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HomeMy WebLinkAboutR92-044 amendment LUR's473780 R -577 P-°668 04,,"15,,"92 11:16 PG 1 OF 20 REC DOC JOHNNETTE PHILLIPS E14GLE COUNTY CLERK, COLORADO 0.00 0. commissioner a moved adoption of the following Resolution: BOARD OF COUNTY COMMISSIONERS COUNTY OF EAGLE, STATE OF COLORADO RESOLUTION NO. 92 - - 4ry ( IN RE THE MATTER OF AMENDING THE EAGLE COUNTY LAND USE REGULATIONS, 1982, AS AMENDED WHEREAS, the Board of County Commissioners of the County of Eagle, State of Colorado (hereinafter "the Board ") is authorized pursuant to State- enabling legislation including, but not limited to C.R.S. 30 -28 -101, et. seq., to plan for and regulate the use and development of land ink incorporated territory of the County of Eagle, State of Colorado, for the purpose of promoting the health, s,.ety, convenience, order, prosperity, and welfare of the present and future inhabitants of the County of Eagle; and WHEREAS, the Board has adopted such zoning and subdivision regulations, which land use regulations have been incorporated into one comprehensive document entitled "Eagle County Land Use Regulations" (hereinafter the "L.U.R."), pursuant to Resolution No. 82 -26, and as subsequently amended; and WHEREAS, C.R.S. 30 -28 -116, and Section 1.16 of the L.U.R., provide t...:at from time to time the Board may amend the number, shape, bcy,,ndaries, or area of any district, or any regulation of or within such district, or any other provisions of the County's Zoning Re >olution; and WHEREAS, C.R.S. 30 -28 -133, and Section 1.16 of the L.U.R., provide for the adoption and amendment of subdivision regulations by the Board; and WHEREAS, the Eagle County Department of Community Development initiated proposed amendments to Chapter II of the L.U.R., and referred such proposed amendments to the Board for its review and comment; and WHEREAS, after public notice published in the Eagle Valley Enterprise on February 13, 1992, the Eagle and Colorado Planning Commission and the Roaring Fork Valley Planning Commission held public hearings on March 4 and March 5, 1992, respectively, to consider comments and to make recommendations to the Board on the proposed amendments; and L WHEREAS, after public notice of a public meeting duly published, the Board held a public hearing on March 31, 1992, to consider comments and the Planning Commissions' recommendation on such proposed amendments; and WHEREAS, having reviewed all of the evidence, testimony, statements and exhibits submitted at the public hearing, as well as the comments and recommendations of the Eagle County Department of Community Development and the Planning Commissions, together with the various studies and land use plans of the County including the Eagle County Master Plan, the Board hereby determines that the proposed amendments to Chapter II of the L.U.R. are necessary and proper for the protection of the public health, safety, welfare and best interest of the County of Eagle, State of Colorado. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY COMMISSIONERS OF THE COUNTY OF EAGLE, STATE OF COLORADO: THAT, Chapter II of the Eagle County Land Use Regulations is hereby amended, effective April 15, 1992, as set forth in Exhibit A attached hereto and incorporated herein by this reference. THAT, these amendments of Chapter II of the L.U.R. shall not constitute nor be construed as a waiver of any violations existing at time of adoption of this Resolution. THAT, the Director of Community Development is hereby directed to transmit a true and correct copy of the Eagle County Subdivision Regulations, as amended, to the Colorado Land Use Commission. THAT, should any section, clause, provision, sentence or word of this Resolution, including attached Exhibit, be declared by a Court of competent jurisdiction to be invalid, such decision shall not affect the validity of this Resolution as a whole or any parts thereof, other than the part so declared to be invalid. For this purpose, this Resolution is declared to be severable. THAT, the Board hereby this Resolution is necessary the citizens of Eagle County. finds, determines and declares that for the health, safety and welfare of -2- .i 47J780 B -577 P -668 04,/15,/9.2 11 x 16 PG 2 OF-20 MOVED, READ AND ADOPTED by the Board of County Commissioners of the County of Eagle, State of Colorado, at'its regular meeting he d the /3 day of April, 1992. By: yierx to the Board o County Commissioners COUNTY OF EAGLE, STATE OF COLORADO, by and Through Its BOARD -iW COUNTY COMMISSIONERS � 77 /� Richar T G � r eZYge A Gates, Commissioner Donald-H-. Welch, Comml si.oner Commissioner ,,Jak seconded adoption of the foregoing resolution. The roll awing been called, the vote was as follows: Commissioner George A. Gates Coy iissioner Richard L. Gustafson ycQ� Co'. issioner Donald H. Welc Th.� Resolution passed by C���4l� S vote of the Board of Couu ty Commissioners of the County ot Eagle, State of Colorado. -3- #82 -214 473 B -577 P -668 04115,/9.2 11:16 PG 3 OF 20 r Approved by the Board of County Commissioners on March 31, 1992 Effective Date: April 15, 1992 2.07.13 SUPPLEMENTARY EXEMPTION REGULATION Single family residential parcels granted exemption under Section 2.15.03.02 of these Regulations are not required to meet minimum lot size requirements upon demonstration of adequacy of lot size for the proposed use. 473780 B -577 P -668 04/15,192 11 p 16 PG 4 OF 20 Approved by the Board of County Commissioners on March 31, 1992 Effective Date: April 15, 1992 2.15.03 EXEMPTION FROM SUBDIVISION REGULATIONS 2.15.03.01 EXEMPTIONS WITHOUT ACTION OF THE COUNTY Unless the method of disposition is adopted for the purpose of evading Eagle County Land Use Regulations, the subdivision regulations shall not apply to any division of land which: 1) Creates parcels of land, such that the land area of each of the parcels, when divided by the number of interests in any such parcel, results in 35 acres or more per interest; 2) Could be created by any court in this State pursuant to the law of eminent domain, or by operation of law, or by order of any court in this State if the Board of County Commissioners is given timely notice of any such pending action by the court and given opportunity to join as a party in interest in such proceeding for the purpose of raising the issue of evasion prior to entry of the court order; 3) Creates an interest in property such as a lien, mortgage, deed of trust, or other security instrument; 4) Is created by a security or unit of interest in any investment trust regulated under the laws of this State or any other interest in an investment entity; 5) Creates cemetery lots within a cemetery; 6) Creates an interest or interests in oil, gas, minerals or water which are now or hereafter severed from the surface ownership of real property; 7) Is created by the acquisition of an interest in land in the name of a husband and wife or other persons in joint tenancy or as tenants in common and any such interest shall be deemed for purposes of these Regulations as only one interest; 8) Creates by the combination of contiguous parcels of land into one larger parcel; 9) Creates by a contract concerning the sale of land which is contingent upon the purchaser's obtaining approval to subdivide the land which he /she is to acquire pursuant to the contract; 473780 B- 577 P -668 04/15,/92 11:16 PC, 5 OF 20 10) Was created prior to April 6, 1964. No further approval is required for divisions under this section. 2 ..........._ ................ . 4737BO B -577 P-668 € 4,,"1.5, 11:16 PG 6 OF 20 ♦A i G � e ��) `ai9' 2.15.03.02 EXEMPTIONS UPON APPROVAL OF THE COUNTY 1) The Board of County Commissioners may, pursuant to a Resolution duly adopted at a public meeting, exempt from the provisions of these Subdivision Regulations, any division of land if the Board of County Commissioners determines that: a) such division is not within the purposes of these Subdivision Regulations; and, b) adequate access, water and sewer are available. 2) Such divisions may include but are not limited to divisions which: a) Could be created pursuant to powers of condemnation; b) Would result in property division for the purpose of perpetual open space; C) Were created and.established in the records of the Clerk and Recorder prior to August 22, 1984 notwithstanding compliance with Eagle County Land Use Regulations in existence at the time of the creation of the parcels. 3) To apply for an Exemption, the following shall be submitted to the Department of Community Development: a) Four (4) copies of a properly executed application form; b) Adequate proof of ownership; C) The required application fee; d) Four (4) paper copies of a certified survey including legal description of the parcel; e) Supplemental information. 4) The supplemental information shall include the following; a) Demonstration that the land included within the exemption is properly zoned for the proposed use and complies with Supplementary Regulations 2.07; b) Demonstration that the proposed exemption has legal and physical access to a public street or rights -of -way by conventional vehicle; 3 473780 B -577 P- 668 04,, "15,, "92 11.1 PG 7 OF 20 C) Satisfactory evidence has been furnished to the existence of a legal, physical, adequate and dependable water supply; d) Satisfactory evidence has been furnished to the existence of a wastewater disposal system, or other lawful means of disposing of human wastes which complies with all applicable public health laws; e) Satisfactory evidence demonstrating that all site conditions associated with the exemption will not create hazards and the lot will contain a safe, adequate building site. 5) Upon a complete application being submitted and accepted, the Department will review the information and present findings to the County Commissioners for final action at a public meeting. 6) For submittal dates, review procedures, and fees, see Section 2.25. 4 473780 B -577 P -668 04115,,-"92 11:16 PG 8 OF 20 ,d Approved by the Board of County Commissioners on March 31, 1992 Effective Date: April 15, 1992 2.21 MINOR SUBDIVISIONS 2.21.01 INTENT AND PURPOSE The intent and purpose of the Minor Subdivision process is to: 1) Protect the health, safety, and welfare of the residents of Eagle County. 2) Allow review of small scale and low impact development in a timely and efficient manner. 2.21.02 GENERAL REQUIREMENTS The Minor Subdivision process may be used for the purposes and under the circumstances as identified below: 1) Type A: a) A subdivision creating not more than 3 lots from previously unplatted property. 2) Type B: a) A subdivision creating not more than 3 lots within a legally approved subdivision. b) A subdivision of a building containing condominiums, townhomes, or duplexes, which may include the subdivision of property directly associated with that building. 2.21.03 TYPE A MINOR SUBDIVISION 1) The applicant shall file with the Department of Community Development one (1) copy of the following: a) A properly executed application form; b) Adequate proof of ownership; C) The required application fee and agency review fees. 2) In addition, the applicant shall file with the Department: 473780 B -577 P -668 04,/15,, "52 11.16 PG 9 OF 20 l a) Eight (8) paper copies of a final plat of the proposed subdivision in conformance with Final Plat requirements; b) Supplemental information. 3) The supplemental information shall include the following: a) Demonstration that the land included within the proposed subdivision is properly zoned for the proposed use. Conformance with existing zoning on the property is required. b) Demonstration that all lots in the proposed subdivision have legal and physical access to a public street or rights -of -way by conventional vehicle. C) Satisfactory evidence demonstrating the existence of a legal, physical, adequate and dependable water supply for each lot. d) Satisfactory evidence, for each proposed lot, demonstrating the existence of a waste water disposal =system, or other lawful means of disposing of human wastes, which complies with all applicable public health laws. e) Satisfactory evidence demonstrating adequate fire protection for each proposed lot. f) Satisfactory evidence demonstrating that al'. site conditions associated with the subdivision Sill not create hazards and all lots will contain safe, adequate building sites. g) A site plan, if applicable, depicting existing and proposed building locations, access drives, parking areas, landscaping, fences, signs, and any other pertinent site data. h) A "Subdivision Improvements Agreement ", off -site road improvements agreement or other agreement if required by the Board of County Commissioners pursuant to Section 2.20 of these Regulations. i) Three (3) copies, if applicable, covenants, declarations, party w other restrictions places on the copy of which shall be filed for office of the Clerk and Recorder recording the Final Plat.. 2 of all protective 311 agreements or subdivision, one recording in the at the time of 473780 B -577 P -668 04/15,+''92 11:16 PG 10 OF 20 C, f 4) The Department shall refer applicable the School District, County Surveyor, County Environmental Health Division, appropriate Fire Protection District, Water Resources, and any other agency appropriate for review and comment. information to County Engineer, County Attorney, State Division of deemed 5) Six (6) working days before the County Commissioner's meeting, the applicant will furnish the Department of Community Development with a mylar and two paper copies of the subdivision, incorporating all necessary revisions, and with the following certificates signed: (1) Certificate of Dedication and Ownership; (2) Certificate of Taxes Paid; (3) Surveyor's Certificate; (4) Title Certificate. In addition, all required improvement agreements shall be submitted for Board signature. 6) The County Commissioners shall take final action on the Minor Subdivision at a public meeting. They shall consider the following in their review of a Type A application: a) Adequacy of access, water and sewage disposal on the land to be subdivided. b) Review of the Minor Subdivision to determine conformance with Final Plat requirements and other applicable regulations, policies, standards and guidelines. v C) Adequacy of the proposed improvements agreement and /or off -site road improvements agreement where applicable, in accordance with Section 2.20. 7) For submittal dates, review procedures, fees, and recording criteria, see Section 2.25. 2.21.04 TYPE B MINOR SUBDIVISION 1) The following shall be submitted to the Department of Community Development: a) Four (4) copies of a properly executed application form; b) Four (4) paper copies of the final plat in conformance with Final Plat requirements; c), The required application fee; 3 47S7BO B -577 P 04,/15,/92_ 11.:16 PC, 11 OF 20 C C d) Supplemental information. 2) The supplemental information shall include the following: a) Demonstration that the land included within the h) Demonstration that all applicable school land dedication or cash -in -lieu requirements have been satisfied. 3) The Department shall refer this information to the County Surveyor, County Engineer, County Environmental Health Division, County Attorney, and any other agency deemed appropriate for review and comment. 4) Six (6) working days before the County Commissioner's meeting, the applicant will furnish the Department of 4 473780 B -577 P -665 04,/15,d''9.2 11.16 fits 12 OF 20 proposed subdivision is properly zoned for the proposed use. Conformance with existing zoning on the property is required. b) Demonstration that all lots in the proposed subdivision have legal and physical access to a public street or rights -of -way by conventional vehicle. C) Satisfactory evidence has been furnished to the existence of a legal, physical, adequate and dependable water supply for each lot. d) Satisfactory evidence has been furnished to the existence of a waste water disposal system, or other lawful means of disposing of human wastes, which complies with all app] - icable public health laws for each proposed lot. e) Satisfactory evidence demonstrating that all site conditions associated with the subdivision will not create hazards and all lots will contain °safe, adequate building sites. f) A "Subdivision Improvements Agreement," off -site road improvements agreement or other agreement required by the Board of Co "*ty Commissioners pursuant to Section 2.20 of _hese Regulations shall be executed and submi tted to the Board of County Commissioners. g) Three (3) copies of all protective covenants, declarations ", party wall agreements or other restrictions placed on the subdivision, one copy of which shall be filed for recording in the office of the Clerk and Recorder at the time of recording the Final Plat. h) Demonstration that all applicable school land dedication or cash -in -lieu requirements have been satisfied. 3) The Department shall refer this information to the County Surveyor, County Engineer, County Environmental Health Division, County Attorney, and any other agency deemed appropriate for review and comment. 4) Six (6) working days before the County Commissioner's meeting, the applicant will furnish the Department of 4 473780 B -577 P -665 04,/15,d''9.2 11.16 fits 12 OF 20 Community Development with two paper copies and the mylar of the subdivision incorporating all necessary revisions and with the following Certificates signed: (1) Certificate of Dedication and Ownership; (2) Certificate of Taxes Paid; (3) Surveyor's Certificate; (4) Title Certificate. In addition, all required improvement agreements shall be submitted for Board signature. 5) The Zoning Administrator of the Department of Community Development shall review the Type B Minor Subdivision and take action on the application. The Board of County Commissioners will sign the final plat if it has been approved by the Zoning Administrator. The Zoning Administrator shall consider the following in the review of the Type B Minor Subdivision: a) Adequacy of access, water and sewage disposal on the land to be subdivided; b) Review of the Minor Subdivision to determine if the proposed subdivision conforms to the Final Plat requirements and other applicable regulations, policies and guidelines; C) Adequacy of the proposed improvements agreements and /or off -site road improvements agreement when applicable, in accordance with Section 2.20. 6) Any appeal of the Zoning AdminiAtrator's decision shall be made to the Board of County : 1 ..:ommissioners, provided that such appeal is made within thirty (30) days following the Zoning AdministraLor's decision. 7) For submittal dates, review procedures, fees, and recording criteria, see Section 2.25. 2.21.05 ADDITIONAL REQUIREMENTS The additional requirements for a Minor Subdivision shall be the same as those for a Final Plat, found in Section 2.19. 4/9/92 5 473780 B°-577 P -66B 04,/15,,1'92 11.16 PG 13 OF 20 N G Approved by the Board of County Commissioners on March 31, 1992 Effective Date: April 15, 1992 2.25 SUBMITTAL DATES, REVIEW PROCEDURES AND FEES 2.25.01 PROCEDURES AND GENERAL REQUIREMENTS 1) For each application heard by the Planning Commission, the Planning Commission shall forward one of the following recommendations to the Board of County Commissioners or they may table an application for a maximum of 45 days to receive additional information. With the consent of the Planning Commission, an applicant may request and receive a continuance for a period of up to 6 months: a) Approve the application as submitted or with certain conditions as stated; b) Deny the application with all reasons clearly stated. 2) For each application heard by the Board of County Commissioners or the Zoning ,Board of Adjustment, the Board shall take action within a 45 day period from the completion of the Public Meeting. The Board may also table an application for a maximum of 45 days to receive additional information or with the Board's consent, an applicant may request and receive a continuance for a period of up to 6 months. If final action is taken, it shall consist of one of the following: a) Approve .:.ie application as submitted or with certain conditien�; as stated; b) Deny the, - application with all reasons clearly stated. ,- 3) A Public Hearing shall be required for the following types of applications: a) Zone District Amendment; b) Special Use; C) P.U.D. District; d) Zoning Variance. When a Public Hearing is required, one public notice shall be placed in anewspaper of general circulation in the County at least 10 days prior to the Planning Commission meeting and at least 30 days prior to the Board of County Commissioners' or Zoning Board of Adjustment's meeting stating the nature of the proposed change, use, or variance and the date, time, and place of the hearing. Said notice shall set the date of both the Planning Commission and County Commissioner's or Zoning 473780 R -577 F - 668 04/15,/9,2- 11.16 PG 14 OF 20 Board of Adjustment's hearing with the requirement that a new public notice be published at least 15 days prior to the Board of County Commissioners' or the Zoning Board of Adjustments's meeting in the event that an application is tabled by the Planning Commission. 4) Notice of the date and time of the hearing of the Planning Commission for the following types of applications shall be sent to the subdivider, the owners of subsurface mineral interests in the proposed land to be subdivided and their lessees, if any, the record owners of land contiguous to the subdivision and any other party which has requested in writing to be notified of such proceedings, at least five (5) days prior to the date set for such hearings: a) Zone District Amendment; b) Special Use; C) P.U.D. District; d) Zoning Variance; e) Subdivision, Sketch; ; f) Subdivision, Preliyninary. 2.25.02 TYPES OF APPLICATIONS 1) Type I: Camper Park; Mobile Home Park; P.U.D. District; Special Use; Subdivision, Sketch; Subdivision, `= `reliminary; Subdivision, :Final; Zone District Amendment. 2) Type II: Exemption; 3) Type III: Zoning Variance. 4) Type IV: Minor Subdivision Amended Final Plat Temporary Housing 2 473780 B -577 P - 668 04,/15,/92 11 r 16 PG 15 OF 20 C" C 2.25.03 HEARING SCHEDULE APPLICATION ACCEPTED AS COMPLETE HEARINGS Planning County Commission Commissioner 1) Type I Applications A. 1st working day 3rd Wednesday of 4th Tuesday of of month subsequent month subsequent month B. 15th of month 1st Wednesday of 2nd Tuesday of second month second month 2) Type II Applications A. 1st working day No Review 4th Tuesday of of month I same month B. 15th of month No Review 2nd Tuesday of subsequent month 3) Type III Applications Planning Zoning Board Commission of Adjustment A. 1st working day 1st Wednesday of 2nd Wednesday of of montl: "--subsequent month subsequent month B. 15th of - month lst Wednesday of 2nd Wednesday of second month second month 4) Type IV Applications Shall be presented to the Board of County Commissioners after review by the appropriate agencies. 3 473780 B -577 P °668 04,,"15, 11.°16 PG 16 OF 20 2.25.04 SCHEDULE OF FEES 1) Special Use Permit Ma (Any application requiring an $1,000.00 Major - Sketch /Preliminary Environmental Impact Report, $1,000.00 than 20 units) Plus see Section 2.10) Minor (Any application not requiring $ 550.00 space. an E.I.R., see Section 2.10) Minor - Sketch /Preliminary Plan (20 units $ 600.00 2) Zone District Amendment /unit and /or 1,000 sq. ft. of commercial space. Ma (Greater than 20 units, Commercial, $ 800.00 $ 500.00 For Final Plats, the Industrial) responsible for paying any plat Minor (20 units or less) $ 400.00 3) Subdivision Sketch /Preliminary Plan (Greater than $1,000.00 20 units) Plus $20.00 /unit. Sketch /Preliminary Plan (20 units $ 500.00 or less) Plus $20.00 /unit. Final Plat - Plus $75.00 /unit. $ 500.00 Amended Final Plat $ 550.00 Minor Subdivision T%, A : $ 625.00 Type B : $ 625.00 4) Planned Unit Development (PUD) Major - Sketch /Preliminary Plan (Greater $1,000.00 than 20 units) Plus $20.00 /unit and /or 1,000 sq. ft. of commercial space. Minor - Sketch /Preliminary Plan (20 units $ 600.00 or less) Plus $20.00 /unit and /or 1,000 sq. ft. of commercial space. Final - Plus $75.00 /unit $ 500.00 For Final Plats, the applicant will be responsible for paying any plat check fees that are in excess of 25% of the Final Plat application fees. 4 473780 B -577 F -668 04,,"15,,'`9 11.16 PG 17 OF 20 C1 This additional fee must be paid prior to the signing of the Final Plat. For the recording of the Final Plat, a filing fee of $10.00 per page for the plat and $5.00 per page for any other documents recorded is required. The following fees are also applicable in the Subdivision and Planned Unit Development sections above: The Colorado Geological Survey requires that the following additional fees be charged for the review of all applicable land use submittals (submit a separate check, made payable to "The Colorado Geological Survey" ) : Ten (10) or fewer dwelling units $285.00; More than ten (10) dwelling units $395.00; Very large proposals Fee varies with review time required. For all applications requiring legal descriptions to be published in the newspaper, additional fees will be charged on a per cost basis for legal descriptions which are in excess of 100 lines or for readvertisement if the postponement is at the applicant's request.. If, at the applicant's request for postponement, readvertisement is required, the entire republication fee shall be paid by the applicant. When a Special Use Permit application accompanies a Sketch Plan or Zone A 473780 780 8 -577 F -668 04,/15,/92 11:16 PG 18 OF 20 Any additional review fees, charged by the Colorado Geological Survey, are the responsibility of the applicant. 5) PUD Amendment — Plus postage costs for notification $ 200.00 of all the property owners within the PUD. 6) Zoning Variance $ 400.00 7) Temporary Housing - Plus $10.00 /unit. $ 200.00 8) Mobile Home Park or Camper Park /Space $ 20.00 9 Exemptions $ 200.00 1:0 . x - Subdivision Variance - Charged only when applied $ 200.00 for separately. 11) Vacation of Public Easements /Rights -of -Way $ 350.00 12) Amendment to Regulations $ 50.00 13) Sign Permit $ 20.00 Plus $1.00 per square foot of sign. For all applications requiring legal descriptions to be published in the newspaper, additional fees will be charged on a per cost basis for legal descriptions which are in excess of 100 lines or for readvertisement if the postponement is at the applicant's request.. If, at the applicant's request for postponement, readvertisement is required, the entire republication fee shall be paid by the applicant. When a Special Use Permit application accompanies a Sketch Plan or Zone A 473780 780 8 -577 F -668 04,/15,/92 11:16 PG 18 OF 20 C, District submittal, the Special Use application fee shall be required unless waived by the Board of County Commissioners. Application fees shall be payable by cash or check, made to the order of the EAGLE COUNTY TREASURER, and shall be submitted with the application to the Community Development Department. Recording fees for the Final Plat are to be paid prior to the recording of the Final Plat 473780 B -577 P'668 04,, "15,192 11.16 FAG 19 OF 20 R 2.25.05 RECORDATION SPECIFICATIONS 1) All plats for recording must be submitted on reproducible' mylar and must meet the following criteria:' z.�f a) Either ink on mylar or photographically reprodufced`�iuylar is required (no colors or sepias) and shall have -te,, capability of legible reproduction on both mi.crogiln``,and blueprint equipment. b) The mylar must be a minimum of three one - thousands (.003) of an inch in thickness, black line, and measure 24 by 36 inches in size. C) Lettering shall have a minimum height of 100 cl (1/8 inch). d) Signatures shall be affixed with black acetone -based ink (not blue), after the mylar has been prepared. 7 473780 B - 577 P -668 04115,/5 11.16 PG 20 OF 20