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Home My WebLink AboutLand Use Case.200 Silverlode Dr.A037-97177 4 lue/ tohe -02 2737-074-30-010 A37-97 Fuchs DRAC 6-**era*Â·-Pee,4++-*i=4*0a*lade % 6O~A/VU-~ C\124 \ I \ 1 17 N 1- .. CASELOAD 11]DE,C PARCEL ID:|2735-074-30-010 DATE RCVD: |05/08/97 # COPIES:~- CASE NC)~A037-97 CASE NAME~Fuchs DRAC & Final PUD Amendment/Lot 10 Silverlode PLNR:|Chris Bendon PROJ ADDR:~Lot 10, Silverlode DR. ~ CASE TYP:| STEPS:] OWNLAPP: Fuchs, Ricki & Peter ADR~25 Mountain Trail C/S/Z:~Stanford, DT 0690 ~ PHN:~(203) 329-9086 REP:~Richard Klein ' ADR:]P. O. Box 737 CfS/Z:~Aspen, Colorado 81 PHN~920-1752 FEES DUE:~450 FEES RCVD~450 STAT: F- REFERRALS~ ' REF:~ BY~ DUE:~ MTG DATE REV BODY PH NOTICED 05/22/97 DRAC y DATE OF FINAL ACUBE~05/22/97 BOCC\CC: DRAC Reso #97-05 REMARKS~ PZ: BOA: CLOSED:~ 10/03/97 BY: ~sh HRG OFF: PLAT SUBMITD: ~ PLAT (BK.PG}:~ ADMIN: I ~ELOAD SUMMARY SHEET - CI~OF ASPEN DATE RECEIVED: 5/8/97 CASE # A37-97 DATE COMPLETE: STAFF: Chris Bendon PARCEL ID # 2737-074-30-010 PROJECT NAME: Fuchs DRAC & Final PUD AMendment/Lot 10 Silverlode Project Address: Lot 10, Silverlode DR. APPLICANT: Ricki & Peter Fuchs Address/Phone: 25 Mountain Trail, Stanford, DT 06903 203-329-9086 OWNER: same Address/Phone: REPRESENTATIVE: Richard Klein Address/Phone: P.O. Box 737, Aspen, Co. 920-1752 RESPONSIBLE PARTY: Applicant Other Name/Address: FEES DUE FEES RECEIVED PLANNING $450 PLANNING $450. # APPS RECEIVED ENGINEER $0 ENGINEER $ # PLATS RECEIVED HOUSING $0 HOUSING $ GIS DISK RECEIVED: ENV HEALTH $0 ENV HEALTH $ CLERK $ CLERK $ TYPE OF APPLICATION TOTAL $450. TOTAL RCVD $450. Staff Approval Review Body Meeting Date Public Hearing ? Nt 9)12 @Yes C]No 1 CC C]Yes UNo CC (2nd reading) C]Yes EINo REFERRALS: E City Attorney Il Aspen Fire Marshal U CDOT El City Engineer (DRC) E City Water E ACSD E Zoning Â£ City Electric U Holy Cross Electric U Housing E Clean Air Board U Rocky Mtn Natural Gas E Environmental Health El Open Space Board El Aspen School District El Parks E Other: E Other: DATE REFERRED: INITIALS: DATE DUE: APPROVAL: Ordinance/Resolution # 1*AG &60 4 11:04 Date: i/~641 21 Staff Approval Date: Plat Recorded: Book , Page CLOSED/FILEDA / pATE: 9. (7. 99- INITIALS: ~W) ROUTE TO: (201*e .. MEMORANDUM TO: Design Review Appeal Committee THRU: Stan Clauson, Community Development Directof'l Julie Ann Woods, Deputy Director (~Apj - T FROM: Christopher Bendon, Planner NM RE: Fuchs Residence Silverlode Subdivision Lot #10 DATE: May 14,1997 4* 4 1 SUMMARY: <410*6 The applicants, Ricki and Peter Fuchs, are requesting a waiver of the Residential Design Standard concerning garages for Lot #10 of the Silverlode Subdivision. Waiving this garage standard will allow the Fuchs to push their garage forward of the main facade and use a smaller retaining wall. Staff recommends granting this variance, with conditions. APPLICANT: Ricki and Peter Fuchs. Represented by Richard Klein, Architect. LOCATION: Silverlode Subdivision Lot #10. ZONING: AH1-PUD. Free-Market Residential portion of subdivision. LOT SIZE: .418 acres = 18,186 Square feet. FAR: 80% of FAR = 3,442 square feet, pursuant to subdivision approvals. Applicant is also requesting an increase to 90% FAR (3,872 square feet) through 8040 Greenline Review with the Planning and Zoning Commission. CURRENT LAND USE: Vacant. PROPOSED LAND USE: Single Family Free-Market Residence. 1 .. PREV]OUS ACTION: DRAC has not previously considered this ease. REVIEW PROCEDURE: DRAC may grant relief from the Residential Design Standards if the variance is found to be: a) in greater compliance with the goals of the AACP; or, b) a more effective method of addressing standard in question; or, c) clearly necessary for reasons of fairness related to unusual site specific constraints. All hearings are public hearings open to the public. Applicants are required to post the property at least five (5) days in advance. BACKGROUND: This lot is one of the free-market lots created by the Silverlode Subdivision, a private sector affordable housing project. The Land use approvals for the subdivision exempt development from those Residential Design Standards affecting FAR calculations. The applicant is also requesting to increase the allowable square footage on the site from 80% FAR to 90% FAR through Special Review with the Planning and Zoning Commission, and realigning the entrance to the property through an insubstantial plat amendment approval. FINANCIAL IMPLICATIONS: There are no discernible public costs associated with this request. ~TAFF COMMENTS: The applicant's proposed development is not in compliance with the following Residential Design Standard: 16.58.040(330) For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house. In response to the review criteria for a DRAC variance, Staff makes the following findings: a) in greater compliance with the goals of the AACP; or, Staff Finding: The proposed variance is not in greater compliance with the goals of the Community Plan. b) a more effective method of addressing standard in question; or, Staff Finding: 2 .. The proposed variance is not a more effective method of addressing the garage standard. c) clearly necessary for reasons offairness related to unusual site specific constraints. Staff Finding: This property is a difficult property to access with a car due to the steep terrain, building envelope designation, and predetermined access point. The proposed variance allows the applicant to retain the slope with a 6 foot boulder wall. To meet the garage standards and applicable standards for driveway grades, this retaining wall would need to be approximately 12 to 14 feet high and constructed with concrete. Aesthetically, this variance allowing the garage to jut forward from the house, would be an improvement over the massive concrete retaining wall. Also important in this consideration is the limited view of the garage from the street due to slopes within the front setback. The primary view of the garage will be from the driveway when entering the parcel. The standard would limit the presence of a garage door from this view but would result in a large concrete wall. The variance would increase the presence of the garage door, but will allow for a smaller, boulder retaining wall. RECOMMENDATION: Staff recommends DRAC grant a variance of Residential Design Standard 26.58.040(A)(3) addressing garages for the subject property, Lot #10 Silverlode Subdivision, with the following conditions: 1. To the extent practical, the applicant shall construct retaining walls with boulders, or other natural materials, and minimize the extent of concrete facing. 2. As proposed, the applicant's development proposal is subject to 8040 Greenline review and approval by the Planning and Zoning Commission and an insubstantial Plat Amendment approval by the Community Development Director as required in the Municipal Code. In no way shall this approval imply approval of any other required approval. 3. All material representations made by the applicant in the application and during public meetings with the Aspen Planning and Zoning Commission shall be adhered to and considered conditions of approval, unless otherwise amended by other conditions. RECOMMENDED MOTION: "I move to grant a waiver of the Residential Design Standard 26.58.040(A)(3) regarding garages, finding that the variance is clearly necessary for reasons of 3 .. fairness related to unusual site constraints for the Fuchs Property, Lot #10 0 f the Silverlode Subdivision, with the conditions listed in the Staff memo dated May 14,1997." ATTACHMENTS: Exhibit A - Application 4 . 7/2 9Â»018-y,04 J INCORPORATED May 9,1997 Christopher Bendon, ASLA Planner Aspen/Pitkin Community Development 130 South Galena Street Aspen, CO 81611 Re: Lot 10, SilverLode Subdivision Dear Mr. Bendon, We would like to inform you that we have reviewed Preliminary Drawings for a new residence at Lot 10, SilverLode Subdivision ( a subdivision developed by the Williams Ranch Joint Venture and subject to WRJV Architectural Review Committee). We have given preliminary approval to the applicant. We would also like to note that in relocating the driveway and siting the residence, the development minimizes impact to the site and the design is such that no retaining walls will be required. We encourage the Planning staffto give favorable review to this project. Thank you for your time and attention, Sincerely, *3*0147 Thomas G. Stevens Project Manager, Williams Ranch Joint Venture & WRJV Architectural Review Committee 312 E, Aspen Airport Business Center, Aspen, Colorado 81611 (303) 925-6717 FAX: (303) 925-6707 .. May 8, 1997 Attachment 1.9b discussion The platted realignment of the driveway for Lot 10 of the Silverlode Subdivision as shown in the Banner Engineering firm submittal to the City of Aspen Engineering Department does not correctly illustrate the impact this driveway alignment has on the site. With further study in larger scale, it is illustrated that this alignment actually requires a cut bank of 12 ft. in the Pedestrian Access and Utility Easement as compared to a cut bank of only half that, 6 ft. in the proposed new driveway alignment as illustrated by the proposed site plan. The proposed realignment of the driveway as illustrated by the proposed site plan impacts the site to a much lesser degree and is a better design solution to vehicle access to the building envelope. . 0-11757- 0 -74 -30 -O/0 ATTACHMENT 1 LAND USE APPLICATION FORM 1. Project name f u cr. 5 KES,PENCE 2. Project location Lo T 1 0 Li ILVER LoPE SUB Pivt<,lt,N Al fLW ' Co 101(ojl (indicate street address, lot and block number or metes and bounds description) 21,4 3. Present zoning AH 4. Lot size.41 & Ac Â· = az~--. liN2- 1% 1 $ c. 54. Mr. 5. Applicant's name, address and phone number Alcfl App fr-"h.F- Fuc.f", CZE; MourTAIN lpÂ·Al L , 9-rÂ»,Fofo , c-r. 06Â©1 011 16 4 Â· 96 Zi ' 4 43 6. Representative's name, address, and phone number kicAâ€¢ BP KLE 1/ , A B.cr; 1-rECT r.oÂ· 14 * -1 .7 -1 ASFQI CO 561 4 ' 1 11 0 . 9 1. O - 1 -1 9 U. 7. Type of application (check all that apply): Conditional Use Conceptual SPA Conceptual HPC Special Review Final SPA Final HPC 8040 Greenline Conceptual PUD Minor HPC Stream Margin Final PUD Relocation H PC Subdivision Text/Map Amend. Historic Landmark GMQS allotment GMQS exemption Demo/Partial Demo View Plane Condominiumization X Design Review Lot Split/Lot Line MIN.f- rd, AR EN P . Appeal Committee Adjustment 8. Description of existing uses (number and type of existing structures, approximate sq. ft., number of bedrooms, any previous approvals granted to the property) Ex lvT,â€¢1 4 f-â‚¬610â‚¬-h'TIâ€¢L Ltr-T FF.Â° r'5â‚¬-O dKES / D E./c-L 09- 4- SEp h. 44 A fr 80* . 47$00 s 4, pm r Alp- . 9. DescMption of development application P R-res LD DES \ Q N 40 L v-[ Le W *o LA Iptrt Ls cATE 41 A- F.A (RE. Â¥E k ofh-b ly/, u c E p O . 6 0 -5 Tâ€¢ w P AF-,> 67 , D. A A. C. KE v (Ew 15 FLENO < FLF=p ' 10. Have you completed and attached the following? >< Attachment 1- Land use application form A Response to Attachment 2 1 Response to Attachment 3 16, t L b _-W*A -D@Â·Au el.u..,Â« Y Le c.flora *pv â‚¬B*LrÂ·r \KYA Ca, 4 NE . 'F'9 9 5 L" P Flu 4-w. r L.D U -r i. N B iplt-14.2.Ll IM f 4(-7 7 0 4,-rie . Mit..A pot' PLAA L.3 17. S I C", B lp F F.Et v 112&.p , . 19. /*425â‚¬ ,1/ 060 95 P~6 1%5ED D/1,3 All&>DI,fil,-7- Silverlode Lot 10 rEEL30 0 30 FEET --1 i \ iR APHIC S CAL E 1 Â»~= 30 Â»-Â·t_. r )X \ - 1 \ 1 - 6090-> <- -- 60>0 9.\ 1 k - N \ N. \ 8060 >2 --0-37</ , -- \ billi\1 edt - 141' 9 <11'IL \ 9/ - LOT 10 // /rl\\170/ 6 449% El 11 15 / CO /0 \ 0 - 1 >\t t / 9/ G / \30 4/ 0- / 4\ / 4 0/ 6/ 2, 0, 6 \ 2 / LOT 11 1 0 0/ \ 00 \ l 3 / 4/ GO, 4 1\ 80 11 \44 @1 -- 3 \\ 1 41 \41/4 -- - -96Â« liica#p 't / I %. \ -1 \Â« 19/ FR~M GMT'r E N 4 1 P % t 1[1-1 klle pit f &12 -rtle,JT 11 11Â£/ r / I \\ f . i I P 1 1 / 1-- 1 , r P 0- , 0 8 - 5- \A , 0 / j- 1 1 b p jr ~~~ -0 1.16 1 / 4 - \ J *Â· Aln / , 1 / - /4 7 =/6 l\/ 1 / r tl l 41 -- / \ f 4 C\ -P , 1 \ j r -d U /1 1 1 i ' _ ill ilt / CK 1 ' ~0 0 1 L lt; 1 U ,!E~ N~-11 4 EL, ILM- - 1 \1 - 1 l// 1 i//,1 ~ 43- J, 7 - N \ 01 \\ / 1 1 / 9 > l >-Â«/ X--1; 2 44 4 1-P. i 2-2 .5 -. \b \ 1 /354 1 \ 1 0// 7 ' //,166 t.44 14 Ull .111 1\ 2 t. Ac,7 & M 2 4 1 ~ f Z 1/ , 1 1 1 m 1. / j $ d 1,1 3 - I , y l Â£ 1 L 'r #1 -- $/ 11* -ZI- _ 5~-77 1 , / - .- 8-0 - 4-- -, ,. --* %*<*, * - *1 1 1 , 1 1 r . r .- 1 4 E-64EMÂ£,41 / - - .)6 * 7 i ~ -43 ~- ,-------6,1"e.h| H-#*'EN _-Td fi~.L Att , 29 1' *- I , C-7 1 C i k Yall ~ -r--~ 1 th- 4 1 L i -- ------r --- . 1 1 = p O r IL *j B 11 \ 4 1 111 '21 -1,0 e p 0 1 5 1 bl 4 9 8 11 1 M ,| st All U % D 4 -*t .. ATTACHMENT 2 GENERAL SUBMISSION REQUIREMENTS All development applications must include the following information: 1. The applicant's name, address, and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of any representative authorized to act on behalf of the applicant. 2. The street address and legal description of the parcel on which the development is proposed to occur. 3. A disclosure of ownership of the parcel on which the development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of thetroperty, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the development review. 4. An 8 1/2" x11" vicinity map locating the subject parcel within the City of Aspen. 08 MAY '97 le:05 ~SEN COVELLTING 071 4385333 P.1 City of Aspen May 8, 1997 Aspen Colorado I hereby authortze Richard Klein of Anderson, Klein Architects and Designers to represent me in discussions regarding our property at Silverlode in Aspen 4 41 6 6/ . PETER H. FUCHS .. City of Aspen May 8, 1997 Aspen Colorado Applicant: Ricki and Peter Fuchs 25 Mountain Trail Stanford CT 06903 (203) 329-9086 Representative: Richard Klein, Architect Anderson Klein Architecture interiors P. 0. Box 737 Aspen CO 81612 (970) 920-1752 .. May 8, 1997 Attachment 2.2 response Lot 10 silverlode Subdivision, Aspen CO 81611 street address not determined yet .. LAW OFFICES FREILICH, MYLER, LEITNER & CARLISLE A PARTNERSHIP INCLUDING PROFESSIONAL CORPORATIONS IN COLORADO 106 SOUTH MILL STREET, SUITE 202 ASPEN. COLORADO 81611 DAVID J. MYLIE R. P.C. TEI.EPHONE E. MICHAEL HOFFMAN (970) 920-1018 ALAN E SCHWARTZ FACSIMILE OFCOUNSEL (970) 920-4259 May 8, 1997 Mr. Richard Klein Anderson - Klein Architecture Interiors, Ltd. 465 N. Mill Street, #3 Aspen, Colorado 81611 Re: Title to Lot 10, SilverLode Subdivision Aspen, Colorado (the "Property") _ Dear Mr. Klein: I respond to your recent inquiry concerning title to the above-referenced Property as follows. On January 31, 1997, Peter H. Fuchs and Henricka A. Fuchs, as joint tenants, took title to the Property as grantees under that certain General Warranty Deed from Williams Ranch Joint Venture ("WRJV'). The grant from WRJV was subject to "general taxes and assessments for the year 1997 and subsequent years, and subject to easements, reservations, restrictions, covenants and rights ofway of record, if any." The title insurance policy issued to Mr. and Mrs. Fuchs described 24 separate exceptions to title, including the standard exceptions included in all such policies. I have attached a copy of that list to this correspondence. I am not aware of any additional liens, encumbrances or conveyances which have taken place since January 31, 1997. Please feel free to contact me if you need additional information concerning the Property. Sincerely, FREILICH, MYLER, LEITNER & CARLISLE 911 i E. Michael Hoffman IN MISSOURI IN TEXAS IN CALIFORNIA FREIL]CH. LEITNER & CARLISLE FREILICH. MORGAN. Li:11-NER & CARLISLE FREILICH. KAUFMAN. FoX & SOHAGI KANSAS CITY, MISSOURI DALLAS. TEXAS LOS AM}ELES. CALIFORNIA .. ALTA COMMITMENT SCHEDULE 3-2 (Exceptions) Our Order # Q371490 The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Standard Exceptions 1 through 5 printed on the cover sheen. 6. Taxes and assessments not yet due or payable and special assessments not yet certified to the Treasurer's office. 7. Any unpaid taxes or assessments against said land. 8. Liens for unpaid water and sewer charges, if any. 9. THE EFFECT OF INCLUSIONS IN ANY GENERAL OR SPECIFIC WATER CONSERVANCY, FIRE PROTECTION, SOIL CONSERVATION OR OTHER DISTRICT OR INCLUSION IN ANY WATER Â£ SERVICE OR STREET IMPROVEMENT 1 3 17 10. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE THEREFROM SHOULD THE SAME BE FOUND TO PENETRATE OR INTERSECT THE PREMISES j/AS RESERVED IN UNITED STATES PATENT RECORDED December 22, 1909, IN BOOK 136 AT PAGE 365, RECORDED MAY 20, 1949 IN BOOK 175 AT PAGE 162, AND RECORDED DECEMBER 24, 1902 IN BOOK 55 AT PAGE 116. 11. RIGHT OF WAY FOR DITCHES OR CANALS CONSTRUCTED BY THE AUTHORITY OF THE /UNITED STATES AS RESERVED IN UNITED STATES PATENT RECORDED November 22, 4*' 1910, IN BOOK 136 AT PAGE 373, AND RECORDED DECEMBER 24, 1902 IN BOOK 55 AT PAGE 116. 12. PERPETUAL RIGHT OF WAY AND EASEMENTS TO EXTEND OR DRIVE LEVELS OR TUNNELS ~~/THROUGH THE SUBJECT PROPERTY AS SET FORTH AND RESERVED IN DEED RECORDED MARCH 30, 1895 IN BOOK 131 AT PAGE 425. 13. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS CONTAINED IN AGREEMENT c/kECORDED AUGUST 30, 1988 IN BOOK 5 72 AT PAGE 72. 14. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND EASEMENTS AS CONTAINED IN ~~,INSTRUMENTS RECORDED JANUARY 25, 1985 IN BOOK 480 AT PAGE 494 AND RECORDED APRIL 2, 1986 IN BOOK 508 AT PAGE 312. 15. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND RESTRICTIONS AS CONTAINED IN ~RDINANCE NO. 94-15 RECORDED JUNE 27, 1994 IN BOOK 754 AT PAGE 194, AND RESOLUTION NO. 94-110 RECORDED SEPTEMBER 9, 1994 IN BOOK 760 AT PAGE 909. 16./EASEMENTS, RIGHTS OF WAY AND OTHER MATTERS AS SET FORTH ON THE PLAT OF ~ SMUGGLER MINE SUBDIVISION RECORDED MARCH 15, 1995 IN PLAT BOOK 36 AT PAGE 77. PAGE 4 .. ALi'A COMMITMENT SCHEDULE 3-2 (Exceptions) Our Order # Q371490 17. TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS AS CONTAINED IN ORDINANCE /NO. 07, SERIES OF 1994, RECORDED MARCH 15, 1995 IN BOOK 776 AT PAGE 299 AND 6,' EASEMENT AGREEMENT RECORDED MARCH 15, 1995 IN BOOK 776 AT PAGE 301. 18. TERMS, CONDITIONS, AND PROVISIONS OF SUBDIVIDER'S AGREEMENT AS CONTAINED IN u/fNSTRUMENT RECORDED March 15, 1995, IN BOOK 776 AT PAGE 307. 19. RESERVATION BY WRIGHT & PREUSCH MINING, LTD., OF ANY AND ALL SUB-SURFACE AND MINERAL RIGHTS BELOW 50 FEET BELOW THE SURFACE; HOWEVER, SPECIFICALLY /WITHOUT ANY ACCOMPANYING RIGHT TO USE OR IN ANY WAY BURDEN THE SURFACE 2/ ESTATE TO OBTAIN AND USE THE BENEFIT OF THE OWNERSHIP OF THE SAME, AS SET FORTH IN DEED RECORDED MARCH 22, 1995 IN BOOK 776 AT PAGE 880. 20. EASEMENTS, RIGHTS OF WAY AND OTHER MATTERS AS SET FORTH ON THE PLAT OF 'SILVERLODE SUBDIVISION RECORDED MAY 9, 1995 IN PLAT BOOK 37 AT PAGE 3, AND ~ APPROVAL RECORDED MAY 9, 1995 IN BOOK 780 AT PAGE 368, AND ACKNOWLEDGEMENT RECORDED MAY 9, 1995 IN BOOK 780 AT PAGE 369. 21.,TERMS, CONDITIONS AND PROVISIONS OF ANNEXATION AGREEMENT BY AND BETWEEN 4/ WILLIAMS RANCH JOINT VENTURE AND THE CITY OF ASPEN RECORDED May 09, 1995 IN BOOK 780 AT PAGE 370. 22. BESTRICTIVE COVENANTS, WHICH DO NOT CONTAIN A FORFEITURE OR REVERTER u,/CLAUSE, AS CONTAINED IN INSTRUMENT RECORDED May 12, 1995, IN BOOK 780 AT PAGE 755. 23.~ERMS, CONDITIONS AND PROVISIONS OF EASEMENT AGREEMENT RECORDED February 22, 1996 UNDER RECEPTION NO. 390141. 24. TERMS, CONDITIONS, PROVISIONS, OBLIGATIONS AND EASEMENT AS CONTAINED IN INSTRUMENT RECORDED AUGUST 12, 1996 AS RECEPTION NO. 395888. PAGE 5 z y: 2629758,29062,1497825.16341. Pan/Zoom " kdy: -53.37090,411.07903 - dist. 414,52916 - i / E-\% I 1 / L j U 1.%--,~ F/ 1/ 1-1â€¢ On V"'.Vt 7-L pfih $ 42. 98 17 , t., 1 j riL) 1 : -96 + lu A, 1 10 -3 ' o 0 : I' p 14' 'V4 (01 -1 f 13. FRO <> 7 3 41 > 11 4 0 110 9 5 M 49 M ''' 14 ,/Pr \A 7 01 - 1 Z U: r 4 f.. on % 15, lk'jf .10 1. \ /1 1 44' ,Â«.of I V ) Ll[.~ v 4911 > 1 f r.-1 - '1 4 4 /* <,ik 3. . 3 $ PÂ» EIT, a 41 0/.vv 1-4 A, , O * 9,\.3 19 0 4 J P i 9/ 11,4 T--m 0 %- 0 ,Â« 1 Â£-94.4 9 0 1-1 1 /0\ 4 / ~4/ 6 45 1 4 P I . r r L r, 4 3 N /:,2 14 1 5 j \ /1 /11 l./ 0 1 1 .1 j f ..1, f C r\\ h i / 5 4/ ; 4 1 03.4. s , 1 d I t] 1 -1- r. 1Â«-~ /E~Â·Â·. 1/ .. ATTACHMENT 3 SPECIFIC SUBMISSION REQUIREMENTS All applications for DRAC review must include the following information: 1. Neighborhood block plan at 1"=50' (available in the City Engineering Department). Graphically show the front portions of all existing buildings on both sides of the block and their setback from the street in feet. Identify parking and front entry for each building and locate any accessory dwelling units along the alley. Indicate whether any portions of the houses immediately adjacent to the subject parcel are one story (only one living level). 2. Site plan at 1"=10'. Show ground floors of all buildings on the subject parcel, as proposed. and footprints of adjacent buildings for a distance of 3 00' from the side property lines_ Show topography of the subject site with 2' contours. 3. All building elevations, roof and floor plans at 1/8"= 1'0. 4. A graphic verification that the project meets or does not meet the 'Primary Mass" standard. 5. Photographic panorama. Show elevations of all buildings on both sides of the block, including present condition of the subject property. Label photos and mount on a presentation board. 6. A written explanation of the requested variance and a discussion of why a variance would be appropriate and would not compromise the intended goals of the 'Residential Design Standards." The applicant may provide any offsetting design features that may mitigate impacts of the variance requested. .. May 8, 1997 Attachment 3.1 response Neighborhood block plan is not applicable at this time. Lots 9 and 11 are for sale and are not buit on. .. May 8, 1997 Attachment 3.2,3.3,3.4,and 3.5 response Refer to enclosed drawings and illustrations. .. May 8, 1997 Attachment 3.6 discussion The proposed design for Lot 10 at Silverlode Subdivision in Aspen does not comply with Ordinance No. 30 Section 7-304.1.b.2.c. garage setback from house. Ordinance 30 was conceived primarily as a tool to regulate design in the West End of Aspen. The West End is an established neighborhood with a classic grid street layout and a minimum of vertical contour movement, a flat neighborhood. This ordinance has also been applied to all neighborhoods in Aspen but in actuality, some of the design guidelines need to be modified due to site specific conditions. Silverlode Subdivision has a freeform layout relating to an undulating land form with steep cross slopes. Due to this varied terrain, the design intent of this project was to minimize the extent to which the existing site needed to be recontoured to accommodate the proposed residence. By allowing the garage to extend in front of the residence, this is accomplished. It also should be pointed out that due to careful design the proposed garage will be minimally visible to the neighborhood as viewed from the street below. Also the design intent was to eliminate the need for extensive bolder retaining as is extensively utilized through out the subdivision, allowing for more planting to occur. .. ATTACHMENT 4 DRAC STANDARDS FOR GRANTING A VARIANCE The following standards will be used by the Design Review Appeal Board when granting variances from the "Residential Design Standards." The project as proposed must be found to meet one of the following: a) yield greater compliance with the goals of the Aspen Area Community Plan; or b) more effectively address the issue or problem a given standard or provision responds to; or c) be clearly necessary for reasons of fairness related to unusual site specific constraints. .. May 8, 1997 Attachment 4c response Please refer to Attachment 3.6 discussion text. .. ASPEN/PITKIN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Payment of City of Aspen Development Application Fees CITY OF ASPEN (hereinafter CITY) and k' c 14 1 Ah, 0 reles Fu c-B 5 (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for pt.lk~ f.â‚¬.UPâ‚¬.PCE. A--t Lo-r lo , <lt-VE.PLLet>1& 50391#,StoW i A-irEN (hereinafter, THE PROJECT). 00 % i Ce i i 2 APPLICANT understands and agrees that City of Aspen Ordinance No. 43 (Series of 1996) establishes a fee structure for Planning applications and the payment of aIl processing fees is a condition precedent to a determination of application complete ness. J. APPLICANT and CITY agree that because of the size. nature or scope of the proposed project, it is not possible at this time to ascertain the full extdnt of the COSIS involved- in processing the application, APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis. APPLICANT agrees he will be benefited by retaining greater cash liquidity and will make additional payments upon notification by the CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty of recovering its full costs to process APPLICANT' s application. 4. CITY- and APPLICANT further agree that it is impracticable for CITY staff to complete processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning Commission and/or City Council to make legally required findings for project approval, unless current billings are paid in full prior to decision. ~ Â·f -.--./.-4~t-I -Il ......I-w:*1....â€¢,U..%;*.-...*.*.--...i.~4/-- .. 5. Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect full fees prior to a determination of application . completeness, APPUCANT shall pay an initial deposit in the amount of $ 46'092 which is for -I hours of Planning staff time, and if actual recorded costs exceed the initial deposit, APPLICANT shall pay additional monthly billings to CITY to reimburse the CITY for the processing of the application mentioned above, including post approval review. Such periodic payments shall be made within 30 days of the billing date. APPLICANT further agrees that failure to pay such accrued costs shall be grounds for suspension of processing. CITY OF ASPEN APPLICANT 4 RE PBESEN:TATIUL 4 --1 73 0 By: C - 1\ By: 44- - Stan Clauson 3--+< 814*A(ue ~LE il . A+Gllrite-r Community Development Director Date: tlb-f Â· 6 Â· (19-1 Mailing Address: ?. 0 4 BOX 151 CO 6 1 Le 11. g:\support\forms\agrpayas.doc 1/1~97 132 . r "RESIDENTIAL DESIGN STANDARDS (ORDINANCE #30)" Frerk STAFF CHECKLIST REVIEW Application Package Contents Following is an application for ~'Residential Design Standards" review by the Planning Staff. Included are: 1. Attachment 1- Submission requirements 2. Attachment 2- "Residential Design Standards" checklist. This is the worksheet used by Staff for reviews and is provided to assist you in verifying your project's compliance with Ordinance #30. Do not submit this checklist as part of the application. Planning Staff typically review applications on Mondays. Response will be in letter form, either confirming that the project as proposed meets Ordinance #30, or that the applicant must either make revisions or make an application to the Design Review Appeal Committee. AN APPLICATION FOR BUILDING PERMIT CANNOT BE SUBMITTED FOR RESIDENTIAL DEVELOPMENT WITHIN THE CITY UNTIL THIS REVIEW HAS BEEN COMPLETED AND THE APPLICANT HAS RECEIVED A "NOTIFICATION OF APPROVAL," SIGNED BY A MEMBER OF THE PLANNING STAFF, WITH THE FOLLOWING EXEMPTIONS: A. DEVELOPMENT WHICH ADDS FLOOR AREA BUT DOES NOT ALTER THE EXTERIOR OF AN EXISTING STRUCTURE; OR B. IS AN ADDITION OR REMODEL OF AN EXISTING STRUCTURE THAT DOES NOT CHANGE THE EXTERIOR OF THE BUILDING; OR C. REPAIR OF EXISTING ARCHITECTURAL FEATURES, REPLACEMENT OF ARCHITECTURAL FEATURES WHEN FOUND NECESSARY FOR THE PRESERVATION OF THE STRUCTURE, AND SIMILAR REMODELING ACTIVITIES WHICH CREATE NO CHANGE TO THE EXTERIOR APPEARANCE OF THE STRUCTURE AND HAVE NO IMPACT ON ITS CHARACTER; OR D. DEVELOPMENT IN THE R-15B ZONE DISTRICT. .. ATTACHMENT 2 RESIDENTIAL DESIGN CHECKLIST Building Orientation &~ The orientation of the principal mass of ail buildings must be parailel to the streets they face. On comer lots, both street-facing facades of the principal mass must be parallel to the road. On curvilinear streets, the principal mass of all buildings must be tangent to the midpoint of the arc. C l' All single famiiy homes. townhouses, and duplexes must have a street-oriented entrance and a street facing principal window. exceot townhouses and accessory units facing courtyards or gardens, where entries and principal windows should face those features. On corner lots, entries and principal windows should face whichever street has a greater block length. 1. A street oriented entrance requires that at least one of the following two conditions are met: kft-he front entry door is on the street facade - ( ) A covered entry porch of fifty (50) or more square feet is part of the street facade. 2.Bitreet facing principal window requires that r) a significant window or group of windows of a living room, dining room or family room face the street. ~ For single family homes and duplexes with attached garages or carports, the width of the house must be at least five (5) feet greater than the width of the garage along its street facing frontage. - C) For single family homes and duplexes with attached garages or carports, the garage must be set back at least ten (10) feet further from the street than the house. .. l *4 Multiple unit residential buildings must have at least one street-oriented entrance for every four (4) units. NA Front units of multiple unit residential buildings must have a street facing principal window, Building Elements v~ All residential buildings must have a one-story street facing element the width cf which comprises at least 20% of the building's overall width. *tm* Build-To Lines ~' If 75% or more of the residential buildings on the face of a block where a project is to be located are within two (2) feet of a common front setback line, a minimum of 60% of a proposed project's front facade must also be within two (2) feet of that frcnt setback. 4 Corner sites are of particular importance in the definition of street frontages. Therefore on corner sites where fewer than 75Â°/0 of the residential buildings on the face of a block are located within two (2) feet of a comrnon setback line. a - minimum of 60% of at least one of the street frontages of a proposed project's front facade must be located within two (2) feet of the minimum setback. Primary Mass ~/A primary mass is a building volume for which two of the following three characteristics do not vary: plate height, ridge height, wall plane. The floor area of a primary mass in excess of 70% of total allowable FAR shall be multiplied by 1.25. .. , Inflection Â¥~ If the street frontage of an adjacent structure is one story in height for a distance more than twelve feet on the side facing a proposed building, then the adjacent portion of the proposed building must also be one (1) story in height for a distance of twelve (12) feet. ~4h If the adjacent structures on both sides of a proposed building are one story in height, the required one story volume of the proposed building may be on one side only. ~%~<'if a proposed building occupies a corner lot, and faces an adjacent one story structure, the required one story eiement may be reversed to face the comer. Garages and Driveways All portions of a garage, carport or storage area parallel to the C street shall be recessed behind the frOnI facade a minimum of ten (10) feet. 14*-, Garages below natural grade, garages with a vehicular entrance width greater than twenty four (24) feet, and garages with a vehicular entrance width greater than 40% of the front facade in total shall meet one of the following conditions: ( ) All elements of the garage shall be located within fifty (50) feet of the rear lot line or ( ) All elements of the garage shall be located farther than one hundred fifty (150) feet from the front lot line, or C ) The vehicular entrance to the garage shall be perpendicular to the front lot line Areaways . ill C ) All areaways, lightwells and/or stairwells on the street facing side(s) of a NP building must be entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street. .. ' 1 Calculating floor area ratio Accessory dwelling unit or linked pavilion. For the purposes of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, the following shall apply: The allowable floor area of an attached accessory dwelling unit shall be excluded up to a maximum of two hundred fifty (250) square feet of allowable floor area or fifty percent of the size of the accessory dwelling unit whichever is less. An accessory dweiling unit seoarated from a principal structure by no less than fifteen (15) feet with a maximum footprint of four hundred fifty (450) square feet shall be calculated at fifty percent of allowable floor area up to seven hundred (700) square feet. Any element linking the principal structure to the accessory unit may be no more than one story tall, six (6) feet wide, and ten (10) feet long. Any element linking the principal structure to an accessory structure in excess of ten feet shall have that excess counted as floor area. This floor area exclusion provision only applies to accessory dwelling units which are subject to review and approval by the planning and zoning commission pursuant to conditionai use review and approval. secticn 7-304 cf Chapter 24 of this Code. An elemenr linking a detached garage to the principal structure shail not be included in the calculation of floor area provided that the linking structure is no more than one story tall, six (6) feet wide, and ten (10) feet long. Decks. balconies porches, loggias and stairways. The calculation of the floor area of a building or a portion thereof shall not include decks. baiconies, stairways, terraces and similar fearures: unless the area of these features is greater than fifteen percent of the maximum allowable floor area of the building. Porches shall not be counted towards FAR. Loggias shall be calculated as .5 FAR Garages, carports and storage areas. 1. All districts except the Rl 5-8 zone district. For the pumose of calculating floor area ratio and allowable floor area for a lot whose principal use is residential, garages, carports and storage areas shall be excluded up to a maximum area of two hundred fifty (250) square feet per dwelling unit; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR; all garage carport and storage areas in excess of five hundred (500) square feet per dwelling unit shall be included as part of the residential floor area calculation. For any dwelling unit which can be accessed from an alley or private road entering at the rear or side of the dweiling unit, the garage shall only be excluded from floor area calculations up to two hundred fifty (250) square feet per dwelling unit if it is located on said alley or road; all garage, carport and storage areas between two hundred fifty (250) and five hundred (500) square feet shall be calculated as .5 FAR. For the purposes of determining the exclusion, if any, applicable to garages, carports, and storage areas, the area of all such structures on a parcel shall be aggregated. .. 2. R-15B zone district. Garages, carports, and storage areas shall be exempt from floor area up to a maximum of five hundred (500) square feet. 3. Except in the R-15B zone district, when calculating floor area ratio, lot area shall include only areas with a slope of less than 20%. In addition, half (.50) of lot areas with a slope of 20-30% may be counted towards floor area ratio: areas with slopes of greater than 30% shall be excluded. The total reduction in FAR for a given site shall not exceed 25%. Also excluded for the puroose of floor area calculations is that area beneath the high water line of a body of water and that area within an existing or proposed dedicated right-of-way or surface easements. Lot area shall include any lands dedicated to the City of Aspen or Pitkin County for the public trail system, any open irrigation ditch, or any lands subject to an above ground or below ground surface easement such as utilities that do not coincide with road easements. When caiculating density, lot area shall have the same exclusions and inc!usicns as for caiculating floor area ratio, except for exclusion of areas of greater than 20% slope. 4. For the purpcse of calculating floor area ratio and allowable floor area for a building or oortien thereof whose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot of floor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor. 5. The area of any story, whose top of floor is a maximum of eighteen (18) inches above natural or finished grade, whichever is lower, at any point along the perimeter of the building shail be excluded from floor area calculations. For any story which is partly above and partly below natural cr finished grade whichever is lower, a calculation of the toral volume of the story which is above and which is below grade shall be made, for the purpose of establishing the percentage of the area of the story which shall be included in floor area calculations. This calculation shall be made by determining the total percentage of the perimeter wall area of the story which is above natural or finished grade, whichever is lower, which shall be multiplied by the total floor area of the subject story, and the resulting total shall be that area which is included in the floor area calculation. .. Height 1. Methods of measurement for varying types of rcofs. a. Flat roofs or roofs with a slope of less than 3:12, The height of the building shall be the maximum distance measured vertically from the natural or finished grade, whichever is lower, to the top or ridge of a flat, mansard, or other roof with a slope of less than 3:12. b. Roofs with a slope from 3:12 to 8:12. For roofs with a slope from 3:12 to 8:12, height shall be measured vertically from the natural or finished grade, whichever is lower, to the mean height between the eaves and ridge of a gable, hip, gambrel or other similar pitched roof. The ridge of a gable, hip, gambrel, or other pitched roof shall not extend over five (5) feet above the maximum height limit. c. Roofs with a slope of 8:12 or greater. For roofs with a slope of 8:12 or greater, height shall be measured verticaily from the natural or finished grade, whichever is lower, to a point one-third (1/3) of the distance up from the eaves to the ridge. There shall be no limit on the height of the ridge. Chimneys and other appurtenances may extend uo to a maximum of two (2) feet above the ridge. d. Chimnevs. antennas. and other appurtenances. Antennas. chimneys, flues, venis or similar structures shall not extend over ten CIO) feet above the specified maximum height limit, except for rocfs with a pitch of 8:12 or greater, these elements may not extend more than two (2) feet above the ridge. Water towers and mechanical equipment shall nci extend over five (5) feet above the specified maximum height limit. Church spires, bell towers and like architectural projections, as well as flag poles, may extend over the specified maximum height limit. 2. Exceptions for buildings on slopes. The maximum height of a buildings front (street facing) facade may extend for the first thirty (30) feet of the building's depth. 3. Exceptions for areaways, lightweils and basement stairwells. An areaway, lightwell or basement stainvell of less than one hundred (100) square feet, entirely recessed behind the vertical plane established by the portion of the building facade which is closest to the street, and enclosed on all four sides to within eighteen (18) inches of the first floor level shall not be counted towards maximum permissible height. Parking. 1. For single family and duplex residential use: 2 spaces/dwelling unit. Fewer spaces may be provided by special review pursuant to Article 7, Division 5 for historic landmalts only, and fewer spaces may be provided by conditional use review pursuant to Article 7, Division 4, for Accessory 0 0 , Dwelling Units only. Only 1 space per dwelling unit is required if the unit is either a studio or a 1 bedroom dwelling unit. Site coverage Roof or balcony overhangs, cantilevered building elements and similar features extending directly over grade shall be excluded from maximum allowable site coverage calculations. _.lcri --n3~<4 ~5214.11 Gir-Gr\ 1- 64. . â‚¬ /~t.04:06 . 1 1 f.// ffil - N 1- 1Â«4Â». f J 4 19 / - -WAW'* xir x .- -- 0--- . 0 -4 . . ADOENDJM - ORDINANCE 30 OÂ« tfl~ 04 ;4=64- 44 *Mb<- IN 94rTE 1 A 'U. t- 5. f- / Lan,/ 14/ ......../- 4''s:1Â·1(râ‚¬ fbi 41- / 1 (3,5#.rt-(r.'-/bi - t, i-,Â·tf ..0N \ 10* jill , 01149 I .. . 1 4-7 - v// L Â¥0 L .. 5 04:'*r, bâ‚¬ 1,1 ---*00) a p umit 14| A't,U ~ 74-\ fn [f'P- -U\ /'A r.ricD 31'ye:12) r.>f-it .111:4 - c='27St/.'5â‚¬1__~71 \1 20579 L.-4 - - --r 3'~9-~6 1-052'Â·2'TY' '0~ Mi 'Â· 1 -- ~i -2/1â‚¬2: 4 -BUDZ -3 1.giwi=i Dt -r-__ \2 . 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KLEIN ARCHITECTURE â€¢ INTERIORS ASPEN, COLORADO 81612 POST OFFICE BOX 737 303-920-1752 POST OFFICE BOX 521732 SALT LAKE CITY, UTAH 84152 801-560-3275 \ \\\\\ l,-'-~~'-~~ .1 i 1 \ \ 1..'Al.D 97010 - w 09 l/,Â«' I \\\\ 1\ . -/ t. 1 1 1 1 \ 1 \ \ \ 1 1 i.1 \ : 50'h. 7 f \ 1 -11 < \\ Fuchs Residence 1 /11 930(,0 1- \ 1---3 1 \ - 1 i Lot 10 , r / Silverlode \ 1 \ , ,33>%- 9050 H - ; 1 ( A--=17+ / \ \ \ 1 Subdivision / Sl---t . / c l \ 1 1 Ii i 1 1 11 1 \ \\\ -4 Aspen, CO 81 611 1 1 4 \ 4 1 \ 1/ c\\1 /1 7 \ \\i / 4 3 /\ 1 \\ 1 / 4 . 4.m, f A A / // \ 1\-11 1 '1 1 11'.il. 0 0 0 0 . \ Iii / i / C . 0 1 1 / rep-9Â£ PL-9- 9,04,1 \\ \\ ,/ 4 9*t '\~ j . li f \9/1 \\\ / -,/--- ~ 134Ew e-E# I,ENc, ~ ~ -Ne.77:#1- \\ 1 \\ \11 1 1 '14 a -r 7 -0>141 144 40#10 UP' Li. e- ,M- = 6 4-B. 11- ' \ \ \ \ 2 . R ru f . 2- L = 6,1.41' Â¢1/// 1 1 \\ 0 !- m Â®*.76 ' 0, / 1 / U ff#-r4'L -4- $ 0 -1 14.41 ~ \ 91 A ' 12-4 1 0 f AC 11 7' rcit j \ / 12-07 p--r r-6 -* 9~00 01 -1-1---- (4 $ A 4. 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Li \N , 1 r fL 4 -Aff, U LJ TUT T T T -6 *.Ibli Fuchs Residence Lot 10 Silverlode Subdivision Aspen, CO 81 611 ~~~ Roof Plan - Upper Level Floor Plan Scale: 1/8" = 1 -1. 1 -V Scale: 1/8" = 1 1 A" ........ .... .... 0221 ISSUE N f , 0 1 lk.0 I 1 I *em [2104 Bedroom 4 REV I S I ON Storlge (7 0 n =f= - In i Bath 4 =3- O A --- 0 ~~3-JI [InÂ© --- 1 =-1,2 JO Gu- , ' '' 1/2 Bath Ha#way , 11 Bath 3 , , ' L w. 1 L '' ~---r- / 1 Stmir H,11 ~Feorn i 1 0 LAI C=za - G=â€¢08 Storige 0 ..I~ - 12 1 1 RAW IN (; Guest Bedroom I </A l\\ 1 ~C~ 1/Li~a~ t__ Garne Room ~ - - Entry ----7 0 6 il Q 1 6*1 P La, 12.- f LAN Â¢4 ...:.- ~ --, . 1:: 1 \ 1 J Mud 8--3 5* 411~_foll J- 1' 4 1 + 1/ . ~ .1 :1:?7:Â¢..:.7.~.. 1. 1 /X &* 722(6- ' 11 \ 1 1 / 1 1---4 | 1()14 NUMBER 9701 i D A T E 44; 7 (14\ fw j ..#r.lf g T n 011 S 11 14 li <- Entry Level Floor Plan Garattetlpor 1%0~ 2j Scale: 1/8" =i-v 1 1 Al' 4 ' Â·.Â· -0.0 4 Scale: 1/8" = 1 -V 70,4:7 North 1 . .i.*yal- + l Exit Court IS - f- rl: _ 1. --I it; * 4 - i M â€¢r- u, I 7 - -/C-- 6-6-3-1-- . /91 East Elevation Cil North Elevation -- 4~T------*-27Er=77ivvpn-r------- ~ j o,ALL - |/71" =|'-0" ~ . .-2 1 .. .. 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LL Â¥1' ,â€¢A,2 1 1 - L . 1 -7- u ..C.O I 1 91.tpliEA)#i | 1 YV~8OK ------ -00,16,0,<fLIANCE. 6,1.5'h- 1 1 - 1 i -m 'F*L-â€¢1â€¢ ~L ~~wÂ© T ----- - - - - Al -51/2-20 L E-62:51 L / -- & L 1 ___ ----- 9- t-- ---------14- 1 ----- 1 -1.-------------4 1 , 4-- --------------7 4---------7 T 4 88 I L--4 1 11: JOB NUMBER Â® East Elevation rin North Elevation ATE U-)/ "CALE- - 1// & " 1 1.- O 11 -4-. . ,. -1,J 0 Alr 6 c B H E k r t . 4- 1 LL l~9 -[ p.-A-~ 1644 SHEET 44SHE.F 1,4 *,5 4-+ E- 41 /9 W 00 4 pLI A N Sit- Id 1-1.4+ '9'De'N'ANCE- NOÂ· 970 ..,t.c-rlÂ·gu 1 -45Â°01Â·,I '11 , 1, C < ~4 h -92 .e, E-; 0 ~ cf Fr-0 M Â¢-O Â·ds /- 4 4------