HomeMy WebLinkAbout1.0 ApplicationGARFIELD COUNTY
BUILDING AND PI-Ar,JrVrfVG
August 17, 1994
Stormie Werking
0390 County Road 127
Glenwood Springs, CO 81601
RE: Board of Adjustment Hearing
Dear Mrs. Werking:
t.
Please consider this letter to be oflicial notification that on June 14,1994 (re-scheduled from
Mray23,1994), the Garheld County Board ofAdjustment approvedyourrequestforavariance
from Section 5.02.02, requiring a 30' setback fiom a live stream, to allow you to encroach into
the 30' setback from No Name Creek at l11l No Name Creek for the construction of a single
family dwelling, with the following conditions:
l. Prior to issuance of a builcling permit, an I.S.D.S. plan, certified by a Registered
Engineer, establishing consistency with Colorado Departmnet of Health setback
requirements (50 fet from alive s[ream, l0leet from an adjacent property line), shall be
submitted
2. The encroachment into the setback shall be l5'.
If you have any questions, feel free to contact this offrce.
Sincerely,
/ru-
Stella M. Archuleta
Secretary to the Garflreld County Board of Adjustment
l}glTH STREET; SUTTE gO3 94*821A62*5571/28*7972 GLENWOOD SPR^TGS, COLORADO 81601
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Variance from Section 5.02.02,
requiring a 30' setback from a live
,r
Stormie Gail Werking
Located at llll No Name Creek,
northeast of Glenwood Springs.
.72 acres (31,363 sq. ft.)
WeIUISDS
Driveway easement from old US 6
and 24
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(vcn")
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RELATIONSHIP TO THE COMPREHENSIYE PLAN
The subject property is located in District C - Rural Areas, Moderate Environmental
Constraints as designated on the Garfield County Comprehensive Plan Management
Districts Map.
DESCRI}IIION OF THE PROPOSAT
Site Dercrintion: The subject property is a wedged-shape parcel located in the
No Name area, between old 6 &24and No Name Creek. fmprovements on the
property include a4}year old single-story house and an accessory garage. The
house and garage are located approximately 35 feet from the edge of No Neme
Creek. A vicinity map is shown on page - L{ -, an improvement certificate is
shown on page -5- , and the applicant's cover letter is shown oo pug" 6i)
Request: The applicant is requesting a variance to encroach into the required 30
foot setback from a live stream. The proposed structure would be placed
approximately 10 feet from No Name Creek (see improvement certificate).
The applicant is encumbered by zoning requirements for the R/G/SD zone
district. The applicant had originally intended on constructing a second dwelling
unit on the property, and permitting the existing dwelling unit as a guesthouse.
The R/G/SD zone district does not allow a guesthouse, but does allow two-
family and multi-family units as a use-by-right. Multi-family uses are defined
A.
B.
145-totolaryE\xtozl^REQUEST: -\- >
APPLICANT:
LOCATION:
SITE DATA:
WATER/SEWER:
ACCESS:
EXISTING ZOMNG:
ADJACENT ZONING:
-t-
as "a building containing two, three or more dwelling units". The dehnition
requires that the dwelling units be within a single structure. A covered breeze
way has been interpreted in the past as meeting this criteria. The requirement
to attach the structures is an important component in the review of the
application.
III. MAJOR ISSUFS AND CONCF'RNS
1. Section 9.05.03 (Actions by the Board of Adjustment) defines the criteria by
which the Board of Adjustment may grant a variance. The criteria explicitly
cited in Section 9.05.03 is as follows:
Exceptional narrowness, shallowness or shape of the specific piece of
property;
Exceptional topographic conditions or other extraordinary and
exceptional situation or condition of such piece of property;
That the strict application of any regulation would result in peculiar and
exceptional practical difficulties to, or exceptional and undue hardship
upon, the owner of such property.
Section 9.05.03 of the zonng Resolution (variance - Action by the
Board of Adjustment) states that the Board may authoize avariance to
relieve hardship, provided:
That the variance granted is the minimum necessary to alleviate such
practical diffrculties or undue hardship upon the owner of said property;
That such relief may be granted without substantial detriment to the
public good and without substantially impairing the intent and purpose
of the General Plan or this Resolution;
That the circumstances found to constitute a hardship were not cause by
the applicant, are not due to or the result of general conditions in the
district, and cannot be practically corrected;
That the concurring vote of four (4) members of the Board shall be
necessary to decide in favor of the appellant.
A primary issue with the application deals with consistency with 9.05.03 (b) and
(c). Several adjacent owners have written letters in opposition to the proposal
based on the following points (see letters oo pug.r&.lZ_;,
' Disruption of natural vegetation that define the No Name Creek area;
* ^
i.,,
The size of the proposed structure (2\xl6 footprint, two-story)
represents a scale considerably larger than existing structures;
The location of the proposed ISDS to serve both dwelling units may
threaten the ecological integrity of the No Name creek drainage;
That other alternatives exist on the site that would not require a variance
to the stream setback requirements.
A.
B.
C.
A.
C.
D.
3.
-z-
Staff notes that the majority of structures built within the last 10 years are
considerably larger than older homes in the area. In addition, virtually all
structures along No Name Creek built prior to 1975 encroach into the required
30 foot setback.
4. The subject lot, although including some areas certainly unbuildable, is not
encumbered by exceptional topography. Furthercomplicating the application
is the fact that at least one option does exist that would not require any zoning
amendments or variances.
The land directly south of the existing dwelling unit is relatively flat, and appears
the proposed structure and allow for connection with the
dwelling unit. This option would requireremoval ofexisting vegetation
flower beds, but would allow a second unit without requiring any variances
Garfield County zoning codes.
An additional option open to the applicant would require an amendment to the
R/G/SD zone district that would allow a guesthouse as a special use. If the
arnendment was approved by the Board of County Commissioners, the applicant
would be released from the requirernent to attach the units. Several potential
building sites away from the creek would then be available to the applicant.
tV. SUGGFSTETT FTNDINGS
1. That the application for Variance was found not to be consistent with the
requirements and standards of Section 9.05 of the Garheld County lsning
Resolution of 1978, as amended.
2. That proper publication and public notice was provided as required for the
public hearing before the Zoning Board of Adjustment.
3. That the public hearing before the Zoning Board of Adjustment was extensive
and complete, that all facts, matters and issues were submitted and that all
interested parties were heard at the meeting.
RECOMMENDATTON
Due to alternative sites on the property for the dwelling unit, staffhnds it diflicult to
r@ommend approval based on applicable codes. Ifthe Board of Adjustment approves
the application, stalf would suggest the following conditions of approval:
l. Priorto issuance of a building permit, the applicant shall submit an ISDS plan,
certified by a Registered Engineer, establishing consistency with Colorado
Department of Health setback requirements (50 feet from a live stream, l0 feet
from an adjacent property line).
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Garfl-el-d County Commlssioners
Garfield County
I^lerking Home
March 30, lgg4
Dear Sirs,
I request the board of county commissioners to grant my request to
vary Sec. of the zone district for purposes of
"orrlt.rr"ting a house as shown on the attached plans. The basls for
thls request ls to attach a second structure to the exlsting house'
The purpose is to be able to llve next to my mother, Vlola Lake,
allowing her to remaln ln her home. Her recent illness requires
her to be nearer someorie than she is now.
The exceptional topographic condition of thls parcel requires us to
bulld where there Is the level area to construct, and still attach
to the existl-ng home. The part of t,he new house closest to the
creek will be at least ten feet from the edge of the creek, and
eight feet above the creek bed. Thls places the structure, from
o,ri p"r"onal experlence of over twenty years, above hlgh water marks.
Thank you for considering this request.
Sincerely,
Stormle G. Werking,
[48-1o,to)
A:
B:
D:
E:
E'i.
G:
H:
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Submittal Requlrements :
Attached
Attached
Attaehed
Attached
Attached
trIater - NoName Creek Water Association
Verbal water approval glven by the NoName Water Assoclation
Clem Kopf Pres.
Sewer - Septic Tank
Attached
The parcel existed as descrlbed on January 1, 1973 as Rlchard and
Vlola Lake l-ived there as tenants for two years prLor to purchaslng
the property in September of. 1973, from Ruth M. Rhodes, of Boulder
Col-orado
Attached
Thank you for consldering thls request.
Stormle Werking,
J:
Slncerely,
applicant
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t ,i ,M lnn Hnner
Louger
tfiX: (303) 945-0941
May 13, 1994
. ISt7 ELRX€, SUIT€. 109
orefttiiooo ynrruGs. co 8r60r
(30r) e{5-8619
Planning and Zoning Commission
Garfield County
109 8th St., Room 303
Glenwood Springs, CO. 81601
RE: Application for variance filed by Werking for building adjacent to No Name Creek
Dear Planning and Zoning Commission Members:
I did not receive any formal notice of the request for a variance, but I would like to respond
anyway.
I am opposed to the granting of a variance for the planned construction of a two story home
within l0 feet of No Name Creek as proposed by the applicant.
I reside at0ll2 Hideaway Lane which is located just across the creek and slightly to the east
of the proposed building. I have lived in No Name for over 15 years.
The granting ofthis variance would drastically change the character of the neighborhood and
would also drastically affect the integrity of No Name Creek. My reasons for opposing this project
are as follows:
l. The proposed building site is much too close to No Name Creek. The creek is habitat
to numerous species of fish. The fish spawn in the spring and fall of each year and are dependent
upon No Name Creek to do this.
2. The construction activities will disrupt the bank and bed of No Name Creek.
3. The construction at the proposed site will destroy heavy vegetation and large trees.
The vegetation is important for the control of erosion and it is an integral part of the beauty of the
neighborhood. The vegetation is also important for preserving wildlife habitat. The large trees are
irreplaceable and are becoming scarce.
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4. At the current time I do not know what the plans are for disposal of sewage, but since
there is no sewer system in No Narnq I suspect that there would have to be a septic tank and leaching
field. I doubt that the existing sewer disposal system is sufticient to carry the increased load which
will be caused by the proposed construction. Developing a new sewage disposal system this close
to the creek would not be acceptable.
There are other choices for this construction that are less disruptive and less harmful to the
neighborhood. The new construction could be placed near the old county road called No Name Lane
without the substantial disruption to the creek.
Please do not allow this planned construction so close to the creek. ,
I thank you for your attention to this matter.
Very Truly Yours,
s(*1,\ L^D--
Ira M. Karet
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Jeck ReaI and Suzanne Lavln
26115 S. GllPln St.
Denver. Co. 81623
May 9, 1990
Board of County Commlsslonera
Garfleld County Courthouse
109 8th St. SuLte 301
Glenwood Sprlngs. Co.
To the County Comnlelonere:
As ownene of OO17 and OO55 Hldeaway Lane. No l{ane. Colonado
pnopenty adJaaent to 1111 l{o Name Lane. w€ wleh to note the
followlng obJectlone to the proDoeed bulldlns plane at 1111 No
l{ane Lane:
1) locatlon of stt'uoture on areek eite:
gle obJeat to the pnoxlnlty of the etnuctune to the creek
bed and we are conoerned about the nemoval of veBetatlon.
The cneek. tneee and vegetatlon ane maJor reagona we
bought the oun property and maJor reasona fon the
exeeptlonal beauty of the No Name are& whlch we wleh
to pneserve.
' 2) the elze of the etnuctune:
The two etony dwelllng w111. become a lange and domlnatlng
featune very cloee to the dwelllng on our pnoDenty.
We appneelate the entLne settlnS of oun No Nane psopenty
and our concern le to nalntaLn the besuty and integnlty of the
area.
Thank you fon youn aongldenatlon to theee concerna.
/,mw,*uhJ
ec. Stormlng GalI Wenklng
Davld Angot and Dlane Huffman
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Stormie Werking
1111 No Name Lane
Glenwood Springs, Co 81601
June L4, 1,994
TO: Garfield County Board of Adjustment
The purpose of thj-s letter is to address the issues and
concerns brought up by the Zoning Staff and Mr. David
Argo.
Under "Major Issues and Concerns" #3
*Disrupiion of natural vegetation that define the No Name
Area.
1. There will be 2 cottonwood trees, a few serwice
berry bushes, and some oak brush removed.
*The size of the proposed structure represents a scale
considerably larger than existing structures.
1. I'he size of the proposed structure will be 32'x341
and approximately l-500 square feet.
2. The exj-sting house, although only one story, has a
talI attic, giving it the appearance of a 2 story home.
A1so, the property owned by John Real and Suzanne Lavin,
to the Sast of my home, contains a 2 story house. See the
enclosed picture.
*The location of the proposed ISDS to serve both dwelling
units may threaten the ecological integrity of the No Name
drainage.
1. The proposed ISDS will have a septic and a holding
tank weil beyond the 50 ft requirement, and the leach
field will- be located even further away on the south east
corner cf the property. The waste fluid will be pumped
through a line up the existing driveway to the .'each
fietd. This should enhance not threaten the ecological
integri;y of the drainage because it will be a properly
enginee:ed ISDS that would replace the existing system.
*That other alternatives exist on site that would not
require a varience to the stream setback requirements.
1. The site referred to as an "alternative" to the
south of the existing structure is not really an option at
al-I. The existing home is oriented to the south to take
advantage of the southern exposure. Un1ike most houses
along the creek, this house does not have it's focus
toward the creek. There are windows along the south side
in the J-iving room, dining room, kitchen and bathroom
facing out into the small yard. This southern area also
has very large pine trees, numerous other bushes, flower
beds, and the lawn area - all would be lost.
2. The other "alternative" site proposed by the Zoning
Staff, up near the 6&24 highway, is too small. Engineer,
Tim Beck, in measuring for the leach site, determined it
was not large enough for house, septic tank, and Ieach
field. A 10 ft set back on the east side of this site has
to be maintained and there is a highway easement to the
south. This additional option site woufd require an
amendment to the R/G/sD Zone District that would allow a
guest house on a special use. It would als.o require a
varience from the Board of Adjustment because of the Iarge
Highway 6c24 easement. Even if these requests were
granted, the site is simply not Iarge enough- In reality,
there is but one site, and that is the requested site to
the East.
I would l-ike to address the concern of Mr. David Argo to
the granting of my varience request - as he seems to be
the one spearheading it's opposition. I j-nvited Mr- Argo,
Ms. Huffman, Mr. Reaf and Ms. Lavin to tour my property
and existing house to explain what it is I wish to do. At
that time Mr. Argo had one concern, which was the loss of
some scrub oak and service berry bushes and 2 cottonwood
trees that could be seen from the deck of his home. Mr.
Argo has only recently purchased and extensively remodeled
his home, and has ac
months. I honestly
become that attached
Iy resided there for less than two
feel that he has had time to
It is obvious that now t
ttonwood trees and some brush.
he is established in his dream
home he wants to maintain the status quo.
Mr. Argo's own hor,re is much too large to be considered a
"cottage" at 2II2 sq ft, plus any square feet that may
have been added during an ongoing remodel. It is situated
directly on No Name Creek with a concrete patio whichinvades and changes the stream f1ow. Recently, I had aconversation with Mr. Ed Arbor of Glenwood Sprinqs, whobuilt Argors home and septic system. He informed me thatMr. Argo's entire septic system consists of a hole in theground Iined with concrete block no more than 20 feet fromthe creek. It seems to me that there is more than alittle hypocracy bei-ng expressed here.
I am asking for only one thing, I am asking to build my
home within the 30 feet setback of No Name Creek, butstaying back at least 10 feet from the creek edge. Thegeology of the creek area consists mostly of large rock,and from 30 years of personal experience at No Name, Ihave seen littl-e or no erosion problem.
Sincerely,
Stormie l{erking
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PUBLIC NOTICE
TAKE NOTICE that Stormie Gail Werking has applied to the Zorung Board of Adjustment,
Garfield County, State of Colorado, to grant a Variance from Section 5.05.02 and Section
3.06.06 of the Garheld County ZorungRegulations, 1978 as amended, in connection with the
following described property situated in the County of Garfield, State of Colorado; to-wit:
Legal Description: See Attached
Practical Description: Located at l11l No Name Lane, northeast of the City of Glenwood
Springs.
The applicant is requesting a Variance from Section 5.05.02 to place a dwelling unit within the
required thirty (30) foot required setback from a live stream, and Section 3.06.06 to allow
encroachment into the required twenty five (25) foot rear setback on the above-described
property.
All persons affected by the proposed Variance application are invited to appear and state their
views, protests or objections. If you can not appear personally at such hearing, then you are
urged to state your views by letter, particularly if you have objections to such Variance
application request, as the Zorung Board of Adjustment will give consideration to the
comments of surrounding property owners and others affected in deciding whether to grant or
deny the request for the Variance. This Variance application may be reviewed at the offrce of
the Planning Department located at 109 8th Street, Suite 303, Garheld County Courthouse,
Glenwood Springs, Colorado between the hours of 8:00 a.m. and 5:00 p.m., Monday through
Friday.
That public hearing on the application has been set for the l4th day of June,1994 at 5:30 pm,
at the offlrce of the ZonngBoard of Adjustment, Garfield County Courthouse, Suite 302, 109
8th Street, Glenwood Springs, Colorado
Planning Department
Garheld County
3. Article Addressed to:L;;;:,; b);/t
UENtJE}I:. Completo ltoms 1 and/or 2 for additional ssrvic6s,. Complste items 3, and 48 & b.. Prlnt your name 8nd address on the reverse of this form so that we can
return this card to you.. ett""t this form to the front of thi mailpiece, or on tho back it sbace ,'
does not p€rmit.. Wrlts "Return Recoipt R€questsd" on the mallpiece below tho articls numbor
. The Hoturn Rocolpt will show to whom ths article wa6,qeliyerod and tho dats
delivered. flx' "i''"t );:r"'' "r'': '''
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fee):
1;'E
wish to
services (for
Addressee's
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and fee is paid)
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991 RECEIPT
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GL€NUJOOD sPntt{Gs. co 8l60l
(303) 94s-85re
Planning and Zonrng Commi ssion
Garfield County
109 8th St., Room 303
Glenwood Springs, CO. 81601
RE: Application for variance filed by Werking for building adjacent to No Name Creek
Dear Planning and Zorung Commission Members:
I did not receive any formal notice of the request for a variance, but I would like to respondanyway.
I am opposedlo the granting of a variance for the planned construction of a two story homewithin l0 feet of No Name creek as proposed by the applicant.
I reside at}llzHideaway Lane which is located just across the creek and slightly to the eastof the proposed building. I have lived in No Name for over l5 years.
The granting ofthis variance would drastically change the character of the neighborhood andwould also drastically affect the integrity of No Name creet. My reasons for opposing this project
are as follows:
l ' The proposed building site is much too close to No Name Creek. The creek is habitatto numerous species-of fish. The fish spawn in ihe spring and fall of each year and are depenCentupon No Name Creek to do this.
2. The construction activities will disrupt the bank and bed of No Name Creek.
3' The construction at the proposed site will destroy heavy vegetation and large trees.The vegetation is important for the controiof erosion and it is an integrat i'art of the beauly of theneighborhood. The vegetation is also important for preserving wildlife habitat. The large tiees areirreplaceable and are becoming scarce.
4. At the curent time I do not know what the plans are for disposal of sewage, but since
there is no sewer system inNo Name, I zuspect that there *oUa have to be a septic tank and leaching
field. I doubt that the existing ,"*., dispbsal system is sufficient to carry the increased load which
will be caused by the p.oporid construction. ieveloping a new sewage disposal system this close
to the creek would not be acceptable.
There are other choices for this construction that are less disruptive and less harmful to the
neighborhood. The new construction could be placed near the old county road called No Name Lane
without the substantial disruption to the creek.
Please do not allow this planned construction so close to the creek'
I thank you for your attention to this matter'
Very Truly Yours,
s/*Y\ f^fr-
Ira M. Karet
IMIVrjm
NCWA
NO NAME CREEK WATER ASSOCIATION, INC.
P.O. Box 2594 . Glenwood Springs, Colorado 81602
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Jaek ReaI and Suzanne Lavln
2645 S. Gllpln St.
Denver, Co. 81,623
May 9, 1990
Board of County Connleelonene
Garfle1d County Counthouee
109 8tn St. Suite 301
Glenwood Sprlnge. Co.
To the County Conulelonerel
Ag ownene of OO17 and 0055 Hldeaway Lane. IIo llene, Colonado
property adJacent to 1111 lfo ltane Lane. if€ wleh to note the
followlng obJectlona to the propoeed bulldlng plane at 1111 No
lfane Lanel
1) locatlon of etnuctune on cneek elte:
l{e obJect to the pnoxlnity of the stnuctune to the cneelr
bed and we are concerned about the nenoval of vegetatlon.
The creek, tneeB and vegetatlon ane naJor reaaona we
bought the oun property and naJor reesona fon theexceptional beauty of the No Nerne eree whlch we wlshto pnegerve.
2) the slze of the etnuctune:
The two atory dwelllng wlll becone a lange and donlnatlns
featur.e veny cloee to the dwelLlng on our pnoDenty.
ltle appreclate the entlne settlnS of oun l{o l{ame pnopenty
and oun concern le to nalntaln the beauty and integtlty of the
8rea.
Thanlt you fon youn coneldenatlon to these concelang.
cc. Stormlng GalI Wenklng
Davld Argot and Dlane Huffman
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Garfield County Commissioners
Garfield County
Werking Home
March 30, 1994
Dear Sirs,
I request the board of County Commissioners to grant my request to
vary Sec. of the zone district for purposes of
constructing a house as shown on the attached plans. The basis for
this request is to attach a second structure to the existing house.
The purpose is to be able to live next to my mother, Viola Lake,
allowing her to remain in her home. Her recent illness requires
her to be nearer someorie than she is now.
The excepLional topographic condition of this pareel requires us to
build where there is the 1eve1 area to construct, and still attach
to the existing home. The part of the new house closest to the
creek will be at least ten feet from the edge of the creek, and
eight feet above the creek bed. This places the structure, from
our personal experience of over twenty years, above high water marks.
Thank you for considering this request.
Sincerely,
Stormie G. Werking,
(qrsrqo>
A:
B:
C:
D:
F.
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Submittal Requirements :
Attached
Attached
Attached
Attached
Attached
Water - NoName Creek Water Association
Verbal water approval given by the NoName Water Associ-ation
Clem Kopf Pres.
Sewer - Septic Tank
Attached
The parcel existed as described on January 1, 1973 as Richard and
Viola Lake lived there as tenants for two years prior to purchasing
the property in September of L973, from Ruth M. Rhodes, of Boulder
Colorado
Attached
Thank you for considering this request.
Stormie Werking,
H:
I:
J:
Sincerely,
appli-cant
Adjacenf ProperEy Owners
Werking House
Serback Variance Applicacion
March 1994
1)
2)
3)
4)
s)
6)
Erma Louise Gross
P. O. Drawer 1148
Kingsville, Texas 78363
David RoberE, Argo & PaEricia Diane Huffman
8121 129 Road
Glenwood Springs, C0 81601
John T. Real & Suzanne Lavin
2645 Gi7-pin SEreeE
Denver, C0 80210
Elwin SchroCk
8899 No Name Lane
Glenwood Springs, CO 81601
Howard & Lisa Tingley
1136 129 Road
Glenwood Springs, C0 81601
Larson Farnily TrusE
Frederick H. Larson
350 Alna Real
Pacifi-c Palisades, Ca. 90272
Mr. & Mrs. Doug Egglesfon
1082 No Name Lane
Glenwood Springs, CO 81601
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lEEolo'h ffstff+ g;[bSE[ fiEaOgp,z]ole^fli, crERK
SPECIAL WARRANTY DEEI)B,,or( 860''.c'259
SIGNED this / b day of April, 1993.
STATE OF COLORADO )
couNTy oF GARFTELD I tt'
' ''The foreeoing instrument was acknowledged before me this '( day of April, 1gg3b.y.,Yhlaiiiate. -
' W[=[NESS my hand and official seal.
viola I-ake, Grantor, for consideration of Ten Dollars and other good and valuableconsideration, in Ha-p"ia, [ereby sellsand conveys io sto.rni" Gail werking, Grantee, whoselegal address is 0390 county noad 127, Glenw*a spri"gs, colorado g1601, the following realr^\Hrproperty in the county of Garfield and state of colorad"o, to.wit: ' -'v -vgv""'" ^t
" r.
A tract of land situated in the Northeast Quarter of the Southwest ar#(NE%sw%)
9r secfgn Two (2), Township Six (o) souttr, Range Eighry-nine (g9) wesr,sixth principar Meridian, more fully described ; foflows: An z 1
Beginning at a point on.tle__Ngrtherly line of u.S. Highway No. 24, whence theNorthwest corner of said NE%sw% bears: N. 15o56' wesi egi.afeet; thence North89"21' E t :3q feet along the Northerly line of u.s. Highway No. 24; thence N.23"51' East 230.9 feet to thi center of No-Name Crek; theace s. g9o46, w. igl feetalong the cenrcr line of Ne.Name creek; rhence s. o"5];'w;;DtC r* i" ,n" i-ffi;f;line of U.S. Highway No. 24, thepoini of beginning.
Together with all water, water rights, ditch and ditch rights appertaining theretoor used in connection therewith;
RESERVING HowEvER, to the Grantor a life estate in an undivided 99%interest in and to the above described rear property, which life estate shall include theright of Grantor to reside on said residential ,i.t-prop"rty with Grantee and to receivea proportionate interest in the net income, if any,'from riia prop"Jv after payment ofall ordinary and necessary expenses related to said property; J
;'S*',:r:*urtenances,
and warrants the title to the same against all persons claiming under
NO DOCUMENTARY FEE REQUIRED; Consideration less than $500.00.
1ffi$
' MV]*tl"ission expires: :/r/qa