HomeMy WebLinkAboutLand Use Case.337 Silverlode Dr.A117-00
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN. ACTION
BOA ACTION
DATE CLOSED
BY
A117-00
2737-074-30007
Kowalick Residence DRAC
337 Silverlode Drive
Fred Jarman
DRAC
Robert Kowalick
David Pinicho
11/7/00
Reso, #58-2000
Approved
1/3/01
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, tmless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
Robert Kowalick, 2710 Ledgewood Ct.. Rochester, MI 48306
Property Owner's Name, Mailing Address and telephone number
Lot 7. Silverlode Subdivision
Legal Description and Street Address of Subject Property
DRAC Variance for Garage Location and Front Door Setback
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Planning and Zoning Commission Reso. #58-2000. 1117100
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
November 18, 2000
Effective Date of Development Order (Same as date of publication of notice of approval.)
November 19,2003
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen
Municipal Code.)
Issued this 18th day of November, 2000, by the City of Aspen Community
D opment Dire tor.
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Ju' Ann Woods, Community Development Director
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PUBLIC "NOnCE
Of
DEVELOPMENT APPROVAL
Notice is hereby given to the general public of the approval ofa site specific development
plan, and the creation of a vested property right pursuant to the Land Use Code of the
City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: Lot 7, Silverlode Subdivision, by resolution of the
Planning and Zoning Commission numbered 58 series of 2000. For further information
contact Julie Ann Woods, at the AspenlPitkin Community Development Dept. 130 S.
Galena St, Aspen, Colorado (970)920-5090.
s/City of Aspen Account
Publish in The Aspen Times on November 18, 2000
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MEMORANDUM
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To:
Planning and Zoning Commission acting as the Design Review Appeals
Committee
THRU: . Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Directo~
FROM: Fred Jarman, Planner (),
RE: 337 Silverlode Drive
DATE: November 7th, 2000
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ApPLICANT: Robert Kowalick
REPRESENTATIVE: David Panico
PARCEL ID: 2737-074-30-007
ADDRESS: 337 Silverlode Drive, Lot 7, Williams Ranch Subdivision, City of Aspen,
Pitkin County, Colorado.
ZONING: AH PUD: Affordable Housing Planned Unit Development
CURRENT LAND USE: 12,374 sq. ft. lot containing an existing single-family residence
PROPOSED LAND USE: The applicant wishes to construct two additions to the existing
house to contain 2 bedrooms, remodel an existing two-car garage, living room, and
modify the existing entrance to house. In order to do this, the applicant is requesting
variances from the Residential Design Standards for garage location
(26.41O:040(C)(2)(b)) and front door setback (26.410.040(D)(1)(a)).
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STAFF COMMENTS:
The applicant, Robert Kowalick, represented by David Panico, seeks variances from
Section 26.410 Residential Design Guidelines for a garage location and front door
setback. (See Exhibit A for a description of the specific standards.) The applicant's
property is located in the Williams Ranch Subdivision.
After careful review of the submitted application by David Panico, Staff indicated to the
applicant that that the proposed plans and drawings required four variances from the
Residential Design Standards which included a two-stall garage, garage location, single-
story element, and front door setback. Subsequent to the initial submission, Staff
conducted a site visit with David Panico to discuss the proposed project in light of the
requested variances. As a result of that discussion and site visit, the applicant resubmitted
significantly improved conceptual drawings successfully addressing the two-stall garage
and single-story element issues.
In effect, this application, as a result of the new drawings, site visit, and discussions held
with the architect, requires only variances from the garage location and front door setback
standards in the Residential Design Standards.
-X Staff Recommendation:
Staff recommends the Planning and Zoning Commission, acting as the Design Review
Appeals Committee, approve the request for variances from the Residential Design
Standards for garage location and front door setback, finding that the proposal 1) "yields
greater compliance with the goals of the Aspen Area Community Plan" and 2) "more
effectively address the issue or problem a given standard or provision responds to."
RECOMMENDED MOTION (ALL MOTIONS ARE STATED IN THE POSITIVE):
"1 move to approve Resolution No. b"i, Series of 2000, approving garage location and
front door setback variances from Residential Design Standards for a single-family
residence at 337 Silverlode Drive, Lot 7, Williams Ranch Subdivision finding that
proposal I) 'yields greater compliance with the goals of the Aspen Area Community
Plan' and 2) 'more effectively address the issue or problem a given standard or provision
responds to. '"
ATTACHMENTS:
Exhibit A -- Review Criteria & Staff Findings
Exhibit C -- Parcel Location and Vicinity Map
Exhibit D -- Applicant's Le~ Supporting Plans
Exhibit E -- Resolution No. Series 2000
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EXHIBIT A
REVIEW CRITERIA & STAFF FINDINGS
The intent of the following parking, garages, and carports standards is to minimize the
potential for conflicts between pedestrian and automobile traffic by placing parking, garages,
and carports on alleys, or to minimize the presence of garages and carports as a lifeless part
of the streetscape where alleys do not exist. The code specifically indicates:
Staff Findin2
The applicant's proposed garage exists forward ofthe front
most wall of the house. This would be acceptable if the lot
were larger than 15,000 sq. ft. and the garage were side-
loaded. In this case, the existing garage to be replaced is also
not setback 10 feet from the front most fa9ade of the house. It
is also fully exposed and oriented to the street. The applicant proposes to .orient the proposed
garage face to a more perpendicular position relative to the street the residence faces.
b. The front facade of the garage or the front most
supporting column of a carport shallbe set back at
least ten feet (10' O'~ further from the street than the
front most wall of the house,
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Additionally, the design of the garage includes a single-story cantilevered roof overhang
further obscuring the garage doors themselves and adding to the architectural vocabulary of
the residence. Staff finds this proposed garage modification to be a much better design than
the existing garage and the added overhang above the garage doors to further mute the garage
as a major element on the fa9ade of the residence. The end result is that this garage design
approach better addresses the current garage situation.
The intent of the following building element standard is to ensure that each residential
building has street-facing architectural details and elements, which provide human scale to
the facade, enhance the walking experience, and reinforce local building traditions.
a. The entry door shallface the street and be no
more than ten feet (10'0'~ backfrom thefront most
wall of the building, Entry doors shall not be taller
than eight.
Staff Findin2
The existing entrance to the house is 8 feet back
from the front most wall of the building. The
remodeled front porch entry and door will set the
door 13 feet back from the front most wall of the
building with the dimensions of the new garage. This
requires a variance from the Residential Design
Standards.
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Staff supports this variance request because the front door is on the second floor of the
residence and not seen from the street and does not currently maintain any relationship to the
street or enhances the walking experience. The proposed entry actually brings the door
somewhat closer to the street and is street facing in design.
DESIGN REVIEW ApPEALS COMMITTEE CRITERIA
a) Yield greater compliance with the goals of the Aspen Area Community Plan;
Staff Findin2
Staff finds that the proposed addition of the garage and location of the front door yields
greater compliance with the goals of the AACPand residential design standards. The maiD
policy driving the design quality element of the AACP indicates that the community should
retain and encourage an eclectic mix of the design styles to maintain and enhance the special
character of the community. Staff finds that the requested variances for the front door and
-garage location are designed in a way that brings the overall desi n of a residence that
current y oes no 0 fit better with this olic in the AACP and
V residential design standards. Staff finds this criterion to be met. .
IW 'I(.,v .b) More effectively address the issue or problem a given standard or provision responds
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Staff Findin2
Staff finds that the garage and front door design and location more effectively address the
intent of the standards in the Residential Design Standards. Specifically, the intent of the
garage being setback 10 feet fro ade of the house or torward of the fayade if the
ot IS at least 15,000 s uare feet in area is better addressed b the new location and desi n of
e garage. The cantilever single-story design over the ara e doors effectivel shadows the
~garage doors and mutes elr prommence.
The front door standard is intended to foster a relationship to the streetscape. The physical
location of the house and current front door maintains no relationship to the street, as it is not
seen from the street as a result of the steep grade in front of the house. One has to walk 75
feet up the driveway even to get to the steps leading up to the second landing where the door
is located. Staff finds that by the nature of the door's location on the second level and
distinct separation from the streetscape, the proposed entry actually brings the door
somewhat closer to the street and is street facing in design. Again, Staff finds that the
requested variances for the front door and garage location are designed in a way that brings
the overall design of a residence, that currently does not comply with the standards, to fit
better with the residential design standards. Staff finds this criterion to be met.
c) Be clearly necessary for reasons offairness related to unusual site specific constraints;
Staff Findin2
Staff finds that, although the house is located on a steep slope, the rear bedroom addition will
result in a significant hillside cut and the house already contains an existing two-car garage.
Staff finds that this criterion is not met.
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PARCEL LOCATION AND VICINITY MAP
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Parcel location of 337 Silverlode Drive.
EXHIBIT B
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View showing driveway onto property in front
of existing residence.
in front of the existing residence from
the street.
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DESIGN BY DAVID PANICO INC.
1533 JlJNIP:cn 'Hn,.T.. ROAD, .A:~~Pli]'<r.\ COLOnADO 816J l PHO.N'.E 970,~923...s394, FAX 970..923..1260
September 18,2000
Ms. Sarah Oates
Aspen Gty Zoning Officer
130 S. Galena St
Aspen, Colorado
Re: Kowalick Residence, Application for D.R.AC. Review
Dear Sarah:
Accompanying this letter is the completed application package to be submitted to the Design
Review Appeals Committee regarding requested variances to Aspen's Residential Design
Standards. After a brief description of the project a letter of summation addresses each design
review standard (requirement 6 of Attachment 3 of the application form).
1bis application concerns additions and alterations to an existing residence in the Silverlode
(Williams Ranch) Subdi,~sion, 1be design of the existing structure was reviewed by D.RA.C. in
March of 1997 and all requested variances were granted. At the time, Planning Office staff and
some Committee members <Ib>reed that the design standards (Ordinance 30) were intended for the
townsite of Aspen and, in many cases, should not apply to these building sites. I hope that these
sentiments still prevail.
Section 26.410.010 General
1be requested variances to the Residential Design Standards for this project are consistent with
the intent to preserve neighborhood scale and character when you consider that the Silverlode
area can be considered it's own distinct neighborhood. Fourteen of the fifteen free market, and all
of the R/O building sites have been developed on a steeply sloping hillside along curvilinear
streets. 1bese two conditions alone meant that when these homes were designed the majority of
them needed, and were subsequently granted, variances from some design standards.
Of all the building sites fronting on Silverlode Drive, this lot has the most difficult site conditions.
In addition to the fact that it is the steepest lot, it's building envelope avernges 30' above Silver\ode
Drive (see accompanj~ng photos) necessitating massive retaining walls and a driveway that barely
meets Aspen city driveway slope requirements. Additionally, the envelope, on it's downhill side, is
defmed by a 20' tall boulder retaining wall (see photos). When you consider these facts you will
understand that the biggest detennining factor in how this design evolved was providing a
serviceable driveway and reasonable access to the garage.
It is also important to keep in mind that much of what the Residential Design Standards attempt
to address is the streetscape as it is viewed by auto or pedestrian traffic. 1be Standards reference
desired perceptions of, and interactions with the character of structures when viewed from
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fronting streets. The unfortunate aspect of this project is that it sits at the top of a 20' tall boulder
retaining wall limiting any interaction to a "worms eye" view of the residence. For this fact alone
many of the design standards become irre1event
Section 26,410.040 Residential Design Standards
A. Site Design
1. Building Orientation- The original D.R.A.C. approval allowed part of the front fayade
of the house to be skewed from perpendicular to tangent At the time the Committee
acknowledged that this angle was necessary for ease of access to the garage and the need
for turning and maneuvering space in front of the garage. The proposed addition to the
left front fayade of the residence is an extension of this existing skewed element
Consistent with the original design this element is secondary to, and narrower than, the
main fayade of the house to it's right.
2. Build to lines- The proposed addition will bring more than 60% of the front fayade to
within 10'-12' of the front setback. But, due to site conditions previously mentioned and
the fact that the actual setback line sits a quarter of the way down a boulder retaining wall
this standard can not be met
3. Fences- No fences are proposed.
B. Building Fonn- The design of the existing residence was meant to mimic the shape and
scale of two miner's cottages. The existing structure and proposed additions are broken into
massing elements of the scale and form typical of cottages that probably existed where the
house sits today.
1. Secondary Mass- TIlls standard applies to new structures only.
C. Parking Garages and Carports- The steep site and the fact that the driveway needs to gain
almost 16' in elevation in a distance of 110' is the strongest determining factor in the location
of the Garage. This fact was acknowledged by the Committee in the 1997 review and
hopefully should apply to this review.
1. Alley Access- Does not apply,
2. Road Access
a. Along the street facing fayade, the living area is 38' long, the garage is 22' long,
therefore meeting this design standard.
b. Due to the site conditions described above this standard should not apply.
c. Though the lot does not exceed 15000sq. ft. the garage doors will be nearly
perpendicular to the road.
d. Does not apply.
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e. The vehicular entrance width of the garage is 20' thereby meeting this standard.
f. Due to the narrow access side of the proposed garage the design can not
accommodate single stall doors.
D. Building Elements
1. Street Oriented Entrance- The mam entry door to the residence is facing, and
perpendicular to, the street
a. Due to the location of the garage and the need to adapt the proposed additions to the
existing floor plan this standard can not be met
b. An entry porch meeting this design standard is part of the design.
c. A street facing window meeting this standard is a part of the design.
2. One Story Element - The garage and the deck that comprises it's roof is a one story
element meeting this design standard. .
3. Windows- The windows. on the proposed addition meet this design standard. The
window on the upper level of the east element of the existing structure do not but were
approved in the original D.R.A.C. review, The Applicant is willing to bring this window
into compliance with this design standard if the Committee requires.
4. LightweUs- Does not apply.
E. Context- The proposed additions are consistent with the character of the immediate
neighborhood and at the same time respectful of Aspen's design context with the project's
reference to the :Miner Cottage vemacular
1. Materials
a. The project meets this design standard.
b. The project meets this design standard
c. The project meets this design standard.
3. Inflection
a. 1bis design standard can not be met due to the fact that the existing structure is
comprised of two story elements extending the full width of the building envelope.
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ATTACHMENT 1
LAND USE APPLICATION FORM
1. Project name tLoNJ)..Ua .~CE.!AJ;::DllloN"? ~ i:J...:n::~A110N<7
2. Project location ?A7 $ILVEi.lOCE .DeJVE:..,l-oT71 HIWlXM<;
/<b.Nc:..tt "S41?DIVIt;.ION
(indicate street address, lot and block number or metes and bounds description)
3. Present zoning p.'U. D.
4. Lotsize IZ,'7I4-Q:l
5. Applicant's name, address and phone number M12...17cfl,E'J2T 1LoNAJ-lGj:::..
2710 ~1"la::D cT. .~~TEJ2, M I, 4f7~
6. Representative's name, address, and phone number DAVID Pc.NtCO
IB~7 JL/;N I P€lZ H-1L.L.l2.DtvR3N CO Blbll
7. Type of application (check all that apply):
Conditional Use
Special Review
8040 Greenline
Stream Margin
Subdivision
GMOS allotment
View Plane
Lot Split/Lot Line
Adjustment
Conceptual SPA
Final SPA
Conceptual PUD
Final PUD
Text/Map Amend.
GMOS exemption
CondominiumizationX
Conceptual HPC
Final HPC
Minor HPC
Relocation HPC
Historic Landmark
Demo/Partial Demo
Design Review
Appeal Committee
9.
10. Have you completed and attached the following?
~ Attachment 1- Land use application form
..L- Response to Attachment 2
L Response to Attachment 3
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Ms. Sarah Oates
Aspen City Planning Department
130 S. Galena St.
Aspen, Co.
Re: 337 Silverlode Dr" Land Use Application for D.R.A.C. review.
Dear Sara,
I authorize David Panico (Design by David Panico Inc., 1533 Juniper Hill Dr"
Aspen, Co.) to be my representative in regards to this application for design
review.
Robert Kowalick
2710 Ledgewood Co
Rochester,Mi,48306
Phone 248-651-6504
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WARRANTY DEED
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THIS DEED, made this 01 day of OCTOBER
1998, between ALICE BRIEN
OF THE COUNTY OF PITKIN I STATE OF CO
GRAN'l'OR. AND ROBERT M; KOWALICK, JR. AND LAURIE J. KOWALICK
GRANTEE
27~90 LEDGEWOODCT,
ROCHESTER HILLS, MI 48306
COUNTY OF I STATE OF IY\ :L
WITNBSSBrH, That for apd in consideration of the sum of ten dollars
~nd other good and valuable consideration, the receipt andsufficienc:y of
which is hereby acknowledged, the grantor has granted, bargained, sold and
conveyed, and by these presents does grant, bargain. sell and convey and
confirm unto the grantee, his heirs and assigns forever, all the real
property together with improvements, if any, situate and lying and-being in
the county of PITKIN,' State of COLORADO, described as follows:
whose legal address i$
LOT ,7, SILVERLODE SUBDIVISION, according to ,the Subdivision plat the.reof
filed for record in plat Book ~7 at Page 3.
11111111111111111111I11111111111 111I111111111111111 Inl
422183 11/11/1111 14:24P WD DAVIS SI~Vl
I ., 3 R 18.110 111.11 ~ 1.11 PITK1~ COUNTY CO
TOGSTBBRwith all and singular the hereditaments and appurtenances
thereto belonging, or in anywise appertaining, and the reversion and
reversions, remainders, rents, iss~es and profits thereof, and all the
estate, 'right, title, interest" claim and demand.whatsoever of the grantor
either in law or equity, of. in and to the above bargained premises~ with
the hereditaments and appurtenances,
TO HAVB AND TO HOLD the said premises above bargained and described,
with the appurtenances. unto.,the grantee, his heirs and assigns forever.
And the Grantor. for himself, his heirs and assigns, does covenant, grant,
bargain. and agree to and with the Grantee, his heirs and assigns, that at
the time of the ensealingdelivery of the presents, he is well seized of
the premises above conveyed, has good, sure, perfect, absolute and
indefeasihle estate of inheritance, in law, in fee simple, and has good
right, full power and lawful authority to grant. bargain,sell and convey
the same in manner and form,as ~foresaid, and that the same are free
and clear from all former and other grants, bargains, sales, liens, taxes,
assessments, encumbrances and restrictions of whatever kind or nature
soever, except those matters as set forth on Exhibit MA" attached hereto
and incorporated herein by reference.
The grantor shall and will WARRANT AND PORBVER DBFEND the above bargained
premises in the quiet and peaceable possession of the grantee; his heirs
and as 5, against all and every person or persons lawf~ly claiming the
whol or ny part of. The singular number shall include the plural,
th "P~U "...the s'. and ;he use of gender. Jp.~l~ .be.~~plicable to all
9 de /".' .,.
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ALICE BRIEN
STATE OF
COUNTY OF
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Th~~regoinginstrument
].9 f ~ , by ALICE .BRIEN
WXTNBSS my hand and official seal
my commission expires:
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
Project: ADOlTlCH.6a A~ON.S 10 ~t1'- ~nENIF
Applicant: 17AYI J7 -PANJI' n f<EP~~ Nt:. f'"fF"9:r WVJ.A.LJ ( JC..
Location:jo/l ~rF~~ ~
Zone District: .U.I7. HIu...I. ).
Lot Size: 12..:;74-
Lot Area: -1J /J!.r - u:.rINtt> ex p. U, D. .
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas within
the high water mark, easements, and steep slopes. Please refer to the defmition of Lot
Area in the Municipal Code.) ,
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Existing: N /"'- Proposed:
Existing: \ Proposed: I
Existing:~Proposed: '17
Proposed % of demolition (Historic properties only):
DIMENSIONS:
Floor Area:
Principal bldg. height:
Access. bldg. height:
On-Site parking:
% Site coverage:
% Open Space:
Front Setback:
Rear Setback:
Combined FIR:
Side Setback:
Side Setback:
Combined Sides:
Existing: 14-0441 Allowali 1"* 68E?~ Proposed: -:;0150$
Existing.: 2.4,;1oMIPAllowa r;;'1t> MID Proposed: 14.511)}JI\D
EXisting:~ Allowable: Proposed:
Existing: 4 Required: Z P.roposed:~
EXisting:_J~J~)10 Required: Proposed:~
Existing: Required: Proposed:
EXisting:~:?,':[g~eqUired: Zl' Proposed: 2.'1\mJZ.E.,~
Existing:~ Required:'Zl~E.I"?'@W'roposed: 1?4-' 17) ~
, ,
Existing: 10,51 Required: 4i@614fP'r\Proposed: ~ ~ I
Existing:2.2.:",ee. Required: '2.01 Proposed: 214~~
Existing: '2.".lI@W . Required: lo( Proposed: I"O.!;~,H
Existing:4l3-'f\ Required: "?O\ Proposed: ?,?,f
Existing non-conformities or encroachments:NONt!..
Variations requested: NoNE
@'tf:1 ~INep IN ~ f.u..D M~f':l',frIf.'A.ft. ~ T/-II'? ~)-n=.101>a%41
1l'" C)IA~ ~ iHWUtiH ;:.. 1041 f<$=.Vle:w I ~. (~.1. f-,/)..l:..IS
~L\b.!, 1'D 'CO'lo Of' m\l?Jl.lLD.w.~OUN-'f, C[!,. ?711l'tl.
@~ r:U,1/. ~~~i 'fb~ MEfHoOP ~y ~tHOf MMIM LJl\I1 t-lClarlf
'l~ ~NtINE.P, . .,
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03:04 PM
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David Panico
Pcge
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County of Pitkin }
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State of Colorado }
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AFFIDA VlT OF NOTICE PURSUAJ.'IIT
TO ASPEN LAND USE REGULATION
SEmON 26.304.060 (E)
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. 1, DWtr) ~l (0) , being or representing an
Applicant to the City of Aspen. personally certify that I have complied with the public notice
requirements pursuanttq Section 26.304.060 (E) of the Aspen Land Use Regulations in the
following manner:
, hich is attached hereto, by first-class, poS".age prepaid
with three hundred (300) feet of the subject
day of .199_ (which is_
).
s place on the subject proper:: (as it. could. be seen
that the said sign was posted and visible continuously
.~Cv[ust ce posted for at lea,: ten (10) full
day
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