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HomeMy WebLinkAboutcoa.lu.ec.Lone Pine Subd.A38-91LONE PINE SUBDIVISION AMENDMENT A38-91 E r l0 'A t l CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 06 24 91 DATE COMPLETE: PROJECT NAME: I Project Address: Legal Address:_ PARCEL ID AND CASE NO. A38-91 STAFF MEMBER.:- -----KJ__ ---_ n/Amendment. � �/f,SiPd � hT< APPLICANT: Lone Pine Townhome Condo Assoc. & Zuhair Fayez Applicant Address: REPRESENTATIVE:_ Jane Ellen Hamilton, Garfield & Hecht, P.C. Representative Address/Phone: 601 East Hyman Avenue Aspen, CO 81611 PAID:(YES) NO AMOUNT: $870 NO. OF COPIES RECEIVED 4 TYPE OF APPLICATION: 1 STEP: X 2 STEP: P&Z Meeting Date CC Meeting Date 12- PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO PUBLIC HEARING: 'YE NO �i VESTED RIGHTS: YES NO Planning Director Approval: Paid: Insubstantial Amendment or Exemption: Date: REFERRALS: City Attorney Mtn Bell School District City Engineer Parks Dept. Rocky Mtn NatGas Housing Dir. Holy Cross State HwyDept(GW) Aspen Water Fire Marshall State HwyDept(GJ) City Electric Building Inspector Envir. Hlth. Roaring Fork Other ZO`II,)6- Aspen Con.S.D. Energy Center DATE REFERRED: 7 �l G/ INITIALS: FINAL ROUTING: City Atty Housing FILE STATUS AND DATE ROUTED: INITIAL: Cqell� City Engineer A Zoning Env. Health other: 7Z9 LOCATION• `� �� �_- Mayor Stirling called the meeting to order at 5:00 p.m. with Councilmembers Tuite, Crockett, Peters and Gassman present. ORDINANCE #24, SERIES OF 1989 - Creating RMF/A Zone Tom Baker, planning office, reminded Council at the last meeting, it was determined the Moran and Mocklin parcels should be zoned R-15A; that rezoning to RMF/A would be considered in the context of a development plan. The Oden and Cowee area should be zoned R-15/A/PUD; the community center should be zoned Public; Lone Pine, Hunter Longhouse, Hunter Creek and Mountain View should be zoned RMF/A and Centennial should be zoned RMF/A/PUD. Baker reminded Council there was discussion about zoning of the Friedberg area. Staff originally recommended this area should be zoned R-30/A, which would prohibit duplexes. This was the request of the property owners. Council asked if it is wise to create a new zone district to prohibit a use allowed in every other zone district. Baker said staff agrees with Council's comments. Baker said Ordinance #24 creates the RMF/A zone district. P & Z and staff are recommending approval of this ordinance. Baker said duplexes will be a conditional use. Mayor Stirling opened the public hearing. Jane Ellen Hamilton, representing Lone Pine homeowners association, said the homeowners have not received a deed to the common open " space, which would enable them to use that land to calculate the FAR. Ms. Hamilton said .if they can get this deed, they will be conforming with the zone. Ms. Hamilton said it is not the intent of the city to make Lone Pine non -conforming. Ms. Hamilton suggested language in Ordinance #26 stating it is not the city's intention to create a non -conformity. Baker said he does not feel it appropriate to put that language into an ordinance. Baker suggested increasing the FAR 2/100 of a percent for Lone Pine, which would take care of Lone Pine whether or not the common open space is included with the free market units. Baker said another alternative is to zone this at .38 FAR, and if this does not work, there is a process that can be gone through by the property owners. Ms. Hamilton told Council some of the decks at Lone Pine are leaking very badly and some owners need to enclose the decks, which would increase the FAR. Mayor Stirling closed the public hearing. Councilman Gassman moved to adopt Ordinance #24, Series of 1989, amending the ordinance by eliminating item 2 on page 2; seconded by Councilman Tuite. Roll call vote; Councilmembers Peters, yes; 1 Continued Meeting Aspen City Council June 14, 1989 Crockett, yes; Tuite, yes; Gassman, yes; Mayor Stirling, yes. Motion carried. ORDINANCE #25, SERIES OF 1989 - Creating R-30/A Zone Mayor Stirling opened the public hearing. Tom Baker, planning office, said this ordinance prohibits duplexes. Baker said based on comments at the first reading and subsequent staff analysis, staff is suggesting this ordinance be denied. Councilman Gassman moved to deny Ordinance #25, Series of 1989; seconded by Councilman Peters. All in favor, motion carried. ORDINANCE #26, SERIES OF 1989 - Zoning Lower Smuggler Annexation Tom Baker, planning office, told Council the recommended zoning is R-30 for the Friedberg area; Oden/Cowee area R-15A; Community Center public; Lone Pine, Hunter Longhouse, Hunter Creek, Mountain View, RMF/A; Mocklin and Moran, R-15/A; Centennial RMF/A/PUD. Mayor Stirling opened the public hearing. Jim Moran said he owns 1.2 acre in this area. Moran presented a map illustrating the density and character of the neighborhood. x Moran showed the original line demarcating the difference between R-15 and R-30. Moran said Hunter Creek has 295 units on 18.4 acres or 16 units per acre. Centennial has 240 units on 17 acres or 14 units per acre. The Mountain View area has been approved for 8 units. Moran said this entire area is proposed to be zoned RMF/A. Moran told Council he has a single family dwelling on his parcel. Moran said his parcel is surrounded by multi -family residences. Moran told Council P & Z accepted this and said the Moran parcel should be zoned RMF/A. Moran said Ordinance #26 does not follow the P & Z recommendation but staffs recommendation of R-15 zoning. Moran requested the zoning by changed to RMF/A for his parcel. Moran said the staff has recommended R-15 as the city would have more control if the Morans had to come back and ask for rezoning. Moran said this is not planning. Moran said this is creation of spot zoning. Moran said this is legislation that does not meet the test of good legislation; it is vague, indefinite, uncertain and discriminatory. Moran said this does not treat citizens who are similarly situated in the same fashion. Moran said there are 7 pages of RMF/A zoning that regulates use, density, minimum lot size, building area, setbacks, etc. Moran said the city is saying that RMF/A zoning is adequate to accommodate and control the 543 units on 36.5 acres surrounding the Moran tract but it might not provide enough control for the 1.2 acres. 2 r;1".11 WINNE. i I SHEET 3 \\Low V1, t. r, k/rfq L� r �y,La.�M �►w _ / / Per• � \ � ___._—. 1 � 1U11111► � � � �!� � rr � t 11 11� 11 11 �� ►� 11 � 1 ►11 � � 1 �1 ► ��� 11 11 � N � •1► 11111111 11 1 111► � .��11 1111 .-1�111111111 � , _ .. N' � • ' t rr' � 1INr 1111 11 1111 rr111.11 . ► IN►►+11 �=: :. - 111. t' IE� � N 1 1 r 1 1 :►► . ; N11 111rr N 1 ru � �11 Ilrr 11 1 . ! �rltr ►�. 11 ` Il � Il ► � �:1111 ►Ill .►► � 11 �1 1. :�:. t� N 11 1 w� f�A�t'� 11 � .1 1 1r111 � ► �► � ►' tt ,, 111 1 11 t�t��" 1 ►t1 N•�t•lk* 1 ►► u 1. 1� ► lu �11�11 1 rr►p�► � Illrl 11 1 .� �: ►► �rr1� ► 111 111,+'� i 0 Gil MORE • ibosnr.a WN LL POWER OF ATTORNEY KNOW ALL MEN BY THESE PRESENTS, that. ZUHAIR FAYEZ, of the Kingdom of Saudi Arabia, reposing special trust and confidence in BURTON L. OLMSTED, JR., of the County of Boulder, State of Colorado, hao made, constituted and appointed, and -by these presents does make, constitute and appoint the said Burton L. Olmsted, Jr. his true and lawful attorney for him and in his name, place and stead, for his sole use and benefit., to perform any act required of him in connection wihh the . ownership, maintenance and sale of real property and improvements Constructed thereon, more particularly described as follows: (1) Unit C-1, LONE FINE TOWNHOUSE CONDOMINIUMS, County of Pitkin, State of Colorado; AND (2) Lots D, E and F, block 19, City and Townsite of Aspen, County of Pitkin, State of Colorado (also known as The Main Street Block 19 Professional Building, 715 West Main Street, Aspen, Colorado.) I hereby give and grant unto said attorney full power and authority to do and perform all and every act and thing what- soever requisite and neceeeary to be done in and about the premises, as fully to all intents and purposes as I might or could do if personally present, including, but not limited to, the execution of deeds conveying real estate,,.execution of documents encumbering real estate, and I do hereby ratify and confirm all that said attorney shall lawfully do or cause to be done by virtue hereof. The rights, powers and authority of said attorney shall commence as being in full force and effect from.and after the execution of this instrument by me and shall remain in full force and effect until'revoked by me in writing and until notice of such revocation has been served upon any third parties who may be relying upon this instrument. Third parties may rely upon the representations of said attorney as to all matters relating to any power granted to said attorney as set forth herein, and no person who may act in reli ance upon the representations of said attorney or the authority granted to him shall incur any liability to me or to our respec- tive estates as a result of permitting my agent to exercise any power. This Power of Attorney shall not be affected by disability of the principal. this IN WITNESS WHEREOF, I have hereunto set my hand and seal 14th day of April, 1986. STATE OF COLORADO ) COUNTY OF BOULDER The foregoing Power of Attorney was subscribed and sworn to before me this __4_ day of April, 1986, by Zuhair Fayez. Witness my hand and official seal. :My commission expires:` tary u is J� �i • June 3, 1991 City of Aspen 130 South Galena Street Aspen, CO 81611 Ladies and Gentlemen: This letter shall serve as my consent as attorney -in -fact for Zuhair Fayez, owner of Lone Pine Condominium Unit No. C-1, Aspen, Colorado, to the submission of a land use application by Garfield & Hecht, P.C. affecting Mr. Fayez' condominium unit. Signed: Burton L. Olm toad, Jr. Fayez Properties 777 29th Street, Ste. 301 Boulder, CO 80302 (303) 440-0206 0 EXfMBR" B - 6 RESOLUTION OF THE PITKIN COUNTY PLANNING, AND ZONING COMMISSION GRANTING THE LONE PINE TOWNHOUSES ASSOCIATION SUBDIVISION EXEMPTION Resolution No. 86-18 WHEREAS, an application was submitted to the Aspeil/Pi.tkin Planning Office by the Lone Pine Townhouse Condominium Associa- tion (hereinafter "Applicant") requesting; approval of subdivision exemption for the purpose of adding approximately eighty-five (85) square feet of living space and 33.75 square feet of storage space to each of the 12 free market condominium units on Lot 2 of the Lone Pine Subdivision; and WIIEREAS, Section 4-2.1(b) of the Pitkin County Land Use Code authorizes the Pitkin County Planning and Zoning Commission (hereinafter "Commission") to consider insubstantial changes to a recorded plat without notice or hearing; and WHEREAS, the Commission did hold a public meeting on May 6, 1986 at which time At did hear evidence and testimony with respect to the requested subdivision exemption. NOW, TIIEREFORE, BE IT RESOLVED by the Commission that it does hereby grant the Lone -Pine Townhouses Condominium Associa- tion Subdivision Exemption subject to the following conditions: Resolution No. 86-18 Page 2 1. All previous conditions of .approva.l for the Lone Pine Project shall remain in full force and effect. This approval is for the addition of approximately 120 square feet for each of the twelve (.12) units in the Lone Pine Subdivision, Lot 2. 2. Prior to issuance of a Certificate of Occupancy for the additions to any of the units, an amended Plat and Condominium Maps shall be reviewed and approved by the Aspen/ri.tici.n 1)1anning Office and County Attorney and the approved amended Plat and Condominium Maps shall then be recorded with the Clerk and Recorder of Pitkin Country, Colorado. APPROVED by the Commission at its regular meeting on June 17, 1986. ATTEST: h4th-a Iflow14 Barbara Norris, Records Administrator Assistant FK.3 PITKIN COUNTY PLANNING AND ZONIN� .OMMISSION By Pete uy Vice C1 airman • • June 3, 1991 City of Aspen 130 South Galena Street Aspen, CO 81611 Ladies and Gentlemen: This letter shall serve as my consent as President of the Lone Pine Townhome Association, Aspen, Colorado, to the submission of a land use application by Garfield & Hecht, P.C. affecting all of the free-market Lone Pine Townhome Condominiums. Signed: Roberta Allen Allen, Sharkey, Braden and McCormick 610 E. Hyman Avenue Aspen, CO 81611 (303) 920-1234 RONALD GARFIELD* ANDREW V. HECHT** ROBERT E. KENDIG MICHAEL J. HERRON*** JANE ELLEN HAMILTON CATHERINE H. McMAHON**** *also admitted to New York Bar --also admitted to District of Columbia Bar ...also admitted to Florida Bar **"also admitted to Illinois Bar HAND DELIVERY GARFIELD & HECHT, P.C. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 601 EAST HYMAN AVENUE ASPEN, COLORADO 81611 June 24, 1991 Kim Johnson Aspen/Pitkin Planning Office 130 South Galena Aspen, CO 81611 RE: Lone Pine subdivision Amendment Dear Kim: TELEPHONE (303) 925-1936 TELECOPIER (303) 925-3008 Uv� ID ,_ ________� t JUN 2 41991 1 I Enclosed for your review is an application submitted by the Lone Pine Townhome Condominium Association, Inc. and Zuhair Fayez (owner of Unit C-1, Lone Pine Condominiums) asking for a subdivision amendment to allow the enclosure of the decks located off the master bedrooms in all twelve free-market Lone Pine Condominiums and the expansion by Mr. Fayez of his unit, as more fully described in the application. The following documents are submitted to you: 1. Application fee in the amount of $870.00; 2. Preapplication conference form; 3. Application (four each); 4. Original executed consents; and 5. Site plan (four each). As the Applicants wish to begin construction this building season, we would appreciate your prompt attention to this matter. Sincerely, GARFIELD & HECHT, P.C. Jan Ellen Hamilton JEH/bc Enclosures cc: Buck and Peggy Olmsted (w/o enc.) • • LAND USE APPLICATION I. INTRODUCTION. This land use application is submitted to the City of Aspen by the Lone Pine Townhome Association, Inc. and by Zuhair Fayez, owner of Unit No. C-1 Lone Pine Townhome ("Applicants"). This Application seeks to secure approval for the Applicants to enclose the second floor decks opening off the master bedrooms of the Lone Pine Townhomes and for approval by Mr. Fayez to add an addition to his townhome so that it is brought into conformity with the other Lone Pine townhomes. II. BACKGROUND. The Lone Pine Townhomes were created in 1979 as evidenced by the Lone Pine Subdivision Exemption Plat recorded in Plat Book 7 at Page 60. The Condominium maps are recorded in Plat Book 10 at Page 35. The approvals created employee housing units on Lot 1, twelve free-market units on Lot 2 and common open space as shown on the Plat. This Application applies only to the free-market units. When the approvals were granted, the Townhomes were located in unincorporated Pitkin County and all approvals granted conformed with the zoning requirements in place at the time. The Lone Pine property was annexed into the City of Aspen in 1989 by Ordinance 15, Series of 1989 and as shown by the annexation plat filed in Plat Book 22 at Page 46. After annexation, a zoning of RMF-A was assigned to the property. A calculation of existing and proposed FAR for the free-market townhomes is attached as Exhibit "A". In 1986, the Pitkin County Planning and Zoning Commission by Resolution No. 86-18 approved an addition of approximately 118 square feet of living room expansion and storage area to each of the townhomes. A copy of this Resolution is attached as Exhibit "B". To date, all townhomes have added the approved living room expansion except for Mr. Fayez, and it is not known if any of the townhomes have added the storage space. Although an amended plat should have been prepared and recorded after the additions were completed, such an amendment was never recorded. An amended plat will be recorded reflecting the bedroom/storage additions and any additions approved as requested by this application. III. REQUEST FOR AMENDMENT TO SUBDIVISION DEVELOPMENT ORDER. A. Bedroom Deck Enclosures - The Applicants hereby request approval pursuant to Section 7-1006(A) of the Land Use Regulations of the City of Aspen (the "Regulations") for an insubstantial amendment to the Lone Pine condominium approvals allowing the enclosure of the decks located off the master bedrooms in each townhome. According to Michael Ernemann (the architect for the Lone Pine Townhomes when built), the material and installation plans specified that the decks located off the master bedrooms (which face south on the second floor of the units) be constructed using a waterproof membrane overlain by concrete. Mr. Ernemann states that the contractor who built the townhomes, Greer Construction, did not follow the specs, and instead of using a waterproof membrane used building paper (which tears readily and thus leaks) overlain by concrete. The result of this construction oversight is increasing leakage in many of the units from the second floor decks through the living room ceilings. Despite several years of attempts to rectify the problem, it appears that nothing short of either completely tearing out the decks and underlying living room ceilings or enclosing the decks will prevent the ongoing leakage. The Lone Pine Townhome Condominium Association has voted in favor of enclosing the decks based upon considerations of cost, convenience (ie., speed of construction) and aesthetics. A letter on this matter is attached as Exhibit "C" from Don Westerlind of Alpine Construction. Alpine Construction has been involved for years in attempts to correct the leakage problem. The decks are shown on the Lone Pine condominium plat as limited common elements, so there will be no additional site coverage nor addition of square footage. B. Addition to Unit C-1 - The Lone Pine Townhomes were designed on a modular concept of approximately 20 feet per unit. All units except for Unit C-1 are one module wide and two stories high. Unit C-1 is three modules wide, and two stories high over only one of the three modules. Consequently, as it stands, Unit C- 1 is already different than the rest of the units. As of this date, all units except Unit C-1 have done an extension to the living rooms which involves a small modification (approximately 86 square feet) of the footprint of the building. The owner of Unit C-1 plans to do the same modification to his living room along with the other proposed renovations. (The existing and proposed modifications, as shown by elevations and floor plans, are attached hereto as Exhibit "D"). This modification to the living room is the only proposed change that affects the footprint of the structure. All remaining proposed modifications to Unit C-1 occur within the existing framework of the structure or over the two single - story modules of the unit. In order to make the two one-story modules more congruous with the architecture of the complex, they were in the beginning designed with high sloping ceilings so that from the outside the roofs were lower, but not a full story lower. Because the rooms are small in these areas, the ceiling height has always been disproportional to the spaces. In looking for ways to increase the size of the rooms, it made good sense to eliminate these high ceilings, increase the size of the existing rooms by eliminating one bedroom on the ground floor, and add it back onto the unit with a second floor addition. Because there are a number of children in the owner's immediate family, Mr. Fayez decided to add a Den/TV room in an out-of-the-way location, which when used would disturb the rest of the household as little as possible. • • The end result of this renovation is as follows: 1. The number of bedrooms remains the same as existed before the renovation and as exists in the other free-market townhomes (3), but each has increased in size. 2. The Living/Dining/Kitchen areas increased in size. 3. One full bathroom has been added. 4. One Den/TV room has been added. 5. The roof lines of the unit are now more consistent with the other units in the complex. All exterior finishes, windows, etc. will match those existing. 6. Mr. Fayez has agreed to make whatever landscape additions are required by the Condominium Association on the immediate west side of the unit. Presently, the landscaping is minimal; with this addition the complex will be significantly upgraded. 7. The master bedroom will be increased in size. This increase occurs by enclosing an existing outdoor deck which is positioned over the living room. Although the leakage from the deck has not consistently been a problem in this particular unit, decks have been the source of ongoing leaks in a number of other units. By enclosing the deck, the bedroom is increased in size and the leaking problem is solved. The additions proposed to Unit C-1 bring the exterior of the unit more into conformity with the existing Lone Pine townhomes. The unit will have the same number of bedrooms, baths and parking spaces as have all the free-market townhomes (3/3/2). When the Lone Pine Townhomes were approved by Pitkin County, the ratio of bedrooms to parking spaces conformed with the existing zone district. When the City annexed the property the three bedroom/two assigned parking place mix became a "grandfathered" or pre-existing non -conformity. Because there is no proposed addition of bedrooms, the Applicants should not be penalized by being forced to secure a third parking space simply by virtue of other additions to the townhome. Because the number of bedrooms will not increase, and because Section 5-301 of the Regulations provides that the number of off-street parking spaces is determined by the expansion in a development based upon residential bedrooms, the Regulations do not require the addition of a parking space based upon this application. IV. SUMMARY. Enclosed as Exhibit "E" are plans showing the Lone Pine Townhomes as they will look following the deck enclosures and the addition to Unit C-1. These exhibits have also been reduced for 0 convenience. Further, the survey of existing conditions requested by the Planning Office is included, with all items requested by the Planning Office of the surveyor. The Applicants respectfully request approval of this Application and vesting of the approval at the public hearing which will be held at the second reading on the approval ordinance. By tU (' J ne Ellen Hamilton I J6l� Z& ORDINANCE 34 SERIES 1991 AN ORDINANCE OF THE CITY COUNCIL OF ASPEN, COLORADO APPROVING THE ENLARGEMENT OF UNIT C-1, ENCLOSURE OF SECOND FLOOR DECKS, AMENDMENT OF THE LONE PINE CONDOMINIUM PLAT FOR THE 12,FREE MARKET UNITS LOCATED ON LOT 2 OF THE LONE PINE CONDOMINIUM PLAT AND VESTING OF DEVELOPMENT RIGHTS WHEREAS, prior to the annexation into the City of Aspen in 1989, the twelve free market Lone Pine Condominiums received approval by the Pitkin County Planning Commission to enlarge each free market unit by 118 square feet; and . WHEREAS, a condition of this approval was the requirement to amend the L--ne Pine Condominium Plat to reflect the expansions; and WHEREAS, eleven of the twelve units on Lot 2 have completed the 118 square foot expansions, but the amended plat had not been filed; and WHEREAS, in order to correct a problem of leaking second floor decks, the Lone Pine Condominium Association and Zuhair Fayez ("Applicants") submitted a proposal to enclose the deck areas with approximately_72 square feet of floor area per unit; and WHEREAS, Mr. Fayez also requests to expand his unit (C-1) by approximately1833 square feet in order to remodel and add a bathroom and den/t.v. room; and WHEREAS, the Planning Office received an application for approval the second floor deck enclosures, expansion of unit C-1, and amendment of the Lone Pine Condominium Plat including past and proposed expansions; and WHEREAS, the Planning Office received positive referral comments from the Engineering Department; and WHEREAS, finding.that the proposed 'add itior)s met the.dimen_sional requirements of the RMF-A zone district, the Planning Office recommended approval of the expansions with conditions; and WHEREAS, the Aspen City Council having considered the Engineering Department's and Planning Office's recommendations, does wish to grant approval for expansion of the Lone Pine Condominiums and amendment to the Subdivision Plat, with conditions; and WHEREAS, a request for Vested Rights for the development approval was included in the application for expansion and plat amendment; and WHEREAS, pursuant to Section 24-6-207 of the Aspen Municipal Code the City Council may grant Vesting of Development Rights for a 4. The establishment herein of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulation by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site development approval, the developer shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. Section'4: The City Clerk shall cause notice of this Ordinance to be published in a newspaper of general circulation within the City of Aspen no later than fourteen (14) days following final adoption hereof. Such notice shall be given in the following form: Notice is hereby given to the general public of the approval of a site specific development*plan, and the creation of a vested property right pursuant to Title 24, Article 68, Colorado Revised Statutes, pertaining to the following - described property: The property shall be described in the notice and appended to said notice shall be the ordinance granting such approval. Section 5: A public hearing on the Ordinance shall be held on the q,4A— day of 111le 1 1991 at 5:00 P.M. in the City Council C ambers, Aspen City Hall, Aspen Colorado, fifteen (15) days prior to which a hearing of'public notice of the same shall be published in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ y Council of AND ORDERED PUBLISHED as provided by law, by the the City of Aspen on the day of 1991. ST: V 14 Kathryn Koch,'City.Clerk Q""/- L3"__� John Bennett, Mayor F ALLY, adopted, passed and approved this day of 1991 . John gennett, Mayor A ST: Kathryn. Koc City CleiFk r'. �Jt7tJ-21-1996 11 �6 FRAM ASPEN/PITKIN COM DEV TO 9-9255445 P.01 Glenn Daly "N ?r=. River Bluff Townhome association 0155 Lone Pine Rd. Aspen, .Co. 8.1611 November 13, 1996 RE: Deck X ansio^ App rov4is E p . Dear Mr. Daly, I am responding to your August 12, 1996 lettcr which you sent to Dave Michaelson, who is no longer with the Planning Office. 1 was the planner who originally worked on this case in 199I so lam familiar with the issues. Ordinance 34 of 1991 approved and vested the rights to improve and slightly expand the Lone Pine units as specified. Vcsted rights protect as approved project against any code•changes which might prohibit such a project. The timefrwne for vested rights has lapsed but your approvals set forth to Ordindnce 34 are still in effect. The only risk at this point ivould be if the City decided to change the land use regulations in such a way that would warrant thc•dcck projects unworkable. L foresee no such code changes in the near future which might affect your 1991 approval. 1 would impress upon your homcowners, however, that completing the deck enclosures as soon an feasible is the best way to eliminate•aay potential pitfalls with the 1991 approval and potential land use code amendments. Please feel free to make copies of this letter for your homeowners, They can attach this letter to building permit applications as documentation of the Lone Pine's status for the deck work as of this time. If you have any questions al=e do not hesitate to call me at 920-5090. Sincerely, +r ots* ! Rost -it- Fax Note 7671 oateet_if(,( page From 6'CEA)N To Co. im Jahnsan coloept. Phone Planner Phone Fax Y Fax rr t EMI8IT" A - Attachment "E" 4/2/91 Lone Pine Condominiums Floor Area Ratio Calculations For Free Market Units Lot Area: Lot 2 1.50 ac Common .41 ac Common .07 ac Common .14 ac Total 2.22 ac (96703 sf ) Floor Area Ratio ( FAR): .36:1 Allowable Building Square Footage: .36 x 96703 sf = 34813 sf Existing Building Square Footage: Building C: Unit C 1- First Floor, plate height of 10 ft. or less 586 plate height of 11 ft. 592 x 1.05 = 622 plate height of 13.5 ft. 39 x 1.175 = 46 plate height of 17.2 ft. 84 x 1.36 =114 Sub -total 1368 Second Floor, plate height of 10 ft. or less 283 plate height of 12 ft. 121 x 1.21 = 133 plate height of 15 ft. 63 x 1.25 = 79 Sub -total 495 Storage 77 Total 1940 Unit C 2- ( also units D 7, E 1 ) First Floor, plate height of 10 ft. or less 490 plate height of 11 ft. 489 x 1.05 = 513 Sub -total 1003 Second Floor, plate height of 10 ft. or less 698 plate height of 11 ft. 125 x 1.05 =131 plate height of 13.5 ft. 55 x 1.175 = 65 Sub -total 894 Storage 90 Total 1987 Building D Unit D1-(also unit D2) First floor, same as unit C 2 1003 Second Floor, same as unit C 2 894 Storage 49 Total 1946 Unit D 3- (also units D 4,5,6,& E 2,3 ) First Floor, same as unit C 2 1003 Second Floor, same as unit C 2 894 Storage 67 Total 1964 Building F 862 Total Building C- Unit C 1- 1940 Unit C 2- 1987 x 3 = 5961 Building D- Unit D 1- 1946 x 2 = 3892 U n it D 3- 1964 x 6 =11784 Building F- 862 24439 Approved additional square footage: -44-Z!5"sf per unit for 12 units Garages: Square footage is less than 500 square feet per unit and is therefore exempt from F.A.R. calculations, per meeting with Planning Office on 4/2/91. Total existing F.A.R. ( and pre approved additions ). _26681- Z!)- bS� Prepared by Thomas Landless A.I.A. for Fayez Properties, Boulder CO. FROM THE DESK OF... ��-5 �� .. C(/zf�gC 63� L ULS.5BERG Vice President The Lansc: Corporation 866 Third Avenue New York, NY 10022 Fax (212) 376-5100 • -_ (212) 376-5555 Ext 279 FROM THE DESK OF... ///Z- I e�'lf I r. - � JEROME D. GINSBERG Executive Vice President -7 C"C' -"f' Z tv, "'e� 4t sit 7-Z7� The Lansco Corporation 866 Third Avenue, New Ycrk, NY 10022 Fax (212) 376-5100 9 Te, (212) 376-5555 Ext 279 Master Bedroom -Plan ..� Master Bedroom- Plan %= V:o"-- RONALD GARFIELD* ANDREW V. HECHT** MICHAEL J. HERRON* * * DAVID L. LENYO KRISTI S. FERRARO**** PATRICK D. McALLISTER***** • also admitted to New York Bar •• also admitted to District of Columbia Bar ••• also admitted to Florida Bar •••• also admitted to Pennsylvania Bar ••••• also admitted to Pennsylvania Bar and New Jersey Bar HAND DELIVERED OCT 2 0 1995 GAR FIELD & HECHT, P.C. XVGLOfV r NT ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING counsel: 601 EAST HYMAN AVENUE ROBERT E. KENDIG ASPEN, COLORADO 81611 TELEPHONE (970) 925-1936 TELECOPIER (970) 925-3008 October 20, 1995 Ms. Leslie Lamont Assistant Planner City of Aspen Planning Department 130 South Galena Street Aspen, Colorado 81611 Re: River Bluff Townhome formerly known as Lone Pine Townhouses Dear Leslie: If you will recall earlier this year, I contacted you concerning the desire of Lone Pine Townhouse Condominiums Association, Inc. to change its name and the name of its project so that the Association's name would be River Bluff Townhhome Association, Inc. and the name of the project would be River Bluff Townhome. At that time, i discussed with you my desire to accomplish this change on behalf of my client at the least possible expense and the fact that causing the Plat or Map to be reprepared and recorded would be somewhat expensive. I advised you that I wanted to do it by a simple amendment to the Declaration and Map that would be recorded in the real estate records. You discussed this with John Worcester, the City of Aspen's attorney, and he advised you that it was his opinion that this would be acceptable. You then requested that I inform you at such time as that amendment was accomplished. Enclosed please find a photocopy of the recorded Second Amendment To The Condominium Declaration For The Lone Pine Townhouse Condominiums and • • Ms. Leslie Lamont October 20, 1995 Page 2 Condominium Map recorded on September 11, 1995 in Book 793, Page 151, of the real estate records of Pitkin County, Colorado. This document is affected by changes in the name enumerated above. ['I I .� ,n �rZ nr�e n�+_ I --ern aF ce +o p 13Ilould you Ilavn 'n quC�uvfl�, fil�a�c rCCI Ilcc w ContaC� me. Very truly yours, 'a , li tnx-lee— Michael Herron Enclosures M) H\chc cc: Mr. Glenn Daly r \mjh\riverbl Ntrs\ I am ont. Itr 385260 8-793 P-151 09/11/95 02-23P PG 1 OF 11 REC DOC NI SILVIA DAVIS F'I"rKII\l COUNTY CLERK & RECORDER 56.00 SECOND AMENDMENT TO THE CONDOMINIUM DECLARATION FOR THE LONE PINE TOWNHOUSE CONDOMINIUMS AND CONDOMINIUM MAP This Second Amendment ("Second Amendment") to the Condominium Declaration For The Lone Pine Townhouse Condominiums and Condominium Map is made this 1st day of May, 1995 executed by the various Unit Owners of Condominiums who execute this Second Amendment. RECITATIONS A. On the 14th day of July, 1980 the Condominium Declaration For The Lone Pine Townhouse Condominiums ("Declaration") was recorded in Book 391 at Page 613 of the Real Estate Records of Pitkin County, Colorado, and amended by the First Amend-ment recorded in Book 395 at Page 5 71. The Declaration created The Lone Pine Townhouse Condominiums ("Condominium"). The Condominium Map for the Condo-minium was recorded on July 14th, 1980 in Plat Book 10 at Page 12 of the Real Estate Records of Pitkin County, Colorado, and amended by the First Amendment recorded in Plat Book 10 at Page 39. B. The Declaration provides in paragraph 22 that it may be amended by Unit Owners owning an aggregate ownership interest of eighty percent (80%) or more of the General Common Elements of the Condominium. Various owners of Condominium units owning in excess of eighty percent (80%) of the General Common Elements in the Condominium desire to make amendments to the Declaration and to the Condominium Map as set forth herein and have execute- this Second Amendment for the purposes stated herein. 1. All of the capitalized terms contained in this Second Amendment are either defined herein or defined in the Declaration. 2. Paragraph 1, section 1.7 of the Declaration is hereby amended to change the name of the Association of Unit Owners from the Lone Pine Townhouse Condominiums Association, Inc., a Colorado Non Profit Corporation to River Bluff Townhome Association, Inc. All references in the Declaration and in the 385260 H-793 F'-152 09/ 1 1 /95 ► 2:23F, PIG ` OF 11 Condominium Map shall hereinafter be deemed to be amended to provide that the name of the Association is River Bluff Townhome Association, Inc. 3. Article 1, Section 1.1 1 is hereby amended to provide that the Map is amended to provide that the name of the Condominium is the River Bluff Townhome. 4. Paragraph 8 the Declaration is hereby amended to delete the indented verbiage set forth therein and to substitute in its place the following: Condominium Unit , Building , River Bluff Townhome, according to the Condominium Map appearing in the records of the County Clerk and Recorder of Pitkin County, Colorado in Plat Book 10 at Page 12, amended by the First Amendment recorded in Plat Book 10 at Page 39, and as described in the Condominium Declaration for Lone Pine Townhouse Condominiums appearing in such records in Book 391 at Page 620, and amended by the First Amendment recorded in Book 395 at Page 571, as such Declaration and Map have been amended by that certain Second Amendment recorded in Book at Page of the Real Estate Records of Pitkin County, Colorado wherein the name of the Condominium was changed to River Bluff Townhome. 5. Except as amended herein the Declaration and the Map remain in full force and effect. The sole purpose of this Second Amendment is to change the name of the Condominium and the Association to River Bluff Townhome and River Bluff Townhome Association, Inc., a Colorado Non Profit Corporation respectively. 6. This Second Amendment may be executed in several counterparts and, after execution and as executed, shall constitute an agreement binding on all of the parties, notwithstanding that all of the parties are not signatory to the original or same counterpart. SIGNATURES AND ACKNOWLEDGEMENTS ON FOLLOWING PAGES 2 COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER 0 - lilk- Unit Owneq Condominium Unit 2 Building Percentage Interest 8.333% STATE OF ) ss. COUNTY OF�k ) Before me the undersigned authority personally appeared R_&—tU4 C� and executed this instrument this cPa day of 0'1u , , 1995. Witness my hand and official seal. My commission ex 'r s: l VERA B. IA VAra `-( COMM. # 106OD45 Qi10., Notary Public — "fania Notary Public LOS ANGELES COUNN My Comm. E4* Q—JM 19.1999 3tt i4 t,4? B-79. P-1 _=L: 09 % 1 1 r 95 0L . L3P PIG n 1 1 riverbMdocs\amendcon.002 3 r' r COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER U ' wrier rndominium Unit 50, Building J.r Percentage Interest 8.333% STATE OF �✓.�Lf� dam! ) ss. COUNTY OF Befor me the undgrsigd auth,�rity personally appeared and executed this instrument this _L7_ff-day of Witness my hand and official seal. My commission expires: 1995. JULES R. DANTO Notery Public, State of New York No. 07•0A3917350 QUOIN ifi KORS County COfflthihidii Elfpitfls May 31, 19(:/ B--793 P,-1�4 09/11/9'15 0'2' :3P, PIG 4 01' 11 riverblfldocs\amendcon.002 3 • 0 COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER nit Owner Condominium Unit Building Percentage Interest 13-3% STATE OF TEXAS ) ss. COUNTY OF TARRANT ) Before me the undersigned authority personally appeared Frances Ginsburg and executed this instrument this 22nd day of May , 1995. Witness my hand and official seal. My commission expires: SANDRA CRAWFORD NOTARY PUBLIC o STATE OF TEXAS My Comm. Exp. 6-15-96 ��gQq�g4444444 dalyx-cfc�l Notary Public " J"- k-ti P-793 F1-155 09 / 1 1 /95 02 : 23P, PIG 5 OF 11 riverb1fldocs\anundcon.002 3 COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER Unit Owner Condominium Unit Building Percentage Interest 8. 33% STATE OF ) ss. COUNTY OF rx-, x.., ) Before me the undersigned authority personally appeared and executed this instrument this .95- day of Ind , 1995. Witness my hand and official seal. My commission expires:g�g?- Notary 38526.0 B-793 P-156 09 r 1 1 /95 02 : c P PIG 6 Or 1 1 riverb1fldocs\amendcon.002 3 i COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER Percentage Interest 8.333% v STATE OFLlZ[ C� �Q ) ss. COUNTY OF Before me the undersigned authority personally appeared MvF-,/P,,9Y (-1 . P/TT and executed this instrument this � day of 1995. Witness my hand and official seal. My commission expires: Notary Public M I LDR E D S. HLAD Notary Put:. Wayne Ccunty, Michitan My commis-. Expires June 15, 1997 L�J 385,2 0 B-79 � P-157 �'�5 i :t i i 95 1� —' — —'P Pr 7 OF 1 c. L n riverb1f\docs\amendcon.002 3 • • COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER O��7 oy-,L� /,/�- //2 M `' la— jZ ,r 7-0 --J, M n Unit Owner Condominium Unit , Building 2a^J£ t1', Percentage Interest 8.333% ' ,-7— gs ar�� -to �0141r�t L WYr-) STATE OF ss. COUNTY OF ja2LLC ) Before me the undersigned authority personally appeared , and executed this instrument this W"dav of Witness my hand and official seal. My commission expires: No"tt � o Public �y c«.a■w.6�r.� NM � 1 111 1995. 47 / Jam! /-� CG iv 0 yi-I /-V,V -4 3,95260 B-793 R-158 09/ 1 1 /95 0;_ :'3P PIG a OF 11 3 COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER Unit Owner Condominium Unit �� , Building Percentage Interest 8.333% STATE OF ) ss. COUNTY OF ) Before me the undersigned authority personally appeared and executed this instrument this / day of Witness my hand and official seal. My commission expires -1,2,/1/y6�; State of-� U ,County of Signed W(ge me en this Oa`! Notary Public ARLEcN GIN NOTAP'> PUBLIC STATE CF COLORADO 3195260 B-793 P-159 09i' 1 1 /95 1212 e 22•F' FIG 9 riverblMoa\amendcon.002 OF 11 1995. 3 COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER 1 G Unit Owner Condominium Unit < < , Building4�� Percenta e Interest 8.333 % Unit Owner Condominium Unit, BuildingIL-2 Percentage Interest 8.333 % t Owner Condominium Unit �, Building Percentage Interest 8.333 % Unit Owner Condominium Unit Building Percentage Interest 8.333 % STATE OF ss. COUNTY OF Before me the undersigned authority personally appeared %� L(:- , GCL- ✓h� AL-1 Z19C?LTY� �LLL�aI �/I y—� �JO if and executed this instrument this _��`day of ,�-�,g� , 1995. Witness my hand and official seal. My commission expires: ,:'-�_ Notary blic ✓3 L\o OF 'c') 3815260 P-793 G-160 09 / 1 1 /95 02 e 23P PG 10 OF 11 3 FA COUNTERPART AND SIGNATURE PAGE FOR UNIT OWNER ID Unit Owner Condominium Unit Z, Building Percentage Interest 8.333% /,,� /7� J1ti1L V! C/� ) SS. ., COUNTY OF 1 K ► � ) Before me the undersigned authority personally appeared 1IIeK" G% C- - and executed this instrument this _JfT jay of Witness my hand and official seal. My commission expires- Notary Publi 1995. AMY M. KARMAZONtNOTARY PUBLIC PITKIN COUNTY BANK 8 TRUST P O BOX 3677 ASPEN. CO 81612 MY COMMISSION EXPIRES 10/01/97 :-285L60 B-7932 F'-161 09 / 1 1 /95 k' 2: �3F, FIG 11 OF' 1 1 riverblAdocs\amendcon.002 3 /-re ro / l MEED COPS'' NONPROFJT ARTICLES OF AMENDMENT TO THE ARTICLES OF INCORPORATION + FOR LONE PINE TOWNHOUSE CONDOMINIUMS ASSOCIATION, INC. 951092135 M $25.00 SECRETARY OF STATE 07-270-95 11:43 Pursuant to the provisions of the Colorado Corporation Code, set forth in Title 7 the number of the Colorado Revised Statutes, hereinafter the "Code", the undersigned Corporation adopts the following Articles of Amendment to its Articles of Incorporation: ARTICLE 1 The name of the corporation is Lone Pine Townhouse Condominiums Association, Inc. ARTICLE 11 The following amendment was adopted by the Corporation pursuant to a Resolution unanimously adopted by the members of the Board of Managers on the V day of 1995, in the manner prescribed by the Code, and by a vote in excess of seventy-five percent (75%) of the members entitled to vote: ARTICLE 1 - shall be deleted in its entirety and the following substituted in its place: ARTICLE 1 - The name of the corporation is River Bluff Townhome Association, Inc., a Colorado Non -Profit Corporation. ARTICLE III Except as amended herein, the original Articles remain in full force and effect. 951123073 M '30. 00 SECRETAR't OF STATE 10-05-95 12':11 Attest: Lone.Pine Townhouse Condominiums Association, Inc., a Colora 6 Non Profit Co oration By: Glenn Daly, President By: le Arleen Ginn, Assistant Secretary STATE OF COLORADO ) ss. COUNTY OF PITKIN ) The foregoing instrument was acknowledged before me this day of . 9.4- , 1995 by Glenn Daly as. President, and Arleen Ginn as Secretary, of the Corporation. ' Witness my hand and official seal. My commission expires: ;, l> 9 � � � • Notary P41ic The undersigned being the members of the Board of Managers of the Corporation hereby consent to the foregoing amendment to Articles of Incorporation. riverbI ndocskorp.10a -2- 0 10 M14 MEMORANDUM TO: Mayor and City Council THRU: Carol O'Dowd, City Manager n1' / THRU: Amy Margerum, Planning Directo$� �/•v FROM: Kim Johnson, Planner ���NNN RE: Lone Pine Subdivision/Condominium Plat Amendment and Vested Rights, Second Reading of Ordinance 34, Series 1991 DATE: September 9, 1991 ------------------------------------ ------------------------------------ SUMMARY: The Planning Office recommends approval of the Lone Pine Subdivision/Condominium Plat Amendment with conditions. The amendment will allow enclosure of several small decks within the complex and the expansion of Unit C-1. In addition, the plat will be updated to reflect other minor construction which has occurred in the past several years. The applicants also request vested rights for three years to be included within the approval. First Reading of Ordinance 34 was on August 12, 1991. The applicant requested Council's consideration to submit building plans prior to final approval of the plat amendments. In accordance with the process outlined in the land use regulations, Council did not approve the applicant's request. COUNCIL GOALS: This project reflects Council goal #14 which emphasizes fair and consistent treatment in governmental processes. CO -APPLICANTS: Lone Pine Condominium Association and Mr. Zuhair Fayez (owner of unit C-1), represented by Jane Ellen Hamilton of Garfield and Hecht, P.C. LOCATION: The subject property is north and east of the intersection of Gibson Ave. and Red Mountain Road, south of Lone Pine Road. The request is specific to the free market condominiums on the south side of the parcel. See location map, Attachment "A". ZONING: RMF-A (Residential Multi -Family, recently annexed into the City) PROCESS: Pursuant to Section 24-7-1006 B. of the Municipal Code, the City Council may approve an amendment to a plat if the proposed change(s) is consistent with the approved plat. This shall occur as a one-step review by City Council, and be approved by ordinance adoption. Vested rights approval will be included within the ordinance. APPLICANT'S REQUEST/PROPOSAL: The applicants request an expansion of Unit C-1 by approximately 833 s.f. Mr. Fayez, owner of unit C-1, seeks this expansion to increase the size of existing rooms and rearrange the floor plan, making his unit more architecturally consistent with the other units in the complex, as viewed from the exterior. The proposed square footage of unit C-1 will be approximately 2,770 s.f. The existing unit has three bedrooms and three baths. The proposed renovations will yield three bedrooms, four baths and one den/t.v. room. See Attachment "B", site plans and elevations. The application also requests approval to enclose second story decks of approximately 72 s.f. which have been leaking into the first floor of several of the units. This solution will negate the need to tear out the ceilings of the units for major structural changes. Please see Attachment "C" for comments from Alpine Construction and typical elevation of proposed deck enclosures. Regardless of receipt of approvals to expand unit C-1 and enclosure of the leaking decks, the condominium map must be amended to reflect several minor expansions which were approved and built prior to this property's annexation into the City of Aspen in 1989. Approvals were granted by the Pitkin County Planning Commission in 1986 to allow a 118 s.f. addition to each unit for living room expansion and storage. Eleven of the twelve units completed this expansion. A plat amendment should have occurred at that time, but one was never filed. The total proposed amendments to the original 1979 Lone Pine Condominium plat (including 1986 approval and current request) will result in floor area expansion of approximately 3,113 s.f and site coverage expansion of 122 s.f. for unit C-1. Please see staff comments below for further breakdown of FAR data. REFERRAL COMMENTS: Rob Thomson of the Engineering Department has the following comments: 1. The applicant must furnish an amended condominium map that meets the requirements of Section 24-7.1004.2.1-12. Due to possible design changes the plat must reflect an as -built condition and be recorded prior to final inspection. 2. It appears that the proposed development will change the historic run-off for storm water. Per Section 24-7-1004C.4.f of the municipal code, all but historical drainage must be maintained on site. The applicant must demonstrate to the engineering department that the drywells are sufficient to accommodate drainage on site by providing calculations from an engineer registered in the State of Colorado. We also need the engineer to comment on the functional aspects of the facility in order to determine that it can be cleaned for continual, proper performance. 3. The applicant must agree to join a Special Improvement District if one is ever formed for the purpose of constructing improvements in the public right-of-way. This must be shown on the plat. 4. If planning and/or zoning reclassify or consider the den/tv room as a bedroom the applicant must provide an additional parking space. 5. The applicant shall consult city engineering (920-5080) for design considerations of development within public rights -of -way and shall obtain permits for any work or development within public rights -of -way from city streets department (920-5130). (Attachment I'pn STAFF COMMENTS: The Lone Pine Condo Plat consists of two lots. Lot 1 (approximately .69 acre) contains 28 affordable housing units with their own homeowner's association. Lot 2, the 2.22 acre subject parcel for this application, contains twelve free market units. Section 24-1006 B. allows Council to grant amendments to plats if the changes are consistent with the approved plat. The original plat for these condominiums was filed in 1979. Prior to the parcel's annexation in 1989, the Pitkin County P&Z approved minor expansions (118 s.f.) for each unit. To date, eleven of the twelve units added this area. However, the original plat was not updated afterwards as required by the County P&Z approval. In addition to these changes, the proposed deck enclosures and expansion to unit C-1 will require a plat amendment. The Homeowner's Association wishes to accomplish all of the plat revisions at one time as requested by the Planning Office. Other than updating the plat to reflect past changes to the structures, the issues which should be considered for the proposed deck expansions and enlargement of unit C-1 are: Floor Area: The site area for Lot 2 (the free market condominium parcel) contains 2.22 acres which includes .62 acres of common open space. Maximum floor area allowed in the RMF-A zone for this lot is .36:1, or 34,813 s.f. Calculations provided by the applicant indicate that the project currently includes 25,855 s.f. If this proposal is approved the resulting floor area will be 27,552 s.f.: Existing FAR - 25,855 s.f. (includes 1986 approval) Proposed deck enclosures - 864 s.f. (72 s.f. X 12 units) Proposed expansion of unit C-1 - 833 s.f. total existing and proposed s.f. - 27,552 s.f. Maximum allowed FAR - 34,813 s.f. Site Coverage: With the expansion of unit C-1, the site coverage for Lot 2 will be increased by approximately 122 s.f. Total 0 current site coverage is approximately 20,366 s.f. The new area represents an increase of site coverage increase of roughly .006%. Parking: This proposal will not increase parking needs as new bedrooms are not being created, according to the application. As mentioned by the Engineering referral and substantiated by the land use code parking requirements in the RMF-A zone, the den/tv room cannot be used as a bed room without providing an additional parking space. Staff recommends that a note be included on the amended plat stating that unit C-1 cannot contain four bedrooms unless an additional parking space be approved by the Planning Office and installed on Lot 2. Please see Attachment "E" for development data from the application. STAFF RECOMMENDATION: Planning recommends approval of Ordinance 34, Series 1991 for the proposed expansions and amendment of the Lone Pine Condominium Plat which will reflect these changes and other expansions to date. Ordinance 34 approves a total of 864 s.f. FAR expansion for enclosed second story decks for the free market units, 833 s.f FAR expansion for unit C-1, and 122 s.f. site coverage increase for unit C-1 for Lot 2 of the Lone Pine Condominiums. Planning also recommends vesting the development rights for a period of three years. The recommended conditions are: 1. The applicant must furnish an amended condominium map that meets the requirements of Section 24-7.1004.2.1-12. Due to possible design changes the plat must reflect an as -built condition and be recorded with the Pitkin County Clerk and Recorder prior to final inspection. 2. Per Section 24-7-1004C.4.f of the municipal code, all but historical drainage must be maintained on site. The applicant must demonstrate to the engineering department that the drywells are sufficient to accommodate drainage on site by providing calculations from an engineer registered in the State of Colorado. The engineer to comment on the functional aspects of the facility in order to determine that it can be cleaned for continual, proper performance. 3. The applicant must agree to join a Special Improvement District if one is ever formed for the purpose of constructing improvements in the public right-of-way. This must be shown on the plat. 4. The plat shall state that "Unit C-1 shall contain no more that three bedrooms. If the den/tv room is used as a bedroom, the applicant must provide an additional parking space as approved by the Planning Office." F-XH113IT" L " Attachment "C" ALPINE CONSTRUCTION CO., INC. 315 East main Street Aspen, CO 81611 303/925-7007 FAX 920-3778 To Whom It May Concern: Alpine Construction Co., Inc., has worked on the master bedroom decks at the Lone Pine Townhomes for several years. It is my belief that if the association is granted the ability to enclose these decks with a sunroom system, some of the individual owners would be able to solve a leaking problem that many of the units have in common. Sincerely, Don Sten Westerlind President kar MEMORANDUM 0-3 To: Kim Johnson, Planning Office From: Rob Thomson, Project Engineer1�1 Date: September 3, 1991 Re: Lone Pine Subdivision Plat Amendment Attached is documentation for your files that the applicant has satisfied my comment number two of my July 29, 1991 memo to you for the above referenced. I have telephoned Jane Ellen Hamilton at Garfield and Hecht to let her know. cc Lone Pine Subdivision - File rt/memo91.66 • • RONALD GARFIELD* ANDREW V. HECHT** ROBERT E. KENDIG MICHAEL J. HERRON*** JANE ELLEN HAMILTON CATHERINE H. McMAHON**** -also admitted to New York Bar --also admitted to District of Columbia Bar ... also admitted to Florida Bar ••••also admitted to Illinois Bar HAND DELIVERED GAMELD & HECHT, P.C. ATTORNEYS AT LAW VICTORIAN SQUARE BUILDING 601 EAST HYMAN AVENUE ASPEN, COLORADO 81611 August 26, 1991 Rob Thompson City of Aspen Engineering Dept. 130 South Galena Aspen, CO 81611 Re: Lone Pine subdivision Plat Amendment Dear Rob: AUG 2 6 1991 CITY CiNG1N_PER TELEPHONE (303) 925-1936 TELECOPIER (303) 925-3008 Enclosed for your review is a letter from Jay W. Hammond, P.E., of Schmueser Gordon Meyer, Inc. setting forth the results of his site visit to the Lone Pine Condominiums with reference to your concerns set forth in your memo to Kim Johnson dated July 29, 1991. In that memo you indicated your concern that the proposed development at the Lone Pine Condominiums might change the historic runoff for storm water. Your memorandum requires that the applicant demonstrate to you that the on -site drainage is sufficient. I believe that Jay's letter will indicate that he does not find any site drainage problems will arise by virtue of the proposed expansion of Lone Pine Unit 1C. If you have any questions regarding this issue, please call either Jay Hammond, whose phone number is listed on his letter, or the applicant's architect, Tom Landless, at 963-1617. Either or both of them are available to meet with you at your convenience to discuss this matter further, if necessary. If Jay's letter satisfies your concerns regarding the proposed development, we would appreciate receiving a telephone call from you to this effect prior to the next City Council meeting. Sincerely, GARFIELD & HECHT, P.C. fflzi-tl a e Ellen Hamilton JEH/bc Enclosure cc: Buck Olmstead (w/enc.) Tom Landless (w/enc.) SCHMUESERWON MEYER INC. Box 2155 pen, Colorado 81612 (303) 925-6727 Fax (303) 925-4157 August 23, 1991 CONSULTING ENGINEERS & SURVEYORS Mr. Tom Landless, AIA 485 Valley Road Carbondale, CO. 81623 RE: Lone Pine Condominium, Unit 1 C Drainage Dear Tom: I am writing in follow-up to our site meeting today regarding a proposed addition to unit 1 C of the Lone Pine Condominium and whether site drainage would be impacted by the proposal. Based on our meeting at the site and a review of the proposed addition plan, I observe that 76 square feet of existing concrete slab will be removed and replaced with lawn or landscaping. The addition itself represents 90 square feet of new structure but is located over an existing patio slab and therefore represents no new impervious area. Based on these observations, and your indications that the owner intends no significant modifications to the small berm adjacent to the patio which would serve to direct runoff down the slope to the south, I do certify that the proposed remodel will not result in any detrimental modification of historic drainage patterns. I hope this will provide adequate response regarding drainage impacts associated with the Lone Pine Condominium Unit 1 C remodel. Feel free to contact me if I may provide further information or support these comments in any meetings with City of Aspen staff. Respectfully Submitted, SCHMUESER GORDON MEYER INC. y . Hammond, P.E. Principal, Aspen Office JH/jh LPC1 C 1001 Grand Avenue, Suite 2-E • Glenwood Springs, Colorado 81601 9 (303) 945-1004 • 0 TO Kim Johnson MESSAGE DISPLAY From: Bill Drueding Postmark: Aug 01,91 2:24 PM Status: Certified Previously read Subject: Reply to: Lone Pine application ------------------------------------------------------------------------------ Reply text: From Bill Drueding: We define a bedroom as a room used for sleeping and in the configuration of containing a cloths closet and or a full bath. it also has to have a separate door and the proper egress windows as required by the uniform building code. It does not matter what you call the room or your intentioal use. If the room fits the above, it is a bedroom. Preceding message: From Kim Johnson: I requested referral comments from you regarding this proposal to add a "den/tv room". Since the potential is there to use this as a bedroom (with no corresponding increase in parking on the site, please forward a statement reiterating the parking requirement and the use of that room, for the record. Thanks for your quick reply as I am working on the memo for Diane's review tomorrow. rFJ • • v o••• u 1) Project Name Lone 1 wnnome wuuv«<1�...«� 2) Project Incation according to Ptat Book 7 at Page 60 (indicate street address, lot & block mmber, legal description where appropriate) RMF -A 4) Lot Size 2.22 a c . 3) Present wing 5) Applicant's Name, Address & Phone f Lone Pine Townhome Condominium Association, Inc. and Zuhair Fayez, c/o representative 6) �r�tative's Name, Address &Rune I Jane Ellen Hamilton, _ Garfield & Hecht, P.C., 601 E. Hyman Avenue, Aspen, CO 81611 7) Zype of Application (please check all that apply): Conditional Use Conceptual SPA Cbrmceptl Historic Dev. Special Review Final SPA Final. Historic Dev. 8040 Vreenline Conceptual P[ID Minor Historic Dev. Stream Margin Final PUD Historic Demnolition Mountain View Plane X Subdivision Historic Designation Amendment Cmdominiu ization Ttxt/Map Amesm&rnt CK�S Allotment lot Split/lot Line C11S E4e0ptign Adjusboent Descriptionof Existing Uses (number and type of CzLst ing st Uctzses: 8) approximate sq. ft.; number of bedrooms; any _previous approvals granted to the prope ty) . - Twelve (12) Free Market condominiums; 3BR-3BA each of varying square footage; previousl ranted subdivision exemption approval by Pitkin Count g) Description of Development Application Amendment to subdivision development order 7-1006 for enclosure of bedroom decks and ex ansion of Unit C-1 10) Have you attached the follmdrq? p&spmseto Attachment 2, Minimae Submission Contents Response to Attacbment 3, Specific Submission Contents p&spanseto Attact ent 4, Review Standanis for Your Application 2 Attachment "D" MEMORANDUM To: Kim Johnson, Planning Office From: Rob Thomson, Project Engineer RS Date: July 29, 1991 Re: Lone Pine Subdivision Plat Amendment After reviewing the above referenced application, and having made a site inspection, the engineering department has the following comments: 1. The applicant must furnish an amended condominium map that meets the requirements of Section 24-7.1004.2.1-12. Due to possible design changes the plat must reflect an as -built condition and be recorded prior to final inspection. 2. It appears that the proposed development will change the historic run-off for storm water. Per Section 24-7-1004C.4.f of the municipal code, all but historical drainage must be maintained on site. The applicant must demonstrate to the engineering department that the drywells are sufficient to accommodate drainage on site by providing calculations from an engineer registered in the State of Colorado. We also need the engineer to comment on the functional aspects of the facility in order to determine that it can be cleaned for continual, proper performance. 3. The applicant must agree to join a Special Improvement District if one is ever formed for the purpose of constructing improvements in the public right-of-way. This must be shown on the plat. 4. If planning and/or zoning reclassify or consider the den/tv room as a bedroom the applicant must provide an additional parking space. 5. The applicant shall consult city engineering (920-5080) for design considerations of development within public rights -of -way and shall obtain permits for any work or development within public rights -of -way from city streets department (920-5130). cc: Chuck Roth, City Engineer rt/memo91.56 0 0 EXHIBIT" A y' Attachment "E" 4/2/91 Lone Pine Condominiums Floor Area Ratio Calculations For Free Market Units Lot Area: Lot 2 1.50 ac Common .41 ac Common .07 ac Common .14 ac Total 2.22 ac (96703 sf ) Floor Area Ratio ( FAR ): .36 : 1 Allowable Building Square Footage: .36 x 96703 sf = 34813 sf Existing Building Square Footage: Building C: Unit C 1- First Floor, plate height of 10 ft. or less 586 plate height of 11 ft. 592 x 1.05 = 622 plate height of 13.5 ft. 39 x 1.175 = 46 plate height of 17.2 ft. 84 x 1.36 = 114 Sub -total 1368 Second Floor, plate height of 10 ft. or less 283 plate height of 12 ft. 121 x 1.21 = 133 plate height of 15 ft. 63 x 1.25 = 79 Sub -total 495 Storage 77 Total 1940 Unit C 2- ( also units D 7, E 1 ) First Floor, plate height of 10 ft. or less 490 plate height of 11 ft. 489 x 1.05 = 513 Sub -total 1003 Second Floor, plate height of 10 ft. or less 698 plate height of 11 ft. 125 x 1.05 = 131 plate height of 13.5 ft. 55 x 1.175 = 65 Sub -total 894 Storage 90 Total 1987 LJ Building D Unit D 1- ( also unit D 2 ) First floor, same as unit C 2 Second Floor, same as unit C 2 Storage Total 1003 894 49 1946 Unit D 3- (also units D 4,5,6,& E 2,3 ) First Floor, same as unit C 2 1003 Second Floor, same as unit C 2 894 Storage 67 Total 1964 Building F 862 Total Building C- Unit C 1- 1940 Unit C 2- 1987 x 3 = 5961 Building D- Unit D 1- 1946 x 2 = 3892 U n it D 3- 1964 x 6= 11784 Building F- 862 24439 Approved additional square footage: -4435'sf per unit for 12 units =346 Garages: Square footage is less than 500 square feet per unit and is therefore exempt from F.A.R. calculations, per meeting with Planning Office on 4/2/91. Total existing F.A.R. ( and pre approved additions ) Prepared by Thomas Landless A.I.A. for Fayez Properties, Boulder CO. RIVER BLUFF TOWNHOME ASSOCIATION 0155 Lone Pine Road Aspen, CO 81611 August 5, 1996 Mr. David Michelson Aspen Planning Department 130 South Galena Street Aspen, CO 81611 Re: Renewal of Ordinance #34 Series 1991 Aspen, Colorado Dear Mr. Michelson: On September 9, 1991 the Planning Commission and the City Council of the City of Aspen approved our request to enclose the second floor deck areas of each of our twelve (12) townhouse units in order to prevent certain leaking problems that have continued to cause serious water damage at our complex. This approval right was vested to us for a period of three (3) years from the date of final adoption, September 9, 1991. It would appear that the time period for this approval right has lapsed with various Homeowners still wishing to make this second floor modification to their units. Therefore, The Board of Directors of the River Bluff Townhome Association requests your permission to extend the right to expand and enclose these second floor decks for an additional 3-5 year period of time. Of course, we will abide by any and all building, fire, plumbing, electrical and mechanical codes required. Your timely attention to this matter will be greatly appreciated. Sincerely, RIVER BLUFF TOWNHOME ASSOCIATION Glenn Daly President Apo -ST163du • 3755 S640044 054 GRASS Cap THEO* Im c 1 4 zemm, ol 37.00 0 CON Are*" it Aq K* OJIL . wm USA, �oqvoo 83AS A I? M4 4,u Ar wrsr j?Rwu war SL/SmVYS Tro rAOIIIIII cawr " F 46 r4fv -40"WVA& CA L 7Ar "soaMVAW OF 1 Ge" 4 'Caft nps ftLoj%G -jr Ice. N it.00. a 58 w % a 13i49'47- IM.00# R L a ag Tf9i7,o Co 49.461- 41p K LJ/ ce - of 00-ft, a Lr �6 WILDON -E - pis AIOWA a 60.120. 2650 Ft • 3MW -w T" L 02.W as 90 SCALE CO2V5# Re 3% -24f CO 34-40 a w L a 49.94s T*25.(Xo C =ter: _- _ -_ - - - -ss - j.� - � ��.- _ -_ _ r _ - __ - - _. - - �� �- - - -/��` 1 �����► - - - COMMUNCTY.. _SENT -- -- -- r--- I>- LOHff W�T�R_.VnL1RC p i Ne __ 7777 / ,Kve1 70-70.l5, our- 7"0.,3 POW M. -� � � � ;::s—Gtk-• li'J(r i2- �- � �'. �.` � I �. � ,- 5 rolt 04-17Q IQ INI I 1 ' r/1�' 13 7(5 \ , i.MYi•:.: .. !'l• •;� 'l� f' f. .. ilJ � _`\\.\`�` h.i� w�_ l _. �� �^�"'rY \��.\ �.. ' ` , ,, r�. ••,,,..�i. sA .t.F-e;'.._ir , .� f, K F•-V. I� •r _ -� ��•Z. � y . x��_- \�- . \ \ � � `� �\\` \.� • GYM `II�' .. `• �� -� \\ � � .ice Z .t � � \ \ / / - \\�NI N-I JN coo r : �!� y w� '� Y 4 i u1 `fir' I .1` 1 \\, �3r 'ram• ... �� ` `� 1 ram'..: 1 ( ' �. IN 764 3. 7,1 ASPEN/PITKIN PLANNING OFFICE 130 South Galena Street Aspen, Colorado 81611 (303) 920-5090 LAND USE APPLICATION FEES City 00113 -63250-134 GMP/CONCEPTUAL -63270-136 GMP/FINAL -63280-137 SUB/CONCEPTUAL -63300-139 SUB/FINAL -63310-140 ALL 2-STEP APPLICATIONS -63320-141 ALL 1-STEP APPLICATIONS/ C) CONSENT AGENDA ITEMS REFERRAL FEES 00125 -63340-205 ENVIRONMENTAL HEALTH 00123 -63340-190 HOUSING 00115 -63340-163 ENGINEERING cep • 6d SUBTOTAL County 00113 -63160-126 GMP/GENERAL -63170-127 GMP/DETAILED -63180-128 GMP/FINAL -63190-129 SUB/GENERAL -63200-130 SUB/DETAILED -63210-131 SUB/FINAL -63220-132 ALL 2-STEP APPLICATIONS -63230-133 ALL 1-STEP APPLICATIONS/ CONSENT AGENDA ITEMS -63450-146 BOARD OF ADJUSTMENT REFERRAL FEES: 00125 -63340-205 ENVIRONMENTAL HEALTH 00123 -63340-190 HOUSING 00113 -63360-143 ENGINEERING PLANNING OFFICE SALES 00113 -63080-122 CITY/COUNTY CODE -63090-123 COMP. PLAN -63140-124 COPY FEES -69000-145 OTHER SUBTOTAL TOTAL Name: 2•�\ `G r �� ��� Phone: Address:—' Project: Lo Check # �� Date: Additional billing: #of Hours: (� r4 � 3 58800"W S, .30�2 F Common O- 0 rX Y 0— = 29'02'05" R = 217.76' T = 56.39' L = 110.J5' I I / �s90 �` Ilk Lone Pine \ A. To Wnh o use Condominiums \ Lot I � •?•q, � — moo., J 1 � -- ..'.7a, 114 M1 \ L27. S 5 ?9. ♦ -- --_ BO. 6 2So• i- a, o 'yp e ................ ice. S \ e \ 4 T e• � a &0. \ i L40 Lot 2 --- --- 0 = 13.19'47" 3 \ - R = 170.00' T = 19.86' �> \ L = 39.55' IL = 00'26'50 \ J R = 378.00, ,y 60 N) 9g29, T = 1.48' `Srr• L = 2.95' SAS A3 `Y Common C - A = 0724'30" R = J86.24' 0 T=25.01'� L = 49.94' SCHMUESER GORDON MEYER INC. 1001 GRAND AVENUE, SUITE 2-E GLENWOOD SPRINGS. COLORADO 81601 45-1004 ASPEN,sCOLOAADO (303) 925-6727 W '0 L on epin e Condominiums msiav, GRAPHIC SCALE 30 0 15 30 BO 170 ( IN FEET ) 1 inch = 30 N.. IMPROVEMENT LOCATION CERTIFICATE l hereby certify that this improvement location certificate was prepared for Zuhoir Fayez , that it is not a land survey plot and that it is not to be relied upon for the establishment of fence, building, or other future improvement lines. l further certify that the improvements on the above described parcel on this date 10 May 1991, except utility connections, are entirely within the boundaries of the parcel, except as shown, that there are no encroachments upon the described premises, except as indicated, and that there is no apparent evidence or sign of any easement crossing or burdening any part of said -_ except as, noted. -�-,-, KENNETH R^W/LSON L.S. 15710 DATE c� Description Lot 2, Lone Pine Subdivision, City of Aspen, County of Pi Tn State of Colorado. —tel— BURIED TELEPHONE LINE w SIGN — g— BURIED GAS LINE pQ CAS VALVE —„—� FENCE LINE CURB STOP 57 ROCK WALL 'd POWER ; OLF — tv— CABLE TELEWS/ON LINE >;* LIGHT POLE — , — ELECTRICAL LINE WATER VALVE — w — WATER LINE ARE HYDRANT —ts— SANITARY SEWER DIVE O TELEPHONE RISER —�h�— OVERHEAD UTILITY UNE O G4BLE RISER m SEWER M4NHDLf C EXIST. CULVERTS Wi STORM DRAIN INLET DECIDUOUS TREE ELECTRIC TRANSFORMER EVERGREEN TREE V ANCHOR BOLT Legend and Notes: - n indicates found monument as described. o indicates set monument rebar and cop L.S. 75710. - L indicates control point - Survey Orientation based on found monuments as shown. Easements shown are from plat of Lone Pine Townhouse Condominiums recorded in Plot Book 10 Page 12. DA7F I er I Drawino File: lone Job 91055 Ornwn by: kw Dots 3 dlay 91 Appr. by N OF 1 I Kow ALL M -aLu vpwm-m 7ww rywa, LTD. CUOTFER i/4 '�-,ANER SLOOON 7, k-.Th,; OW11W, TV#Ad? AND rUtW, (W MPWlVWZW", 'I TI) S, a *4w 00� THE&" PIA *�,".,APA Pk-WM-:Es S114W MA: cIw"Llk X" NrZA SP^SS ',AP LAMW�;90, AND wA_�XY 1190CM. -AY13;;S ASO L4m§ AS�JCIATT(At BEUK sOV—.4dU OP CE"Al,i tAAU M C)LOMDO, OWSCQZACO AS Mla-'WS: jj 741 A rARCtT S� Ir _k,4.L� SJT�A-­ "* 1 ?4 L4 CIANTY AN 71 di ur." ir r"r. 7 AA�M*LSb= -,4frC*E ME S "004'00* E___, 9A v rirt I es. 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JO' L3 N64'12'14 W 3.60, L4 S25'47 46 W 5.50' L5 V64'12'14 W 2.00' L6 N25'47'4 E 1.J0' 7 8 L9 N64'12'14 W 52547 4 W N64'12'14 W _ i.50' j.50' 2.00' L 10 N25'47 4 E 1.30' L 11 N64'12'14 W 3.50' L12 S2547*4 W 5,50' 03 N2S513 E 5.50' L 14 N64'08'0 W 3. 60, L 15 S25*5 1'52W 1,30, L 16 N64'08 OB W 2.00' L 17 S25'515 W 5.50' Lie N64'08 OB W 3.50' L 19 S25'51 5 W 1.30' L20 N64'08'08W 2.00' L21 N8700' E aoo, L22 N2537J £ 5.40, 12J N64'222 W 1.80, L24 S25'37' W 1.20' 125 N25'37:i E 1.20' L26 N64222 W 4.40' L27 S25J7 J W 5.30' L28 N25'37 J E 5.50, L29 N64 22°2 W J. 40' L30 S25'37'IrW 1.30' L31 N64222W 2.10' 02 S6422 2 E 5.20' L33 N25'373 E 2.60' 04 S64222 E 1.50' L35 S25"J7XrW 2 60' L38 N2537' E 2.60' LJ7 $64'222 E a80' LJ8 N25'51 52 E 5.50' L39 N84'08' W 3.60' L40 S 551'5W T.30' L41 N64'08' 2.00' L42 N25'5152 E 5.50' L4J N64'08'0 W 3.60, L44 S251513 W 1.30, L45 N64'08'0W 2.00' L48 N64'08'0W 2.00' L47 S25515 W 1.J0' L48 N64'08'0 W 3.60, L49 N2551'5E 5.50' L50 N64'08'08W 2.00' L51 S25'515 W 1.30' L52 N64'08'08W J.60, L53 N255152 E 5.50, L54 N64'08OB W 2.00' L55 S25515 W 1.30' L56 N64'08'O W 3.60, L57 N25'5152 E 5.50' L 62 S64'080 E 4.60' L 63 S64'08'0 E 4.60' L64 N64'08'0W 3.00' ASS• 0 = 29'02'05" R = 217.76' T = 56.39' L = 110.35' 0 = 13" 19'47" R = 170.00, T = 19.86' L = 39.55' 0 = 00'26'50" R = 378.00 T = 1.48' L = 2.95' Lone Pine Townhouse Condominiums = 07'24'30" R = J86. 24' f-- SD T = 25.01 ' f� L = 49.94' �L Z M5 o q,o&��//o cl l to �// 2,01 3(� (� GRAPHIC SCALE 30 0 15 30 60 ( IN FEET ) I inch = 30 ft 120 IMPROVEMENT LOCATION CERTIFICATE l hereby certify that this improvement location certificate was prepared for Zuhair Fayez , that it is not o land survey plat and that it is not to be relied upon for the establishment of fence, building, or other future improvement lines. l further certify that the improvements on the above described parcel on this date 10 Moy 7991, except utility connections, are entirely within the boundaries of the parcel, excl-Di as shown, of ther( re no encroachments upon the scribed prem, as, except as inulcated, and that there is no apparent evidence or sign of any easement cro.>sing or burdening any part of said Pfcel, except as noted. KENNETH R. WILSON L.S 15710 DATE 1. Description` Lot 2, Lone Pine Subdivision, City of Aspen, County of Pitk�in State of Colorado. te1 BURIED TELEPHONE LINE g BURIED GAS LINE K-X---E FENCE LINE ® ROCK WALL -- fv- CABLE MEVISION LINE - e ELECTRICAL LINE w - WATER LINE - ss SANITARY SEWER LINE - P-- OVERHFi4D UMITY LINE EXIST. CULV£7'7S DECIDUOUS TREE EVERGREEN TREE Legend and Notes: ov SIGN Dd CAS VALVE 'tY CURB STOP POWER POLE # L16HT POLE M `WATER VALVE RRE HYDR4NT O TELEPHONE RISER O CABLE RISER ® SEWER MANHOLE iN STORM DRAIN INLET ELECTRIC TRANSFORMER -� ANCHOR BOLT ❑ indicates found monument as described. a indicates set monument rebar and cop L.S. 15710. - I^ indicates control point Survey Orientation based on found monuments as shown. Easements snows are from plat of Lone Pine Townhouse Condominium recorded in Plot Book 10 Page 12.