyed to Suyer by SeLler by bill of sale,
aeneral warranty
deed_,oroth,~r'apptica~le legal iristrument(s) at the dosing; free and clear ofal,ltilx?s, liens and encUrbrances,
except as provided in section 12.
The following attached fixtures are 'excluded from this sale:
None
3. PURCHASE PRICE AND TERMS. The purchase price shalt be $175.000.00
dollars by Buyerasfotlows (Complete the applicabLe'termsbelow:)
(a) EARliEST 'MONEY. ..."
$8.750.00 in the form of
persona.lG,hec:K
as earnestmoneYdeposrfandprirt~yIDentofthe purchase price, payable to and held by
Mason and Morse Real Estate
in its trust aC,c~unt Cln,be_~,a,ltof bOt~,s~t,\e,r'a~,Bllyer. Broker is authorized. to del i,YEll:'
the closing agent, if any~ at or be'tore c\'osin9:' -'
The balance of $ 166.250.00 (purchase price less earnest money) shall be paid as follows:
S ('g2 ~A~~UA.T uU-OSlIm. -, Pl~S ct'o~ing '~6~~s, to ~:'~~id"~~' Buyer at closing in funds whichcOlllPly wi th all appl,icabte
Colorado taws, Which include cash, electronic transfer funds, certified check, savingsandloanteller'scheck, and
cashier'S check(Go?4,,~Ufld,~,?,. .Subj,e'?tto the provisions of Section 4, if the existing loan balance at thetirile,ofdo.
sing shall ~c:llffer~iiC'f.ron(the lo~n,batance ,in Section 3, the adjustment shall be made in Good Funds at c~,o~ing or
paid as followS': "",~-'" '^.' "C ",,",'''. ';~:',,'''\'''',,'"'i' ' """ ,,",".''''''
payable in u.s.
, broker,
th~, e:~.r.I1E!:~t !':lOn7yd~posi t tQ
n/a
(c) NEW LOAN.
$113.I51J:lJO 'by Buyer obtaining a new loan. This loan witL be secured by a (1st, 2nd, etc.)
1st ~d
of trust. ' ,-,',~,,',', "~''''i,,.,",,'-i' ,,,,,~:,.,,;,,;,,,,-?,;,_,).,,,, :'.J,i""-,<,",,' -;,,,':"i:"0yq,,-""!;.-.+ji''''i;''!ii~;;,.,<,:~;-,,;8'~ii;~.<_.;,,~,;,I;;",~";,.t-4:0"",,;;,i(,,,'*i;";, "J;:,~,;/i':;.- h"i~
The Loan shaH be amortized over a period of -D./..iJ.years at approximately $ qqr an per
month including principal and Interest not to exceed 10. 0 X per annum plus If requir'
!d"by Buyer'S lender, "a deposi,t"of n/a ,,", "" of the estimated annual real estate tax~s. property
Insurance premium, and mortgngeinsurance premIUII." If, the loan Is an adjustable" int_erest fate,o~gr?duatedpa~ent loan,
the payments and interest rate "initial ty" shal l_ flot, ex.ce:ep"the figures set forth abov(!:
Loan discount points, If any, shatl be paid to {ender at closing andshatl" not exceed 1. OOOx of the total loan
amoBtv~i!Withstandlngthe~()ll!l'sInte~(!~~ ;-~te. the first 1. 000 loan discount points shalt be paid by
"i"..""
No. . VACANT LAND/FARM ANORANC~,~()NTR~9" TOBUY~ND, SElLRE~L t,~,~!,~,~~EU.~,~,~,2",\,
Copyright (C) 1994, v3.01N, RealFA$T Soft~a'r;{"pub't)'sh-jng'l1i'C;"" " "
Buyers --,--" ~ . '04/24/9515:50:10'
Page 1
'Prepared by. Michael B. Gerbaz,
Sellers
'~'"7"",, .
,",,^," ',--",,>,,',C,,,,,;;
'.'",+-:':;-~:'~;
and the baTa~ce,"n ,any,
Buver , "," ,",' ::"":",,,,--,,'--"';"::::"
Buyer shall timely pay a lotin origination fee
.r;
'~h';~r't'b~'"'p~i;d'~b'i"';-"~ "
"~':M,<,\:;+"
a -,.
-< :,;,i~,''i!,if':;;~''_;!2..
i~d!('j~;01
-,
Holler exceed
0.000 % of the Loan amount "and Buyer's loan costs.
4. FINAN'CI'NG CONDITIONS AND OBLIGATIONS.
(a)' LOAN APPL1CAT101HSl'.' " I f Buyer_is t~, l;fay'at 1 or part of the purchase price as setf~r~h __I~ Sec!iorl,~, by ob-
taining a new Loarf'ol"H .an,existin~ loan Is not to, be;,~ele~$,~ci,~~"cJ?sJng, Buyer, _ if required by'such lender, shall
make written appl icatlon wi thin ...;..2 caLendar days from accept~ance o'f ~hrS:..5:?:ntt,a,<:,t,. <B~:rer shall cooperate with Sel ~er
and lender toobt,~inl.oa~ ~pp:roval, diligently and timely pursue same in_goOd faIth, 'execute all doclaTlents and furnIsh
all informa~ior-{::tlr\d~<),clJmE:n,ts"req~ired by the lender, and, subject to Section 3, timeLy pay the costs of obtain,ing such
loan or lender, c,onsenf;-'" .~,", 'c
(b) LOAN APPROVAL If Buyer Is to pay aLl or part of the purchase price by obtaining a new Loan'iSSJspedfied in
Section 3, this coht'ractis conditional upon lender's approval of the ne':l, loan,on or before
June ,5., 1995 . If not so approved by said date, this contract shaXt terminate.
'r",',!,;;c;';';'(,-,';"" ';iC{',,,,,,< ''''\;"''",-,,, ''-':O,j'"
'<"~')""'"
"'-""7/" ""'(.;:,::'.O'.:!-,;"-
5. APPRAISAL PROVISION.
(Check one boxon{y.).. This,-Sl?ction_S[Xl ~haLl ... []sha,Llnotapply.
If this sec:ti~n5applle,s, asindica,t'edabove, Buyer shallhave the,!,ight to terminate this contract If the pur-
chase price exceeds th_e Property's valuation determined by an appraiser engaged by
Buver.. . .... '
If ,SeL.lerreceives a,c()py of such apprail;,aL ,or written_notice fr(;l(ll lender which confirms the: Property's valuation;s
less than the' pOt'\::ha'se p'rice, on or before Mav 30. 1995 ...,. ... ();ppralsa{ Deadl me), thiS. contract shall
termi n:ate. .B~'yer,sha L l have the priviL ege and opti on of proce,edi ngwi th .consunmat ion of. ,the, c;o_ntract 1:'1_1 th()u,t regard to
the amount of the appraised 'valuation. Upon dosing Buyer waives any objection to theP~6perty's valuation.
6. COST
paid by
Buver
OF APPRAISAL.cost of any appraisal
to be,,,~t~;~ed_a~,ter the date of",;~is contract shall ~_~ timely
. ' "''',' ".-,",','" ",..."",.-",',,,,,,,-,',,,,-"'-":: ;"-\-:;''-''::''-';''-'.'"-'''::'''_:'--'-,.-'','''
7. NOT ASSIGNABLE. This contract shall 'n()t'~'~~~i;~~bfJ;by'i'BUy~r~lih'Ou'~:,,'S~l.r~r;~:s prior written consent.
Except as 'sorestrl.cu:d, thi,s contracts~allrl!~re toth~ ,,~n~fi,tof and bebinc!ing u~n the.,:.h. ~ir,~' .pe. rsonal represen-
tatives, successors and assigns of the parties. . .. ..., ',-"". ... .......... ........
and ~ithcopi~s~f~xceptions
8. EVI'DENCE OF ~ITLE. .. Selter shall furnish to Buyer, a~seuer's. expense,e/lI:.NiI'/ a 'current..coamitmefltfor
owner's title,insurll:nc,e"'policy inanarnount equal. to the purchas price t1f/f,t/'#T.Un,'i/tYoplttlll/J.M/J.'iJt'I.f/J.tt/MltJ1.1t
ttftJnt~/tHf!/t~7t~m)~f,tt,r~n'orbefore. Aor~l 28-,..199 .... . <TitLe Deadline). . If a title Insural1,ce
cOll11\ltme"t . is. fU~I)I_s,hed,Buyer maY"'requi re of SeL ler t~at copies of instrume:flt_Slll(lf!I!lltYf,tt'i//Jf/Jfo'itf'/J'/It-(!tf,1 l istecl In,
the schedule of exceptions . (Exceptions) in the titLe insuranc:e:,C;OIl'fl\H~p,~'a_L~()~,~,Jurrl;,~he~,toBUyer at Seller's ex-
pense. This requirement shalL pertain only to instrumel)ts~~5?W,r\",.of,rec,o~,d In,th~_,off(ce of the: cl(!rkar\d,r(!c_ord(!~of
the designated co~nty Or CO,uf)tjes" The ,~I,tt,E:,j,rlsuran~,e corrmi tme:qt, together with any copies ptl/l!}jtO.tuof instrunents
furnished pursuant t,othrS section a, i:on's'titute. the' ti tle, ~?(;ume:nts<.!it~e ooc~t~)._~uyer, or Buyer'S designee, crust
request Seller, in wrltin9:,'to furnish copies pt//l'iJ'iUf,t.uot'Tnstrunents listed in the "schedule of exceptions no Later
than 7 calendar days afterTitleDeadl,inli:" ,fseHer.flJ~n;s~es,8tit,t~,i'l'"l,s~rl:lflC::(!:}:OITJrIi,tment, SeLler will pay the
premlumatclosing and have theti,tletn,s~r:tIf1-c~~ pol icy del i~ere,d t,o"BuYfr as ~s()on>s"practrcable after closing.
9. TITLE.
(a)'lilIE'REVIEIo/; Buyer shatl have the rlght to inspect the Title, Oocwnents /Jt//l'iJ'f,tOtt.'okHten notice by Buyer
of urvnercharitabilityoftltle ()~ of any other unsatisfactorytitlecondition shololrl by the Title oocunents/Jt/f!'iJ~t~"tt
shaLl~_e sign'e~d'by or~on behalf of _Buyer and given toSe,U(!r"I:>n pr,~fCi~e ..7 calendar days after Title Deadlin/l" or
within five<.5)ca,L_/l'pdllr day~after receipt by Buyer-of any'lit'l~e'DO'c~nY("S)'"Or"end?r,s~el'lt,(,s) addil'lgnew Exception(s)
to the title c_OIlIlIitl1le:ry~_",~ogeth.-fJtwi~,~,_acopy of the TitLeDOCUl\e;nta_c:I_~il"lgnew Exception'(s) to titLe._ I.fSellerdoes
notrec:(!i\e, Buyer'snotf'ce by the date(s) s~cified above, Buyer accepts the condition of titLe as di's.cl"6sed bY the
Title DOCl.lilfents~ssatjsfllc;tory.
(b) MAtTl:'R~s~1l0T'~~CiUIf'B'Y THE PUBLlC RE~OROS. SeLler shal.ld(!tive:r_,t(),B~yer" on or beforethE:Jit_te:f)ea~line,~e,t
forth in SectjQ,rl a,tri:ri:f'1:0pies of all,te'llSe(s,>_ands.,uryey(~)i,I'ISel_l~r'sPossession. pertaining to' the' Propert't"a'na
shall disclose t,o, ,Buyer aL t easemer\ts, liens o'r"ofhert; tle:matt_ll'rf~,()~ shown by the public records of whic,~"SeLl,eE ,~<ls
actuaL knowledge, Buyer shall 'have the right to inspect th(t;Propefty't'o-ae~e'rminelf ,any third party(s) has'sny right'
In the. Property notsh9wn by the publ,icreeords" (suc_h ,aslln,unrecorde9 easement, unrecorded ,lease, . or boundary Line
discrepancy).Yritten"notice of any unsatisfactCirYC?nditior(s)disclosed ~y seller or revealed by sUch inspection shall
be signedbx or,on~halfofBuyer and givento Seller on'or,~f9re MaV 22. 1995,..,. . If Setter (joes
not receive Buyer's notice by sa,iddate. Buyer accepts title subJect to'such rights, if any, of third parties of which
Buyer has actua 1 kn(lwledge-.
(C) SPECIAL TAXING DISTRICTS~ SPECIALT~,Jt:,ING",I),ISTR"ICTS MAY B,}!:SU,BJECT TO,GEN-
ERAL OBLIG~~:IO~J:NDE:~T:ED~E!iS~I:I,JlT . I~ _ PAIDBX',I',E:~1roES'PIl~I>tJ~_E:r>" FROM- '~AL'TA,X'LE;V-
lES ..ON THE'T)t:X)(ilL'E""fRO'PE1iTf>'~WITHIK"SUt::li""D'rs"i'litcTs'~""PRt):P'Ell't''f'''OWNER'S''IN SUCH' DISTRICTS'
MAY BE. .,p-:r:;j(c:11Jl:)""AT-...~I)nC'F6'I..i"'!'N'CJt:E:'~S'ED':l{ftt:'J::E"V:I,'~.S~''l~,1tfi""E:'i't'E-SS':ftrE."'Tj(X__,J:jtJRI)E:,~$ 'Ti:) ..SUP'p'(j'RT.'
THE .. S_E,RYIC::J:'NO'''9':F'''''str(fl('~W~'li'R'I!fRlrCI~,CU''t4~l{N--qgs::' -ARl"SE"RE:S'Qt;TING" 'Ilf'TlfE....INABILlTY'OP'
SUCH. A 'p_tST,R,1'~'T(j..IlX:S'cJf~RGe"'.sti~lrl:m::iE:'B,i.r',p,:njlgS'S''ti:r~l'-Kb'UT":'SOCl("AN,._ INCREASE, IN MILL LEV~
lES. Bl1YER,SRqur;If,']::~~!:;'J:',I<ihTE :TH'E-"b'EBT"'"Ft~~'ffta."'~E"QtrtRli:MENT'S '''OF THE AUTHORIZ"SD':CEN-
ERAL,OBLIQAT:I9N 'IND;e:B~'J;I~E:S'~',' OF,,'"SU;CH"~I),'I~'~t{~'TS';En::STIWG~ILL,'_ LEVIE'S". OF_'.SUCK"Di"STRI'CT
SERVICIN~', 'spg~'_,:JtQ:>)!:,J:i'fED~s"; "AN'D,w'TH'E 'PP''n:N1:':~~,FOR:';AN~l(qREJ(~E:''''X~''~'~'C~,:''~:t'I~t:"~;E1'-;E'~:,'~ '
In the eveht. the Prope'rF~;"'ls"rocated within a special 'ta'xingClis~d,ctariCl 'lfuyer"desires to"'te"r'mi,nat'e.this':~o,ntr~ct
as a result, if written notice is given to Seller on or befor,et~_e dat,~"s~,Lf~rth ,i"~lJ~~<l:c~,;on9,(b), thls'contraCt
shal L then t,erminate.,1 f,.~eFl,,::,r_do~,~~otre(;,eive Buyer'sno~i.ce' by 'the 'da'te .spi!'dffed' above;' B\iyir accepts the effect
of the Property's Inelusion'I,?sucl\ ~'pedal. taxing district(s)and waiyes. ~~e:r,ightto, so terminate.
(d) RIGHT TO CURE. If Serrer. rec~,iv,~,s~ot!_ce ;~f,y,~rcha,r'ltabi,_li'tY'?fti~leorany oth/l'r"lJn,s~tl~f,(Ictory title
cond! t ;on(s) as provided in subsect,ion (af (;I~ .(bf ab'6've;~'. 'Sel fer 'sha'(('userea,s~,b,Le effp~t",to c,o~.re'(;~'~aid un,satis~
factory tl tlecondgi9n(S) prior to the c:la.-t'e of..<;,L<)~,il'lg,., I f, Seller fails to correct ~~.i~',",lJil~~.tl.sfactor~ titre' condi-
tion(s) on or ~fOf~"the"d~~e C1f~los,in9,' t_his'-contractshall th~nf~rI!l1rl,ate; provided, bowever, -"'B.UYlfr' may, by written
notice received by 'set rer~"'~6n:'0o'r" be'(cir'ecl()slns, waive objection fO"saidlJfls,a~iaf,actory ti tIe condi t lon(s).
* See Additiol]al ,P.rovif;i:i,orl,s.Paragrap:h 2X (1.)
lq. INSPECTION. seLler -agte:es' to."p'rovide Buyer on orbelore Aorll . 25. 1995 .. ... .. with a SeIter's
Property DisclosUr:e",fo,rm_contll,eted .by seller .to the best of S,eL,ler's, c;\Jr,reJ:\t actua,L ,,,kpl:Iwledge. . . Buyer or"snydesignee,
shall have the right to have,inspection(s) of the physi~alc()n(liti()n',t?,C,~~e',"""'PropertY"a'nd Inclusions, . at Buyer's ex-
pense. ! f wrltt,ennotl'ce 'of any unsatisfa<:tory condit ian,'s'igned by or;' onbeha:l'fpf Buy-er, ;s not received by SeL Ler on
or before_ *.. ... (Objection Deadline), the physical conditionof,the..",ropertyand IncLusions
shall be deo;:med to,be~iltJ~!.a,~,~erytoBuyer. If suchnoticels.recelve:,d by SeL~er as "s'et forth above, and if Buyer and
Seller ~aveno,ta,g~ee~" In wntlng, to a settlement}h~r~C1r 01), _C1r, bet,Ofo;:, .' .. . . . (Resolution
Deadline), thls cont'ract shal LterminClte~,hrE:~ c~L,end,ar,~ay,s "following the-ResoLution Oeadl ine; unless, within thethree
caleridar days, Seller receives w_ri:t,ten n,?~lc:e f!~"~uy'erwaiving obje(;tion to any unsatis'factory 'condi tion. Buyer is
responsible fOr and shalL pay for any'damag,€:"'whicn"oc'curs to the Property and Inclusions as tl resuLt of such, inspection.
11. DATE OF CLOSING. The dateofc~,osin9 shaltbeJune' 15. 1995
at an earlier r:!ate_. The h}~,:-,r ~}'ld ,place of closing 'shallbe"designated by
Mason and
, or by ll'Otua L agreement
The printed portions of this}orm, except ( i talicizedHdiff_erentiated) addi tions,
No. . VACANJ, L~tl{)/F~RH AND RANCH CONTIMcr TO BUY.AND SEl,LREAL"'(SlATE<'(NE\llOAIl)
Copyr ight(C) . Wi4;"'v3;-om; . Re'a't FAST Soft'~#Ff('pubrrs"~1~9"fn'e~"""""),,"";^'0"";-'''-;''^'''"'-''''c,,,,.,,,,,
Buyers _ _ ' ""04/24/9515:22:33
have been approved by. the CREC
Page 2
Prepared by - MichaeL B. Gerbaz,
Selters
,
~ . (')
'12. ~ilis.fElf:'oF.':T:i:Tlii!:'.' .su~ject"io^terider or payment~~:ft dosing :;)i~:~:i~~:i~~d herein and c~tlanc'e;bY
~~h:~~~h~~~~~:tbard provJ sI~~.h,~~~~f,~~~l ~,~~,,:~~all ,e~ecut~ 81 del,~?!",a9~t"~~ ';~~~!'~:'~~;~~"",,',':deed t~
Buyer,ori"eloslng,conve-ying the: Property free and ~Learof al~ ~8xe,l>e:)(e~pt,_t~~ ge,ne_ral,t~xes fo~ ,~~~year of closmg,
and except .
None
Title shaLL be conveyed free and clear of all lIens for special illprovements Installed 8S of the date of8uyer's signa"
ture hereon whether assessed or not. exeept (i) distribution utiLity easements(ineludlng cable TV), (Ii) those matters
reflecte~W theTitteDocume,rl;t_~,;,:Bcc~pted by Buyer in 8ccorl:la~cewi~~,flL.J~l>v,e,S:~_~,?f1 ?(a~,~ ii i) tho$e,Ji9~tS. i! any, of
th i rd part ies in ~h~,,~ropertYn~t Sh~'~rl,,9Y the~L.i. cre:ord~::~~"l!l:,~_?~~~{)S;,,!!111i}~~:>.~2.~ 1?1'!9(b), ',' (_l~_) 1 ncl~~ I,on of the
Property within any spec,ial ,ta)(1ng dlstrlct, and (v) subject t(lblllldlng,ahC:fz~l"llDg~~gu~a~lons.
13. PAYMENTS OF ENCtJt.i~RANCES. Any encunbti:l'"!c:l!i_r,equ;red to ,be paid shall be paid at or before closing
from ,the proceeds of this trafl,s,l!lc:,t~>?!1,~t.~~,~~,~'y~~he~ source.
14. CLOSING COSTS. DOCUMENTS AND SERVIeES~ BUyerandSeLler shall pay,in9o~'Funds, thetrre-
spectlve closing costs and all other items required to be paId at closing,exc:eptas otherwi~(! pr,ovidedherein. Buyer
and Seller shall sign and compLete at{ customary or required docu:nents a,torbefC):r~c_lo_si,ng~ fees for real estate clo.
sing services shalt ne,t e)(ceed $300.00 and shall be paid at closlr1g'bY ,'"''''
50% b Bu er--'''and 50 e r
The local transfer tax of ,%of ,the 'purchasePrie,,~,~~,~,~,l>~:pai,~,~~::,losing ,bY
n/a ,,' ,-,
Any ~a/ ~s and use "tax, t~~ ~ maY"a'cc.~~~-bee,,~~s,e ',:~;~,J~,!~.~ra~~'~,~:~},3');;:,~~;~,t~\,~",~~,i~,~~;;~.~~~~,~y_..
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15. PRORATIdNS~
latety precedlrigc"tosing,
if any, and
None
Gerieral taxes
rents ~'- water -~and
shall be prorated to date of d9sing.
16. POSSESSION.
po's~essieridf the Property shall be del ivered to Buyer as follows:
upondelivery'bf deed
subject to the follow,ing lease(s) or tenancy(s):
None
If Setter, after closing, fails todeliver posse,ssi?n on
al"lCl shaU,beil~Jt..ion!'ltt,Y liable to Buyer for payment of
until possessfon Js 'de'Uvered._
17. CONDITION' OF AND DAMAGE TO PROPERTY . Excepta(o:ther\ol,i,se provided in thiscorit!':act,the Prop-
erty and Indus;ons,,~h<lt.L_~d~,l,iveredin the c?~t~ion,,_exi~~ing a~,Clf ,the~,~,~e,o( ~ris ,~()r\t~act, ordrnary wear and
tear excepted. I n thee'veni:"t"h~' 'pr'6pe~iy"'slraT(~ be'daitiagea'!)y" fire" oro'ther 'ca_suatty prior' to tlnleof clo:s 1 1'19, in an
amount of notll'lO:re,t_ran, ~~,nPe:,:cen~of the total purchase price, Sel ter sha[lbe: obI igated_~?: repair the same before
the date of'dos-ing: '"tn"the event sUPI] "dB;lllage is notrepaj-re.:j,\oI,lthins,B;i~}ill\e,or' if t~e,dB;ma,g,es exceed,s.uc,h ~l.Il1, this
contract may be tElrlnina~e?,~tth,e optiof)of Bu'(er~.. Sh<.)ut.:j Buyer e,lect to '~'a~r'ry' ou'f tlifs"'c"6rit'ract . despi te such damage,
Buyer sha It be ent i t l ed 't()'c,r'ecfi ~_ for a tt ,theln,sura.l'1ce prOceeds result ing fr~ ,such,damage to the Property and Inclu.
sions, not exceedin'i3, h_o'<le:ver~,'tI{e^'fotar 'pUrchase price. .'. Should any Inc,lusion(s) or ser\iice(s) fail or be dams,ged be-
tween the date of ~h.i.s__cont,ratt'l;ll'1d,the,,?ate()fsJol!'ing or t,he date_o_f,po~~ession, whichever shall. be_eafli,er, then
Seller shall be liable f6~;'~h:~'~rePa'r;. 'or"hplacement'C'of suc,h !nc.l,usiOfl,(s,)or "s'~ryi_ce(~) "wi th aUl'lltof ,sl!lJHarslz,~, age
and quality," or' ane<:juivatent.'c'red,i t, less any insurance proceeds' ;"ece{v,ed by' BUyer'_covedng such repai r or. reptacement.
The risk of. toss for .'anY-da~age..to g~owing.crops, by fire or othercalloualty,shall be.b()rne by the party entitled to
the growing crops, if any~asprovided in Secti()1l2_B;ndsucl],party shall'be entitledtosuch,.insur~l"lce proce:,e?s or bene-
fits for the growing crops, If any. ' " '
Seller shatLbesubject to eviction
from the date. of agreed posses'slon
18~ TIME OF ESSENCE/REMEDIES. Time is of the essenpe heteef. If any note or check received as earnest
money hereunder ()r, any other payriieri,t due hereu[1der ,is net paid, "honored or teiiae-rea whe., d~e, orl f any other oot Iga-
tion he,:reuncle:_r IS: !,!otperformed or waived as herein provided, there shalL be the following' reme:dies,:
(a) IF' BUYER'-l'S"lW'OEfAUl T: rCHEClC"ONE BOx_ciN~Y]
[] <,llSPEC1 FIC peRFORMANCE~ , Seller may"e'{e'ct" to'freaf''thiscontrastascal}cel ted, in which case atl payments and
things of vallJel"el;;e:!,v(:~"IlElr~t,Jr'I,def, ,s~all ~"forfe;t~,_andretl3'int:d,ol'1beh~_L.f,(lf~etl.er, and Seller may recover such
damages, as maY be" ptoper;'o'r's'eUer mai/ elect"'fo t'reat'th;$"C:()fl~ra~,~,as ,~eJ~,g in' ful_L'lorce and effect and seller shat t
have the right to specific performance or d!lmages~ or bot'h. """ ",' , , ' "' " , '
[X] (2) 1I0UIDATEDOAMAGES.All payments' and things of value receivedhl!ireun<ie:r,s~a,l.t,be: forf~i_~,ed ,by Bl.!'(er andre-
tained ,0nbehOlJ( of, ~elle:r 'l3',nd,bo~1] par,ti es sha U ,thereafter be re}ea~ed frf'"" a.t l'obl i gat'i ons' herei/,nder _,I ~js, agreed
that such 'paymentsancJ','ttifngs'"or"'value are LIQUIDATED,D~MAGES, I3'nd_ (ex'cept as'provfde:d' in sUI:>s:ect.lon, (c))areSE~LER'S
SOLE ANOONLY,REHEDY for Buyer's ,failure toperfo,rm t~e,?bl,i9ationS, of this contra~t,' setter e:xpr-essly waives the
remedies of specfficperfo'rnllln,ce"arid a99'-,tl,ol)al,c1a,~gcs:,_ -, " ", "",," ,
(b) If SEllER IS IN DEFAULT: ,Buyermaye'fectt? treatthiscontrl3'c:.~, a~,~l3'nce\led!in which case all payments and
things of ,yat_ue ,_re:ge!ye9, ,h(!reun&--r ,'Srl3',P__~, re_turr'led afld" ~\Jyer 'n\a'I'reeOVel" 'such ',c;lBfll8gesas may be pr,oper, or Buyer may
elect totreat'"tfirs'-'cOf\tracf'''"~as'W'ing'in fuH"f6rce'''iiOd'effectand,BU).'er shall have thcright to' specHic performance
or damages;" or'both..
(c) COSTS AND EXPENSES. Anything to the contrary herein notwit,h~.tl3'0-c!jr:)g, In the event of any arbitration or tit-
igatfon,arlsingout of t~lsS?rtr:l3'ct, the arbitrator or courtshalla\ol~rd~(),~he prevailing party all reasonable costs
and expenses, inclUding a'ttorney hies.
19. EARNEST MONEY J.)ISPUTE_. Notwithstanding any termina,tion o(thiscC),ntract, Buyer and SeUer agree
that, in the event,()t:aI'lY controvenYl"egarding tlle,e:arnes~lnOney and things ,of vatue hetdby broker or closing agent,
unlessll'Otual ,wd tten, i.nstCl,Jctions, are_, rece}y~" by the ~older of th,e:earnes.~ ~ney 'and things of value broker or
closing agentsh~U,I'I()t~eJ~qufre(f'toiaKrl"'anY'act~on but lm3Y await anr,proce'eding, or at broker's orclo~ing agent's
option and sole"discretion; may interplead all parties ar,ddeposit, any moneys or things of value into a court ,of compe-
tent juri sdict ion and shat.l reco,!,e;r,~~~[~"~?,~~,~_"~~,~.!:,,e~~~<~~~l;,,~:S:?~~e,X fees.
20. ALTERNATIVE DISPUTE"RESOLUTION:MI!:~IATION. If a dispute'ari,sesbetwe;enthe parties ,rc__lating
to this contract, the partle:sftgr'ee to submit the dispute to',:,niedl at i on;. The parties will jointly appoint an acceptabte
mediator~ndwH\sh_areequatly, in.the cost of such mediator. Ifllled,jiilti,(;)(J proves unsuccessful, the parties may then
proceed with such other means,of,dlspute 'resolution as they so choose.
21. ADDITIONAL PROVISIONS:
L
Purchaser shall ha:y,~" ~od.ays ,;~x:oIll,E,~9~iP:t ,,?~,,:i t~~
The printed 'por.tiol"lsot.th,is ,fprm, except (ital icizedHdiffe:l"entlate<f)add.itJons
No.. YAtAtlT 'LAND/fARMI\~J)-R!,Nc::U_ 'CON~~Acr, TO BUY A_ND SelL _ Rj::A_LESTATE'-(NEio' LOAN)'
Copyri ght (C)' 1994'.v3.~lN; RealFAsr" s6{iwiirc~"~uD~( Hh lng-"fnc':-""~"c,~"",~.'" -"-,,,,,,,,,,,,,-,,,,
Buyers~~ "04/24/9515:22:'33
have been approved by the' CREC
Page 3
"' prepared by - Michael B. Gerbaz,
Selters
"'0'",," /,~,;,,;"jdii,,: ;:,(~i''':~'"o:j~,;,~:c,;~, "',:'_' :",""",,-,,'0;__ ,", "";;"":"li,~,:i,;!.;,,,;;:;.;,,:c,'i,,-,,~,.,.,:,ii:;,;,,,,',0'd;~i'i\.._w;;"",;;;-,,;;;,;'- ;,~...,.'4tJ,-:;i;n'oii"i~0~::\'!.0'j~';'4ij;,~
~
'~'+++"><"'++:""""".'i'." '..'+~" ++ i)"~. '.' ... ... '.. ,...... ".,'.' ..
co~rnmitmen.t ~t6".'E:fx.a:,rhine "~nd..'.....i..nspe.ct..'p~i'0pertY 'a'rid survey and '..if
dissati,sf~ed f~l:".ahy:'re'a's~oti"~':lhq"t:,s;.oeve\," .,sfia+l" decla1;e this ..
Contract null and vo~d bYWfltt.?h'notltlcatlon wi.thl~, ~he~Oday
time limit to Seller or 'Seller's Agent. purchaser's earn'est
wqney shall immediately be'refunded upon receipt of said notice.
^.,.'...' ...... ........,-............,....,..,.,.,..-..,.. .....".., ...... ,',''-'"''':',',',, ..,..,;,...,._-,.:......,
2 . purchaser' s decision as to whether t'o' seeki64fa:ppr6val
shallbe-~ade within 15 days from the receipt of this ,Contract.
If PurchaSer determJnes to go fo~w~~d with the 1041 review
Purchase}:" s,hall be:ar'all expensE!s a'n<1 Se+l,~r" sl)a~l cooperate as
isneces~s'Z1rY to allow the review. ',q', ,'",..'.,- -, '
3. If,1041 approval and any other governmental approvals
necess~ry to construct improve~ents desir,edbY Buyer on property
woulQ'result in ~dditional coststopu~chaser to mitigate a
cond~tion on the property, Pur~haser shallhavelp days from
receipt of said informat1on within which to declare this
Contract n~ll and void by written PQt~p~ to Seller or Seller's
Agent. In" which case^ Purchaser' se'a-rne'st ,money shall
immediat~ly be reful}decl upon rec,e~pt of said,n,()~:~~e,. ,':'-_,,":'
4. If +0:41reyi,ew process and any other governmental approvals
necessaryt9 d6n9truct improvements desired by Buyer 'on property
aredenied1n sa1d 40 day perlQ4 tp~s qoptractshall be aeclarea
null and void ~ndPurcha~er's earnest~o~ey'shall beimm~9ia~ely
re funded. ,,,' ",' ,"" '" "",,,,,,,,'," "c",,,,,,,,,.,,"C~,"__1"~'i,,:,,';!l,:1,,'.1'n:"A""~""';':_\i'!,~~;,"';":'!M';""":,,:;"~',,,,;,x,,: ':,4',-,~".'",..",<,:,,:;::,_ "'>Ii,-,'+_Wi)f--:
5. BliVe-r is a, licensed Colorado. Real:E':state Age;ntand is acting
on her oyin ~e!l~~J,~,t; ',' J ' ",_,,'-_m,::,'::',':,";",':,,',,)'
6. seller at Sellers expense shall prbvide~uyJfwithiri'7days
from th~_receipt date of this Contract a survey containing a
~041 map and topographical slope information at two foot conto~r
~nteryals,f9r th~ dr~veway and bu~lda~le portion of the ^
property. .....,.~~....~.... ...........">
'---",',,:,
22. RECOMMEN,DATION OF LEGAL CoUNSEL. , By signing this docunent, Buyer and Seller acknowledge, that
the Selling cOlf4Xlny, or the Listing Companyhasadvis,edthll,tthis ~,o:cunen}~a,~impor~ant legal consequences, and has
re:cotmiended the _exllmil'1ati_?fl of ~i tle and consul tation wi,th' tegal and tax:""o-r' other coun:;.el, before signing t~is~ontract.
..', ,:' ',.. ".-,,, ..,', "',,,' "" "," ,,\':~ :,;' '" .. " ' ,..-''' "',, .-,' '''''''',,;,~,'-''.'''' "", '^"
23,~ TERMINATION., In the event thiscontract_is terminated" alt paynwmts>and things of value received
hereunder, shall befe~~r'ned and the parties shall be ret ieved of ,all obligations hereunder, subject to Secti0i119.
.-----"-,,", '-'",' ,,,",.',--' ",,',.. '" " " ''''-,' ,::,', ,::"-:"".":," --"/-'," -:""':-""''-':'''''''''''''''', '''~:''',>
24. SELLING COMPANY BROKER RELATIONSHIP. ,Theseltin.9 br.ok..er,
Mason & Morse Real Estate " ,
and its salespersons have~eene~gaged as
Seller Aaent ' '
Setling COlfipanyhas 'pre..,io~sly disclosed in writing to the ~uyer that different retat,icinshipsare'-avallable which in-
clude buyer agency,sel l,er agency; ""subagency , or, transaction~__brClk~r.
25. NOTICE TO BUYER. Any notice to Buyer shall be effective when receivcdbyBuyer, or, if this box is
che,cked [ ] when received by Sell ing Company.
26. NOTICE TO SELLER. Any notice to seller shall be effective when received Seller cirListingCOll'pany'.
27 . MODIFICATIClN()F' THIS C~)~T~CT. NO.SU~;~~~~t~'~~d'i:fi~~ti~~:'~:f-'~~~-(;i di'e':ie:~'~"of"t~'r~'2~ntrac't
shall be val id,binding upcin the parties',"6r"'enforceabte unle,Ss_ ma~e;~n,,':I~it,ingal1~ si~ned by the parties.
28. ENTIREA(;REEMENT~ .This_contract:constitu~estheentir(!,CO.J'l,~ract~tween the parties re~_ating to the
subject hereof, and any prior agreements pertainingthereto,"'whetherorat or written, have been p'':!r'ged and integrated
into this contract.
"'R'
29. NOTICE. ()F ACC~PTANCE: . C()~TERPARTS. . This proposaL shaLl. expire unless accepted in wr'iting, by
."y.er.llnd seller:. as ejlidenced by their signaturesbelClw, . and the. Offering-par.ty rece.i..ves notice, of slJc,h~cceptance on
or before Aor~l 2:;!:. 1995 ~:f)t> ~ om (A.Cccptance:Deadtit:\C).lfaccepted,this docunent shall
becom,e_ac!lnHact bet,we~I"I,,~e~l,er.~nd,~':Iyer. A,'C'(jf}Y, of this document may be executed b;i each party, separately, and when
each party has executed 'a'~cbpy thereof, . such coples taken together shall be deemed to be a ful I and complete contract
b~t ::~;:::. ~. P~dI:.M4 ... .. ... ............ .............
~~i:r~f BUYe~'sst;iltur~ 1 s~"J L /9 Q ~
'us
,,,
The printed portionso(this form, except (italici:ted)(dift~reflliat~) additions
No. . VACANT lANDIF.A~M AND RANC,II, C()~TRAcr TO aUY.AND glL'R,E'AL"t~tXrE:'(NEYlf)AlO'
copyright (C) 199t;,~ v3.01N, RealFA$T ~_()ft':l~~~ Pu~Us~i'r\gr~'c'~--""'-"';"""'--';'
Buyers _ _' . -""""04/24/9515:50:30
have been approved by the CREC
,...-, Page 4
Prepared by - Michael S. Gerbaz,
selters
- ~
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Seller- Cnarles,M,'",,-?':r: ;"
Date of Sel t~~5.,;,s)9natl.l"-e '
Seller-
Date of
SeHer's Address
P. O.
927-3057
Box 948.
,_*.~~,?:,~~l t.
co
81621
.~,."'.._,~,,,,'."
;"~"~"..'.h, ,..",.:<~"."
"~':",,;;,,.",.,"
phone: (970)
Bus
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speeHiedin Section 3,
'-"~...;~~>;.,, -, '''',C'';
The undersfgnedBroker(s) a,ckna:w,toogesreciept 'of the earnest mO~Y'deposit
COlI'psny confirms its Broker, Re!ationship as set forth in Section 24.
and Selling
Selling C6/npany
Mason & Morse Real Estate
Address 514 E. H:rman Avehue.Asoen.
Phone: (103) 92b 000
,,,
By:
Signature
M~cnael H. Gerbaz Date
co
81611
"",),-,-,..;, ",.,"~,'~. -",,",.-.
Li s t i"9 Company
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By
Signature
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"'Date
Address
Phorie:
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Note; Closing Instruction$s~9~~d,besigned!at the ,time this contract is signed.
The printed porHons of this, forlll, except' {ital icizedHdifferentiated) additions
No. . VACANT LAND/FARM AND:. RAN~H: CONTRACT, .T,O,~U.x':A~O'S~q:"__~E-'AeE'S'iATE'''t'j(E\rLriA'itj'
Copyright (C) 1994, v3.01N, ReaLFA$T~oftware Pubt.ishfn'g Inc.
04124/95 15:22:33
~ave.'beenapproved by the ~REC
.. ",,' . ,Page 5
Prepared by . Michael B. Gerbaz,
""':~""";':"";;""i.;:;"''',:"~",~"",, .
"::"':'.:'.~-' ..:,.,.,'
,," . 0 150. 300. ".i. COR N03-
"'~,""SCALE"~II..m '\:,;AP"'3. ~
. '. . .. . ; TRACT 12 0
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,1. J..,..~,~,\ i1a1'1:61-ura.lillu".iY'.l:nc' wholly \/1 thin .'l'l'~ct 72, Section 2), T01mship e South,
.:.; ":;'''; 1l1ll'l(:C' 81 'I:~'.'.; ~l' :'ll~ 6ti. l>rincip"l Heridian, situaj;,e intl'7,g~\!;l1t,y of pitkin',
. :,.Stat~ of Colorado and.1?l9re parUcularl:r described :19 J(Jl).(J".~!'
'1 Dor,inning at Corn or No. J ef said Tract. 72, m.nrked AP~) fritlio
.:.....j"ic),d, which point is, in filet, thl3 trul! point .:>f beginning, thenco
" '; '<':;" "~ North 892 .h9' 'thence
. ,,'(':,:/,5 2hoS9'OS" S la28.e;8' ~()th~p()nt)'r.~ne.~f ~JO'
" .,i . county road; thone,,'. . ..
;, '<::'i'""S S3~S2'JO" If 171..60' :U.ong said contor lino, thence
. :';-"..:,:.'.5 51v29'10" \./ 211.;;1' aJ.'mg suid cont.er lino, thOll~O--
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'.'i ;;"'N 240S9'OS"WS02.92' to tho truo point of boginning.
., .. ContiUnsl. 7.h8 "cr05 mero or less.
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SUi(V]!;Y CJ':P"j'IF1CA TE
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I, Thoron V. Oarel, 11 dul:r rer,istorod PiQf,?q~~?l''tJ,.~~f,~noeI' ~lldL.~n<! Surveyor,
under tho 111wo of the state of Golor!,do,do hereby certi1'.1 that tho above
propert:r Oll.rvo.Y' w"-s mad.. lllld.rirm;1 8tip6r\~ision and that.. this pInt is a .truo
repros~ntation theroof. .
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February 20, 1996
ASPEN.' PITKIN
.. ,
PLANNING & ZON1t'lG D.E~ :\RT~iENT
~- COM~ll;;.;ITY DEvELOP~E;.JT DEPA~T\1ENT.
Robert W. Hughes
Oates, Hughes & Knezevil;h
533 E. Hopkins Ave.
Aspen, CO 81611
Dear Bob:
As requested in your lett.er of February 15, 1996, and pursuant to Sections 4-1509f the Pitkin
County land Use Code, the takings hearing on the Oys/Pickus Conceptual Submission
application has been sch.~cig!ydf()rI~\:jy:E"by the Board of County Commissioners on
Wednesday, February 28, 1996. .The staff memo will be availably on thy friday prior to the
meeting.
Please call me at 920-5093 if you have any questions.
Sincerely,
.--
\; , '-L-'
..~/'1/l.11: i
-; ""I..~ ,~~
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Suzaime Wolff
130 SOUTH GALENA STREET. ASPE:-i, COLORADO 81611 . PHONE 303.920.5090 . FAX 303.920.5197
?ritllOO00 r<<;<dedpape' DIRECT FAX LINE: 303.920.5439
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pcVElor--MENT
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'':~J2}.Y
LAW OFFICES OF
OATES, HUGHES ~. KNEZEYICH
PROFESSIONAL CDRPORAT19N
THIRD, FLOOR, ASPEN PLAZA BUILDING
533 EAST HOPKINS AVENUE
ASPEN, COLORADO 81611
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
TED D. GARDENSWARTZ
AREA CODE 970
TELEPHONE 920-1700
TELECOP1ER 920-1121
DAVID 8. KELLY
OF COUNSEL-
JOHN THOMAS KELLY
February 15, 1996
Suzanne Wolff
Aspen Pitkin Planning Department City & County
130 S. Galena Ave.
Aspen, CO 81611
Re: Oys/Pickus 1041
Dear Suzanne:
In light of the denial. last evening by the Board of County Commissioners of the
Qys/Pickus 1041 review application, the applicant hereby requests that a takings hearing be held
on the matter pursuant to the Land Use Code at the soon~~tpossible time.
Thank you for your consideration.
Sincerely,
OATES, HUGH & KNEZEVICH
I
By:
RWH/dm
cc. Sally Pickus
RhlWolff.lt2
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CITY c/!)ASPEN ~1'1"~I~~~NTV
a CORRECTION NOTICE
~ STOP WORK ORDER
Job located at 04>~O fJJ \ ~o'r"\...<::' 0, _ ~")() A
I have this day inspected this structure and these premises
and have found the following violations of City. Coull!y and/or
Colorado State laws governing same:
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Respond By .1(; -7- 9") Photos Taken: Yes~oO
You are hereby notified that no more work may be done upon the
premises until the above vioiations are corrected. If you do not
communicate with this office by the above date. this matter will be
referred to the appropriate authorities for enforcement. Failure to
correct the violations may subject you to a civil suit for an injunction, or
a fine or both; or to misdemeanor criminal prosecution, which upon
conviction may carry a sentence of fine or imprisonment, or both.
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T 920-1121
OATES, HUGHES & KNEZEVICH
PROFESSIONAL CORPORATION
THIRD FLOOR. ASPEN PLAZASUIl.OING
533 EAST HOPKINS AVENUE
ASPEN, COLORADO 81611
LEONARD M.' OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
TED D. GARDENSWARTZ
DAVIO B. KELLY
November 21, 1995
OF COUNSEL:
JOHN THOMAS KELLY
Suzanne Wolff
Planning Department City & County
130 S. Galena Ave.
Aspen, CO 81611
Re: Oys/Pickus 1041
Dear Suzanne:
After the hearing before the P & Z on the above referenced application, I spoke the next
day with John Ely regarding the road issue. John advised me that he, unconditionally, stands
behind the terms of his letter to me dated August 15, 1995, in which he opined that West Sopris
Creek Road is a public roadway and, hence, the Oys parcels are separately developable.
Frankly, I really do not see how a different conclusion could be drawn. The term
"public roadway" as used in Section 6-502 B of the Land Use Code is no where defined in the
Code. The closest term in the Code, I suppose, would be the term "public-right-of-way" which
is defined in Article 8 as including a way dedicated or otherwise appropriated to the general
public. Even if West Sopris Creek Road w3Snever formally dedicated, it has dearly been
appropriated for public use, whether by prescriptive use, or otherwise. Indeed, while the term
"public road" is not formally defined in the state statutes, the usage of the term in those statues
is virtually all encompassing to include any way utilized by the public regardless of how created
- i.e., by dedication, by formal conveyance, by prescriptive use, or otherwise. Please let me
know if the Planning Office continues to see it differently.
Next, I would like to request a meeting, in advance of the meeting with the
Commissioners, among interested members of the Planning Staff (you, Tim and Frances), Sally
Pickus, myself and, perhaps, John Ely. I really feel it is important to attempt to "clear the air"
if we can on this matter. We would really like the opportunity to explore ways by which we
might avoid the cost and expense (including appraisal fees, etc.) inherent in a takings hearing,
while avoiding any adverse precedential implications of this particular application. Please give
me a call so that we can set something up.
! ,
I""\.
, ,,4
OATES, HUGHES & KNEZEVICH, P. C.
Suzanne Wolff
November 20, 1995
Page 2
Thank you for your consideration.
Sincerely,
OATES, HUGHES & KNEZEVICII
RWH/dm
cc. Sally Pickus
d:\Jh\picJrus\woUf.1tr
By:
~~~
Robert W. Hughes
it,
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LAW OFFICES OF
OATES, HUGHES & KNEZEVICH
PROFESSIONAL CORPORATION
THIRD FLOOR, ASPEN PLAZA BUILDING
533 EAST HOPKINS AVENUE
ASPEN, COLORADO al611
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
TED D. GARDENSWAR:TZ
AREA CODE 970
TELEPHONE 920-1700
TELECOPIER 920-1121
June 9, 1995
DAVID B. KELLY
OF COUNSEL:
.JOHN THOMAS KELLY
Rick McGill
Aspen - Pitkin Planning Office
City of Aspen
130 South Galena
Aspen, Colorado 81611
Re: Ovs - Pickus 1041 Hazard Review
~>.~,j"
Dear Rick:
We are writing with regard to the above referenced application for 1041 Hazard Review.
We have examined the relevant title documents of record pertaining to the real property
involved, more particularly described in Exhibit "A" hereto (the "Subject Property") as well as
applicable provisions of the Pitkin County Land Use Code, and have determined that:
1. The Subject Property, along with another parcel to the south, separated from the
Subject Property by West Sopris Creek Road, are owned by Charles M. and
Barbara H. Oys, who acquired their interest in the two (2) properties by a single
deed dated June 30, 1977 and recorded in Book 331 at Page 450 of the Pitkin
County Records, in which the two (2) properties were separately described as
"Parcel I" and "Parcel II". A copy of the deed into the Oys is attached hereto
as Exhibit "B".
2. The Oys' grantor, Elizabeth Holloway, acquired her interest in the two (2)
properties by a single deed dated May 27, 1970 and recorded June 15, 1970 in
Book 248 at Page 963 of the Pitkin County Records, which likewise describe the
properties as separate and discrete parcels - Parcel I and Parcel 11. A copy of the
Holloway deed is attached hereto as Exhibit "C".
3. The Subject Property has been continuously described and identified as a single
parcel since prior to May 8, 1972, the effective date of County Subdivision
Regulations.
'A'W',-
I""",
f- ,~
OATES, HUGHES & KNEZEVICH, p.e.
Rick McGill
June 9, 1995
Page 2
4. With the exception of the property lying to the south of and separated from the
Subject Property by West Sopris Creek Road, the Subject Property and any
property adjacent thereto have never come under single ownership subsequent to
May 8, 1972.
5. By virtue of the fact that West Sopris Creek Road is a public road and the
provisions of Section 6-502(B) of the Pitkin County Land Use Code, the Subject
Property and the property of the Oys lying to the south but separated from the
Subject Property by West Sopris Creek Road have not cumulated.
It is our opinion, therefore, that the Subject Property is a discrete and separately
conveyable parcel of land. Should you have any questions, feel free to call.
By:
RWH/mlp
Enclosures
cc: John Ely
d:\ri1\pickus\mcgiU.hl
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A parcel of larxl. lying wh:llly Within TraCt 72, Section 23, 'I'cWOship 8
South, ~ 87 ~ of the si:xt!iPrin::ipalMeridian ~.as
folloos:
Eeg:inning at Co= No_ 3 of said TraCt 72, marked AP-3 in trefield,
whim p:>int is, in fact, tre True Point of Beginning;
~ North 892.49 feet;
~ South 240 59 '05" East, 1,228.68 feet to tre center line of a
30-fcot County Road;
~ South 53052'30" West, 174.60 feet alorig said center line,
~ South 51029'.:[0"~, 211.51 feet alorig said centerline;
~ North 24059'05" West, 502.92 feet to tre True .Point of
Beginning .
EXHIBIT "A"
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fo~_lo'.dJ~~J dc~ _. i!;~."! r~:<lJ p1"0p<:".rtY':1 Pilkin County, C()Jor.1t.iu.
~rti'(4.~''i'.;,~,:~r~~:~/ i '
to .,.:i l:
PJ..J.:CET, I: 1\ pnree1 of L1nd.lril1Q '~;holly .,.Jithin Trac':
./Z, Sc.ctiC'ln :~1, TO'dllSld.p 8 rjouth, i~[ln9c'p.7 t':est of the
bth f'rinci,xd ;,jcJ~idLl~' u\:scJ:ib<:d .:-::; folIo'.:!::
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Pcqillllin<j ,1t COJ~ller i~CJ, J, Tr~ct I:!, :::~rj~u'J i,P-3, lr.
the field, <1:~d n.mninq S. 24059'05" E. 502.92 fc:ct to
tlw cC!1tcr1il-":! 0~ Z1 3(:-foot county rO<:ld, .,.,hieh point
is, in fact, lJ1C true point of b0g1nning, tilCnCQ N.
51029'10" I':. !.11.~1 !:c<:!t along s~dc} ccntur lille; thence
N. S3D52'3C" E. 174.GO fcot along said center line:
thence s. )(,"07'JO" E. 332.96 feet; thcllct.: S. G2"
301:;2" Ii'!. 37~1.16 f:cel,7; thence N. 3Bo30'50" t.r. 267.41
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Pl.r~CEr... II: i\ pnr<.:cl o[ land l::-'inCJ.,.,-holly ...dthin Tr<':1ct
72, Section 23, TO'v:nship 8 South, Range 87 t\'cst of the
v...... ~ i.';'j,.;;;'t:-~.;' ::.:;;.:..,:~i.::.;~ .:::.:::::.::::=.:.l::;-:! ::.::: :,;,!1,:,':!<;:
Iy~qlnnl.ny 0\, I..-U-Ll",-,-L ..,,-,. .. ::.d. ~..:1.:l :-.:,.;:.~L 721 "'';-11").:;<:'': ;-,;'-3
in'i;". f~,...1d, ',.:hich point is, in foct, the true point
,..l" 1-.....,-;.,"5''''. t.I1f>t1(":,.-.. N. h;7.~'i fr:"~-: '.~r':-::-::.:~. ;:~~=i,:I):.>..
B: 1228-.G8 f.;:et to t.i,~:;::::;t,:,"" 1 ;llc~f a 30-roo('C6unty
,,,,,,,,. :-~'..-"" d. ~,J"~I:;;'3r,"i"'. i7'i.6u fceL d10114 ri,j,id
ct'ni;('l.~ Ur,c, t!H~nCc S.SP29'lC" ~.... 211.51 fcctn1onr;
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'::5~'1' ;.11 j Ls ,IP1.\\clcn;.1l1ccs ~1l:c1 ',,'o.rr,lnt the title to the
same, j;ubj~ct to:
Reser'.:,,\. i()I~S (~l1d (~:CC'r,ti0r1:~ (;plli.,dn{'.:l in the United St..tc:;
i'dLo.:l!L l,'--'<':~'.Lu...,i t" L'-MI. ....v_ ~.:.. ;-,,~..:. ~:.: :;;;~ ~~;c !'i t~::.;:-. :::'.;;;':.~.
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j{c~:~r,-,,~:',i{l/lr~ "-::on~;<llr:eJ in HOoy. 200 at: Pilgc 55 of the PIU:.in
County J!.~'c()l'd~;;
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MESSAGE DISPLAY
TO
SUZANNE WOLFF
CC
RICK MAGILL
From: John Ely
Postmark: Jul 14,95
11:21 AM
Subject: OYS/PICKUS
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Message:
I'M NOT SURE WHICH OF YOU IS DEALING W:r'l'H: 'rH::rS:E:YE:;RX'l'-H:rNGLOoKS6K,
EXCEPT THEY SHOW ACCESS OVER ANOTHER PROPERTY. FOR THEIR BUILDING SITE
THEY MUST SHOW ME AN EASEMEl'1'T GIVING THEM TFI:rsAcCESS. ANY QUESTIONS
CALL
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the fi(~ld, (i!~d l"l1l1ninq 8. 24059'05" E. 502.92 feet to
th(~ cQnter1in(~ o~ Zl 3(1-(oct county road,. ...,hich point
is, infuct, the true potnt ofbc>glnning, thence N.
51029'10" E. ~11.~1 tcr~t ~llourJ s;.liu center line: thence
N. 5Jo52'3C" C. 174.60 fce:t along said ~bntcr line:
thence S. 3c,c07'JO"I::. 332.96 feeti thellcl.: S. G2<>
30'~12" ~'l. 37~I.lG feet; l'hcncd IL 38030'50" \'1. 267.41
r";.t: Le. U.,; i..:i.;..l... i,<,,:":':I'.. '_'1. !."."Jl;',lll.U.J.
I'l.!tcgr.. II: i\ pnt"ccl oC land lyinq wholly within 'l'rnct
i2, section 23, 'l'o\..-nship 8 South, R.Jnge 87 Nest of the
Ct.:. ;:-':;'j,.:::'p,:.1. :~.:;:;.:;;i::.;" ~!:::::.::=i~:::.:! :::: ~,:,l~.':"':.'<:':
U(':<!lnnlnlj <.It \..VL.I.t.;1. ..v. ..: ::.:!. t:..:.1J 7.:..::.~t:. 72, ih~!r}.;.i:".~ ;,:'-]
;1\ ij".. fif>lrl. ~";hich point is. in (net, the true point
,.,f h.....,;"..;f<'l, l'!lr>nr:f"' N. "G7.~') fr-:"'~': ,.~(,:-::-::", :;..i!4:5~':LI~"
B. 17.28':i:i3 "j'7:Ct to d....: -=::::~t::-:-..l1nC! ~f a 30-(oot county
;:"...~: H..',:.,,-: :-::. :-,:;"':-,;"3,," i~. i'H.bu fe~L'dlv"qzuict
c(.'nl;Cl.' ]in~, t!H~nCC r..':i.lo29'lC" N. 211.51 feet Dlonl)
5ni~ cCl1ter )irl~; thence N. ~~~59'05" W. 502.92 (cot to
th(l l" I'ue pc' i n't ot b(',~i:::~i r.g.
...:5 1..1' ..,11 i ts .:IPi',\\l'Len"l1lc.'C~ ~lnd wurrant the- title to the
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county !J.!'col'dn;
J\('ntrict.,i'.'c cn""~I).:\llU: recC'..lcd i.1I r,(.luk 2.10 ilt l'.\g(.! 52 of Lhc
pi.tl:ir, County g("col"ds:
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r..l'~o:rr>IJoll No_
'ffllS IJI::rm, M~,J~ u.11I 30th <I_yof December
1!172. tdl'rHn Nystrom Ent'~rpriIJeo. Illc.
R..-t'lUlfr'.:;I.",p
n r"tp'if/ltiOQ duly orl;'''n,z~<l and ui~tjnl:' und~r and W ~irl:.le of the law,
~;~IL ;;:~';:~h_':' f':
eor lh~ :-;(nla of Colorado "f tha rirl~ pu!, /lnd
Richard E, Rucloll,h and Gerald G. Hewey
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CQunt). Df Pitkin
'I! t~'l B~eOn<: p:.rt:
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WITii&SSIrrH. Tht tha t~l<i f.Ht;r (,J!~he tint P:lIt. f',r nndln eOIl~il.~ra(jon Oftll~ ~:lm'~t
Si%teen ThouS.:l.no }~i....e Hundred and NO/IOO-----~----~~--------,...:iJOI,L^P.S~
In th'! BIII::l parly of tha rimt part in hen') ,,:lId h:; the Sl!.l.! t-'lrtie S cf the ~tc'>lId p.ut. the rcaip~ ...h~reo! Is he.(:.
J.,:;eQn!c~~~d l1n1 admowlcdge.j. ha.th grar.U-d,J.,:..r;:nlned.oold lUld cor.vereoJ,anoJ byti:;e~e pr~senh c!~t!t runt, bar.
geln. sell. conl'~y and>:'lnlirm Uf,t-) t.,"'l ~:l!d putiC!l of the se:or.~ part, t..":Ieir htir., IIr.du~i,.r.' :or,
eO'cr, nil o! the fQ]:'m-;nr. d~cril)ed or pr::tl of I/lnd. :,;:;:,,:t. l:..:";~ n:Jbilllt bth~
Countj' {Of cr:,j:':iht.cQ!Col{ofa<lo.tol\it: A tract of hmd situil.l<:d in tracl..
72 and 73, '}Hmshil) 8 South. Ranee 87 \'iel.lt of ~he &ti. p. M., PitkinCClun::r.
ColQrado, being more full, dlJsctib~din exhibit "A" attached h~reto.
Togclhcr with an easement and right-of-...n>' for ,1cce!Js to the Count>' ltC/ad
lying NortlHlrly of said parcel of land, over .i.nd acro~;s a roadway ilS IHescn~ly'
conCltr'..lcted and in place. !
p~rr1 of tlt fint ;'1rt, for i:J.t~,
/lnd it., .uccesms, d'J:h tOl'tllD.nt.>;>rant, barJ:':li.'-I. and ar.:ee to.llnd"itht.!:f~a\dP"rt~e~ . .. f)!t!l~!t~'J~~rlr..
their hdn and lIl!&il':ns. th:l~:1t t,r.e time oftl;a ensealins: an'; ,MiTtr}' c.f tJ:e~e r,res~t:'" It i~ well
&et~ed o! the ptemises lI!Jove ellllveycd, a~ of II goc.d. BUn'. perfect. Ill-solute .llnd Inde!wi~le bu~o!blr;tri:':-'::e.e.. L-:
b,w. in feo dmplc,lInd ~Ilt.h ~oo<l right. f:.:ll pO'l<tr IInd l:!wfulll\jthon~}. In rint, hoirJ(:.in, nil nr:d c~'n~ey the ~"r.-;.
ill !:lancar Ilnd COtTII n.ro.~&aid, nnd tJ,at ll,e Mme O\rc f.ea and e!c;lT frof':l ::11 former lI:ld c.tl,tr ~unt.'; kJ.tl;l;~,~.
u!~s, liens. l.a.~t.', Il~:;essment!l and inc\:::ll,rllncrs o! .-<halt.nr I:ind OT nnt'Jre seever; E~cept 1972 G(:n<:r'.:::l
Property T.:!xes; U. S. Patent Rcservatioo:l; Mineralltes{'rvations; Eascm.:nts
and Rights-o[~\'/.ilY fo Roads; Ditches. Pipclines and Utility Lines; andHI:s~
trictive Cavcni.\nta attached hereto all Exhibit "B".
nnd the a1.o-nr. I'Hr::.ln~d r>remi~.~ ill the '1detnlld I'>~..een!:>la I'>oue~:i'lll of ~ha r,,!-:I p:u;es ~,f the .ec~:l<l' i'~t':
lheir I:ci:fllmd n~~,I;:II~.Il;:..illslllll O:ld Cvtry f.cr,ori oT p~ri:oll~ll\"'filn:r tloirninr,o or:" c!:llmtr.e --<~de
'>r /lnr I'.~rt t1;rt~f'f, the e~k1 pnr.y <If the f.:et plrt tballllnd "'ilI t'lARltAiiT /.:;0 FOREVeR OI:i"~:-':D_
I 1;-> Wl'r:..l~!)S WnmmOf'. The till,! ,:>:\tt7 'o! thetir~t ~a~thiith(ati:~~ it~' eorv6r.~ ~.r;..':';. ,,~ t~.."r,:-,
I r~b~njf;r!l.i;~',ii'i, . Prl'!i<lerlt~ t.llt:lltJI. <:npol"llla a~al t-) 1><: herellnw :a:riXM, l.t:'lattd 1.0:; il.ll
:;"':r~:"'i;'-.,~' ,~"h"'l)poJ ,ellr fir.t d>ovo vrjt~'n.
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III 1nf' f~;?/J/'\';~"I":r"'r"nt W.,/1 IIdM..1 .lr_<I !,.,forlJ me thlll 30th d'7of j)':C':I:.,.
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h tr~~t of lar6 r.ituatcd in 7ract~ 72 and 73, To'~ship e South, RangeS? ~cst of
Cth Principal ~:cridi<ln, ?iti:in County, Colorado, being r:'IOrc fully dC$cribcd <15
follo~!; :
D~9innin9 at A.P. No.3 of s~id Tract 73,
thence .110n'] the southerly line of said ';ract
t.1ence ... 22'50'00" W. 1187.:'': feetl
thence s. 83'54'00" ~,. 1577.91 feet;
thence S. 22'19'47" E. 352.1,9 feet to the centerline of an c:d.::;t.ing ro;id;
thence along the centcrlipc of ~~id road,alo~g the arc cf acurvc to the right
h~vinq ~radiu~ of 230.02 feet a diotance of 80.56 feet, the chord of~~\ich curle
bear!> S. 01'05'38" w. 60.15 feet; .
ther.ce alon';! the cent':.'rlinc of :>aid ro..d:.. BO'52'24" W. 09.03 feet:
thence along the centerline of :>~id road, along the ~rcofacurve to the left
having a rildiu5 of 510.2G fc~til di5tance of 59.93 feet;
th!:!nc(! along the centerlinaof iiaid road s. llt,'23'50" W. 1l6,'e1 feet;
thence along the centerline of $aid roa~, alonq the areo! A curve to the l~ft
having a radius of 111,5.40 feet a distilnce of 42.00 ~eet, the chord of which
curve beilr3 S. 03'19'37" i". 1,2.00 feet;
thence 11. 02'30'00" E. 269.06 teet,
thence s. 62'30'52";.].268.59 feet,
thence S. 00'13'32" w. 69~.77 feet to the southerly li~e of Gaid ~ract 72,
thence lllong said Goutherly lina s. 89.~6'2a" E. 051.03 feet to the point of
bcqinning.
73, S. 89'22'44- E. 1661.05 feet;
County of Pitr-in
State of Colorado
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June 7, 1995
Rick Magill, Planner
Community Development
Aspen, CO 81611
Dear Rick:
We hereby authorize Sallie G. Pickus as our representative to apply for a 1041
Hazard Review and for approvals for the development of our property located
in the Nystrom Tracts, Lot 5, Parcel II.
Sincerely,
~~~
Charles M. Oy
~dJ~ c4 ~
B ara H. Oys
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ASPEN/PITKIN
COMMUNITY DEVELOPMENT"'DEPARTMENT
Pitkin County Development Application Fee Policy
Pitkin County, pursuant to board of County Commissioners Resolution No. 94-
236, has established a fee structure for the processing of land use applications.
A flat fee or deposit is collected for land use applications based on the type of
application submitted. Referral fees for other County departments reviewing the
application will also be collected when necessary. One check including the
deposit for Planning and referral agency fees must be submitted with each land
use application, made payable to the Aspen/Pitkin Planning Office. Applications
will not be accepted for processing without the required application fee.
A flat fee is collected by Planning for Staff Approvals which normally take a
minimal and predictable amount of staff time to process. The fee is not
refundable.
A deposit is collected by Planning when more extensive staff review is required,
as hours are likely to vary substantially from one application to another. Actual
staff time spent will be charged against the deposit. After the deposit has been
expended, the applicant will be billed monthly based on actual staff hours.
Current billings must be paid within 30 days or processing of the application will
be suspended. If an applicant has previously failed to pay application fees as
required, no new or additional applications will be accepted for processing until
the outstanding fees are paid. In no case will Building Permits be issued until all
costs associated with case processing have been paid. After the final action on
the project, any remaining balance from the deposit will be refunded to the
applicant.
Applications which require a deposit must include an Agreement for Payment of
Development Application Fees. The Agreement establishes the applicant as being
responsible for payment of all costs associated with processing the application.
The Agreement must be signed by the party responsible for payment and
submitted with the application in order for it to be accepted.
The complete fee schedule for land use applications is listed, on the reverse side.
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ASPEN/PITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Payment of Pitkin County Development Application Fees
PITKIN COUNTY (hereinafter COUNTY) and Sa2.2..u Q(' ~'/.k:J
(hereinafter APPLICANT) AGREE AS FOLLOWS:
APPLICANT has submitte to COUNTY an application for
U , '
1.
Ocrl
(hereinafter, THE PROJECT).
2. APPLICANT understands and agrees that Pitkin County Resolution
No. 94-236 establishes a fee structure for Planning applications and the payment
of all processing fees is a condition precedent to a determination of application
completeness.
3. APPLICANT and COUNTY agree that because of the size, nature or
scope of the proposed project, it is not possible at this time to ascertain the full
extent of the costs involved in processing the application. APPLICANT and
COUNTY further agree that it is in the interest of the parties to allow
APPLICANT to make payment of an initial deposit and to thereafter permit
additional costs to be billed to APPLICANT on a monthly basis. APPLICANT
agrees he will be benefited by retaining greater cash liquidity and will make
additional payments upon notification by the COUNTY when they are necessary
as costs are incurred. COUNTY agrees it will be benefited through the greater
certainty of recovering its full costs to process APPLICANT'S application.
4. 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.
.,.~dO dJ,~..~
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PITKIN COUNTY
PRE-APPLICATION CONFERE~CE ~U~~Y
f1
DATE: 6/1/95
PLANNER: Rick Magill
PROJECT: Oys/pickus Residence
APPLICANT'S REPRESENTATIVE: Sallie Pickus, Mason and Morse
REPRESENTATIVE'S PHONE/FAX: 925-4352 fax: 544-0822
SUMMARY
1. Type of Application: 1041 Hazard Review & General Submission
2. Describe action/type of development being requested: The
Applicant is requesting approvals for the construction of a single
family residence. ,The subject property is located in the Nystrom
Tracts off of West Sopris Creek Road, near Emma.
3. Areas in which Applicant has been requested to respond, types
of reports requested:
Code section
Comments
sections:
3-805 -
Geologic Hazards:
on the property
site may be in
slopes)
wildlife Hazards: the property contains ~~~
mule deer winter range . rl
slopes in excess of 30%
(the proposed building
areas of less severe
3-807 -
3-808 -
wildfire Hazards: mapped as Low Hazard
Area
Referral Aqencies
1. County Attorney
2. County Engineer
3. Zoning Office
4. Environmental Health
5. Division of wildlife
6. State Forest Service
7. Basalt Fire Protection District
4. Review is before: Hearing Officer
5. Public Hearing: yes
6. The applicant needs to post a sign for each public hearing
pursuant to section 4-9 of the Code. (x)YES NO()
7. Please submit a list of Adjacent property Owners: (x)YES NO()
8. The Applicant shall provide stamped, pre-addressed, letter size
.-"
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envelopes, with th~.return address of the
mailing to all adjacent property owners.
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Planr.ing Department,
(x) YES NO ()
for
9. Number of copies of application packets to be submitted: 10
10. Planning office fee deposit required: $
Referral Fees required: County Engineer $
Environmental Health $
425.00
62.00
62.00
Total Deposit:
$ 549.00
11. Anticipated date of submission:
12. COMMENTS/UNIQUE CONCERNS: The DOW reported that the proposed
homesite is close to mapped deer winter range and in a developed
area (report attached). Based upon this information and
representations by the applicant, staff determined that a Hearing
Officer review is appropriate.
14. FOR A COMPLETE APPLICATION, PLEASE INCLUDE THE FOLLOWING IN
PACKET FORM (maps folded):
1. Letter of request, describing the development in detail
and addressing the Code sections listed above;
2. 24" x 36" site Plan which includes; proposed building
envelope, proposed access, topographic information at 2'
contour intervals, proposed and existing structures and
vicinity map;
3. letter from property owner authorizing representative (1
copy only);
4. copy of this pre-app form;
5. application fee;
* proof of ownership and chain of title/nonmerger
documentation for the subject property and adjacent
properties from an Attorney or Title company (2 copies
only) .
* Agreement for Payment form (available at the front desk)
(1 copy only) .
preapP-oys/pickUs
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CERTIFICATE OF MAILING
RE: OYSIPICKUS 1{)41 HAZARD REVIEW &. GJJ;l'fflM:LSlfflMISSION
I hereby certify that on this 9th day of January, 1996, a true and correct copy of the attached
Notice of Public Hearing was deposited in the United States mail, first-class postage prepaid, to the
adjacent property owners as indicated on the attached list of adjacent property owners which was
supplied to the AspenlPitkin Planning Office by the applicant in regard to the case named on the
Public Notice.
By: Suzanne Wolff
Administrative Assistant
fnn.mailing
.,.'
,
PUBLIC NOTICE
RE: OYSIPICKUS l041IM.ZAR]) REVIEW ANI) GENERAL SUBMISSION
NOTICE IS HEREBY GIVEN thata public hearing will tit: herd on Wednesday, February 14.
1996 at a meeting to begin at 5:00 pm before Board of C:ounty c:ornmissioners, District Couthroom.
506 East Main Street, Aspen to consider an application submitted by Sallie Pickus and Charles and
Barbara Oys requesting 1041 Hazard Review and General Submission approval to build a single
family residence and bam. The property is located at 620 West S()pris Creek Road; Lot 5. Parcel 2,
Nystrom Tracts; a parcel of land lying wholly within Tract 72. Section 23, Township 8 South,
Range 87 West of the 6th P.M. For furtherinfomiation contact Suzanne Wolff at the AspenlPitkin
Community Development Department, 920-5093.
stJames R. True. Chair
Board of County Commissioners
Published in The Aspen Times on January 13, 1996
Pitkin County Account 00113
f""I
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Properties adjacent to Lot 5, Parcel 2, Nystrom Tract COys-Pickus)
William O. and Pamcia O'Neil Fender
111 West Sopris Creek Rd!.
Basalt, CO. 81621
Gary J. Davis
Kevin Davis C/O
P.O. Box 6463
Snowmass Village, CO. 81615
Charles M and Barbara H. Oys
P.O. Box 948
Basalt,CO. 81621
Oscar Enroth and Thodore, Grenovsky
4035 McKnight Rd. North
Saint Paul, MN.551l0
Gordon L. and Judith Ingram
320 Washington Ave.
W~ette,IL.60091
John Ely
616 W. Sopris Creek Rd.
Basalt, CO. 81621
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CERTIPICATE OF MAILING
RE: OYS/PICKUS MINOR 1041 HAZARD REVIEW
I hereby certify that on this 20th day of June, 1995, a true
and correct copy of the attached Notice of Public Hearing was
deposited in the United states mail, first-class postage prepaid,
to the adjacent property owners as indicated on the attached list
of adjacent property owners which was supplied to the Aspen/Pitkin
Planning Office by the applicant in regard to the case named on the
Public Notice.
By: Suzanne Wolff
Administrative Assistant
frm.mailing
.
r"')
PUBLIC NOTICE
RE: OYS/PICKUS MINOR 1041 HAZARD REVIEW
NOTICE IS HEREBY GIVEN~ t.l1ata public hearing will be held on
Thursday, July 27, ~995 at a meeting to begin at ~O:OO am before
the Pitkin County Hearing Officer, commissioners Meeting Room, 506
East Main street, Aspen to consider an application submitted by
Sallie pickus and Charles,and Ba:rbara,()Ys requesting approval of
a Minor ~04~ Hazard Review in order to build a single family
residence. The property is located at 620 West Sopris Creek Road;
Lot 5, Parcel 2, Nystrom Tracts; a parcel of land lying wholly
within Tract 72, section 23, Township 8 South, Range 87 West of the
6th P.M. For further information contact Suzanne Wolff at the
Aspen/Pitkin Community Development Department, 920-5093.
s/Tim Malloy
Pitkin county Hearing Officer
Published in The Aspen Times on June 24, ~995
-----------------------------------------------------------------
-----------------------------------------------------------------
Pitkin County Account
vi","",;,",>.>;,,,,.,,.....,.
I,.
.
Properties adjacent to Lot 5, Parcel 2, Nystrom TraCt (Oys-Pickus)
William o. and Patricia O'Neil Fender
111 West Sopris Creek Rd!.
Basalt, CO. 81621
Gary J. Davis
Kevin Davis C/O
P.O. Box 6463
Snowmass Village, CO. 81615
Charles M. and Barbara H. Oys
P.O. Box 948
Basalt,CO. 81621
Oscar Enroth and Thodore Grenovsky
4035 McKnight Rd. North
Saint Paul, :MN.55110
Gordon L. and Judith Ingram
320 Washington Ave.
Wiln1ette,UL.60091
John Ely
616 W. Sopris Creek Rd.
Basalt, CO. 81621
,.... ,~~........," ,,,,,,,,',.,'W,,'C'j.,""'~,"""'...,,,-i,,;,,;;-,,',''':i;'''.''"'"!'''''''''
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ASPEN/PITKIN
COMMUMUNITY DEVELOPMENT DEPARTMENT
130 South Galena Street
Aspen, Colorado 81611
Phone (970) 920-5090 FAX (970) 920-5439
TO:
FROM:
RE:
DATE:
MEMORANDUM
County Attorney
County Engineer
Environmental Health
Zoning
Basalt Fire
CO State Forest Service
CO Division of Wildlife
Suzanne Wolff, Planning Office
Oys/Pickus Minor 1041 Hazard Review
Parcel In #2465-231-01-005
June 16, 1995
i\ttached for your review and comments is an application submitted by Sallie
Pickus.
Please return your comments to me no later than July 7.
Thank you.
t9 ~
ASPEN/pITKIN PLANNING 'oFFICE.:
130 South Galena Street
Aspen, Colorado 81611
(303) 920-5090 FAX#(303)920~5197
June 16, 1995
Sallie Pickus
936 King St.
Aspen, CO 81611
Re: Oys/Pickus Minor 1041 Hazard Review
Case #P87-95
Dear Sallie,
The Planning Office has completed its preliminary review of the captioned application. We
have determined that this application is complete. .
We have scheduled this application for review at a public hearing by the Pitkin County Hearing
Officer on Thursday, July 27, 1995 at a meeting to begin at 10:00 a.m. in the Commissioners
Meeting Room in the Courthouse. Should this date be inconvenierlt}or you please contact me
within 3 working days of the date of this letter. After that the agenda date will be considered
final and changes to the schedule or tabling of the application will only be allowed for
unavoidable technical problems. The Monday before the meeting date, we will call to inform
you that a copy of the memo pertaining to the application is available at the Planning Office.
Please note that it is your responsibility to post the subject property with a sign within 15 days
of the public hearing and to remove it from the property within one week following the hearing.
Please submit the enclosed Affidavit of Notice by Posting as proof of compliance with the Code
prior to or at the hearing.
We have forwarded a copy of this application to the Colorado State Forest Service for referral
comments. Please contact them directly at (970) 248-7325 to arrange for payment of their fees.
Comments will not be released until payment is received.
If you have any questions, please call me at 920-5093.
Sincerely,
)'UJrH'c/V-..-
Suzanne Wolff
hearing. off
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OYS/PICKUS 1041 REVIEW ANU GENERAL SUBMISSION
620 W. SOPRIS CREEK ROAD ' BASALT. CO
SALLIE PICKUS
936 KING ST.
ASPEN.CO S1611
REPRESENTATIVE: SALLIE PICKUS
Representative Address/Phone:
DATE RECEIVED:
DATE COMPLETE:
STAFF MEMBER:
PROJECT NAME:
Project Address:
APPLICANT:
Applicant Address:
{BR-39- fC-5X
CASELOAD SUMMARY SHEET~iu,\ [
PITKIN COUNTY <",
6/8/95
CASE # P87.95
PARCEL ID# 2465-231-01-005
RM
925-4352
======================================~=====~=~======~===~==~=~=~~~~
FEES: PLANNING $ 425 # APPS RECEIVED 10
ENGINEER $ 62 # PLATS RECEIVED 10
HOUSING $
ENV. HEALTH $ 62
CLERK $
TOTAL $ 549
TYPE OF APPLICATION: STAFF APPROvAL: 1 STEP: ~ 2 STEP:
DRC MEETING DATE
P&Z MEETING DATE PUBLIC HEARING: YES NO
BOCC MEETING DATE PUBLIC HEARING: YES NO
HEARING OFFICER MEETING DATE:"1iz. "1
==============='====================-::1==================================:':::!=="
___Aspen Consol S.D. School District
___Rocky Mtn Nat Gas ___ USFS (Carbondale) Y'
___Holy Cross -'7'" USFS (Aspen) ~..!..-,
~spen Fire ~ Div. of Wildlife/ cJ
Basalt Fire BLM
___Carbondale Fire Snowmass Village
Div. Water Res. Risk Manager
~State Forest serJ Caucus
___CO Geo.Survey Homeowners
___CDOT Open Space Board
___Clean Air Board Other:
Brush Ck Metro Dist Other:
DATE REFERRED: (g~ll.t--- INITIALS: )jW DATE DUE: III
================= =========================~==============d==========
RESOLUTION #: DATE:
REFERRALS: j
_V": Att<;>rney
~ Englneer
_ Housing
Aspen waterJ
-.:7: Envir. H],th.
./ Zoning';
Land Mgmt.
Airport Mgr.
Sheriff
City P & Z
Building Dept
PLAT OR SITE PLAN RECORDED AT BOOK
PAGE ( S)
============================'=============='=~===':=t==,=~~=::8:===:!:b:=====~=';==gb::fS:='"
FINAL ROUTING: ,,~DATE ROUTED: _--\h/'1('
County Attorney
Housing
Open Space Bd.
Other:
INITIAL: 1fLe
___County Engineer
___Envir. Health
___ Zoning
___ Applicant
FILED:
5(7 (s'l
Vl-c
Revised 02/08/95
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