Loading...
7A - Annexation request #AZ-99-6 of 1.451 acres of land, 3601 4th Street, initial zoning of RR1-ECITY OF BOULDER PLANNING BOARD AGENDA ITEM MEETING DATE: Apri16, 2000 (Agenda Item Preparation Date: March 21, 2000) AGENDA TITLE: Public hearing and consideration of an Annexation request, review #AZ-99-6, of 1.451 acres of land located at 3601 4th Street, with an initial zoning of RR1-E (Rural Residential 1- Established). Applicant: Greg and Cindy Olbright REQUESTING DEPARTMENT: Planning Department Peter Pollock, Planning Director Robert Cole, Director of Project Review Margaret Doherty, Case Manager OVERVIEW: The Planning Board is being asked to consider the annexation of 3601 4th Street and the adjacent right-of-way. The Board shall determine if the proposal meets the applicable State annexation requirements and the Boulder Valley Comprehensive Plan (BVCP) policies for annexation. Staff recommends denial of this proposal based on a finding that the. provision for "special opportunity or community benefit" required by the Boulder Valley Comprehensive Plan has not been met. STATISTICS: Proposal: Annexation and Initial Zoning #AZ- Project Name: Olbright Annexation Location: 3601 4th Street; at the southwest corner of Kalmia Avenue and 4th Street. s:\plan\pb-items~xnemos~rnd36014t.pbm AGENDA ITEM #/~ Page 1 Size of Tract: 1.451 acres, 63,005 square feet Zoning: Boulder County Zoning, Rural Comprehensive Plan: Low Density Requested Variations to the Land Use Regulations: 1. Two dwelling units (house and guest house) on a single lot. 2. Seven-foot front yard setback for an accessory use (tennis courts) where 55 feet is required. KEY ISSUES: l. Does the request comply with applicable State annexation requirements? 2. Does the request comply with the Boulder Valley Comprehensive Plan (BVCP) policies for annexation? BACKGROUND: Existing Site There is an existing single-family residence and garage on the site. The existing improvements were built under Boulder County jurisdiction. The existing home is less than 50 years old. The home is connected to the City's water utility main which is located within the adjacent 4th Street right-of-way. However, there is no record of an out-of-City utility agreement assvciated with the subject property. Per Section 11-1-15, BRC, 1981, Out-of-City Water could not be provided to serve the proposed redevelopment due to the eligibility of the subject property for annexation. City regulations require that persons desiring to make a connection or repair to or to disconnect from the water utility apply for a revocable out-of-City water permit or annex. Because the property is eligible for annexation, it is not eligible for a revocable out-of-City water permit. Two aspects of the proposed site plan would require an expansion of the water service and, therefore, annexation to the City. City standards require that each structure on a site be served by a separate water service line and meter connected to a public main. The proposed site plan includes two structures and would therefore require a new connection to the water main. In addition, the subject property is currently served by a 3/4-inch water line. City staff has not reviewed a plumbing fixture count for this project; however, it appears likely that a larger service line would need to be installed to serve the proposed structure. This would be considered a new connection which could be granted only after annexation. s:\plan\pb-items~nemos~nd36014t.pbm AGENDA ITEM # 7~ P~e 2 Surrounding Area The adjacent property to the east was rezoned Rural Residential 1- Established in 1997 to maintain the existing semi-rural character of the neighborhood. Homes in the immediate vicinity range from 12,000 square feet to 1,000 square feet. Project Description (Please also see the applicant's written statement, Attachment B) The applicant is proposing to annex the property in order to receive City water and sewer services and to construct new improvements as follows: Demolish the existing house and garage. 2. Construct the following improvements: a. 9,300 square foot house with attached garage; b. 2,560 square foot guest house (with kitchen)lpool lounge; and c. Tennis courts, swimming pool, patios and perimeter fencing (see conceptual elevation and site plan as Attachments F and G). Abandon existing septic system, extend City sewer and expand City water service to serve new improvements. ANALYSIS: 1. Does the request comply with applicable State annexation requirements? Staff has reviewed the annexation request and finds that the requirements of Section 31- 12-105 (1) (a), (b), (c) and (d) C.R.S. are met. No land held in identical ownership will be divided into separate parts or parcels by this annexation. The owner of 100 percent of the property has signed the annexation petition (Attachment E). The subject property is at least one-sixth contiguous to the City limits. No part of the annexation area has been part of an annexation proceeding to another municipality within the last twelve months, and the annexation will not result in the detachment of area from any school district. The parcels are within the Boulder Valley School District. All urban services are, or will be upon annexation, available to the site. 2. Does the request comply with the Boulder Valley Comprehensive Plan (BVCP) policies for annexation? The Property is located within Boulder Valley Planning Area IIA. Area IIA is identified by the BVCP as the area of immediate focus for annexation to the City within the first s:\plan\pb-items~rnemos~nd36014t.pbm AGENDA ITEM #/~ Page 3 three years of the BVCP planning period. As an enclave (mountain edge), adequate municipal water, wastewater, and other community services are currently available to the property. Consequently, no new community investment in infrastructure is required to provide urban services. The subject property is large enough to subdivide into two parcels for construction of one dwelling unit each. Therefore, the applicants znust comply with the Boulder Valley Comprehensive Plan policy 1.20, as follows: (c) In order to reduce the negative impacts of new development in the Boulder Valley, the City shall annex Area II land with significant development or redevelopment potential only on a very limited basis. Such annexations will be supported only if the annexation provides a special opportunity or beneftt to the City. Provision of the following may be considered a special opportunity or benefit: permanently affordable housing, receiving sites for transferrable development rights (TDRs), reduction of future employment projections, land and/or facilities for public purposes over and above that required by the City's land use regulations, or other amenities determined by the City to be a special opportunity or benefit. Staff proposed an annexation package which we believed would meet the requirements stated above. Our package included the following: - No outdoor lighting permitted around the proposed tennis court; - Restrict size of main house to $,500 square feet of total floor area (including garage); - Restrict the size of the second dwelling unit to 1,500 square feet of total floor area (not including open porches); - The following fence gizidelines: The fence shall have one or more of the following features to ensure that it will not negatively affect the neighborhood character: some degree of openness, low (42 inches or less) height, and/or set back some distance from the sidewalk. A donation to the City's Housing Trust Fund of $26,400.00 in lieu of providing affordable housing; - The applicant shall provide the City with a f rst right of refusal that will provide for transfer of any rights held in the Silver Lake Ditch to the City upon transfer of ownership of the property (including heirs) or settlement of the estate at the fair market value for Silver Lake Ditch shares as presently defined by ordinance as $25.00; and s:\plan\pb-itemslmemos1md36014t.pbm AGENDA ITEM #/A Page 4 The applicant shall submit to the Planning Department final site, landscaping, architectural and grading plans of all improvements (including the fence) for review and approval prior to application for building permit. The applicant responded to our proposal with the following community benefit package (see Attachment D): - Agree to tennis court lighting restrictions; - Size restrict the home to 7,500-8,500 square feet (not including the garage); - Size restrict the guest house to 2,650 square feet; - Comply with proposed fence design guidelines; - In lieu of the provisions of the Inclusionary Zoning Ordinance, donate $26,400.00 to a charity of their choice ("another organization, not-for-profit, human service, probably child service organization"); - Allow heirs to inherit water rights; and - Agree to final review of plans "to assure consistency with the material submitted by the applicant. Staff finds that the proposal does not provide a special opportunity or benefit to the City, as follows: The proposed size of the house and guest house are not compatible with the surrounding neighborhood. Additionally, the proposal does not designate a size of the proposed garage. In the past, the City has proposed a cash contribution to the City's Housing Trust Fund in lieu of building affordable housing. A$26,400.00 donation to a charity of the applicant's choice does not meet the goals of affordable housing, reduction in future jobs, or land for public purposes. Although, it is conceivable that the applicant could choose a charity which meets another Boulder Valley Comprehensive Plan goal, the applicant has not demonstrated how their proposal would meet this standard. The applicant's proposal regarding the Silver Lake Ditch rights is unacceptable. The City's proposal to accept a first right of refusal in event of sale or transfer (including to heirs) and to allow continued use of Silver Lake Ditch share by present owners, rather than requiring immediate dedication of the right, is a compromise from the City's entitlement. The City purchased its interest in these water rights in 1906 and has already been patient in receiving the City's due. The City is unwilling to provide an alternate s:\plan\pb-items~memos~rnd36014t.pbm AGENDA ITEM #~A Page 5 water supply to any new owner unless part of a comprehensive agreement with the Silver Lake Ditch Company. The applicant has yet not submitted any architectural plans by which we could judge consistency. PUBLIC COMMENT AND PROCESS: Required public notice was given in the form of written notification mailed to all property owners within 300 feet of the subject property and a sign posted on the property for at least 10 days. All notice requirements of Section 9-4-2, B.R.C. 1981 have been met. Staff received one letter from neighboring property owners, which is included as Attachment H. Most of their concerns related to the seven foot masonry wall. Additionally, they expressed concerns about removing trees within the right-of-way, providing a wildlife corridor, and the size of the improvements. The Open Space Department and the Planning Department agree that a wildlife corridor is not necessary nor desired on the subject property. STAFF FINDINGS AND RECOMMENDATION: Staff finds that annexation of 3601 4th Street and the adjacent right-of-way complies with applicable State annexation requirements. However, the proposal does not meet the Boulder Valley Comprehensive Plan policies related to annexation. Therefore, staff recommends that the Planning Board recommend denial to the City Council of the Annexation #AZ-99-6, of 1.451 acres at 3601 4th Street, incorporating this staff memorandum as findings of fact. Approved By: P ter PoIlock, Planning Director s:\plan\pb-items~rnemos~nd36014t.pbm AGENDA ITEM #/~ Pa¢e 6 ATTACHMENTS: Attachment A: Vicinity Map Attachment B: Applicant's proposal Attachment C: Staff's proposed conditions of annexation Attachment D: Applicant's response to staff's proposal Attachment E: Annexation Petition Attachment F: Conceptual perspective drawing from Kalmia Ave. Attachment G: Conceptual site plan Attachment H: Neighbors' letter Attachment I: Annexation Map s:\plan\pb-items~memos~md36014t.pbm AGENDA ITEM #/n Pa~,e 7 t~` I _ 1 II Attachment A REQUEST AREA 3601 4th Street Kalmia Ave m o - LOCATION: 3601 4th Street - APPLlCATION TYPE: Annexation/initial Zoning - ZONING: County (Boulder Counfy Zoning) - APPLICANTS: Greg and Cindy Olbright ~~ ~ ~~ 01 ~O~ ~` ~ ~ N LOCATOR MAP~I - Agenda Item # ~ Page#~' . Attachment B Written Statement Review of criteria addressed in the City of Boulder "Annexation / Initial Zoning Attachment H": 1. Every person who has signed the petition has also inserted information on the signature page attached to the petition. 2. Mr. Greg Olbright has circulated the petition. He has witnessed the signing of this petition and so certifies. 3. Landowners: Cindy Olbright Greg Olbright • Property acquisition occurred with a closing in late September, no tax has been paid at this time by Mr. and Mrs. Olbright 4. Roughly three and one half sides of the property coincide with the City Limits of the City of Boulder. 5. At the request of the Department of Community Design, Planning, and Development this petition is being filed with the City Clerk by the Department of Community Design, Planning, and Development after this application is delivered to that office. • Each signer has carefully read the coMents of the petition. , • Signatures attached to this petition have been signed within the last 180 days. • No signer desires to withdraw his or her signature. • Four copies of an annexation map is enclosed, see enclosure. MICn/@ff@ ^ s@I@~O@ • Cll~llt@CfS •(J.C. 1936 FourteeMh Stroet /~rd~itecturo • Planninp • IMerior Desi~~ 8oulder, Colorodo 80302 8ouldsr • O~nwr . SaMa F~ 303•443-9960 Fmc 303-443-9920 06 Deoember 1999 Agenda Item # ~ Page # ~_ Revisw of Boulder Valley Comprahensive Plan Issues 1. State Law: • This is an annexation petition, the process of which we understand to be consistent with the requirements of Colorado State Law. 2. Relationship to Existing City Boundaries and Consolidation of Petitions: • The City of Boulder bounds the subject property on 3 1/2 sides. 3. Zoning and Land Use: We anticipate that since the property is bounded on 31/2 sides by property within the City of Boulder that is zoned RR1-E; the initial zoning will establish the RR1-E zone district classification. Further, we understand that the Land Use Development Standards for the RR1-E zoning district will apply to this ProPertY• 4. Environmentat Features: • the anticipated development of the site does not indicate any significant environmer~tal impact or change, • significant regrading of the property is not anticipated other than leveling the ground around a new house, • lining of the Silver Lake D'itch along the high, west side of the site is proposed as part of the redevelopment, this will eliminate severe seepage from the ditch which cumerrtly causes water to flow to the surface at the middle west portion of the site and becc~mes then soaked into the ground not intended for irtigation or evaporated~ or n~ns off the site towards Fourth and potentially on down Kalmia, MIC~~/@ff@ ^ s@Ief~O@ • Clf'~11t@CtS • p.C. 1936 Pourte~Mh Stroet Ard~tKtun • Plannirp • Int~rior D~~a 8oulde~, Colorodo 80302 Bouldsr •. Osnv~ . SaMa Fe 303-443-9960 Fox 303-443-992~ 06 December 19~ A~enda kem # ~/~ Page # _.L • Extensive additional tree, shrub, and perennial planting and plant maintenance is anticipated which will increase wildlife habit~at beyond that which is existing. 5. Public Improvements: • {1) Water and Ditch Rights The petitioners will retain water and ditch rights and intend to transfer ownership of those rights with the transfer of ownership of their property or settlement of their estate. • (2) Streets: No changes or additions to public streets are required. Fronting upon Fourth Street, access to the site is proposed to be located at the comer of Kalmia and Fourth Street The street system, in particular the area at and near the intersection of Fourth and Kalmia, adequately serves the community, the neighbofiood, in particular the site by way of a drive to the existing residence located at the comer of Kalmia and Fourth Street. The existing drive serving the existing single family residence is at the location of the proposed drive. The annexation and resulting new single family residence development will create no additional impact of the street system. • (3) Street Lights: No changes or additions to street lighting are required. • (4) Water and Sewer. The subject property has an existing City of Boulder water utilit~r senrice. Additionally, a septic sewer system with leach field exists to serve the existing residence. The existing system has proven to have problems, which have apparently been coRected for the time being, and now exhibit no known health related problems. It is the intent of the petitioners to request approval to connect to the City of Boulder Midyette - Seieroe • architects • p.c. , qsb ~~rt..~ st~t Architeduro • Nannirq • Inta~ior Desipo Boulds~, Colorodo 80302 Bouldsr • D~rner • SaMa F~ 303-443-9960 Fmc 303-443-9920 06 Deoember 1999 ~genda Item # ~i~ _ Page # ~_ water and sewer utility service. The petitioner will abandon use of the existing sewer system. •(5) Payment of Water and Sewer Plant Investment Fees and Front Footage Charges: The petitioners understand that they will be responsible for the payment of Plant Investment Fees and Front Footage Fees if and when they become due. • (6) Other terms and Conditions: ^ The Applicant will be govemed by and will comply with the initial zoning designated by adoption of an initial zoning ordinance or by those Terms and Conditions specificatly designated in the Annexation Ordinance. ^ Applicant will develop a residence with kitchen, an attached garage, and with a roofed walkway attached pool lounge / guest quarters inGuding a convenience kitchen, totaling 7,500 to 8,500 square feet and an attached garage with bike storage and repair shop and athletic equipment room of 1,400 to 1,500 square feeL Note: wth a famity of two adutts and four children, and dose ties to an extended family, the need for a five bedroom house with additional guest bedrooms is considered essential by the Applicarrt. The family is very commun'ity minded~ environmentally consaentious, and prefers using altemative Vansportation. A four car gar~ge is required to park the two family vehides within a struc~ure and not on the site or on the street as well as to use two bays of the garage as a workshop and hobby / crafts shop. Off the garage will be constructed a bike storage and repair shop. Mr. Olbright rides extensively and finds he requires service of the family bicydes at least twice weekly. The bike repair workshop provides space for a bike mechanic to servioe the bikes. Additionally, the adults are self- employed and will oandud their business from their nesidence. Therefor+e, the house will have a home office / studio avoiding a commute from the residence to a remote o~ce. The family enjoys entertaining smaller groups of friends and to that end, they will build a suitable living room, dining room, and Wtchen. Mrs. Olbright 06 Deoember 1999 Midyette ^ Seieroe • architects • p.c. ArchiMefuro • Planniep • Inhrior D~si~n Bouldar ^ O~mror • SarMci Fe 1936 FourteeMh Stroet 8ovld~t, Colorodo 80302 303-443-9960 Fax 303-443-9920 Agenda Item # ~~ Page # ~ greatiy enjoys preparing food for her family and friends with entertainment inGuding the indusion of all of her guests in the process of cooking. We have estimated the house size based upon conceptual sketches. The Olbright family has directed us to create rooms that have a daily function and avoid rooms that have no purpose except for appearance. We have conceived a house that provides privacy for members of the family, spaces for the many activities of this diverse family, and multiple use of space to the greatest extent that is deemed comfortable. The Olbright family have directed us to design a house with a central focus towards its central rooms which in tum allows Mrs. Olbright her desire to be able to casually watch her children when they do no choose to seclude themselves into the privacy of their rooms. ^ The building will be consistent with the Land Use and Development Standards of the RR1-E Zoning District. The Applicants will construct a masonry fence with capping trellis along the east side of the property to block the glare of tuming vehicles at the comer of Fourth and Kalmia and to block the noise of accelerating and decelerating vehicles at the same comer. Additionally, the Applicants will constru~t a masonry fence with capping trellis along the south side of the property so as to create a screen between themselves and the neighbors back of house portion of their sites. This is intended to benefit both the neighbors and the Olbright family, who plan to site their house to the north side of the site and create outdoor living space to the south of the house. The proposed fence will benefit the neighbors to the south whose outdoor living space in part borders the subject site's south property line. The Applicant will construd a humane barrier to deer along the south portion of the w~est side of the site. Such a bamer is intended to create a barrier to deer to discourage intrusion by the deer into the families omamental~ herb~ and vegetable gar+dens they plan to maintain as part of the landscape. Additionally, the barrier design is intended to not exdude other wildlife from the site although it will probably be necessary to construct it to satisfy the Land Use Regulation requiring a 42" barrier to children around a swimming pool, outdoor pool, and/or jacuzzi. The actual type of barrier has not been determined at this time. The Applicant already has a neighbor's fence along the north portion of the west side and long the extent of the north side of their property located on that neighbors property. MI~/@~@ ^ S@I@f'~O@ • Of'C~11t6CfS • p.C. 1936 Fourteenth Strost I~rd~iteeturo • rlanninq • Inbrior Desipn Boulde~, Colorodo 80302 Boulder . D~mrar . SarMa F~ 303-443-9960 Fmc 303-443-99Z0 06 December 1999 Hgenda Item # ~~9 Page # ~ ^ The site will have a singie driveway access located near the intersection of Fou~th and Kalmia. • The Applicant will underground all overhead lines on their property. ^ Appiicant will construct a tennis court at the northeast comer of the site. ^ Applicant will construct a small pavilion like structure (gazebo) of 100 to 250 square feet at the southwest comer of the site. ^ The Applicant will consider their vote regarding any improvements to the public right of way at the time of that election. ^ The City of Boulder will continue to provide water utility and will provide sewer utility services to the Applicant. ^ The Applicant will pay standard tap fees and plant investment fees after a building permit is issued. ^ The Applicant has and will continue to have Silver Lake Ditch water rights. The Applicant will give to the City of Boulder the first right of refusat to the Silver Lake Ditc:h Company that they ovm. ^ The Applicant will oonstrud a permanent impermeable lining to the Silver Lake Ditch that is located along the west side of their property induding the construuction of a conduit along a portion of the ditch. This construction will minimize or preverrt seepage of the ditch that ~.. cumen~y oocurs to the extent that water flows to the surface of the ground below the ditch and is wasted except for unintended irtigation or runoff into the street system, adjacerrt properties, or the public storm sewer system. ^ The City of Boulder will issue a demolition permit to remove the existing house and its foundations and adjoining concrete paving slabs. ~N~I~/@t'f@ ^~1@~'~O@ •!Jf'C~llt@CfS • p.C. 1936 Fourte~nth Stroat .Mchitedur~s • Planninp .!~ D~si~n Bou1dK, Colorodo 60302 Boutdar . Dsrner ~ SaMa F~ 303-443-9960 Faz 303-443-9920 06 Decembar 19A9 ~genda Item # ~ Page # ~ The former Owners of the property had the property posted with no trespassing signage, which still exists at the time of this writing. No paths exist from wear by pedestrians. Ann Goodhart indicates that the Open Space Department "does not require any pedestrian access easemenY from the subject property. See attached Appendix B. There are no.existing easements on the property and the Applicant except through Eminent Domain and/or Condemnation will grant no future easements. ^ wth the demolition of the existing building the Applicant will excavate and remove any sanitary sewer structures they can find not including piping. ^ The Applicant will petition the Northem Colorado Water Conservancy District for inclusion of the subject property in the Municipal Subdistrict and pay all applicable fees on the land and improvements prior to scheduling of the first reading of the annexation ordinance. ^ Given that the Applicants will demolish the existing single family residence and once remodeled replace it with a new single family residence, pursuant to B.R.C. 1981 3-9-2 (b) a Housing Excise Tax will not be charged for the new residence. • The existing residence is older than twenty-six years. Therefore, pursuant to B.R.C. 3-&3 (b), the Applicant will not be required to pay Development Exase Tax for the annexation with an existing residential development ^ The Applicant will pay Storm Water and Flood Management Util'~ty Plant Investment Fees, approximately $20,000.00. ^ The Applicant will pay Plant Investment Fees to the City of Boulder for the development of a new residence when they eventually will be issued a building permit, less credit for existing fuctures within the existing residence on the property that will be demolished, approximately $9,000.00 Midyette ^ Seieroe • architects • p.c. 1936 FourieeMh Stnet /-rchitecfuro • Planninp • IMerior D~i~e Boulde~, Colorodo 8Q302 Bovldar • Denvsr • Sama Fe 303-443-9960 Fmc 303-443-9920 06 Deoanber 1999 ng~naa ~tern ~ '~i9 Pa~e # ~ Special Action by the City of Bouider It is our understanding that the area is within the Boulder Valley Comprehensive Plan Area IIA. We therefore understand that the City wilt assist the petitioners in taking positive steps toward annexation which will be in the City of Boulders best interest as well as those of a majority of the population of the Boulder Valley. To that end we understand the City of Boulder will provide factual information to the Applicants at all times. Additionally, the City will allocate staff time to the Applicant's endeavor to Annex their property to the City of Boulder. MIC~/@ff@ ^ S@I@f~0@ • Ot~C~11t@Cf5 ~ p.C. 1936 Fourteemh Sfroet Ardi~teetu~e • Mo~nirq • ~nh~ior pesi~ Boulde~, Colorodo 80302 Boulder • ~snvar • SaMa Fs 303-443-9960 Fox 303-443-9920 06 Decert~ber 1999 ~g~nda liem ~ ~7i9 Page # ~ Community Benefit ^ The elimination of the septic sewer system at the Applicant's expense greatly reduces health and safety risk to the community. The Applicant will pay the City of Boulder StoRn Water and Flood Utility Plant Investment Fees and Storm Water and Flood Management Utility Monthly Fees. The existing property contributes to the storm drainage to the City's existing storm sewer infrastructure. The combination of the saturated soil due to ditch leakage of seepage water to the sites surtace and the existing house and paving create a run off that contributes storm drainage that already impacts the City's existing storm sewer infrastructure. No fee has been able to be assessed by the City of Boulder though in fact the impa~t of such storm drainage as had to be accommodated at the expense of the City. The Applicant, by paying said fees, will offset that former expense. ^ The Annexation will create a contiguous boundary without the severe indentation that this existing property creates as part of the county Boulder. With City of Boulder Open Space to the west, an enclave of Boulder County Property will be eliminated. ^ The Applicant will incur property Tax of approximately $20,000 per year that will inure to the City of Boulder. The property will be annexed for use as one residence. Since the subject property is well over 60,000 square feet in lot size, it could be developed as two separate properties if it were subdivided into two properties each of not less than 30,000 square feet Likely~ that scenario would result in substantially more square footage in building development with redundant utility taps and services for two dwellings and increased impact of density and resulting activity induding vehicular. The impact of land use for one family reduces the potential impact for land use by two families. The Applicants request is therefore reasonable and in fact has the benefit of reduang the ulGmate impact upon the community instead of allowing for the potential of two residences being developed and two separate families residing upon the subject property. ~N~1Cn/@ff@ ^ s@I@f O@ ^ CI~"11~@Ct5 • p.C. 1936 FourteeMh Strset Architecfuro • Pla~ninp • imsrior Desipe Soulds~, Colorodo 80302 Boulder . ~a~vsr • Sorno Fe 303-443-9960 Fax 303-443-9920 06 Deoernber 1989 ~;~~nda icem ~ ~~9 t age # / ~ ^ The Appiicant will pay various fees that will result in income to the City of Boulder of amounts approximating the following: Initial Income: Demolition and Construction Pennits $28,000.00 StoRn Water and Flood Management Utility Plant Investment Fees $20,000.00 Plant Investment Fees $9,000.00 Use Fees $90,000.00 Total $947,000.00 Annual Income: Property / Assessment Tax and Fees $21,000.00 MI~/@~'@ ^~1@I'~O@ • Of~'tlt@CfS • p.C. 1936 Fourt~enth Stnat Archifedune . pla~n&q • Inhrior p~si~ Boulder, Golomdo 80302 Boutder ^ ~• Santa Fe 303-443-9960 Fax 303-443-99Z0 oa December ~9~9 ~g~nda item ~ ~ ~age ~ /~~ Attachment C ~ ~ CITY ~ ~~/= OF .~~.~- ~ BOULDER . Planning Department P.O. Box 791 Boulder, Colorado 80306 PH (303) 441-3270 FAX (303) 441-3241 February 17, 2000 Vern Seieroe Midyette-Seieroe Architects 1936 14th Street Boulder, CO 80302 RE: 3601 4th Street Annexation (Olbright) Dear Mr. Seieroe, This letter is intended to make clear the terms under which the City of Boulder Planning Department will recommend that the Planning Board recommend that City Council approve the proposed annexation. In other words, it is our professional opinion that an annexation package which includes the following items, meets the requirements of the Boulder Valley Comprehensive Plan Policy No. 1.20 regarding "special opportunity or community benefit." No outdoor lighting is permitted around the proposed tennis court; 2. The main house shall be limited in size to 8,500 square feet of total floor azea (including gazage); 3. The second dwelling unit ("guest house/pool lounge") shall be limited in size to 1,500 square feet of total floor area (not including open porches); 4. Having looked at a number of fences around town, staff feels that a fence could be built close to the street if it is low and open. If it is taller and/ or solid, staff believes that it would only be appropriate if set back considerably from the sidewalk (a minimum of approximately l5'). Therefore, the fence sha11 have one or more of the following features to ensure that it will not negatively affect the neighborhood character: a. some degree of openness, b. low (42" or less) height, c. set back some distance from the sidewalk. Ag~nda Item # ~ Page # ~_ 5. The applicant shall donate to the City's Housing Trust Fund $26,400.00 in lieu of providing affordable housing; 6. The applicant shall provide the City with a first right of refusal that will provide for transfer of any rights held in the Silver Lake Ditch to the City upon transfer of ownership of the property (including heirs) or settlement of the estate at the fair market value for Silver Lake Ditch shares as presently defined by ordinance as $25.00; and 7. The applicant shall submit to the Planning Department final site, landscaping, architectural and grading plans of all improvements (including the fence) for review and approval prior to application for building permit. This item is scheduled for a public hearing before the Planning Board on April 6, 2000. A memorandum with staffl s conditions of approval, as described above, including all fees as previously noted in Development Review Committee comments, will be available for the applicant on March 23, 2000. Please feel free to call me with any questions or concerns. Sincerely G~A~ 1.,~ Margaret Doherty Project Manager ~ :;g~nda Item # ~~ Page # ~ Mic , ,,,rch; Attachment D Boule 01 March 20oU Post-it' Faz Notv 767~ °~~`~ 3 To Fmm ~ Co.ll7Ppt. ~o PhunC r u _ Phonc ~ -~ D Fax S~.~lZ _ CJ~I I^ ~Z`'r l Fax #; Margaret Doherty Case Manager Department of Comrnunity Design, Planning, 8~ Development City of Boulder P.O. Box 791. Suite 300 Boulder, Colorado 80306 Re: M.D. letter dated 17 February Z000 application for annexation and initial zoning 3601 Fourth Street (Fourth & Kaimia) Olbright residence Margaret Doherty, 1936 Fourteenth Streef Boulde~, Coforado 80302 33-443-9960 Fax 303-~d3-99Z0 •rn ~ u~+c~ps 2 Thank you for your ciarification defining the current apinion of tfie City of Boulder Planning Department regarding its recommendation to Planning Board in the matter of the 3601 Fourth Street annexation and initial Zoning. Item No. 1, re: lig~ting at tennis court, . no comment. Item No. 2, re: main house 8,500 s.f., including garage, • you propose inadequate space, this will not accommodate the needs of the family, • the application for annexation indicates 7,500 to 8,500 not including a garage, • great consideration has been given to the subject of main house size by our design team and the Olbnght family, • 7,5U0 square feet, not including open porches or balconies, greenhouse, and atteched or detached garagelstorage, will accommodate the needs of the Cindy and Greg Olbright family. Item No. 3, re: second dwelling unit, 1,500 square feet, + the functional purpose of the second dwelling unit for the Olbright family can not be accommodated in this square fo~tage, • great consideration has been given to the subject of the second dwelling uni! size by our design team and the Olbright family, • the second dwelling unit must be 2.650 square feet in flnor area not including open po~ches, Item No. 4, re: fence, ~genda ~tem ~ IA Page # ~_ Midyette , Archited~ro Boulde~ • 01 Merth 2000 Seieroe ~ architects ^ p.c. Planning • Interior posign D~rnrer . SaMo Fe 1936 Fourteenih Streaf Bouldar, Cotorado 80302 303-4L3-9960 Fox 303-443-9920 • no comment. Item No. 5, ~e: donation to City of Boulder Housing Trust Fund, $26,400.00, • this is an enormous amount of money, • the Olbright family would like to consider a donation, in lieu the praposed, to another organization, not-for-profit, human service, pro6ably child service organization. Item Na. 6, re: ditch rights; first right of refusal • the "including heirs" element is unacceptable as stated, ~ the property may go through ownership change, or transfer, several times in the near future in order to create an estate trust or famiiy partnership; the process of doing this is not nearly complete and will not be complete for some time. • the Olbright family require language that gives the heirs who are blood descendants of Greg and Cindy Olbright priority in rights over the City, Item No. 7, resubtnit "firtal site, iandscaping, architectural and grading plans of all improvements (including the fence) for review and approval prior to application for building permit', • this has been anticipated, by the design team, as ultimately becoming a condition to the subdivision agreement, • we understand that this would ultimately read in a manner that implied °to assure consistency with the material submitted by the applicant". Seieroe, A.I.A. file Greg Olbright ~genda Item # ~ Page # o?~ Annexation Petition Attachment E Annexation Information Location: 3601 4th Street Bouider, Colorado 80304 Legal Description: COMMENCING AT A POINT 210 FEET SOUTH AND 34 FEET EAST OF THE NORTHEAST CORNER OF SOUTHEAST QUARTER OF NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 1 NORTH, RANGE 71 WEST OF THE 6TH PRlNCIPAL MERIDIAN, THENCE SOUTH 450 FEET TO SOUTHEAST CORNER OF THE CHARLES HAMMOND TRACT; THENCE WEST 95 FEET TO THE SOUTHEAST CORNER OF ACRE TRACT HERETOFORE DEEDED BY GEORGE A. HADLEY TO JESSE M. GILSTRAP, THENCE NORTH 142 FEET; THENCE WEST 280 FEET TO RIGHT-OF-WAY OF THE SILVER LAKE DITCH; THENCE ALONG SAID RIGHT OF WAY, NORTH 20 DEGREES EAST 131 FEET; THENCE NORTH 55 DEGREES EAST 73 FEET; THENCE NORTH 9 DEGREES EAST 110 FEET; THENCE NORTH 26 DEGREES 03 MINUTES WEST 38.28 FEET TO SOUTHWEST CORNER OF NORVILLE TRACT; THENCE EAST 270 FEET TO PLACE OF BEGINNING; BUT RESERVING 10 FEET ON EAST SIDE AND 25 FEET OF SOUTH SIDE OF 95 FOOT STRIP FOR ROADWAY PURPOSES AND ALSO LESS LAND IN WARRANTY DEED IN BOOK 895 AT PAGE 325 OF BOULDER COUNTY, STATE OF COLORADO. Size of Property: 1.451 Acres (63,199 square feet more or less) Requested Zoning: RR1-E Rural Residentiai Established Dist~icts: Boulder Valiey School District Property Owners or Lien Holders: 1. Cindy Olbright 2. Greg Olbright Agenda Item # '~ Page # ~. L ~ } ~ ~ ~ ~u ~ g 0 '~o ffi ~ UNDEN AVE ~ KAUAIA AVENUE S~T~' JUIMPER AVE. ~ ~ NtIS AVE - MAWiHORN A GRAP E ~ } ~ ~ iV n~r N.T.S. ~11~1C~y@ff@ ^ S@I@r0@ • Ctf'~C~llt@Ct5 • p.C. 1936 Fou~teenth Strset , Architecturo ^ Plonninp • Inbrior Design Bouldsr, Colorodo 80302 gou~der • psnvsr • Santo Fe 303-443-9960 Fan 303-443-9920 03 Deoember 1999 ~g~nda Item ~ ~~_ Page # ~_ TO THE CITY COUNCIL OF THE CITY OF BOULDER, COLORADO, GREETINGS: The undersigned hereby petition(s) the City of Boulder to annex to the City of Boulder the territory shown on the map(s) attached hereto and described on the attachment hereto: This Petition is signed by landowners qualified to sign. It is intended that this Petition be a one hundred percent (100%) petition for annexation as described in C.R.S. 1973, Section 31-12-107(1)(g), (as amended). In support of this petition, the undersigned state(s) and allege(s) as follows, to wit: 1. That it is desirable and necessary that the above described territory be annexed to the City of Boulder. 2. That petitioners are landowners of one hundred percent (100%) of the territory, excluding streets and alleys, herein proposed for annexation to the City of Boulder. ' 3. That no Iess than one-sixth of the aggregate extemai boundaries of the above described territory hereby petitioned to the City of Boulder is contiguous to the city limits of the City of Boulder. 4. Thax a community of interest exists between the above described territory and the City of Boulder, And that the same is urban, or will be urbanized in the near future, and further that the said territory is integrated or is capable of being integrated in the City of Boulder. 5. That in establishing the boundaries of the above described territory, no land held in identical ownership, whether consisting of one tract or parcel of real estate or two or more contiguous tracts or parcels of real estate, has been divided into separate parts or parcels without the written consent of the landowner or landowners thereo~ except and unless such tracts or parcels are already separated by a dedicated street, road or other public way. 6. That in establishing the boundaries of the above described territory, no land held in identical ownership, whether consisting of one tract or parcel of real estate or two or more contiguous tracts or parcels of real estate comprising twenty acres or more which, together with the buildings and improvements situate thereon, have an assessed valuation in excess of a200,000 for ad valorem tax purposes for the year next preced.ing the filing of the within petition for annexation, has been included within the above. 7. That the above desen'bed territory does not include any area which is the same or substantially the same area in wluch an election for an annexation to ay~nda Item # 7~ Page # .~~ the City of Boulder was held within the twelve months preceding the filing of this petition. 8. That the above described territory does not include any area included in another annexation proceeding involving a city other than the City of Boulder. 9. That at least four copies of an annexation map setting forth with reasonable certainty a written legal description of the boundaries of the area proposed to be annexed, a delineation of the outer boundaries of the above described territory, and the location of each owners}up, tract and/or the boundaries and the plat numbers of plats and lots and blocks, the portion of the boundary contiguous with the existing City Limits of the City of Boulder, and the dimensions of said contiguous boundary, all upon a material and of a size suitable for recordi.ng or filing with the City Clerk of the City of Boulder, and the dimensions of said contiguous boundary, all upon a material and of a size suitable for recording or filing with the City Clerk of the City of Boulder, accompany, have been attached hereto and hereby constitute a part of this petition. 10. That the above described territory is not presently a part of any incorporated city, city and county, or town, 11. That the above area described will (not) result in the detachment of area from any school district and the attachment of the same to another school district (and the resolution of school board of the district to wluch the area will be attached approving this annexation request). "INSERT A" (DESCRIPTION OF TERRITORY PROPOSED FOR ANNEXATIOl~ ~renda Item # 7~ Page # o?~o CIRCULATOR'S AFFIDAVI'~ STATE OF COLORADO ) ) ss. COUNTY OF BOULDER ) ~~e.s dc~~IC`~_c,~ ~ a_ C~ l br ~q~^~ , being first duly sworn, upon oath deposes and says tha she/he was the circulator of the above and foregoing petition and that the signatures on said petition aze the s:gnatures of the persons whos~ names they purport to be. ~ ~' `~ Circulator ~' Subscribed and sworn to before me this~day of , A.D. 19 ~ 9. Witness my hand and official seal. My c mmission expires: ~~~~2oa ~ T Notary blic CIRCULATOR'S AFFIDAVIT STATE OF COLORADO ) ) ss. COUNTY OF BOULDER ) , being first . duly sworn, upon oath deposes and says that she/he was the circulator of the above and foregoing petition and that the signatures on said petition are the signatures of the persons whose names they purport to be. Circulator Subscribed and sworn to before me this day of , A.D. 19 Witness my hand and official seal. My commission expires: Notary Public Cur\Dio\AttchH.Doc (Updsted 8-19-92) hgenda -tem # 'JA~~ Page # .~ 7 ANNEXATION PETITION Signature and signature date of Mailing address of each petitioner Description of property petitioners requesting annexation included within the area proposed for annexation owned by each person signing this petition. (Attach separate . sheet, if necessary). ________________________________________________________________ _ ~,`(`~-J- ~ ~ ~3~9'~ lO~f) E-t4~w~~4 /~v~ ~v~l~er,~~ ~30~( Su~jro~ Pru~er~ ~ { ~l, Q~~ 1213 ~~~ i u`t 1 1Y41 ~;~ .IQv~.3 ~v ~ 1~Q_r,, Cc~ ~~e,~} Sc.~ ~~Ic~c~ Pr~iP~ ~~.~ ~ ~/1 r ~ ~ m _ a ~ m ~ ~s I~ I~ ~ a~a co m ~r ~p~ `t 1 ~,,..c,,.~;1 ~1 V.. ~dti" ~~ . ~~ ! `_.~,r.~ . .... ,~ I` ~~ ' ~, i ~ ' I ~~~ . . !' ~ ~ . 1 :1 ~gK ~`'~ 'N . ' . ~ :i' ` ',':1: 1~~ -~ .iRi ,, ~ 1~ ~,,?~~~f'6~ ; ~r~~,~` `t'{:" 1~ ~'~M •'s^~ ~}* t ~ ~ _ _ ~ ... ''; ~ ~D~ ,• ~ u "~'d i 'u~~' ~ 9 Fw~'("~' ~~ .~` ~ ~ ~ ~, ... ,. ~ r .~w~~% ', ~y ' ' ' }" ".i~'~' k~ . ~ / r~{ k ~"4~,W{'~' ~~~ ~xk a'~Klt~, u,.-, . r'~ y~ t-~..~ t~. . ~ ~ r~ r+ 1,7~~ r. V1+' t ' 'i~'~ At3k~ v'~''z! ''14~', ~~' ` ~" ^u' ~';x:i ~ ,,, ~.,~.~,,,,,, - ~i F( . _ ?2iN , iR.+4' . .r, + J~V ~ ~~M' - . ~ ~,i.M '. - . . ..... ~ . , ,~7m ~ . . ' ' _ ~.r~ ~~ ~ .~ 1.p'p .e.lLr ~~~t f ~'R.',`~ . ~~~ . r~~ ~.~~~r , . ,.,~~ ~ . v,.r • . ~ ~ ~ ,'?~ i ~ i,~ / R"~~,~ ~~ ~1; ~- V~ . ,~ ~ ~ ~~. ~ ~ ~ * ., `~ ri ~ ~ ~ . ~ ~ • ,_~. pM(y ~ • ~ :_, ~x. , u _ ~ ~ ~ . . , 5 ;il'.~lia..~'S~SY'O~ ~. ~~. -•rl.:r7i~~r 1 ~.1~r ~, I ~'b ,~ ',If ' ( I~ ~ ~ ~ ~ , ~ ~~ . ,ti~ ~~ ;w..; ,a ~ ~, ,,, ~~~~,~ r~~ ~ f ~ ~ ~ ~ ~~ ~ "' ~ d ~~ ~ ~ ~,^ :, . , ~ ~ , ~ . ~ ~ r' ' ~ f' ", ¢; i ' , ~, , . ( ~ - ii t ~ ~~~{~'~ ~i, f ~Y 1 , . _.,t ~ I 4 ; ~9 . 4,,. -. , ~~.~.~ ~ ,~ I '~.9.'...n I -`A ~ , ~. - ~ ~ ` ~iF_~.~ .. .,. ~: ~~ y,~ . ~ ~~ ~ u , ~~,' A ~,9 ;' u j ~ . . . ~ l ~i~:~: ~ . . ~. ., .~ , # ......~ ~ ~,...~.- -+"°"" ~ ~ . •" , ~ N+ ' .. ,~ .y_ `_ ~, , _ ~ ~ : .: ~~~+ = l 'rv ~ ~w ="` d. ~ /^ . ~ ^' *ri' . '~ w+J'<T ~'''~'~r t~v ? ~~r . .. - . ~ C `7 ~51~7 " . w *,r . ., y I ~ f` ; M1 .~ 4 ,w ; ~ , ?•~ ' ~ ; 7r7~w~ ~9'r~ ~' ~ . ' ~ ~; ~ ~ ~ ~ y { ~ 'z ' ~ ° ~~~b . ~ ~ r ~ ~ ~ h ~ ~ ' ,,~, ~ ~ ~ t~ a~~ ~ H ~ ~ r ~e ~' ~ " i' n ' • .. , ;~•~" q~,~`y,~c "*` a. w " ~!'~ ` ^ ~ M 1, ;; r n. 1 na ~~y~ ~~ 1.µ N-. :~ ~'..~'.hYra - A°{ ~ 14~~ r ~ ' I + '~. ~ - '.:~ • ,t 1 IO. q~ 1 yt~41 ~~ M1 F1 '!1 ~'~•. ~'~r rr~a' ~~i1,1JL4 Vhfy'~f~ f.. .-,, ~ t } ~ a.N.F ~l, ~ h #u: '/-•~' r l Ir ~ ~ . , ' . . ~ ,F ,. , h.:".. ~~il:i'7~.. . ~ a,l,,:~ N . . ..-_' _ _ „ . . • ~~'~ ~ . ~ ~ . ~ ~ , . , ,. . -• I ,~: ' ~! ,. ~ t~ / ~ a.. /i: :) A11GE~T & PSS6CjPTEj LI ~ ~. - ~~\ d 4~' '~ c n Attachment F ,, ~ .,,, ,,~ ~/~ ,;;u~Fi~ li.^,lil~ii-- _ ;:t~ `;,~ % Attachment H i ~ D~ctraEs~r i 93'3 Tc x C# t y c~'F Rc<u 1 t#~r Plre+rrrrir~g L}tpesrtra~rrt ~,~s< 1d4a. l~4e~r-y~r-~rt i}cd~s~r-ty P'r•ca~ s fSe+~ 1 rAi a ld~i gtstsc~^fic<c<d Scs b j-= 43I br i gtst Arsrstx ~t i c.rs1 35E~ 1 Fc«srt ks St s-~~ Wa h ~v+~~ ~t vcf i a~cf t!-rz Rtg~r~st Fc.r Arrrstx at i c.rr~ ~rrd t tse~ t cmcrfrt var 1 pl atn~ c~f t!•r+r ~tx~v~ r.arsnrd ~rc•pc sLt 1? s~rrd !-r~ver t tsr fc.I I c.w i rrg ccmaase~rsb s r • f. S~'~C LY's^Q C'C.YS~'t1^YSi~{f 8~3G<tY~ t~Y! ~1^C•;yC~~tt~ '~.C'vtYs~fC<C.~ tAlt°-CTlY"~f rsEe I I ~ccr z, rrestnbtr c.F rteti~.c.r~s s ~ T! f i s raerac.rrrf -sr~ 1 I wi 1 1 c.bs.trstc-t ts^s~ ~. i Crs c<f tf'se~ putal i c c~rrr-s~ac-t c.F ttsa tsi l l a# tf~ c~f ~}rikc~ta- t c.r~ ~i rn.t -} Rs sfr~c fcrr tt-~ r.~-s gt~bc.rs I i~+.~irsg alc~rs~ Knlsai a f~+rtr~u~~ Ttsi ~. ~: ia+a i s c~r:r c<~f ttst ~--irscipe~l ci-recr~ctrrful ftr~tcerta sl~sa~eirrs~ ttst rs+ri gi3tst.r~[~sc<c<ti. ~ LiL:arsi~~~ fca-- sssc.tc.ri~t~ ~rivir:g s~~~.t tirs lSalraiits ttsr virrs c~f a usr,sc~rsry ssa I I trI c.ck s rrg ttsz h i 3 1 ai cfr v i rw -ss 1 I b~ fc<r-L~s cf~srrt,g~ . T4~~ pl ecrsr.ccf c4r,.~tlc.paia~s-rt ~c<csld b~ ;sesrt c.F d~.c<-fter ~-c~s~ss -,.•r ~r~ cc.c<~srr-at i vt rsrs gi-stx<rfsc•c~. -^.~c I vn.i crsr~r ~xt!-s i rstE sssc~fis ~ ssal I ssi 1 I sic• r.chfsir:g tc. ~r.l~sarr~ atrrd su~xpc•rt th~ r.ri ~fslae~r3 y s-~1 iri~ i crrrs ta ~fsi ch -+s sr~ arccvstcw~~d~ ~~ tiis wauld Iikr ta tE~~r d~e~lapfr c~assstrsir,fd fra~t r~oevirip ~-:~~-~=-`~ th~ trfrs •larr~ th: Faatrtb Strl~t fromtisgf aA' tit~ praprrt y ;~~'" ~~ , ~~, Y °'r-s Prc^r *~i . far , , ~,~' ar~ i t a rra~r~bh~rl ~ar~~si wh ~ c-#s 3 d: scrye~n3 th~ r.~i gt~bc~rs ~rrd vs~r: a.f tl~sf b3 k~pstts~ `... ~; 3~ ftss d~v~I o~p~rrt ~d jw~s~r~ ttsnr r,cMr•tta aT ttsr pre.po•srd -~~rs ~„~ a''" r~eqssir~d ta~ da~r,st• ~ rr~rr~aws :tr3p far refldliff ~ccrtsa ~ : ~ ~`~:~,.~,~~ irrrrrxw~ i cerr~ It s~s s-~ssoerraEsl f BUsst th~ curr:rrti sppl i csrrb Y .. : b~ r~s{nis--~d ta wtskr s si~3lrr- c~arr~r3tavEfarr far- s~s~ ta ~~w.; ~~ pcsfali~ c+~p~rs-~pe~~e~ Isr fact= th: c.~nl~r c~arr~rrt scctss wla~r~g ~`'~ Lirsd~rs Av~rrti: is ~aeEscrsrd tc. t.rsFfic ~srd dsrsQ~travs ~c~ tts~ . ` vs~rs~ . It~~Is fs~r~d~qnatf~ . , _ _~::~a' ` , 4~ 'E"h~ si r: srrd scapr af t!~ pro~pvs~si dstir:I ap~wt ~ef tH ~ts~st '%~; ;4 . tsuu~ a~rrd fc•vr-c-wr gir~g: fs rrc.t fr, ie~p~ir~g ve3tts ttr~ s~~I~ ~::~" a~ tls: rarigtsboerisc.ad~ It ahcra~Id b~r scsl~d sfa~rrs- -;:'.~ .~ - ~ ' £ ~ .. . . . .y....l ~ M K~ trust tl~sat ya.v rsi 1 I tafe~ tts:s~ cc.rsc~rr:s irh.a. ccvrr:idsratictrr srr~f isnclcsda~ th~wr aeswcrrrg th~ Caty~ s r~qsefr~rw~rrtia fc~- assrs~x at i c.rs~ ~ 1 f ~` . '~'S 1~Ca~W,'a ~~ ~!~ ~. ~~ ~6~ 4 ~ ~~ ~.~ _ ~,,~ ,~~ - ~ ~,~. ~ -, ,~~ a~ rf ~~ ~ ' . ~ ~. ~~"~'~ ~ ~ ~ . ~~ ,~ '` -~(y 7 1'~~. l /+~ia. ~orc ~~~,~ ~~ ~ ' y~,l ? fS ~ ~ ~-..a ~~~~ Kas~a ~.eau~if- 4os ,kalm~a Ave a.~. / 70'1~ ~ K~Yt.MiA AV~. ~ ~1 -i 1~1 K~,~n ~ >.~ ~ -.~~ ~ ' ' , 9a ~ ~ ~ ~ ;;~ ~ ;~ . .- Y . . .... . ~:~~;. , .:;~~~ : _'~"~1 ~~~~;~; s: ~3.~,.