HomeMy WebLinkAboutLand Use Case.CU.117 Neale Ave.A89-96„z
2737-073-53-002 A89-96
Shoaf's Cabin Conditional Use App.
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CAS )AD SUMMARY SHEET - CITY ( SPEN
DATE RECEIVED: 11/13/96 CASE # A89-96
DATE COMPLETE: STAFF: Bob Nevins
PARCEL ID # 2737-073-53-002
PROJECT NAME: Shoaf s Cabin Conditional Use Application
Project Address: Lot #2, Shoaf s Waterfall Subdivision
APPLICANT: Jeff Shoaf
Address/Phone: P.O. Box 3123 Aspen 925-4501
REPRESENTATIVE: same
Address/Phone:
RESPONSIBLE PARTY: Applicant Other Name/Address:
FEES DUE
FEES RECEIVED
PLANNING
$450
PLANNING
$450
# APPS RECEIVED 1
ENGINEER
$0
ENGINEER
$
# PLATS RECEIVED 12
HOUSING
$0
HOUSING
$
GIS DISK RECEIVED:
ENV HEALTH
$0
ENV HEALTH
$
CLERK
$0
CLERK
$
TYPE OF APPLICATION
TOTAL
$450
TOTAL RCVD $450
Staff Approve- OW S1
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❑ City Attorney
(City Engineer
❑ Zoning
Housing
❑ Environmental Health
Parks
DATE REFERRED: ('G
❑ Aspen Fire Marshal
❑ City Water
❑ City Electric
❑ Clean Air Board
❑ Open Space Board
❑ Other:
INITIALS: 1
APPROVAL: OrdinancAesolutio* #
Staff Approves'"
Plat Recorded:
CLOSED/FILED DATE: INITIALS:
ROUTE TO:
❑ CDOT
❑ ACSD
❑ Holy Cross Electric
❑ Rocky Mtn Natural Gas
❑ Aspen School District
Q Other: 4 f ci P F—Ft ?-* A..,
/7 — 0— CNO
DATE DUE:6
Date:
Date:
Book
Page
RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION
FOR THE APPROVAL OF A CONDITIONAL USE AND VARIANCE FOR A
DETACHED ACCESSORY DWELLING UNIT AT THE SHOAF RESIDENCE,
LOT 2, SHOAF'S WATERFALL SUBDIVISION,
117 NEALE AVENUE, CITY OF ASPEN
Resolution 96-30
WHEREAS, the Community Development Department received an application
from Jeffrey Shoaf, owner, for a Conditional Use and Variance for the relocation and
remodeling of a historic cabin into a voluntary, detached one -bedroom Accessory
Dwelling Unit containing approximately 700 sf; and
WHEREAS, pursuant to Section 26.40.090 of the Aspen Municipal Code,
Accessory Dwelling Units may be approved by the Planning and Zoning Commission as
Conditional Uses in conformance with the requirements of said Section; and
WHEREAS, the Planning and Zoning Commission may vary the dimensional
requirements of the underlying zone district for an Accessory Dwelling Unit in
accordance with Section 26.40.090(B)(2); and
WHEREAS, pursuant to Section 26.58.040(F)(1), a FAR Bonus equal to fifty
(50) per cent of the Accessory Dwelling Unit floor area (up to a maximum of 350 sf) shall
be granted if the ADU is separated from a principal structure by a distance of no less than
ten (10) feet, with a maximum footprint of four hundred fifty (450) square feet; and
WHEREAS, the Housing Office, City Engineering, Historic Preservation
Committee and Community Development Department reviewed the proposal and
recommended approval with conditions; and
WHEREAS, during a public hearing at a regular meeting on December 17, 1996,
the Planning and Zoning Commission approved by a 6-0 vote the Conditional Use and
Variance for the Shoaf detached Accessory Dwelling Unit with the conditions
recommended by the Community Development Department.
NOW, THEREFORE BE IT RESOLVED by the Commission:
That the Conditional Use and Variance for a detached, one -bedroom Accessory Dwelling
Unit containing approximately 700 sf to be relocated onto the Shoaf property at 117
Neale Avenue is approved with the following conditions:
1. Prior to the issuance of any building permits the applicant shall:
a. verify with the Housing Office that the allowable floor area of the Accessory
Dwelling Unit contains approximately 700 sf as shown on the plans;
b. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer;
c. comply with Part III, Section 7, Deed Restricting Existing Dwelling Units of
the Aspen/Pitkin County Affordable Housing Guidelines (see Exhibit B,
Housing Office Memorandum);
d. provide the Housing Office with a signed and recorded Deed Restriction which
must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one -bedroom unit;
f. submit a current site improvement survey with the building permit application.
The survey shall reference a current title policy to ensure documentation of
easements;
g. connect to City water in accordance with City and State statute if the residence
is not presently being served by the City Water Department and the domestic
well shall be abandoned;
h. provide one, off-street parking space on -site for the ADU that shall be shown
on the final improvement plans. Existing parking spaces that meet Code
requirements shall also be shown on building permit drawings and the
maximum curb -cut and driveway width shall be eighteen feet;
show a trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and
not located in the public rights -of -way. Easements shall be provided for
pedestals. All utility meter locations must be indicated on the building permit
drawings. Meter locations shall be accessible for reading and may not be
obstructed by trash storage; The applicant may consider separate water
service, meter and wastewater service lines for the ADU;
j. submit a drainage mitigation plan signed and stamped by an engineer in the
state of Colorado as part of the building permit application. The site
development shall meet the runoff design standards of Section
26.88.040(C)(4)(f);
k. execute and record an agreement requiring the property owner to join any
future improvement districts which may be formed for the purpose of
constructing improvements in the public right-of-way. A signed and notarized
agreement with recording fees shall be provided prior to final building
inspection;
1. apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15.04.450 of the Municipal Code.
2. Prior to the issuance of a certificate of occupancy (CO) the applicant shall:
a. submit as -built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the Aspen/Pitkin County
Data Processing Department in accordance with City GIS requirements;
b. install sidewalk, curb and gutter along Neale Avenue. A boulder and utility
pedestal may have to be removed or relocated. If necessary, it is preferable to
have the applicant relocate the pedestal on private property within an easement.
The sidewalk may be routed around the boulder or pedestal if an easement is
provided by the applicant on their property;
c. permit Community Development Department and Housing Office staff to
inspect the property to determine compliance with the conditions of approval.
d. relocate the existing fence along Neale Avenue onto private property if it is
within the public right-of-way. To enhance the neighborhood character and
ambiance, the fence shall be lowered, relocated and/or removed in such a
manner that the historic cabin shall be readily visible from Neale Avenue.
3. A FAR Bonus equal to fifty (50) per cent of the Accessory Dwelling Unit floor area
(up to a maximum of 350 sf) shall be granted if the ADU is separated from a principal
structure by a distance of no less than ten (10) feet, and it has a maximum footprint of
four hundred fifty (450) square feet or the ADU is deed restricted to occupancy pursuant
to Ordinance 38-96.
4. Planning and Zoning Commission hereby grant a variance of the front yard setback
from twenty-five (25) feet to ten (10) feet for the location of the historic cabin, Accessory
Dwelling Unit only. The front yard setback for the primary residence shall be twenty-five
(25) feet in the R-15 zone district as per City Code.
5. The applicant shall consult with City departments regarding the following:
a. City Engineering (920-5080) for design considerations and any development
within public rights -of -way;
b. Parks Department (920-5120) for tree removal, landscaping, and
vegetative species; and
c. City Streets Department (920-5130) for any work or development, including
landscaping, within public rights -of -way.
6. All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
APPROVED by the Commission at its regular meeting on December 10, 1996.
Attest:
0jackie Lothian, Deputy City Clerk
Planning and Zoning Commission:
Sara Garton, Chairperson
PUBLIC NOTICE
RE: SHOAF CONDITIONAL USE FOR ACCESSORY DWELLING UNIT
NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, December 17, 1996
at a meeting to begin at 4:30 p.m. before the Aspen Planning and Zoning Commission, Sister Cities
Meeting Room, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by
Jeffrey Shoaf, requesting conditional use review approval for an ADU. The proposed ADU is a
relocated and remodeled 700 square foot cabin detached from the existing single-family residence.
The property is located at 117 North Neale Avenue, and is described as Lot 2, Shoaf's Waterfall.
For fiuther information, contact Bob Nevins at the Aspen/Pitkin Community Development
Department, 130 S. Galena St., Aspen, CO (970) 920-5102.
s/Sara Garton, Chair
Aspen Planning and Zoning Commission
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DESCRIPTION
CABIN ELEVATIONS
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SCALE: P' - 10'
BASIS OF BEARING: USC Il GS ASPEN TO ASPEN AZIMUTH
TITLE POLICY BY PITKIN COUNTY TITLE POLICY No. PCT-3442C2
SURVEYOR'S CERTIFICATE
I HEREBY CERTIFY THAT THIS MAP ACCURATELY DEPICTS
A SURVEY MADE UNDER MY SUPERVISION ON MAY 30TH,1969
OF LOT 2, SHOAF'S WATERFALL SUBDIVISION, CITY OF
ASPEN, COLORADO. THE ONE STORY HOUSE WAS FOUND TO BE
LOCATED ENTIRELY WITHIN THE BOUNDARY LINES OF THE
THE ABOVE DESCRIBED PROPERTY. THE LOCATION AND
DIMENSIONS OF ALL BUILDINGS, IMPROVEMENTS, EASEMENTS,
RIGHTS -OF -WAY IN EVIDENCE OR KNOWN TO ME AND ENCROACH-
MENTS BY OR ON THESE PREMISES ARE ACCURATELY SHOWN.
f�
ALPINE SURVEYS, INC. BY DANIEL F McKEN21E
JUNE 5TH, 1989 LS 20151
I HEREBY CERTIFY ci,A7:"J '10:'E:19 E4 IT 1991 ' VISUAL
INSPECTION WAS M,4DE 'J Er. :'.v SC?ERV1313N OF THE ABOVE
7E SCRIBED PROPERTY. NO CHANGES WERE FOUND EXCEPT AS
SHOWN.
ALPINE SURVEYS, INC. BY
NOVEMBER 4TH, 1931 LE
r r✓15 F.F. v :-,c .:9r c:: iTIF' ' GV
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aE¢E I I V c •WERE 0Ut4D `XCE?'
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SEGTrN 7, 7105, Kt.., ;✓, ivTH �1.
Alpine Surveys, Inc.
Post Office Box 1730
Aspen, Colorado 8)612
303 925 2688
Surveyed 30 MAY 1989 Revisions 4 NOV. 1991 UPDATE Title
Drafted 2 JUNE 1969 13 A-r-L6T 199Ce QUITCLAIM FA-eUl- 4 SHOAF'.S
a-aAt.I,E "%.ol" To'(,s.7G° WATERFALL SUBI).
10 5EPT 9G Uf:17ATE
Jab No 89-78--'
client SHOAF
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FOUNDATION PLAN
MAIN LEVEL 5175.4 5.'
,. LOWER LEVEL 525.6 SP.
TOTAL F.A.R. • 6?9.0 5 F.
ALOWABLF =.A.R. a 110 7; J 5— -
ROOF PLAN
MAIN LEV=L FLOOR PLAN
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I _nVvER LE`/EL FLOOR PLAN
MEMORANDUM
TO: City Engineering
Housing Office
Parks Department
FROM: Bob Nevins, City Planner
DATE: November 22, 1996
RE: Shoaf's Cabin Accessory Dwelling Unit - Conditional Use
Parcel No. 2737-073-53-002
Project Review Schedule
Community Development has received a conditional use application for an Accessory
Dwelling Unit (ADU) at 117 North Neale Avenue, City of Aspen. The proposed ADU is
a relocated and remodeled cabin detached from the existing single-family residence.
The following schedule has been established for the review of this application:
November 25 (Mon.) Review with Engineering / Referral Distribution
December 5 (Thurs.) Referral and DRC Memos (Draft) to Bob Nevins
December I 1 (Wed.) Referral and DRC Memos (Final) to Bob Nevins
December 12 (Thurs.) Community Development Memorandum (Final)
December 12 (Thurs.) Aspen Planning and Zoning Packets (Distribution)
December 17 (Tues.) Aspen Planning and Zoning Meeting (Public Hearing)
Please contact me at Ext. 5102 or by CEO if you have any questions regarding this
application or review schedule.
MEMORANDUM
TO: Planning Staff
John Ely, County Attorney
Susan Murphy, County Administration
John Worcester, City Attorney
Kathryn Koch, City Clerk
FROM: Rhonda Harris, Community Development Department
RE: Work Schedule -Memos Due Week of December 2, 1996
12/16 - CITY COUNCIL
Commercial Lodge Text Amendment, 1 st Reading, Suzanne Wolff
12/17 - GROWTH MANAGEMENT COMMISSION (5:00)
Stage 3 Metro Area Residential GMQS Scoring, Suzanne Wolff
12/17 - ASPEN PLANNING & ZONING
Valerio/Johnson 8040 Greenline Review & Cond. Use Review, Suzanne Wolff (cont. from 11/5)
Stage 3 Special Review and Subdivision, Suzanne Wolff
Shoaf Conditional Use for ADU, Bob Nevins
LP Zone District Rezonings, Mary Lackner
GMQS Deadline Text Amendment, Mary Lackner
12/18 - BOARD OF COUNTY COMMISSIONERS
Greenway 1041 Hazard Review, Ellen Sassano
Rayburn Lot Line Adjustment, Subdivision, Rezoning & 1041, lst Reading, Francis Krizmanich
Red Butte Ranch Parcel 1 Subdivision Conceptual Review for Density Reduction Lot Split (GMQS
Exemption) & 1041, 1st Reading, Ellen Sassano
Adoption of New Pitkin County Zoning Maps, 2nd Reading, Lance Clarke
AH Overlay Code Amendment, 2nd Reading, Lance Clarke
Polo International Temporary Use Permit, Lance Clarke
Braver Caretaker Dwelling Unit, Francis Krizmanich (cont. from 10/9)
Bean Extension of Vested Rights, Francis Krizmanich (cont. from 10/9)
BOCC RESOLUTIONS/ORDINANCES OUTSTANDING:
Cozy Point - 6/12/96 (FK)
Larsen - 7/10/96 (ES)
Burke - 9/25/96 (ES)
N40 - 10/23/96 (RM)
Braun - 11/20/96 (RM)
CITY P&Z RESOLUTIONS OUTSTANDING:
F-filwo-
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Bob Nevins, City Planner
THRU: Mary Lackner, Acting Deputy Director Mj_
RE: Shoaf Accessory Dwelling Unit Conditional Use Review - Public Hearing
117 Neale Avenue, Lot 2 of Shoaf's Waterfall Subdivision
Parcel ID No. 2737-073-53-002
DATE: December 17, 1996
SUMMARY: The applicant proposes to relocate and remodel a historic log cabin as a
voluntary 700 sf Accessory Dwelling Unit (ADU). The detached one -bedroom ADU is to
be located along Neale Avenue in close proximity to other historically designated
properties. The applicant also requests a variance in the required front yard setback for
the ADU cabin. Since it is an above grade unit, up to a maximum of 350 sf of allowable
floor area may be exempt from floor area ratio (FAR) calculations if it is deed restricted
to occupancy pursuant to Ordinance 38-96.
Community Development staff recommends that the conditional use and the variance of
front yard setback from twenty-five feet to ten feet for a detached Accessory Dwelling
Unit cabin at 117 North Neale Street, City of Aspen be approved with conditions.
The Conditional Use Application is attached as Exhibit A; referral comments as Exhibit
B; and HPC Memorandum as Exhibit C.
APPLICANT: Mr. Jeffery Shoaf
LOCATION: 117 Neale Avenue, Lot 2 of Shoaf's Waterfall Subdivision, City of Aspen
ZONING: Moderate -Density Residential (R-15)
LAND USE: Detached, single-family residence
LOT AREA: 15,771.7 sf
ALLOWABLE FAR: 4,295 sf
APPLICANT'S REQUEST: To relocate, remodel and convert an historic cabin it into a
voluntary, detached 700 sf one -bedroom Accessory Dwelling Unit (ADU). The applicant
also requests a variance of the required front yard setbac for the ADU.
ze, +1 ! a'
REVIEW PROCESS: Accessory Dwelling Units (ADUs) require conditional use
approval by the Planning and Zoning Commission at a public hearing. It is a one-step
review that requires notification to be published, posted and mailed. The Commission
may also grant variances from the dimensional requirements of the underlying zone
district pursuant to Section 26.40.090(B)(2).
BACKGROUND: There currently exists a 3,200 sf detached, single-family residence
containing five bedrooms on a 15,771 sf lot at 117 Neale Avenue. In the Fall of 1996, the
applicant acquired an historic cabin which Fritz Benedict had disassembled and moved
from Snowmass to property he owned near Stillwater Drive. Mr. Shoaf is requesting
approval to relocate the cabin onto his Neale Avenue lot and remodel it into a voluntary
Accessory Dwelling Unit.
The proposed ADU is a 760 sf one -bedroom detached log cabin with a kitchen and full -
bath. It is entirely self-contained with excellent accessibility to natural light, air and
views. An uncovered, off-street parking space is provided along the existing driveway.
The Historic Preservation Committee (HPC) reviewed the project as a referral body on
December 11, 1996. HPC voted 7-0 to support the relocation, remodel and reuse of the
historic cabin as presented by the applicant.
REFERRAL COMMENTS: Attached as Exhibit B are the comments from the City
Engineer and Housing Office. The HPC background memo is included as Exhibit C.
STAFF COMMENTS: Pursuant to Section 26.60.040, a development application for a
conditional use approval shall meet the following standards:
A. The conditional use is consistent with the purposes, goals, objectives, and standards
of the Aspen Area Comprehensive Plan, and with the intent of the zone district in which it
is proposed to be located;
B. The conditional use is consistent and compatible with the character of the immediate
vicinity of the parcel proposed for development and surrounding land uses, or enhances
the mixture of complimentary uses and activities in the immediate vicinity of the parcel
proposed for development;
C. The location, size, design, and operating characteristics of the proposed conditional
use minimizes adverse effects, including visual impacts, impacts on pedestrian and
vehicular circulation, parking, trash, service delivery, noise, vibrations, and odor on
surrounding properties;
D. There are adequate public facilities and services to serve the conditional use
including but not limited to roads, potable water, sewer, solid waste, parks, police, fire
protection, emergency, hospital and medical services, drainage systems, and schools;
E. The applicant commits to supply affordable housing to meet the incremental need for
increased employees generated by the conditional use;
F. The proposed conditional use complies with all additional standards imposed on it by
the Aspen Area Comprehensive Plan and by all applicable requirements of this title;
RESPONSE: Staff finds that the applicant's proposal meets or exceeds Conditional Use
Standards A-F.
RECOMMENDATION: Community Development staff recommends that the
conditional use and front yard setback variance for the proposed Accessory Dwelling Unit
(ADU), a detached cabin, at 117 Neale Avenue in the City of Aspen be approved with the
following conditions:
1. Prior to the issuance of any building permits the applicant shall:
a. verify with the Housing Office that the allowable floor area of the Accessory
Dwelling Unit contains approximately 700 sf as shown on the plans;
b. verify with the Housing Office that the ADU will contain a kitchen having a
minimum of a two -burner stove with oven, standard sink, and a 6-cubic foot
refrigerator plus freezer;
c. comply with Part III, Section 7, Deed Restricting Existing Dwelling Units of
the Aspen/Pitkin County Affordable Housing Guidelines (see Exhibit B,
Housing Office Memorandum);
d. provide the Housing Office with a signed and recorded Deed Restriction which
must be obtained from the Housing Office;
e. clearly identify the Accessory Dwelling Unit (ADU) on building permit plans
as a separate one -bedroom unit;
f. submit a current site improvement survey with the building permit application.
The survey shall reference a current title policy to ensure documentation of
easements;
g. connect to City water in accordance with City and State statute if the residence
is not presently being served by the City Water Department and the domestic
well shall be abandoned;
«— h. provide one, off-street parking space on -site for the ADU that shall be shown
on the final improvement plans. Existing parking spaces that meet Code
requirements shall also be shown on building permit drawings and the
maximum curb -cut and driveway width shall be eighteen feet;
i. show a trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and
not located in the public rights -of -way. Easements shall be provided for
pedestals. All utility meter locations must be indicated on the building permit
drawings. Meter locations shall be accessible for reading and may not be
obstructed by trash storage; The applicant maY consider separates wvater
service, _miter and_ater service lines for the ADU;
j. submit a drainage mitigation plan signed and stamped by an engineer in the
state of Colorado as part of the building permit application. The site
development shall meet the runoff design standards of Section
26.88.040(C)(4)(f);
k. execute and record an agreement requiring the property owner to join any
future improvement districts which may be formed for the purpose of
constructing improvements in the public right-of-way. A signed and notarized
agreement with recording fees shall be provided prior to final building
inspection;
1. apply for a tree removal permit two (2) weeks prior to the issuance of a
building permit if any trees are to be removed. The required mitigation for
any tree removal shall be as per Section 15.04.450 of the Municipal Code.
-- 2. Prior to the issuance of a certificate of occupancy (CO) the applicant shall:
a. submit as -built drawings of the project showing property lines, building
footprint, easements, any encroachments, entry points for utilities entering the
property boundaries and any other improvements to the Aspen/Pitkin County
Data Processing Department in accordance with City GIS requirements;
b. i�.stall sidewalk curb and gutter along Neale Avenue. A boulder and utility
pedestal may have to be removed or relocated. If necessary, it is preferable to
have the applicant relocate the pedestal on private property within an easement.
The sidewalk may be routed around the boulder or pedestal if an easement is
provided by the applicant on their property;
c. Community Development Department and Housing Office staff shall inspect
the property to determine compliance with the conditions of approval.
•— d, relo e the existin fence alon eale Avenue onto rivate property if it is
within the public right-of-wa�To enhan�the�nremovecdin
or ood haracter and
ambiance, the fence shall be lowere ,relosuch a
manner that the historic whin shall be rendily isible from Neale Avenue.
3. The applicant shall consult with City departments regarding the following:
a. City Engineering (920-5080) for design considerations and any development
within public rights -of -way;
b. Parks Department (920-5120) for tree removal, landscaping, and
vegetative species; and
c. City Streets Department (920-5130) for any work or development, including
landscaping, within public rights -of -way.
-- 4. t1anning and Zoning Commission shall grant a variance of the front yard setback from
twenty-five feet to tan fe Accessory Dwelling
-Unit only. The front ya:,� setback fnr the Primary residence shall be twenty-five feet
as per City Code.
5. All material representations made by the applicant in this application and during
public meetings with the Planning and Zoning Commission shall be adhered to and
considered conditions of approval, unless otherwise amended by other conditions.
ALTERNATIVE RECOMMENDATIONS: Planning and Zoning Commission may
approve the conditions above, approve additional conditions or disapprove the
conditional use for the Accessory Dwelling Unit. �51%-
A „ P
RECOMMENDED MOTION: "I move to approve the conditional use and variance of
the front yard setback from twenty-five feet to ten feet for the Accessory Dwelling Unit
cabin located at 117 Neale Avenue, with the conditions set forth in the Community
Development Department memorandum dated December 17, 1996."
EXHIBITS: (4 _ 0 yeep ,
"A" - Conditional Use Application
"B" - Referral Comments
"C" - Historic Preservation Committee Memorandum
M 40#--
5
M'r.•naerr z
LArm USE APP C?=CV FORM
_'roj ect Namc
appropriate)
3) Presesit Zoning .
5) Applicant's Name, Address & Phone #
Size eSC� +
h cl� l - �
7) Zype of ApPlication
(Please cIwk all that apply)
Conditional Use
Oanx)qbual SPA
Cxceptual Historic Dev-
Special Review
Final SPA
Final Historic Dev-
8040 Greenline
Coroeptual PUD
Minor Historic Dev-
Stream Margin
Final PUD
Historic Demolition
Mmmtain View Plane
Subdivision
Historic Designation
dondominitmii nation"
Text /74a� Amendment
CAS Allotment
Lot Spli ./L t Line
Q'� cn -
Adjustment
8) Desc siphon of Existing
Uses (number and type of e}asti.ng stxllctuues;
approximate sq- ft_
; n ni er of bedrooms; any previous royals granted to the
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9)
10)
Response to Attact=ent 2, Minimum Sub fission Oontcnts
V Response to Attachment 3, Spec. f isg its i pion Dontc my
T_]� Ruse to Att ct m nt 4, Review Standards for: Your Application
a 3 7- 07 3 3 -06 D, Exhibit A
JEFFREY S. SHOAF
Post Office Box 3123
Aspen, Colorado 81612
(970) 925-4501
August 13, 1996
Planning & Zoning Commission
City of Aspen
Aspen, Colorado
When considering a development application for a conditional use, the commission shall consider
whether all of the following standards are met, as applicable:
A. The conditional use is consistent with the purposes, goals, objectives and standards of the
Aspen Area Comprehensive Plan, and with the intent of the zone district in which it is
proposed to be located.
Answer: Yes. The conditional use is consistent with the purposes, goals, objectives and
standards of the Aspen Area Comprehensive Plan, and with the intent of the R-15 zone
district in which it is proposed to be located except the front yard setback, which I address
below at letter "F".
B. The conditional use is consistent and compatible with the character of the immediate
vicinity of the parcel proposed for development and surrounding land uses, or enhances
the mixture of complimentary uses and activities in the immediate vicinity of the parcel
proposed for development.
Answer: Yes. The conditional use is consistent and compatible with the character of the
immediate vicinity of the parcel proposed for development and surrounding land uses.
It enhances the mixture of complimentary uses and activities in the immediate vicinity of
the parcel proposed for development by bringing into the neighborhood a beautifully
restored, historically significant cabin that has been a part of the Roaring Fork Valley's
history. I am also proposing to create an accessory dwelling unit/employee housing unit
with the subject cabin. The existing neighborhood is an eclectically mixed combination
of single-family, duplexes, affordable housing units, and other ADU's.
C. The location, size, design and operating characteristics of the proposed conditional use
minimizes adverse effects, including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash service, delivery, noise, vibrations and odor on surrounding
properties.
-1-
Answer: Yes. The location, size, design and operating characteristics of the proposed
conditional uses does minimize the adverse affects listed. In fact, the smaller scale of the
proposed cabin (less than 400 square feet of living area above grade) will be a nice addition to
the neighborhood in contrast to all new development which is typically built to the maximum
height, square footage and volume allowed by zoning.
Additionally, the location of the proposed cabin site is within easy walking distance to
downtown Aspen and/or the public transportation system. I do proposed to dedicate one off-
street parking space for the cabin, but hope to rent it to someone who does not own a car.
D. There are adequate public facilities and services to serve the conditional use including but not
limited to roads, potable water, sewer, solid waste, parks, police, fire protection, emergency
medical services, hospital and medical services, drainage systems, and schools.
Answer: Yes. There are adequate public facilities and services to serve the conditional use
requested.
E. The applicant commits to supply affordable housing to meet the incremental need for increased
employees generated by the conditional use.
Answer: The applicant is voluntarily proposing one -hundred percent (100%) of the subject cabin
to be used as affordable housing and, at the same time, is saving an historically significant
structure.
F. The proposed conditional use complies with all additional standards imposed on it by the Aspen
Area Comprehensive Plan and by all other applicable requirements of this title.
Answer: The applicant is asking for a variance on the R-15 front yard setback of thirty feet as
the applicant's request herein is to have a ten -foot front yard setback. This would place the
cabin itself seventeen feet from the Neal Street corridor front yard property line because a
seven -foot deep porch is proposed between the cabin and the herein requested ten -foot setback.
Please see the attached survey for full details. Please bare in mind that there will be about 350
square feet of living area above grade with the balance of the living area square footage below
grade, creating no visual impact on the Neal Street corridor.
The review standards for a detached accessory dwelling unit are as follows:
1. The proposed development is compatible and subordinate in character with the primary
residence located on the parcel and with development located within the neighborhood.
Answer: Yes. The proposed development is compatible and clearly subordinate in character
with the primary residence located on the parcel (700 square feet of living area proposed versus
3350± square feet of the existing improvements).
-2-
2. Where the proposed development varies from the dimensional requirements of the
underlying zone district, the planning and zoning commission shall find that such
variation is more compatible in character with the primary residence than the
development in accord with dimensional requirements. The following dimensional
requirements may be varied.•
a. Minimum front and rear yard setbacks;
b. Minimum distance between buildings on the lot;
C. Maximum allowed floor area may be exceeded up to the bonus allowed for
accessory dwelling units;
d. The side yard setback shall be a minimum of three (3) feet;
e. the maximum height limits for detached accessory dwelling units in the R-6 zone
district may be varied on the rear one-third (113) of the parcel; however, the
maximum height of the structure shall not exceed sixteen (16) feet. On Landmark
Designated Parcels and within an Historic Overlay District, the HPC shall have
the ability to make such height variations;
f Maximum allowable site coverage may be varied up to maximum of five (S)
percent, on Landmark Designated Parcels and within an Historic Overlay District
the HPC shall have the ability to make such site coverage variations;
g. In the case where the proposed detached accessory dwelling unit is located on a
Landmark Designated Parcel or within an Historic Overlay District only HPC
shall may make dimensional variations pursuant to the standards of Section
26.40.070(B).
Answer: Other than my request herein to receive a variance on the R-15 zone front yard
setback (from 30' to 10'), the balance of this question is not applicable as I will be in full
compliance.
Should you have any additional questions or if I can be of any further assistance, please call me
at your earliest convenience. I thank you for your time and consideration in these matters.
Sincerely,
Jeffrey S. Shoaf
Jss:a2z
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6-1 J-1 � � ttl _ J 1 AM F KUM PAPER C:HAb1-_/PAG'17_5 9 /U:3b_ki /Uf6
Alpine Surveys, Inc.
Post Office Box 1730
Aspen, Colorado 81612
970 925 2688 --
August 12, 1996
To: Jeff Shoaf
Tel & Fax: 925-4501
FROM: Jim Breasted - Alpine Surveys, Inc.
Tel: 963-1853
Fax: 963-8700 W o Paper Chase)
RE: Job No. 89-78 Shoaf
This is to transmit results of a slope analysis of
Lot 2, Shoaf's Waterfall Subdivision and of an adjacent
metes And bounds parcel, as follows:
SLOPE PERCENTAGE OF LAND
08 - 20% 76.1% _
20% - 30% 0. 9%
30% + 23.0%
100.0%
LOT 2 . . . . . . . . . . 14,986.1 Square feet
ADJACENT PARCEL . . . . . 785.6 " "
TOTAL 15,771.7 Square feet
1,06 35-
5
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CS- 1 3- 1 Jib W = 3 I AM t-KUM WANtK UHASt/PAUL' 5 P_ 1
Alpine Surveys, Inc.
Post Office Box 1730
Aspen, Colorado 81612
970 925 2688 -
August 12, 1996
TO: Jeff Shoaf
Tel & Fax: 925-4501
FROM: Jim Breasted - Alpine Surveys, Inn.
Tel: 963-1853
Fax: 963-8700 (c/o Paper Chase)
RE: Job No. 89-78 Shoaf
This is to transmit results of a slope analysis of
Lot 2, Shoaf's Waterfall Subdivision and of an adjacent
metes And bounds parcel, as follows:
SLOPE PERCENTAGE OF LAND
00 - 20% 76.1%
20% - 30% 0.9%
30% + 23.0%
100.0%
LOT 2 • . . . . . . . . . 14,986.1 Square feet
ADJACENT PARCEL . . . . . 785.6 "
TOTAL 15,771.7 Square feet
$U bDI VISION
tS WA Tj
(DAD) SUB NO.
DDRESS J / 7
RESIDENTIAL PROPERTY APPRAISAL RECORD ��7 � �-f
_ (ABA) SCHEDULE NO. QLQZ,. (DAI) MAP NO. (DAF) TAX AREA l _ RLIJ (AAA) PARCEL NO. 737 - .3r S 3 - 00 2
(VACI (VAD) (DAB) SEC TWP RANGE I T
BLOCK LOT(S) SEC
�DAJ) NEIGHBORHO
(BAA)
'iNERS NAME
AM
(CAC)
MAILING ADDRESS
(VAE) LEGAL DESCRIPTION
=Y S
DATE
(GBE)
SIZE
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LAND VALUE CALCULATIONS
BASE UNIT SALES ADJUSTMENT FACTORS
VALUE 1 1 l A I I
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ADJ. BASE TOTAL
mpouw UNIT VALUE LAND VA UE
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CORRELATION
COST APPROACH 1 �
MARKET APPROACH $ ^ _,
FINAL ESTIMATE V
OF VALUE i S � j C"C"G
ACTUAL VALUE %
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ASSESSED VALUE
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YEAR
LAND)
jMPs.kTOTAL
LAND
IMPS.
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TOTAL
COST APPROACH
DATE
REPLACEMENT
COST NEW
AREA
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(HAM)
ADJ. RCN
DEPRECIATION
(RAN)
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LAND VALUE
�TOTAL VALUE
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MARKET APPROACH
REMARKS
SALES REFERENCE NAME/NO.
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.6;C85 B-799 P 660 11/ i 01:18P PG t OF C REC F.NI
.SILVIA DAVIS PTTVIN NTY CLERK. R RECORDER 16.00 0.00
QUIT CLAIM DEED
DARLENE DE SEDLE VARE and EDWIN C. VA RE (Grantors), whose address is do
Darlene de Sedle Vare, 833 Ocean Ave., No. 103, Santa Monica, CA 90403, for the consideration
of Ten and No1]00 Dollars (S10.00) and other good and valuable consideration, in hand paid, hereby
quitclaims to JEFFREY SHOAF (Grantee), whose address is 113 Neal Ave., Aspen, CO 81611 ,
the following described real property situated in Pitkin County, Colorado, depicted on Exhibits A
(legal description) and B (map of subject property), attached hereto as a part hereof, and Grantee
hereby accepts such conveyance in full settlement of all property line disputes related to the adjacent
properties of the parties hereto..
Signed this day of�4 1995.
50m,�e die Sedle Vare
t Vare
Jeffrey Toaf
STATE OF CALIFORNIA )
) ss.
COUNTY OF ORANGE }
The foregoing instrument was acknowledged before me this ]Q day of ��1�11� 1995, by
Darlene de Sedle. Witness my hand and official seal. —�
My commission expires:
Public
Address'.
411,"Iwnm
STATE OF CONNECTICUT)sSCOUNTY OF �%� t J � } . E�Tw AMy 16. 1797
strument was acknowledged before me this day of 199S,
:Hess my hand and official seal. J
expires
q o vr� N-
Notary Publi UPIOLYN & HORRIM,
Address: NOTARY PUBLIC
COMM. EXPIRES 5131199
STATE OF COLORADO }
}ss
COUNTY OF PITKIN }
The foregoing instrument was acknowledged before me this da 1995,
by Jcffrey Shoaf. Witness my hand and official seal.
My commission expires:
AMMCIA POUTOU15
MY CoON EXPIRES otary Public
O '. 11ism Address:
o*`
'F•' : 1 8P ;'G 2 OF
EXHIBIT A - Vares to Shoaf Quit Claim Deed
Alpine Surveys, Inc.
post 0111ce Box 1730
Aspen, Colorado 81612
303 55 229 688
Job No. 99-78-3 Shoal
September 20, 1994
D1sSCRIPTION OF LAND FOR UIET TITLE
�, TOWNSIIIP MOREOUfli,
A TTfETOF LAND SOUTHWESTSQUARTER OF SECTIONTIIEAS'1 QUARTER
Or WEST OF THE SIXT[1 PRINCIPAL MERIDIAN,
RANGE 84
PARTICULARLY DESCRIBED AS FOLLOW SIIOAF'S
WATERFALL SUBDIVISION AS AMENDED, CITY OF ASPEN,
BEGINNING AT THE NORTHEAST CORNER CI LOT
E 597. 8 FEET;
WHENCE THE SODUT8 QUARTER
CORNER OI' SAID�SECTION ,
A BRASS CAP' BEARS THE NOR'fIIERLY BOUNDARY OF SAID LOT 2
TilENCE ALONG AND DISTANCES!
THE FOLLOWING COURSE4 FEET,
„ �{((
N 63'42'00 W h�48 EET,
S 31°05'00�. W 3.55 ET,
N 6 3° 4 2 00 W �,7EGT TO T1(E NORTHERNMOST
W 36.
C0RNER20F0SAID LOT 2%�
18" E 10.41�rrrT ALONG TIIE NOR'Ll1EASTERLY
Tl1ENCE N 20°55' WESTERLY LINE OF SAID I,OT 2
THE EXTENSION OF WITH A WOOD rENCE;
TO THE
THENCE ALONG SAID WOOD FENCE
+'t
THE
FOLLOWING COURSES AND
I
DISTANCES:" E 50.1BET,
S 39°51S9" E 6.55T�
°77'22
3 64°2:'39: E 25.62 FEET/TO TIIE END OF SAID
g 70°1'14E 51.09
WOOD FENCE: C LY•26�0.EET ALONG THE SOUTHEASTERLY
THENCE S 70°15' 14" TIIE IN,rERSEC7'ION WITH
EXTENSION OF SAID ExTEN TO
THE NORTHEASTERLY EXTENSION OG SInIDDNORT NORTHEASTERLY
OF SAID LOT 2;
THENCE S 18°34'S4" W 8.77 FEET ALONG
EXTENSION TO THE POINT OF BEGINNING;
CONTAINING 765-_N gTnTr OFCCOLORADO.R LESS.
COUNTY OF PITKI
' EXHIBIT
B- Vares'to Shoaf Quit Claim Deed
383 S-7y9 G-66
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MEMORANDUM
To: Bob Nevins, Planner
Thru: Nick Adeh, City Engineer
From: Chuck Roth, Project Engineer e`IZ-
Date: December 6, 1996
Re: . Shoaf's Cabin Accessory Dwelling Unit Conditional Use
(Parcel ID No. 2737-073-53-002 )
I have reviewed the above referenced application, and after visiting the site, I have the following
comments:
1. Site Improvement Survey - The site improvement survey submitted with the application is out
of date (1989). A current site improvement survey needs to be submitted with the building permit
application. The survey must reference a current title policy to ensure documentation of easements.
There is a fence that is not shown. If the fence is not on private property, it must be relocated onto
private property at the time of development. Note that the fence height detracts from the
neighborhood enhancement by the addition of the cabin.
2. Sidewalk, Curb and Cutter - The two adjacent properties down the hill to Herron Park have
installed sidewalk, curb and gutter during the past two summers. We recommend that the applicant
be required to install sidewalk, curb and gutter prior to issuance of a certificate of occupancy. This
should not be considered an onerous requirement because the applicant should have been required
to provide a sidewalk, curb and gutter agreement at previous land use approval or building permit
situations and because the neighboring property owners have paid for their improvements
themselves.
There are a boulder and a utility pedestal in the approximate location of the sidewalk curb
and gutter. The boulder would have to be removed. It is preferable for the applicant to relocate the
pedestal onto an easement on his private property, but the sidewalk may instead be routed around
the pedestal if the applicant provides an easement for the portion on his property.
3. Trash & Utilities - Show trash containment area on final development plans. All utility meters
and any new utility pedestals must be installed on the applicant's property and not in the public
right-of-way. For pedestals, easements must be provided. The building permit drawings must
indicate all utility meter locations. Meter locations must be accessible for reading and may not be
Exhibit B
obstructed by trash storage. The applicant may consider separate water service and meter and
wastewater service line for the ADU.
4. Parkin - There is no on -street parking in the area, therefore an on -site parking space should be
required for the ADU and shown on the building permit drawings. Existing parking spaces that
meet Code requirements must also be shown.
5. Site Drainage - The existing flood control system(s) is inadequate for serving the additional
runoff created by impermeable surface or change in drainage pattern. The site development should
meet runoff design standards of Sec. 26.88.040.C.4.f, and the building permit application must
include a drainage mitigation .plan signed and stamped by an engineer registered in the State of
Colorado.
6. Domestic Water Supply - The survey indicates a well casing. If the applicant is not currently
served by the City Water Department, state and city statute require that the property be connected to
City water and that the well be abandoned.
7. Driveway Access - The driveway is not well defined or is obscured by snow. Note that the
maximum allowable driveway width is eighteen feet.
8. Improvement Districts - The applicant should be required to agree to join any improvement
districts that are formed for the purpose of constructing improvements in adjacent public rights -of -
way and to provide a signed and notarized agreement with recording fees prior to the final building
inspection.
9. Work in the Public Right-of-way - Given the continuous problems of unapproved work and
development in public rights -of -way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights -of -way, parks
department (920-5120) for vegetation species, and streets department (920-5130) for
street and alley cuts, and shall obtain permits for any work or development,
including landscaping, within public rights -of -way from the city community
development department.
cc: Jeffrey Shoaf, P.O. Box 3123, Aspen, Colorado 81612
M96.298
2
NOY 27 ' 96 04 : 30PP1 AS Hi )LIS I NG i)FC:
P.1
MEMORANDUM
TO: Suzanne Wolff, Community Development Dept.
FROM: Cindy Christensen, Housing Office
DATE: November 27, 1996
RE: ShoaPs Cabin Accessory Dwelling Unit Review
Parcel ID No. 2737-073-53-002
ISO—U .: The applicant is requesting to deed restrict an existing 699 square foot cabin.
REG_ MMEUDATJQN: Staff recommends approval as long as the following conditions are met:
1. The unit falls within minimum and maximum square footage:
Accessory dwelling units shay contain not less than throe hundred (3W) square feet of
allowable floor area and not more than seven hundred (700) square feat of allowable floor area.
The unit shall be deed restricted, meeting tho housing authority's guidelines for resident
occupied units and shall be limited to rental periods of not less than sbt (6) months In
duration, t7wners of the princi:ol residence shall have the right to place a quarted employee
or empleyees of his or her choosing in the accessory dwelling unit.
2. The kitchen falls within the following specifications:
Kitchen - For Accessory Dwellirg Units and Caretaker DweiUng Units, a minimum of a two -burner
smut; with oven, starW rd sink, and a 6-cubic fnat rrYfrigarator plus freezer.
3. Part III, Section 7, of the? Aspen/Pitkin County Affordable Housing Guidelines, Deed
Restricting Existing Aweding Units, which states:
A. Pursuant to the applicable Clty or County Land Ilse Codes, an applicant for a
development; under certain condidons and subject to certain requiremerft, may satisfy
the affordable housing requirement by deed restricting existing unrestricted housing to
comply with the Guidelines. Acceptance of existing units shall be at Me sole discretfon
of the respective goveming body upon recommendation of the Housing Oltice.
B. ff accepted by the City or County, existing units must be upgraded in accordance With
Lie following crlberla, runtess a variance ftm these r+eguirernerrts Is approved by the
appllcable governing t►ody upon the recommendation of the Housing Offfee! all units
must be freshly pairlial; all appliances must be purchased within the last rive years and
be In good condition :and working order, new carpet shall be provided (unless carpet
has been purchased in last five years and !s In good condition and repair); the exterior
walls shall be froahly rhalnted Within one year of dedication, a general level of upgrade to
yards and landscaplag shall be provided, and, windows, heating, plumbing and
electrical systems, fixtures ,and equipment shall be In good condition and working
atWer. The roof must have a remaining usoful ft of at least ten (10) years. All units
shall meet Uniform Building Code minimum standards, any applicable housing code or,
in the absence of an adcquata code, such recognized housing code acceptable to the
Housing Ounce and shall be approved by the Housing offica and verified by a qualfrie d
Exhibit B
NOV 27 ' 96 04 : 30PM a R SUS ING OFC 11.
Building lnspeetor accepted and approved by the Housing MOM Applicant .shall bear
the costs and expenses of any required upgrades to meet the above sbnderds as well
as any structurnf/engineenng rworts required by the Housing oJitice to assess tha
suitabUity for occiwpancy and compfPance with Ma Housing Office standards of the
proposed units.
4. An accessory dwelling unit deed restriction must be recorded prior to building permit
approval (this farm is provided by the Housing Office).
5. Inspection of the unit by the Housing Office prior to Certificate of Occupancy,
VereTaf bofadu 112
E
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Amidon, Historic Preservation Officer
RE: Shoaf referral
DATE: December 11, 1996
This fall, the owners of a historic cabin which Fritz Benedict had disassembled
and moved from Snowmass to property that he owned near Stillwater Drive
asked for bidders to remove the cabin from the site. The cabin was located in
the County and according to a previous approval by the BOCC, was to be
removed or converted to storage since the property exceeded the allowed FAR.
Jeffrey Shoaf, owner of 117 Neale Avenue received the cabin and now wishes to
place it on his property and convert it into a voluntary accessory dwelling unit.
Staff does not recommend landmark designation of the building or the property
since the cabin does not have historical significance within the City of Aspen,
however, HPC referral comments on proposed alterations to the building are
requested for the Planning and Zoning Commission.
Exhibit C
Aspen/Pitkin Community
Development Department
130 South Galena Street
Aspen, Colorado 81611
(970) 920-5090
City Land Use Application
Fees: p
00113-63850-041
Deposit
-63855-042
Flat Fee
-63860-043
HPC
-63885-268
Public Right -of -Way _
-63875-046
Zoning & Sign Permit _
-MR01 I
Use Tax
10000-67100-383
Park Dedication
15000-63050-480
AH Commercial
15000-63065 482
AH Residential
County Land Use Application Fees:
00113-63800-033
Deposit
-63805-034
Flat Fee
-63820-037
Zoning
-63825-038
Hoard of Adjustment
Referral Fees:
00113-63810-035
County Engineer
00115-63340-163
City Engineer
62023-63340-190
Housing
00125-63340•-205
Environmental Health
00113-63815-036
County Clerk
00113-63812-212
Wildlife Officer
Sales:
00113-63830-039
County Code
-69000-145
Copy Fees
Other
r
F
Total o q
Date: Check:5-73/
Proje _
S
Case No•
No. of Copies �p�