Loading...
HomeMy WebLinkAboutcoa.lu.sp.Aspen Meadows.A8595 DATE RECEIVED: DATE COMPLETE: PROJECT NAME: Project Address: Legal Address: "~ (""\ " CASELOAD SUMMARY .SHEET City of Aspen 7 114/95 PARCEL 10 AND CASE NO. 2735-121-29-007 A85-95 STAFF MEMBER: SC ASPEN MEADOWS INSUBSTANTIAL AMEND. TO SPA LOTS 7 - 10 APPLICANT: SAVANAH LIMITED PARTNERSHIP Applicant Address: REPRESENTATIVE: ROBERT HUGHES Representative Address/Phone: 533 E. COOPER AVE. Aspen. CO 81611 920-1700 --------------------------------~----------------------------- -------------------------------------------------------------- FEES: PLANNING ENGINEER HOUSING ENV. HEALTH TOTAL $ 224 $ $ $ $ 224 # APPS RECEIVED 1 # PLATS RECEIVED --------------------------------------------------------------- --------------------------------------------------------------- REFERRALS: City Attorney City Engineer Housing Dir. Aspen Water City Elec::tric Envir.Hlth. Zoning DAT.E REFERRED: ---------------- ---------------- FINAL ROUTING: _ City Atty _ Housing Parks Dept. Bldg Inspector Fire Marshal Holy Cross Mtn. Bell ACSD Energy Center School District Rocky Mtn NatGas COOT Clean Air Board Open Space Board Other Other INITIALS: DUE: -------------------------------------- -------------------------------------- DATE ROUTED: 1;J. -I \ -CJ"l INITIAL:.i1:L _ City E ineer _ Open Space _Zoning _Env. Health Other: FILE STATUS AND LOCATION: I"""', . (', ..,Y. 3854&5 B-793 SILVIA DAVIS P-755 09/15/95 03:19P PG 1 OF 3 PITKIN COUNTY CLERK & RECORDER REC 1&.00 DOC N AMENDMENT TO "THE ASPEN MEADOWS" SPECIALLY PLANNED AREA DEVELOPMENT AND SUBDIVISION AGREEMENT f\ t: ~\.. THIS AMENDMENT is made and entered into effective the r-- J ~y of July, 1995, by and between the City of Aspen, Colorado, a municipal corporation and home rule city (the "City"), acting by and through the Director of Community Development (the "Director") pursuant to the provisions of Section 7-804 of the Land Use Regulations of the City of Aspen (the "Code") and Savanah Limited Partnership, a District of Columbia Limited Partnership ("Savanah") with reference to the following: RECITALS 1. The City and Savanah are parties to "The Aspen Meadows" Specially Planned Area Development & Subdivision Agreement recorded January 25, 1992, in Book 667 at Pages 731, et seq., of the Pitkin County, Colorado real property records (the "SPA Agreement"). 2. Savanah is the owner of Lots 7-10, The Aspen Meadows Specially Planned Area (the "Residential Lots"), which were approved in the SPA Agreement for development of single- family residences. 3. Subsequent to the development approval for the Residential Lots, the City adopted Ordinance 35 (Series of 1995), which contains provisions that are inconsistent with the text of the SPA Agreement insofar as the Residential Lots are concerned as a result of which, and pursuant to the provisions of Section 7-804 of the City Code, Savanah has made application to the Director for an Insubstantial Amendment to the SPA Agreement in order to conform the text thereof to Ordinace 35 and thereby eliminate any confusion in the public as to permissible building activities for the Residential Lots. 4. The Director has considered the application of Savanah and has determined that the requested amendment to the SPA Agreement involves technical considerations that could not reasonably have been anticipated during the process culminating in development approval for the Residential Lots and is, therefore, prepared to authorize the request of Savanah as an Insubstantial Amendment to the SPA Agreement. NOW THEREFORE, in consideration of the foregoing Recitals and pursuant to the provisions of Section 7-804 of the City Code, the parties hereby agree as follows: First, the language that precedes subsection 1. Dimensional Requirements of Section II,G of the SPA Agreement shall be and hereby is amended and revised to read in its entirety as follows: Lots 7, 8,9, and 10 are owned by Savanah and are zoned R-15 according to the Plat. These lots are currently undeveloped. Each lot has received 3Ej154&5, B-793 f"', P-75& ~,/15/95 03:19P PG 2 OF 3 r" a development allotment under the City of Aspen GMQS and has received certain variations from the minimum R-l5 zone district dimensional requirements, as noted on the Plat and as described in Section II,G,l, below. Each lot has been approved for the development of a single family residence, together with an accessory dwelling unit, which shall be used, occupied and rented in the manner provided in Section II,G,4, below. Each lot has a developable FAR of 4,540 square feet, including the accessory dwelling unit of 500 square feet above grade, but excluding a garage to the extent of the exclusion therefor allowed under the provisions of Chapter 24 of the Municipal Code. As of the date of this Amendment those provisions provide that if an owner of one of the lots wishes to construct a garage of 500 square feet, the developable FAR remaining for the single-family residence and accessory dwelling unit would be reduced by 125 square feet to 4,415 square feet. Each of the four single-family. lots has a specific building envelope as shown on the Plat. In all other respects development shall proceed in accordance with the Residential Design Standards and FAR definitions contained in Chapter 24 of the Municipal Code and any amendments thereto. Each owner, at anytime, of any of Lots 7-10, inclusive shall be obligated to comport with and abide by the applicable terms, provisions, and conditions of Ordinance 14 and the Plat. Second, the parenthetical note following Section II.G.l.j), which reads"~ The square footage includes an accessory dwelling unit of 500 sq. ft. and excludes a garage of up to 500 sq. ft.)" is hereby deleted in its entirety. IN WITNESS WHEREOF, this Amendment has been made and entered into as of the day and year first above written. c~o\l€.O p.o.?, ?,.lJ \<?,<?,S ,j\)\.. . '\1I",-,i\l\I'I"C;IOI'I :2'J"c'" l\ ,,"\l'-''\'\'<'V -N01' !>-S?\:! cO,,,,'' e," , a Colorado Municipal SA V ANAH LIMITED PARTNERSHIP, a District of C 13. 1 . ted Partnership y: ASP.,en . ses International Inc., a C do tion-, its general partner ,)~ r\ f~, . , , . . . . 3854&5 B-793 P-757 09/15/95 03:19P PG 3 OF 3 STATE OF COWRADO ) ) ss. COUNTY OF PITKIN -tl _ 1 The foregoing ins~ent w0 acknowledged before me this ~<; day of ~\.J ~ ' 1995, by ~f'\ ~ :l\JS\)f) as Director of Community Deve1, . ent for The CIty of Aspen, Colorado, a mumclpal corporation.. ~~~,'~:'~.'~~~.c;'~."... TNESS. ?IY han? a d official seal. .. <o...~; ~t \. (" . Y comml"~IOn expll'es , ; 0: " </I L \ : 0:::::: _, _' -=:: ; ~..\ Pl,;n\...\\~ .e,f j 0:,.. " .-" ' 'I ';,~\.., .... ~.4 Y / ,;'; #. c?'"l' .......~._4. oq;. ......,:,-f . . < OF COI,) \" - .. ~ . STATE OF COWRADO ) ) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this 137/f day of ~6ME~ , 1995, by Omar Benjamin as President of Aspen Enterprises International Inc., a Colorado Corporation, general partner of Savanah Limited Partnership, a District of Columbia Limited Partnership.. (SEAL) r- .-- i~.. FlO8e ,.. RT . Fl. OM.ERO-. " is COMM. fftl18568 Q 1.: UlS~~S CCIIIm>- - , 1ItJ-"~AlII. 24, ~( WITNESS my hand and official seal. My commission expires: -~ rh\savanah\amcnd.spa .~ ,.-, LAW OFFICES OF OATES, HUGHES & KNEZEVICH PROFESSIONAL CORPORATION THIRD FLOOR. ASPEN Pl.AZA BUILDING 533 EAST HOPKINS AVENUE ASPEN, COLORADO 8t611 LEONARD M. OATES ROBERT W. HUGHES RICHARD A. KNEZEVICH TED O. GARDENSWARTZ AREA CODE 970 TELEPHONE 920-1700 TELECOP1ER 920-1121 OAVID B. KELLY July 7, 1995 OF COUNSEL: JOH N THOMAS KELLY Stan Clauson, Director Aspen Community Development Aspen City Hall 130 S. Galena St. Aspen, CO 81611 Re: Lots 7-10, The Aspen Meadows Specially Planned Area Dear Stan: Kindly allow this to serve as formal application and request of Savanah Limited Partnership ("Savanah"), the owner of the above-referenced property, for an Insubstantial Amendment to The Aspen Meadows Specially Planned Area Development and Subdivision Agreement recorded January 24, 1992 in Book 667 at Page 731 of the Pitkin County records (the "SPA Agreement"). This request is made pursuant to the provisions of Section 7-804E of the Land Use Regulations of the City of Aspen. Section IIG on page 30 of the SPA Agreement provides in part that the above- referenced four single-family lots: "* * * will be subject to protective covenants that will be placed of record prior to the sale of a...'y of Lots 7, 8, 9 and 10, which covenants will, at a minimum, provide for (a) the establishment and incorporation of an association of homeowners with a Design Review Board, at least one member of which shall be designated by the City of Aspen Historical Preservation Commission, which Board shall have original jurisdiction in all matters involving any change to the then existing state or condition of any lot * * *." Savanah has yet to sell any of the lots or to record protective covenants for the lots. r;) ,-.." .-, OATES, HUGHES & KNEZEVICH, P.C. Stan Clauson, Director July 7, 1995 Page 2 Savanah was in the midst of preparing to record covenants pursuant to the SPA Agreement when the City enacted Ordinance 35 (Series of 1995). Ordinance 35, with its incorporation of new design standards and its provision for a Design Review Appeal Board, effectively renders redundant the need for a private Design Review Board and private architectural standards for the Meadows single-family lots as contemplated by the SPA Agreement. In order to avoid the specter of a lot owner facing separate boards performing essentially duplicative functions (with the attendant risk of inconsistent decisions) and, in general, to simplify matters for prospective purchasers of the lots, Savanah would prefer to amend the SPA Agreement to eliminate altogether the requirement of protective covenants, while preserving in the form of an amendment to the SPA Agreement the other features that the Covenants were to address. We have accompanied this request with a proposed form of amendment. The form of amendment will also serve to conform the FAR figures for the four lots to the interpretive provisions of Ordinance 35 and will thereby eliminate confusion and inconsistency between the existing text of the SPA Agreement (with its vested rights language) and current regulations. Thank you for your favorable consideration. Sincerely, , ~;~ 't;. Robert W. Hughes RWH/mlp Enclosures cc: John Worcester rh \savanah\ltr .request 'J 'r-._.., 1'""-., (""\ , . THE CITY OF ASPEN OFFICE OF THE (!TY ATTORNEY June 21, 1995 Robert W. Hughes Oates, Hughes &KD.e.zevich 533 East Hopkins Avenue Asperi, Colorado 81611 '. Re: The Aspen.Meadows SPA Development and Subdivision Agreement. Dear Bob: . You have. asked, on behalf of your client, Savanah Limited Partnership, for the City's interpretation of Section G of t1teabove referenced document in light of the recently enacted Ordinance No. 30; Series of 1995., Ordinance No. 30 adopts residential design standards and' revises the method for calculating floor area ratios ("FAR"). Section G of the SPA Agreement reads, in, relevant part, as follows: Each lot has a FAR of 4540 square feet" excluding 500 square feet of garage, but including the accessory dwelling unit of 500 square feet above grade. F ARs and the definitions thereof for the residences and the accessory dwelling units shall remain as set fo~ and defmed in the Aspen Land Use 'Regulations in effect as of June 1, 1991, notwithstanding and shall survive for not less than the three year period next succeeding June 10, 1991, any.subsequentlyadopted reduction in or change to the definition or calculation of F ARs.. . After conferring'with Stan Clauson, the City's current Planning Director, and Amy Margerum, the Planning Director at the time the agreement was executed, the City's interpretation of the agreement is .as follows: . . The three year vesting period referenced in the agreement has expired. Accordingly, Section G of the agreement, as it relates to FAR definitions and the calculation used to establish FAR, is- subject to the new ordinan~, Ordinance No. 30 did not exempt the Aspen.Meadows S,PA. Ordinance No. 30 neither alters the method for calculating FAR for the lots in question nor does it matenally alter the method for calculating ADU's (unless a detached ADU is contemplated.) The 4540 square feet mentioned in the SPA agreement and the inclusi.on of the ADU in the 4540 , 130 SOUTH GALENA STREET. ASPEN, COLORADO 81611 . PHONE 303.920.5055 " FAX 303.920.5119 PrintcdooNC)'dl'dpaper -- ("", .~ figure is, therefore, unchanged. The ordinance does, however, alter the method for calculating PARs for garages. Thus, the PAR calculation for a garage would be subject to the new method described in Ordinance No. 30; In addition, any development on. the affected lots would be subject to. the design review standards adopted by Ordinance No. 30. You have asked that the City consider adopting a mechanism for permitting the private homeowners', design review board to coordinate their approval with the Design Review Board of Appeals. As I understand your proposal, a variance from the applicable Residential Design Standards could be granted by the affirmative vote of a committee of persons comprised of members of bQth the private homeowners' design review board and the Design Review Board- of Appeals. While we appreciate the concern that some applicants may be subjected to a "ping pong" effect if their plans required the independent approval of two separate design review committees, the final approval of any 'variances must, under the new ordinance, be granted by the Design Review Board of Appeal. Your proposal would delegate variance approvals to a committee that may not, in some instances, have the majority approval of the Design Review Board of Appeals. The Cityjs wpling to consider a mechanism that would coordinate the appeal process between the two. review boards, but all variances must ultimately be approved by the Design Review Board of Appeals. I trust this letter is responsive to your questions regarding this matter. I think you will find after reviewing the new ordinance that your clients will riot be adversely affected by the changes. While there may be a small penalty in PAR for constructing a 500 square foot garage, the built- in FAR incentives to conform. with the design standards may well make up for the difference. Based on our conversation earlier on this day in which I explained this interpretation to you and your response, I am not planning to schedule a meeting with the Aspen City Council to review the SPA Agreement. If you or your client~ have any additional questiOlis regarding this matter, please let me know. Sincerely, ~/J~ JohnP. Worcester, City Attorney Mayor and City Council Ci~ Manager ' Planning Director '-""~' ""'. ...., r;;; Iv ",~ \.. ~ . '<~ ' ' ')./'.' ,,,,-..\ -.,. \ . JUN 2 2 1995 cc: c~:"t~,~/~),\:~ '?,/ CC:"'\/2i..OP~;r_\li' .~h_" ~ ./ flso"'''' . "~'t-/ 06/01/1995 17:40 2026869788 JOHN SARPA JANCO PAGE 01 . . 1""'\. ('''''', SA VANAH LIMITED PARTNERSHIP 515 South Galena Aspen, Colorado 81611 RECEIVED JUN 1 :~r5 City Mana r's Office June 1, 1995 Mayor John Bennett City of Aspen 130 South Galena Aapen, Colorado 81611 Response By: By Date' For: J~ Dear John, Attached please find a copy of the letter submitted to the Planning and Zoning Commission on our behalf by Bob Hughes. It addresses our request to exempt the Aspen Meadows SPA from the forthcoming changes which may be enacted to the Design/FAR regUlations. Although no action was taken on our request by the Commission, a majority of the l!1embers appeared to be sympathetic to our position. As you may be aware, we are currently cooperating with City staff to incorporate many of the major provisions of the proposed new design guidelines into our Homeowners Association for the. Meadows. We believe very strongly that this action plus the significant concessions we l!1ade to the underlying zoning at the Meadows during the SPA process as noted in Bob's letter, achieves the same kind of outcome envisioned by the proposed new regulations. Thus, we ask your sincere consideration for our request. Thank you and please feel free to contact l!1e or Bob should you have any questions. We will be represented at the Council meeting on June 12 and prepared to discuss our request at that til!1e. rx (, ,,?:,1r~>t>.,. 1I~. <,~if'; ~ ~ \<r;,\ t:, ~ \ - ,"'~~. ., / ~~/,..,.,...".", ~ ~ 06/01/1995 17:40 2026869788 J\J'l 01 '95 l0:41F't1 a'lTES HM I<I'EZEYlOi . (-.. JOHN SARPA JANCO ~" C-', .1""'\, PAGE 02 P.l ~w O'IIfC" U OATES. HUGHES & KNEZEVICH HO'....O.....'" COlt'O"'fl~N net.. PLoeut. A...... ,u,t.IrI .U.I.OINCJ . In ..., MO"IU". ""HU. ",..N. COLO""'OO '1~lf LRNA.' M. GA.,... "'an' W. MU..... ItleMA_ .. ....acvlC.. n. a. .w..o...wAIt'ft M&4 COO. ,oa TCLCflMOHI: .,.I'rOO ft'''.COII". a.a.tllt 0.. ...,,..... JOHt:l THOMA. &a.LY May 16, 1995 JJAN!) D'I!!:~Tm I Bruce Xcrr,' Aspca Ie ZoahIa 130 S, o,~ SCIeet AlIpea, CO B 611 '" J , J1e: L..-.... V"'dlmtlal Da1p Sbmdardt ~d~1IS to Floor Area Batlo CaleulatlOllt Dear ~ Memban: OIl of Sawnah Umited Partnership we have been asked to commend to you the zeceot etforts the Aspen Community Development Staff, tile Aspen Historical Pn:savation PIan:le: IIId . consultant, Solomon Af<'J\itectUre. ~ Ulban Deaign. in dealinl With. the media-styled Rome' problem in Aspen. In aenent, Savanali endorses the ~proach of Sta1f SIt in the p!OpOIed msolution as ~I both reasonable and eIIli.ghtened - pertl""lisl'\y cIesign ltanclazds. In your dellbetatioIIJ of the proposed tesol.utilln and any to City Councll,we' WlllI1d. 1I011elt...I~q, lib you to COIIsider the lollowiq: 1!l6I.:t.' :. a ~~' care ClIII. be made for. exA'''Iptl'l1 the R-19 Zone District from the 2lOIIiq cbaD recoliunaKled by die proposed resolution, a.stron& care call. be made lor ~ the Y IpJl1'IMld Aapa1 Neld9ws SpeclaI1y Planned Area'llla SubdiYiaioiL ' ... ~u~: . ~, Many of you wem involved in the IallthY lIIId extensive planning ~ that attended tile mudl awaited andcelebratcd filial approval of the Aspen Meadows SPA, wIlichpaved the way for a secure 1UtuIe for our 1I000-protit c:ukIIraI. insIit"tfnM.. AJ you may m:a11, . one of the componcnta of that approval was t/Je creation of four single family lots - Lots 7-10 - at the JOHN SARPA JANCO 06/01/1995 17:40 2026869788 .J1.t.I 01 '95 10'.a:I't a:lTES Ii""""'\S I<I'EZEVIO-I .1 , _. . , PAGE 03 P.2 .~ .-. ,. OATeS, HUGHES 8r KNEZEVICH, P. C. Bruce ICeIr, CJWrman Aspen PlaII.Dina & Zenina Com".;ui"" May 16, 1m Paae :2 ' southem portiaIl of the old Meadows racetrack. InitialIy, Savanah had conceived of these lots as .beh1& 15,000 square feet in area, but agreed to dowDaize them. if you will, to 12,000 square feet. because of their reIalIolllhip to the adjlU:Cl1t open space, the R-6 zoning across the street and, most importantly, because of the fact that the dimensional features of the bomea to be constrI1Cted 011 the Iota (4,540 square feet of FAR, excludlnl a 500 square foot gamce, but including a 500 square foot ac:cessory dweUinl unit) was acreed to and assured in the Aspen Meadows . SPA ApeIlt_ These dimensional features were related less to the square footqe of the lots Involved tban to the myriad other cOllsi3eralions that were traded off and exchanied between the parties durini the approval process, inc1udilll FAR p~sions which ale unique to these lots ~ ~.g., a m"""""'l'ily sized ADU which counts in It.r ~nttrety apinst tile allowecl FAR. It goes virtually without saying that had Savanah 1cnown !bat, a short tJuec (3) years after its asreement with the City, these barpined tor dimensional fea1ures would be facing compromise, it wot1ld never have qreed to reduce the size of the lots to 12,000 square feet and would have assured the dimensional features of the homes by means of larpr IDe Ilzea. b. The AIJlCIl Meadow. SPA Agreement manllates a dcaign IeView board for the AspeD MadowJ LoIS, one of the mernbc:rs of which must be d~a.."t~ by the AspeIi Blstoric:al PreservaliOll Commission. Additiollally, the SPAApeement requila the. recOrdation of private proteCtive' coveaants, which in ti1m incorporate. architel:tura1 guidelines which were wrlguely developed for the Aspen. Meadows Lots. As a pracdca1 matter, the guidelines incorporate and respond to most, if not all, of the design issues addrwed in the propOsed resolution but, more importaatIy, were c:reated espcdaIIy for this particular area and are more applqlda/e tor this site than the desiglt guide1lncs contaiocd in the proposed IIIOlutlon. which, of ""CeSSity, are mom general in nature. The apprcMld buildiq envelope for the Aspen Meadows Lots are In contUct . _' with some of the SIlt back and odIer provisions of the zollinJ chanps contlllllpJatcd by tile proposed moludon. It seems unfair and onerous to Rquire the ultimate puIdIaaers of lI10se lots to have to go back and either amend 1be SPA or obtain a variance merely to build what all agreed to a abort three ,..110. 06/01/1995 17:40 2026869788 JOHN SARPA JANCO .. '. , ru: 131. '95 1e.45A'1 OAI,:, ~ KtE:2EVIa-I (-0 PAGE 04 P.3 OATES, HUGHES 8: lcNEZEVlcH, P. C. Bruce Xcrr. ctWrman AapeI1 P1aMini '" ZoninC COIIlDlisaion May 16. 1995. .Pqe3 ' c. The entire Aspen Meadows appzoval process was a unique and unprec:cdeDted exe:cise in l1}'inc to determine just what was the sca1e. of deve10pmeat at the Meadows that could economically sustain the ability of SaV8Dahto give the. canlpUS land to the non-profit institutions. The City actually enpaed its own economic advisers to cIetermine this critical po.inI. The ICSlII.t. of course, was a precisely CIafted development plan, ine1>td/". tile four sincIe-family lots. a seven unit toWnhome project and petIIIisaIon to upgrade the exislin,l1'UStee townhomes which, while it came IIOwhete near Savanah's reasonable and Jeeitirnate investment backed expectalioas, held a slim potential for Savanah to :recoup some of its investment, while die non-profits moved fQxward With the cUt of the campus 1and, In these cimunstances, after Savanah. has already given the IancI away, it would be manifeatly unfair to deprive Savanah of any part of wbat it wu to receive in exchange. = with respect to aarqea, we would commend to you the many woIl-reasoned citizen com ts pIClented at laSt week's P&Z meeting. Altering the FAR exclusion for 500 squuc foot ilPlea striIra us as being unnecessarily counter-produc1l.ve to many long held commllllity valAIcs. WhotIler we 11m it or 1IOt, the SOO square foot prale (2 cars and xeasonaole stonae space) baa become sometIWIl ofa staple in this community, notjustfor the second home owner, but ~ the local fIII1-timo resident with growing family, as well. . TUlkerin. with the exclusion for prases is as likely as DOl. to result, not in a smaller home. but in sacrificecl garage space, cars 04 the stzeet, telnpomy storage sheds, and unwarranted inconvenience to the homeowner .....mixed bq. result at best. Savanall is pIClendy in the mid,st of attemptinl to se11 the Aspen Meadows lots and, for obviolll ~, has been. following the >><:aIled. "Monster Home. debate with keen intereat. While, given ~ effort that Savanah put into the Aspen Meadows approVals, it was difficult enouah to ~ any ad,lustmen.t to the 500 square fOOt garage exclusion, Savanah was particularly di$Uayed to hlam.. that the adjustment of .25 squuc fCClt to prages between 250 and 600 Iquue feet that had been. mcommended by the City's private design con$U1tant at the "bl'DWl1 baa. lUDCb w~~::", on design stlIl)(fapjs was simply doubled to .SO at the- staff level fot DO particuliarly . & reason. Wbile we do not at all t'cel that an adjustment to the 500 square . foot prqe +ptlon is ucenVY', jf there must be an adjustment then let's start with. what the paid expert COIl$l.ltl'"t J'f'WMl\)1!lIlds . more than that is simply punitive. . .- Once apID. and so that we do IIOt end this on other than a positiw nOle, on behalf of Savanah we d4t wanlto .Cll.pJllSS our enthusiasm for the senctal approach. dlatthe CommUDity Dc.wlopment and ape ttaff have taken to dale. They have done a remarkable job with a very 05/01/1995 17:40 ~ 01 '95 . ~i. 2025859788 10:47A>1 ~~ ~ i<l'EZEVI01 , . , .. . I'. . JOHN SARPA JANCO PAGE 05 1'.4 .(-. ,~. OATES, HUO~ 8: ~VJOH, P. C. Bruce Kerr, . Aapea " ZoninJ COIIUlliaion . . May 16, 1995 . . Paae 4 . . - . ... ... .". diffil:u1t and ~al problem, We urp your favorable consideration Of their "work WI hoPe that our CO~5, 15 set fardI above, can fuld their way into your recommendation to Council, 1baDk Jto'1 for your COPWI......tinn SiaceIe1y, OATES, HU0H2S &KNEZBVICB , r.c, ... By: Robert W. Hughes llWJJImJp ...- ..........-...--.. ~~" -" . . - ~_.. .- .".-"" -- . .-.,;';:~"'~