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HomeMy WebLinkAboutcoa.lu.su.Smuggler Concep.74-80 ... ~ ~ ~ . , No. '7lf:-80 I .. ! . , CAS [LOAD SUMMARY SHEET i City of Aspen ' 1. DATE SUBMITTED: . /Lf~ STAFF: 2. APPLICANT:~i>>~' I-\twJ().'f- 'Pavk 'PQ\(1.r~.nbif , I . 3. REPRESENTATIVE:..JClhn N1[qr\S I i i 4. PROJECT NAME: ')1~~-rr~ilDr PaI/L Ul\cqm\~J Supfll,/SSl~, 5. LOCATION: Gt bS6'I''' t.\IOW-L wJ SYYlU:Q/ 'Sh-ur [ 6. TYPE OF APPLICATION: Rezoning P.U.D. Special Review Growth Management HPC ('~~t,Ml n flpll'(Ai~fV i i i I -J::i:-SUbdi vi si on I Exception i Exemption I I 70:30 I I Residential i , i i [ Bonus Stream Margin ____8040 Greenline ____View Plane ____Conditional Use Other , 7. REFERRALS: ~Attorney ~Engineering Dept. -Z-HOusing ~Water ~City Electric ~ ~P\'L N~ i , ! I ~Sanitation District ____School District I )\ Fire Marshal ~ROCkY Mtn. Nat. Gas I i Parks ____State Highway Dept. I [ Holy Cross Electric Other ~Mountain Bell ---- 8. REVIEW REQUIREMENTS: . _,/fIIl !""\ ..-, I .. 9. DISPOSITION: P & Z ! . Approved Denied Date Counci 1 Approved Denied Date 10. ROUTING: Attorney [ Builqing I Engineering Other , 10. 11. I ~ .~ ,-,' TO: Mft!Q.!!:A~!2.,~ . I . '\ . \~~ Aspen Plann~ngland zon~n~c~~ on I . \ ~ \ Aspen Mountainlpark (AMP) ~,,~ \ AMP's RespOnse$ to Planning Office (Alan Richman) Conditions for I Conceptual Approval -- Smuggler Mobile Home Park [ FROM: RE: DATE: May 12, 1981 1. AGREED. Parcel B i~ being deeded to Pitkin County and access will be supplied by [the County. Parcel C is to be accessed by a new feeder road tq be installed by AMP. See submission, Map 2. I 2. i AGREED. AMP has an4 will continue to work with the County in an effort to negotiite a road right-of-way. AGREED. AMP will p*ovide a totally new sewage disposal system that meets the stan4ards of the Aspen Metro Sanitation District, and has already ini~iated all necessary engineering work to this end with wright-MCL4ughlin and the Sanitation District. Estimated cost: I 3. 4. i AMP will p~ovide a totally new code complying electrical Estimated ~ost: i AGREED. AMP will p~ovide a totally new code complying gas distribution system~ Estimated cost: I AGREED. AMP will p*ovide adequate drainage (drywells) per City Engineering sp~cifications. Estimated cost: AGREED. system. 5. 6. 7. AGREED. It should ~e noted, however, that Parcel E was sized in an effort to arr4nge for the maximum feasible open space for the park residents. ' The land itself is zoned SPA and so there is no zoning standaJd. Moreover, any enlargement of this parcel, as recommended by t~e Planning Office, will result in a reduction of land otherwise tq be conveyed to the tenants (the Cooperative). I AGREED. All street~ will be privately maintained, including snow removal. I ! 8. 9. AGREED. AMP will d~dicate to the City a right-of-way to accommo- date expansion of G~bson Avenue and Spruce Street, per the City Engineer I s request. [ i AGREED. However, ~P and the Planning Office have agreed that portions of the Mob~le Home Code (a) are not consistent with the Settlement Agreemen~, which this Conceptual Submission is to im~ plement; and (b) ar~ not necessary to the Planning Office's re- view. Consequently~ portions of this information need not be supplied. [ , AGREED. In order t~ expedite the drafting of applicable rentals and resale price gu~delines, AMP has arranged meetings with the City and County Housing Authorities. AMP has been given to understand that proposed guidelines will be shortly forthcoming. It should be noted, Ihowever, that under the Settlement Agreement (page 4, paragraph 4) responsibility for the promulgation of -., ,-, MEMORANDUM AMP to P&Z May 12, 1981 Page Two i I rental and resal~ price guidelines is that of the City alone, which must fashibn those guidelines in the manner in which the City determires to be in its better interest. , i 12. AMP and the ParkiTenants will, in all cases, attempt to meet all applicable cpdes. Agreements with respect to capital improvements, de~cribed above, evidence this. Total code compliance is no attainable. In keeping with the spirit, intent and lette of the Settlement Agreement, however, AMP has inventoried ~ny departures that may be involved from applicable codes I in order that such codes might be amended, or the Agreement I implemented throug the flexibility f the SPA/PUD process.: i ! RWH/caa / i I I ~ ,-, LAW OFFICES BROOKE A. PETERSON 611 WEST MAIN STREET ASPEN. COLORADO 81611 <303> 925.8166 ME M 0 RAN DUM ------ DATE: April 28, 1981 TO: City of Aspen Planning and Zoning Commission FROM: Brooke A. Peterson, Attorney for Smuggler Mobile Homeowners' Association RE: conceptual Submission for Smuggler Mobile Home Park The comments of the mobile homeowners have been requested by both the Planning Department of the City of Aspen, and by various individual members of the City Planning and Zoning Commission. The following are the comments of the mobile homeowners' association and the board of directors. First of all, it may be said that the plan presently in front of you for review is the culmination of approximately two (2) years of negotiations and struggle concerning the future of The Smuggler Mobile Home Park. This matter comes before you after many hours of discussion between the mobile homeowners, the Aspen Mountain Park Partnership and various representatives of the City of Aspen. This discussion is an on going one, and while the mobile homeowners and the owners of the park are in substantial agreement concerning the future of the park, many of those details must be finalized. What has been presented by the representatives of the owners is a plan that was altered as late as Wednesday, April 23, 1981, after a lengthy meeting once again between represen- tatives of the owners of the park and .the board of directors of the homeowners' association. The conceptual plan, as understood by the mobile homeowners, now calls for: (a) twenty (20) new mobile homes to be constructed on the northerly portion of the park; (b) two (2) new mobile homes to be constructed on the westerly portion of the park; (c) for both the homeowners and the owners of the park to share in the cost of additional improvements over and above the amounts of money that were committed for the improvements of the park by the owners of the park pursuant to the settlement agreement; and (d) for certain .~ ~. Memorandum City of Aspen Planning and Zoning Commission April 28, 1981 Page 2, of the existing mobile homes to be resituated within the present park, in order to alleviate congestion and to increase the uniformity of the individual spaces. These compromises where reached only after. a firm a~alysis and firm proposals with re!'lpect to the cost of the necessary improv~ments to the park were submitted by various City and/or qllasi-municipal ag~nci~s,.. including, but not limited to the Holy Cross Electric Company, Rocky Mountain Natural Gas Company and the Aspen Sanitation District. A major area wherein there has been no final resolution of the concerns of the mobile homeowners and the City is the question of future resale restrictions upon the mobile homes and upon the property upon which they sit. It is recognized by all parties concerned, that these restrictions are necessary to keep the purchase price of the mobile homes within the financial capability of Aspen's employees. The single greatest difficulty in achieving this goal is the fact that the money being borrowed by the cooperative, the entity which is going to be purchasing the park proper, must be borrowed at a rate approaching two (2) percentage points above the prime lending rate. If the prime lending rate continues to remain at its present level, it is conceivable that the lending rate for the mobile homes will be in the eighteen (18) to nineteen (19) percent range. Given this interest rate, a proper return certainly does not adequately reflect itself in a return limited along the guidelines that have been used for the limitation on resale in past Pitkin County projects. This area is of grave concern to the mobile homeowners and they are in the process of resolving this matter with the City authorities. The physical nature of the park will be vastly improved by the contemplated improvements. Unfortunately, we cannot add new land to the park or accomplish major spatial changes, given the present nature of the park. We can, however, begi~ to correct some of the deficiencies in the services within the park, and to create a better living environment by virtue of the contemplated improvements. These improvements are of a vital necessity, a situation recognized by both the owners of the park and the mobile homeowners' association, and should be started as quickly as possible. Unfortunately, they cannot be started until both the PrOposed.d~velOPment of The Smuggler Mobile Home Park and the Pitkin Reserve Project ~. ,-, Memorandum City of Aspen Planning and Zoning Commission April 28, 1981 Page 3, have been approved, due to the nature of the settlement agreement betw~en the parties. The situation is such that time is literally of the essence should we hope to begin any of the improvements during this summer's building season, and should we hope to be able to stay within the e'stimates which have been provided to us by the various contracting agencies. The park, in and of itself, will be organized into a cooperative ownership. In other words, one entity, The Smuggler Mobile Homeowners' Park Association, a cooperative, will own the entire piece of real property. The individual mobile homeowners will be given a permanent lease upon their real property space and a share in the cooperative both of which, when taken together, represent their ownership interest in the real property itself. The reason for the use of the cooperative is to enable the Association, as a whole, to determine the proper use of the land, to simplify the management of the park, and to facilitate the acquisition of the mobile home park. A cooperative will also allow the homeowners, should they ever determine that it would be in their best interest to sell the property as a whole, and/or to erect permanent housing structures for their own use on the property, within the confines 6fthe land use regulations of the City of Aspen. The Smuggler Mobile Home Park is a vital source of employee housing in this community and all parties to a compromise agreement, in spite of their disagreements as to the interpretation of that document, recognize that fact. It is hoped that the Planning and Zoning Commission will also recognize the nature of The Smuggler Mobile Home Park, and help all of the parties to not only preserve the nature of the mobile home park, but also to cause it to be improved by allowing this new arrangement to come to fruition, accom- panied as it will be by additional employee housing units, and by substantial improvements to the existing park. Copies sent to: The Ci The Aspen City Manager; Hughes, Esquire and The iation Aspen, PI n ing and Zoning Commission; City of Aspen Housing Director; Robert Smuggler Mobile HOmeowners' Park Assoc-' COMl"l..lt:'f[ !:NGINlE:f:IltIN... SEIIt,/iC:lla ltot TH\..~,..CIA~" "1;1..05 Ol" .....".... '~ WAT!:1It 5U""I." "'NO D4STRI8UTION W"'TEIIt AND SEW"'GE TRE...TMIE:NT SItWAG( COLI.ECTION 'AND ~[USll: IITOIltM DRAINAGe; ,.,1Illl: PROTECTION I'LOOO CONTROl. OTHE,. WATI:1Il.0AIIENTI:D PROJECTS WR1G HT-McLAUO H Ll N ENG IN EERS ENGINEERING CONSULTANTS Mr. John Hawkins Interwest, Inc. 710 East Durant Aspen, Colorado Street 81611 February 18, 1981 \~J }~ '. RONALD c: MC:LAUC)H IN KENNtTH lit. WAIGHT HALFORD E. 1:""CI\50 DOUGLAS T. SOV!:RN WfLLIAM C:. TAGG"'RT DAVID J. LOvt "OltERT L. CA"l.EY RONALD It. CLONING!: "AMES It. "-LOOO JOHN T. Mc;LANE GIENE A.. ltUARELL WILLIAM R. KEND"'LL MICHAEL E.. MERCER "OHN~l.AUM JIMMIE O. .....HITFIELD ROBERT A. FE.RGUSON .I. HAROLD ROBERTS JACK W; STl!:INMltVI:R LEAHOER L. URMY , 1"'"\ 2.420 ,ALCoTT $TRI:ET DEN.VER. C:OI..O"AOO'IIO::t, , (1'0". 4s-e..~Of ,-;, ASPEN RE: Aspen Mountain Park Sewage Collection System Dear Mr. Hawkins: At your request we have reviewed the adequacy of the existing Aspen Mountain Park sewage collection. The area is presently served by a predominantly 4-inch diameter sewage collection system. As many as 25 units are connected to a common 4-inch concrete pipe system. The mIDin lines pass under the individual mobile homes with sanitary tees terminated at each pad. Water lines are located' immediately next to the sewer mains, with a separation of four to six feet. The system has been reviewed with respect to state and. local government standards and found t9have the fOllowing deficiencies: 1. . All collection mains are undersized and subject to frequent hydraulic overloads. .2. The separation between water and sewer lines is less than ten (10) feet minimum thereby creating a potenti.al for contamination of the city water Supply. ,-\ 3. Service connections are sanitary tees with pipe stiIbs ':to .the'pads. The tee type connections have a tendency to build up solids. A'wye type connection is required. Many of the serv'ce stubs are below grade creating a potential for surface drainage waters to enter the sewer system. It is our opinion that these deficiencies constitute a health hazard to the community, and require correction. We recommend that an entire new sewer system be installed in Aspen Mountain Park. The facilities should be a minimum of 8-inches diameter for main line sewers and 4-inch for service lines. Each unit should be served by a separate 4-inch sewer service. Proposed Improvements are as follows: BRANCH OFFICES ASPEN 0139 VENTNQR AVE,NUE ASPEN. COLORADO 81611 DILLON l.AI<E DRAWER 8 FRISCO. COlORADO 80443 GlENWOOO SPRINGS P.'O. eox 219 GLENWOOo SPRINGS; COLORACo:..U60J S1'EAMBOATSPRINGS P;O. 80)( 5220 STEAMBOAT VILLAGE. COlOAAOO 80499 CHEYENNE 3130 HENOERSON DRIVE CHEYENNE. WYOMING 82001 ".... .~ '1 '. ;"ft' _;_ '~'"H " ^ .. .,......, .~ Mr. John Hawkins Interwest, Inc. February 18, 1981 Page Two . Aspen Mountain Park Sewage Collection Facilities Sewage Collection Lines 1. 8-inch SDR-35 PVC.Pipe 2272 lineal feet (L.F.) at 18.00jl.f. $40.896.00 2. Manholes - 9 @.$950.00 . 8,550.00 3. Sewer Service Lines Including 4-inch wye, 50 lineal feet. 4-inchPYC ptpe, cleanout, and flexible sanitary connection with . removable 4-inch screw type plug. 88 each @ $850.00 $74.800 00 ---- /:' ./ /,,/ Subtota 1 $124.246.00 ./ ./ 4. Contingency for legal. engineering, etc. 30S $37,274.00 Estimated Project Budget $161.520.00 If we can be of further assistance. ple~e call. Very truly yours, WRIGHT-McLAUGHLIN ENGINEERS "B~ ~ ~ H . """,,^4-. _ . r~__ -\ a es B. Flood. Princlpal cc: Heiko Kuhn Tom Dunlop or- .,,-~,, '. ,., . < -"'''''.,'~ . . , ":'i7:""'; ;,h;.. .... ."~ ''':,....:','_"..-,......., _'.,....,~~. - ~ 1"'. '""\ ASPEN.PITKIN ENVIRONMENTAL HEALTH DEPARTMENT MEI.IORA..'WUH DATE, December 30, 1980 TO: Sunny Vann, Director Planning Office FROM: Tom Dunlop, Director 'lStl Environmental Health Department RE: Smuggler Trailer Park Conceptual Submission The main areas of concern by this office involve the water and sewer systems serving the existing mobile home spaces. There is little concern associated with the proposed development other than assurance that the new water lines be installed in accord- ance with guidelines set by the Aspen Water Department. Also that the new sewer lines be installed in accordance with guide- lines set by the Aspen Metro Sanitation Oistrict. It has been outlined in the past that existing water and sewer lines are substandard. This is the result of undersized sewer lines serving trailers which have caused sewer back-ups into living units and in one case where a trailer had been moved, the sewage overflowed onto the ground and ran down the street. It is also a concern that service on existing sewer lines is almost impossible due to the fact that the aewer lines were installed under tl~ trailers rather than in easements or in the roads. To complicate matters the potable water lines are also installed under the trailers and in some casas in the same t~nch as sewer lines. Other water lines are installed in their own trench, but very close to sewer lines. This is an obvious prOblem since a minimum lO-foot separation is necessary to assure protection to the water lines from sewage contamination. It is also known that substandard sewer line materials were used in parts of the park when repairs were made in the past. The immediate public health danger to residents of the park is a possible deterioration of sewer lines which may challenge the quality of the drinking water supply. It is also possible that not only residents of the park could be affected, but the integrity at the City water mains serving the park may be jeopardized. It is a reality to expect contamination of the City mains Should certain conditions exist in the park which could create a vacuum 130 Routh o."'n. St:r_t. Aapun, Color_ 8181'1 303l925.202D . - .- ,.... ."". Memo to Sunny Vann Deoember 30, 1980 Page 2 in the water lines and Buck sewage into those linas. This condition can exist if there is a heavy demand on the water lines such as a fire in the trailer park or a brOken water line. Wright-McLaughlin Engineers will provide this office with detailed problems they have identified in the existing water and sewer lines. That information will be passed on to the Planning Office when it is received by our office. When this topic is addressed the Aspen Mobile Home Park Code shoUld be consulted to assure proper trailer connections as well as service lines into the park. Due to the complex nature of the water and sewer service, it is requested that immediate attention and planning be given to this concern. TO,mc I I ~ I I I t 1""'"'\ .~ ..~ .,".....~"...,.-'" MH10RANDUM TO: Sunny Vann, Planning Office FROM: Jay Hammond, Engineering Department ?P\ DATE: December 29, 1980 RE: Smuggler lrailer Park Conceptual Subdivision Application Having reviewed the above application for conceptual subdivision and made a site inspection, the Engineering Qepartment has the following comments: The application as presented represents an adequate conceptual submission and is acceptable as such. Several questions are raised by the proposed subdivision, however, as follows: 1. Roads and Rights of Way: There are several road-related questions in need of attention. a. This subdivision provides an opportunity to improve the existing rights-of-way on Gibson and Spruce Streets. The applicant's pre- liminary plat should include right-of-ways for dedication to the city measuring 40 feet from the centerline of the pavement on Gibson and 30 feet from the pavement centerline on Spruce. b. Parcels Band C would be illegal in that neither parcel as shown fronts on a private or public street. The preliminary plat shall include private road easements to these parcels to avoid future access problems. In a brief meeting on December 18, the applicant, represented by John Hawkins stated that they may wish to obtain a letter from the County regarding the disposition of Parcel B which may mitigate the need for access. c. It is not clear, at this point, how the internal division of the trailer park will be handled. It would seem, however, that specific designation of individual spaces and common elements such as private streets, utility and access easements, common open space and drainage basins would serve to prevent conflicts and define utility corridors. d. There is one trailer in Space #28 that obstructs the necessary turning radius for access by fire equipment. This trailer should be removed or relocated to permit safe access by emergency equipment. 2. Uti lities a. Water. The water lines on the property follow alignments located directly below the rows of trailers. This is an inadequate arrangement in terms of accessibility in the event of broken lines especially in view of the questionable conditions of the various mains. It is currently our understanding that the applicant does not intend to ask that the City accept respon- sibility for these lines. The water system within the park would therefore become the responsibility of the Smuggler Trailer Park Homeowner's Association within the boundaries of the park. All new mains constructed to serve new trailer locations shall be minimum 8-inch diameter ductile iron for distances over 200 feet and shall be tapped and inspected by the City and shall be conveyed to the City by a Bill of Sale. Any existing lines that are to be tapped into the new mains shall be valved^to permit isolation of problems and will not be conveyed to the City. Fire hydrants served by adequate mains shall be installed in locations specified by the Fire Marshall. b. Sewer. It is our understanding that Wright-McLaughlin is in the process of preparing a report regarding deficiencies in the park sewer system in need of repair or replacement. This report should / / I ..-,.- - " ,,-., ~ Page Two December 29, 1980 pinpoint flow problems, constrictions, areas of inadequate separation from water lines, and would serve as a guide to necessary improve- ments. We will reserve comment on sewer improvements until the Wright-McLaughlin report is available. c. Electri c. Many of the servi ces in the park are inadequate and will require upgrading to a safe and serviceable level to be determined by the electric inspector. Undergrounding will not be mandatory. d. Drainage. The Smuggler Trailer Park currently has a number of drainage problems which result in areas of standing water and pavement deterioration. Any subdivision plan Should include drainage provisions includingswaled drives, ditches, and deten- tion ponds on the site. The Engineering Office will assist the applicant in attempting to locate drainage routes off-site. The Engineering Department would recommend conceptual approval of the Smuggler Trailer Park Subdivision provided the owner/applicant addresses the above concerns throughout the preliminary and final plat stages. fans / / / ..-, ,-, ASPEN WATER DEPARTMENT MEMORANDUM TO: FROM: SUBJECT: DATE: PLANNING JIM MARKALUNAS SMUGGLER TRAILER PARK AKA ASPEN MOUNTAIN PARK DECEMBER 16, 1980 I read with interest the settlement agreement and noted that it was the result of attempts to maintain some reasonable cost to employees. However, at the time the Park was annexed by the City of Aspen the considerab1y.'reduced water rates that resulted from the annexation were never passed on to the Park residents. This reduction in water rates to the Park owners represented a savings, at that time, of approximately $1000 per month. This occurred several years ago and caused great consternation here at the Water Department because the savings was never passed on to the residents. The Water Department, certainly, wants to cooperate in every way to upgrade the Park water system. However, the system does not meet any recognizable municipal distribution standards and is private in nature. Therefore, the Water Department cannot assume responsibility for the system beyond the present points of delivery. In no way will Water Department funds be used to upgrade the water system within the confines of the Park. We will act, however, in a consultant capacity. It is my position that any improvements to the water system within the confines of the Park are the responsibility of the present and future owners. ~tJz(~ "....., ^ MEMORANDUM TO: Aspen City Attorney Engineering Department Jim Reents, City Housing Director Jim Markalunas, City Water City Electric Aspen Metro Sanitation Mountain Bell Rocky Mountain Natural Gas FROM: Sunny Vann, Planning Office RE: Smuggler Trailer Par], Conceptual Subdivl.sion Submissi.on DATE: December 8, 1980 The attached application requests approval for the conceptual subdivision for several divisions of the parcel and the addi- tion of 26 mobile home units to the Smuggler Trailer Park property. Thl.s item is scheduled to come before the Aspen Planning and Zoning CommisSion on January 6, 1980; therefore, may I please have your comments no later than December 24, 19807 Thank you. ..~ ~ r ~J f'"'"'. -, MEMORANDUM TO: Aspen City AttorneyV' Engineering Department Jim Reents, City Housing Director Jim Markalunas, City Water City Electric Aspen Metro Sanitation Mountain Bell Rocky Mountain Natural Gas FROM: Sunny Vann, Planning Office RE: Smuggler Trailer Park Conceptual Subdivision Submission DATE: December 8, 1980 The attached application requests approval for the conceptual subdivision for several divisions of the parcel and the addi- tion of 26 mobile home units to the Smuggler Trailer Park property. This item is scheduled to come before the Aspen Planning and Zoning Commission on January 6, 1980; therefore, may I please have your comments no later than December 24, 1980? Thank you. No ~. oi" ~ 1J1NJ - --- .Ii.,~ 1"". I"" MEMO.RANDUM TO: Aspen City Attorney Engineering Department J:im .Reents , City Housing Director Jim Markalunas, City Water City Electric /. Aspen Metro Sanitation Mountain Bell Rocky Mountain Natural Gas FROM: Sunny Vann, Planning Office RE: Smuggler Trailer Park Conceptual Subdivision Submission DATE: December 8, 1980 The attached appli.c8.U.on requests approval for the conceptual subdivision for several divisions of the parcel and the addi- tion of 26 mobile home units to the Smuggler Trailer Park property. Thi.s i.tem is scheduled to come before the Aspen Planning and Zoni.ng Commj.ssi.oll on January 6, 1980; therefore, may I please have your comments no later than Deeember 24, 1980'1 Thank you. lifE 1:!(l"e,.:.. "1ii-l"'.I".L/r-A.... SA-'-'rArr"... f'>/,rlC.,c.r C.A-......~o, C-Ive rrt'~'ta- lC..-ecQM"'Ie_.f;)^"r"~ 7"~ ",+,.t ~lC..o.J'"ec.r~ Fife e/'-r"~L S frf- A-,,"I!! " " 'T Ii' n~..'7 11-- I/+-e /" 1+""<: " I'-.-;;;e: ,',. r 0 13e. Ur~"'A~,.,...,. J>rS r,,"e~"~"''-'-( II I~ r,e...",... S~A-"""''''I>.s. 7 1111 ;v e e '" Ii' 1'0 /3e po..... ,= r..rF~al!. ,'TIC:K..E.I S ;...... T/'fd~"'-,.,.;- t::/ v~_ ro ~13rz.--,c~ tit" 1'1""~e /'>,.""".,.[0,.."... v..... ,"'s, . ~, ) ~ t::2- A/7s 0 /7~ . , / '. ., ' I""". ~ MEMORANDUM TO: Aspen City Attorney Engineering Department Jim Reents, City Housing Director Jim Markalunas, City Water City Electric Aspen Metro Sanitation Mountain Bell Rocky Mountain Natural Gas!' FROM: Sunny Vann, Planning Office RE: Smuggler Trailer Park Conceptual Subd:i,vj,sion Submission DATE: December 8, 1980 The attached application requests approval for the conceptual subdivision for several divisions of the parcel and the addi- tion of 26 mobile home units to the Smuggler Trailer Park property, This item is scheduled to come before the Aspen Planning and Zonj.ng Commission on January 6, 1980; therefore, may I please have your comments no later than December 24, 1980? Thank you, . ," ~ d _,/lZCLv-' /IN' ~~ (v ~{el /I If';'" .-/c4C'- .. C/(CJ~j~1 '/1..(j ):J7-c-~1/( , (/ ~/#jl ~~_/zr aa--,.,jlP ~-/~"",,-g~ r'd /J ~ CZ-K /-11~ ~1-/YI/:Z;' ./) '2;- (J/-"'-<-l'~ rJi' cZv'a,~4 'f-~ -2S ~___vJ'~ 2)4/t? ~~- JJ~ /l1a~<<_Jv> Ir '-f;?l~ /laI4,", 1/ rcc:7 ..""'~. ~ .-" SMUGGLER TRAILER PARK CONCEPTUAL SUBMISSION Aspen Mountain Park Partnership c/o Interwest Realty 710 E. Durant Avenue Aspen, CO 81611 925-2772 John Hawkins December 6, 1980 ~. /""0., SMUGGLER TRAILER PARK CONCEPTUAL SUBMISSION In compliance with the City of Aspen Land Use Code and the Special Planning Area Zone category, the Aspen Moun- tian Park Partnership hereby submits this conceptual presentation for consideration and approval by the City of Aspen. . This application requests that the conceptual submission subdiVision approval be granted and that approval be granted for the proposed development. THE SITE The site consists of approximately 11.8 acres bordered by Gibson Avenue and Spruce Street on the South and West, and pitkin County to the North and East. A vicinity map is provided as Exhibi t I. Currently, 87 mobile and modular homes are in place on the 89 available spaces, in the central portion of the site. These homes have traditionally been a major source of employee housing for the City of Aspen, due to their reasonable price and location convenient to town and bus transportation. PROPOSED PROJECT This proposed project has been agreed to by the City of Aspen, the Smuggler Trailer Park Homeowners Association, and the Aspen Mountain Park Partnership (see attached Settle- ment Agreement) . The project consists of subdividing the site into 5 parcels (see maps I and II): MAP DESIGNATION A The central, major parcel (approximately 8.79 acres encompassing current trailer locations) will become the Smuggler Trailer Park Cooperative, where current Park residents will have the collective right to purchase their mobile home spaces for approximately $25,000 per space. "-...~m_ ~. ,-, Page Two Smuggler Trailer Park Conceptual Submission B The small quadilateral shaped parcel to the North- east (approximately .43 acres) will be retained by the Aspen Mountain Park Partnership. C/D- The two parcels Northeast and West of the Coop~rative (area totalling approximately 2.33 acres) will have 26 additional mobile homes placed. Consistent with the employee orientation of the development, these homes and spaces they occupy will be offered for sale (either on a fee simple or condominium basis)at a purchase price not to exceed $70,000. To maximize the open space available, trailers will be placed in a duplex arrangement. E The small (approximately .25 acres) triangle to the South will have relocated on it the Victorian-style single story frame house currently situated on the western border of the property. SMUGGLER TRAILER PARK COOPERATIVE - PHYSICAL TRAILER RELOCATIONS/ADDITIONS To accomodate the 26 new employee mobile homes, only two existing Smuggler trailers will have to be relocated within the Cooperative portion of the property (#15, #84). These will be moved, at the applicant's expense, to locations close to their current sites.,. as noted on the attached map II. Two units will be placed within the Cooperative on open existing sites (#35, #88), bringing the total number of trailers to 89. See map II for details. TRAFFIC FLOW To eliminate the dangerous i.ntersection at the middle oJ; the Southern end oJ; the Park (fronting on Gibson Avenue, facing Neal Avenue) and to improve traffic flow, thLs entrance to fhe Park will be relocated to the Southeast corner, in line with the existing North-South Park road. - ...'_.~- . . .~ ,-, Page Three Smuggler Trailer Park Conceptual Submission UTILITIES SERVICE SMUGGLER TRAILER PARK COOPERATIVE As part of the sales agreement to current mobile home residents, the Aspen Mountain Park Partnership will provide a fund of $2,500 per space sold, to be applied to utilities and Park improvements, if and where necessary. 26 ADDITIONAL MOBILE HOMES On parcels Northeast and West of the Cooperative, new utilities (water, sewer, electricity, gas) will be installed to service the 26 additional mobile homes. RESALE PRICE CONTROLS - Consistent with the controlled employee housing nature of the entire project, all spaces (coop and expansion units) will be restricted in terms of resale price controls on trailers and spaces. Controls will be determined by the City,.to further the community's better interests. .-.--+- .-- "- --~. -- --- ~ ' 'j \ \ ~~------\ ~ ----- \ "---,-- , '" ,..--- \ ....-........-4. 0:' \ ~.,\" , -........ \' \ ........ 91..\~ ~...~::" t, :\--1_-_.... "---1' .} J(.)/b6 ..,,' OJ.! 99g 11)'$ "-, ~3, '- .~----o:- IN,. 3"01 DO n~S _ . """'_'~~ ~.... .'.'0 NOSBIO '/'1l0lv ~:;"::: "r"'j "'I\-", '....-......"- .~..... J '\ < It) .. ..... -"-, .'.''''.r...... r.,.i,.,J~'..T- Nl.~" ~, I -:.- -'--, L--T' :~f~, ".." '\ -.. ---~' -~I "'. "'\ 'I '0; " '\ 't.~1 I. I.. ... \ .. f'.. / I I I ..- -..+-.---. \ ~~'i~t~ . J'-'l)t. 'J .. ... ,I i , " ..\ / ,,~,,\ :)(" / ..- ,-':s \.' l"~" , ~ \'-......-/ " ./ ,......-:---- ,/" ...... --- -. -----,-- ~ ."') . / '. (( '-" \ " \ /~ \ ( } C)\ /\. 1315 GRAND A VENUE -----..-..----------------...----., ~ ..-., EXHIBIT ~CINITY I MAP ./ N' 1 - .!:N::....,..'.... ,,-'0' / '.. ~ '" ." ~ B-l ",0"" . ~ '" -~-I . d \ / " I ! :>0 '0 OJ Cl> " c: -. MOFFATT DAKAN GUY ASSOCIATES PC GLENWOOD SPRINr.~ ' I'nl nn A "^ I' II I i ; I I ^c ^ C J. SETTLEMENT AGREEMENT THIS SETTLEMENT AGREEMENT made this ____ day of ,. 1980, by and among the Aspen Hountain Park Partnership, a Colorado General Partnership ("AMP"), the City of Aspen ("City") and the Smuggler Trailer Park HomeOlvners Association ("Association"). WHEREAS, AMP is the owner of the Aspen Hountain Park ("the Park") formerly the Smuggler Trailer Park, a mobile home park consisting of approximatel.y 87 mobile home sites, situate within the City of Aspen upon the real property more particularly i described in Exhibit "A" hereto (hereinafter sometimes th.~ "real property"); and, WHEREAS, the Association is an association of the ~ I residents,. or owners, or both of the Park; and, I I I resale price controls by deed, covenant, legislation, or I employee housing inventory of the City; and., i I I 'with a view toward developing the entire.real property into a WHEREAS, although not restricted in terms of rental and ! i othenvise : I ! the Park historically has supplied a significant portion of the WHEREAS, AMP purchased the Park for investment purposes first class mobile home rental park; and, WHEREAS, 'on October 9, 1979, AMP issued to tenants a WHEREAS, in active negotiations, the City and AMP have I I , , I i . , i ! I I I I , i i I i . I notice I wi thin I I of a substantial rent increase for mobile home spaces the Park; and, WHEREAS, in response to such rental increase, the City threatened and began the preliminary institution of eminent domain proceedings; and, pursued the resolution of on-going disputes concerning the Park in ~elation to (a) the monthly rents charged by AMP per mobile home space, (b) the installation of capital improvements in the Park and (c) the preservation of the Park as a ~ource of housing for local employees by means of condemnation, rent control legislation, or the like; and, I :-) '. . ~~ ~- -f"' r-,==:: .~ WHEREAS, AMP and the City finally entered into the Agreement in Principle attached hereto as Exhibit "B" with a view toward resolving the disputes above-described pursuant to I which, inter alia, the City was to purchase the Park from AMP ! for resale to the owners of the mobile homes; and, WHEREAS, neither the City nor the owners of mobile homes within the Park were able to consummate the purchase of the Park pursuant to the Agreement in Principle due to financial limitations; and; WHEREAS, due to a combination of the constant threat of condemnation, resident unrest caused by potential displacement, and inadequacy of rents due to controls directly imposed by the City, AMP has agreed to divert from its original intent to I' i I develop the , entire real property as a first class mobile home., rental park and has decided instead to liquidate its investment in the entire real property; and, WHEREAS, in an effort to arrive at a mutually has expended considerable sums I I I for legal, surveying, architectural,! ! i satisfactory settlement of the disputes above-described, A!1P and project consultation fees at the behest of the City once it becaIDeevident that neither the City nor the Association financially were capable of consummating the Agreement in Principle above-described; and, WHEREAS, the City and AMP have. agreed that the real property may best be liquidated. and employee housing 'units preserve by providing for different arrangements. in connection with differe portions of the real property; and, WHEREAS, in order to remove the cloud of threatened condemnation to protect the City from the possible loss of a significant source of housing for local employees, and to protect the investments of Association members in their mobile homes from escalating rents beyond their control, the parties are mutually desirous of settling the 'dispute above-described , I I 1 I -I I -2- I: n Ii I I I r-e """'E" ~ 1. IMPROVEMENTS TO PARK. AMP shall, as soon hereafter I I i I , I I i I , I i I I / / I I i i , I ! i , I I i I I I in the manner hereinbelow set forth, without resort, or further i I threatened resort, to formal legal proceedings, including eminent i d' d' i oma~n procee ~ngs. I . Iprem~ses, the making and performance of the mutual obligations I i and convenants herein contained, and othe.r good and valuable I consideration, the receipt, sufficiency and adequacy of vlhich I I hereby are acknowledged, IT IS AGREED THAT: I las rea~onably may be practical, undertake to relocate below grade I certain electrical wiring within the Park, relocate and upgrade I I the water and sewer distribution system due to any relocation of lexi~ting mobile home9as hereinafter provided; provide for the [installation of additio~fire hYdran~S at such locations as the I City may request; and relocate and resurface the roadway system NOW THEREFORE, in consideration of the foregoing ~ within the Park in order to accQmodate any relocation of existing I I mobile homes and ~u~ning radii sufficient for emergency and I support vehicles. I 2. SALE OF MOBILE HOME SPACES. I I mobile homes within the Park shall have the right, collectively 0 ! following the sale or exchange of the Park as hereinafter provide I to purchase the mobile home spaces for a purchase price equivalen I to $25,000.00 per~pace. This offer shall remain open for a I . . . 'period of time coterminous with the time required for all parties I , I i to employ their best 1 , '1' for the purchase, but I AMP.and the City will employ their best efforts to arrange i I financing for all owners who elect to purchase their spaces and i The present owners of efforts to complete financing arrangements in no event later than Qf:.{ohlJ'r--L, 198.. the Association agrees fully to cooperate with AMP and the City , i , i in this regard in terms of compiling such information as , i ! prospective lenders may require, and the like. AMP will, if , i ' I necessary, provide carryback financing for up to 25%'of the owner who elect to purchase their space but. who are unable to qualify I I i I , i , i I I I , I -3- ii / I /, I '. _r:, ~. ~.. ~ for conventional outside financing. The $25,000.00 purchase pric above-provided shall, at the election of the members ot the Association involved in the purchase, be deemed a mean per. space price; provided, however, that the Association members shall be required among themselves to apportion the purchase price as shal yield, upon closing, a sum equal to $25,000.00 times the number 0 spaces involved in the transaction. In the event that the actual cost of improvements described in paragraph one (1) hereinabove is less than the product of $2,500.00 time~ the number of spaces involved in the sale transaction, the difference shall by AMP be set aside for the benefit of the Association for such further improvements to the Park ~s the Association deems necessary or advisable. ,. I 3. STRUCTURE OF SALE. Closing of the p~rchase and sal I of the mobile home spaces shall be conditioned upon receipt of th I governmental approvals necessary for the developments hereinafter I provided and will occur at a mutually agreed upon date as soon I . . . --cc----~-~~----~.. l11ereaft~r--as~easonably may be practical given (a) the efforts' I . I above-described to arrange financing and (b) .the time required , to obtain the governmental approvals for such developments. In order sooner to liquidate its investment hereunder, A}1P shall hav the right to sell to or exchange with a third party the entire I i real property or any portion thereof. I' be entitled to all the rights granted hereunder and shall be boun I i by all terms of this Agreement. I I sale. or exchange, such third party shall in Such third party shall Upon the closing of any such writing assume any an I Notwithsta~ding such sale or exchangej AMP shall be entitled to reserve unto itself the rights to develo all obligations hereunder. I f I -4- I I' ~' ~ It I~~" I I ~ f int.erestto the end that then and thereafter the entire Park shal I be and remain controlled employee housing ,,,ithin the meaning of existing legislation concerning housing of that character, and as such generally applicable legislation may from time to time be amended. Any mobile home spaces .that are not sold to the owners of mobile homes and, hence, become owned by AMP shall continue either to be rented or later sold by AMP at a monthly rental or for a sales price, as the case may be, which shall be consistent with their controlled character. Furthermore, the , .} owners of mobile homes who do not elect to purchase their lots shall. not be entitled to sublet all or any pprtion of their mobile homes except under such terms as are consistent with the controlled character of this housing. 5. EXPANSION OF PARK. The Park will be expanded in size principally in the rear acreage to accomodate 26 additional . ~ mobile homes. Expansion and the relocation of any existing mobil homes in connection therewith will be done at the expense of AMP in the manner least in the circumstances intrusive upon existing mobile homes and in accordance with,a plan prepared pursuant to Specially Planned Area criteria of the City Code. ~hese mobile homes and the spaces they occupy within the Park wfll be offered for sale, unfurnished, at a -purchase price not to exceed $70,000.0 '! and appropriately restricted in the manner set forth in paragraph i 4, hereinabove. ! 6. RELOCATION OF EXISTING SINGLE FAMILY HOME. The Ii existing victorian style single-story frame house presently either resubdivided elsewhere within the real property or, at . i i At1P's discretion, relocated outside the Park. 7. AMP shall by the City be FREE MARKET DEVELOPMENT. given the right to develop 19 free market units on property, as yet undetermined, either within the City or, if outside, capable i; I , I i I i I ,I II I . , I I i , , I I I I I I I , i ! of being annexed. This development right shall be transferable and assignable. Development shall proceed in accordance with existing zoning affecting the property or, in the case of annexe -5- - . ...... ", , ., I I i I I , I property, with Specially Planned Areat criteria. I I I I , ! ,-( . ....:.. ~' ,F', .~ ~: The City agrees (al. to, enact such enabling legislation or amendments to existing ~ legislation, including to its Growth Management quota system legisiation, as would accommodate and permit the foregoing ~ development right in exchange for the conversion to employee - i housing of the Park and the addition of 26 new employee housing , I i units, all as set forth above; and (bl on the application of I ' I AMP, to ! ., , I I , ! , provided that such property otherwise is eligible for annexation I as eligibility is determined under Section 31-12-104, C.R.S., 19731 I 8. RETAINED PARCEL. AMP shall retain ownership of the I annex any property that may hereafter be acquired by N1P for the purposes of the free market development above-described, quadrilateral shaped piece of property consisting of ~ ~ acres and situate at the northeasternmost section of the property , described in Exhibit "A" hereto. 9. FURTHER DOCUMENTS, COOPERATION, GOVEfu~MENTAL APPROVALS, DISCLOSURE. The parties agree fully to cooperate with each other to the end that the terms, conditions and provisions . hereof shall be fully implemented and effectual and to execute .such further documetns consistent herewith as may, in the circumstances, be necessary. The parties recognize'that in order to effectuate this Settlement Agreement further public proceeding and applications may be necessary. AMP agrees to process any such further applications as may reasonably be necessary and the Association agrees to support such applications that are consisten such steps and grant such.approvals as are consistent herewith with this Settlement Agreement. The City, including its staff and elected officials, agrees, to_~he ~aximum extent permissible, and as may be necessary. The parties agree that this Settlement Agreement and any other understanding shall be fully and publicly disclosed. L I ,i -6- I ,. , . ..' :.- :,':' ..."'. , ;. H ~b ", ..~J' .L"" J rx~, , j: " ;j !i I' " ~ COVE01i\N1' AGAINS'J' SUIT FOR DMIP,GES. The pnrtics 10. I' !' ii agree and acknm.;ledge that no action ~t i' Ii P at 1m.; for damages shall be . '.d' I event ~ t eterm~nes reasonabl ' maintainable against the City in the \ , :1 and in good faith that enabling legislation to effectuate this " I! " " i; " Agreement may not be passed; provided, however, that the City acknowledges, agrees and intends that, in reliance upon this " " I~ Agreement, AHP (a) shall immediately undertake to perform its II Ii II I I , I i I I I , I i ,I " il Ii obligations hereunder, including installation of park improvement i i , arrangements -for financial assistance in connection with the sale of the Park, and sale of the Park all as above provided and (b) may enter into binding contracts for the purchase of property for purposes of free market unit development, all to the end that principles of vested rights and equitable estoppel, as contrasted 1 from monetary damages, shall apply to protect such reliance activities of AMP notwithstanding the inability of the City to pass such enabling legislation; and, provided further that in the event this Agreement shall become the subject of litigation' i ~ " I' ,: 'i I: J; ,I !i " II f! i i I , ; commenced by other than the parties hereto A}!P shall defend, indemnify and hold the city harmless from and against any and all costs associated with such litigation.' i I , i ! i I I I I I I ! Ii l! iI !i i; I; I: I- ,I I' !: . i i I I r I i I . I ii II l; , 'I E ,; I: " i: L .,' " jj ;i .' " ! i II II 1 ..:.6a- . , " I b:,,,-:J~:'.'~.t..f." i .' , , . I; .' , , I I I -...- ,If' ''''If":-<, "--" ~":., L~ ~ instrument the day and year first above written. IN WITNESS WHEREOF the parties have executed this [ ATTEST: I i I I i I 11 I ATTEST: ,! I L I: I: L I, i I, .1 CITY OF ASPEN ByJf?Jic~1 '.Herll<6.R,) Edcl.,.., !laYE>*!.J:. 1I.J'}?/u..~e.) I.:iehre...--f/ /7}J>T ASPEN MOUNTAIN PARK PARTNERSHIP J By, SMUGGLER TRAILER PARK HOMEWONERS ASSOCIATION By .........- I -7- j 6 ::J o 'v ~ c.. :dJ~ \J -l:;" =>- :z fr:- ::> '7"'" s- O J\ "- / . . . -.../ c.........,_~, (f/1 ~ \ , ,l..a.._ " ~-c;: 'It ..' \ " ~ 11') , ,-ci/J:e i \ i:? \ rb ::, i\ 0 \ A~ I \\ ~ ~ ~/) . . "- '--..._~-_..- I I I , 1 I I , /-~\ (/' (.1.1' \ I! .;f 1i'I. \, \: " ..1 \- L_ - \ -, r-' j -'" 1. " _._ . ~\ \ ~ ~ l ~ ' 's." I,.)) J' "'I ,../. <:J ' '('j <J 'c} .,..."~/ ...-"- 1 ~ill -';.'r I C\-( ir ,/ ,X l; c/ t}. tiJ sic;:. r{; <:! \.r> 'r 1\ :<-.:t "\ P- ~vl 'f [;J<:t -ey t vJ \ \ , \ ~. r- r , \ <Q.. o~ <:> 5(jJ ~ , ~ :::-~" . 'F: ,~~~ .,.~ . ~ <b :?)~ ~ 'e ~'_ ~~a Z~$ . !<; ~ -:;r: 3 ,~ ,-, ,) "'" _J ;;z ~l..~' ~ ~ 0) &t -, {t ~ ~J. "" ;;; ~ ! ./ (<) -.-,~ "I. .. .... .,'.' " ..r , fR' Il ~ ~~.. ~ ~ ,~~~ ~.~ i~f ~C;;-41% ~ 2L~ - :;?, 17 ....i) ;z -'~t'). \ , .....~::.;> ~" 1?:7 \~ i.<~ ~~) ';;;~- >z: ~~ ! I ~J -" "~-) h,~ <J .......o~ '" ~ I""- I""- II 80-12-05 OWNERSHIP AND ENCUMBRANCE CERTIFICATE ASPEN TITLE COMPANY HEREBY CERTIFIES from a search of the books in this office that the OWner of A Tract of land situated in a portion of EAST ASPEN TOWNSITE, THE East one-half of the Southwest one-quarter and the West one-half of the Southeast one-quarter of Section 7, Township 10 South, Range 84 West of the 6th P.M. (Please see attached page for full legal description) Situated in the County of Pitkin, State of Colorado, appears to be vested in the name of ASPEN MOUNTAIN PARK and that the above described property appears to be subject to the following: 1. De~d of Trust from Aspen Mountain Park to the Public Trustee of Pitkin County, Colorado, for the use of First National Bank in Aspen, to secure $800,000.00, recorded January 5, 1979 in Book 361 at Page 115. 2. Deed of Trust from Aspen Mountain Park to the Public Trustee of Pitkin County, Colorado, for the use of Nelson Smith, Jr. and Shirley Claire Smith, to secure $461,500.00, recorded January 5, 1979 at Book 361 at Page 127. 3. A Security Agreement from Aspen Mountain Park, Debtor to First National Bank in Aspen, Secured Pary, to secure $800,000.00, recorded in Book 361 at Page 315. 4. Assignment of Rents and Leases between Aspen Mountain Park and First National Bank in Aspen recorded January 9, 1979 in Book 361 at Page 319. 5. Assignment of Partnership Interest between Thomas A. Pollak and First National Bank in Aspen recorded January 9, 1979 in Book 361 at Page 325, and re-recorded April 2, 1979 in Book 365 at Page 780. 6. Assignment of Partnership Interest between William A Levin and First National Bank in Aspen recorded January 9, 1979 in Book 361 at Page 330, and re:recorded April 2, 1979 in Book 365 at Page 786. 7. Assignment of Partnership Interest between Alexander E. Lipkin and First National Bank in Aspen recorded January 9, 1979 in Book 361 at Page 334 and re-recorded April 2, 1979 in Book 365 at Page 792. Please see attached Exhibit "A" Searched subsequent to December 12, 1978 Although we believe the facts stated are true, this Certificate is not to be construed as an abstract of title, nor an opinion of title, or a guaranty of title. Dated at Aspen, Colorado, this 3th day of December A.D., 1980 at 8:00 A. M. NOTE: although we believe the facts stated herein are true, it is understood and agreed that the ASPEN TITLE COMPANY liability of Aspen Title Company will be limited to the amount of the fee charged hereunder. BY ()Q..^(j~"fVl ~ Q FEE $ 75.00 _,0 . ~ ,-., EXHIBIT "A" ATTACHED TO AND MADE A PART HEREOF 1/80-12-05 8. Agreement for Amendment of Trust Deed between First National Bank of Aspen, Lender, Home Savings Association' of Penna. and Gold Mills, Inc., Participants, and Aspen Mountain Park, Borrower, recorded February 1, 1980, in Book 383 at Page 64. 9. A Lease between Aspen Mountain Park, Lessor, and Aspen Mountain Park, Lessee, for Lot 1, Aspen Mountain Park, recorded August 3, 1979 in Book 373 at Page 658. 10. Assignment of Lease between First National Bank in Aspen and Aspen Mountain Park for Lot 1, Aspen Mount~in Park recorded August 3, 1979 in Book 373 at Page 656. 11. Trade Name Affidavit for Aspen Mountain Park Partnership, recorded November 14, 1978 in Book 358 at Page 12. (Please see attached copies of all instruments) / .~ ~ .... ~. ..- ATTACHED TO AND MADE 'A PART HEREOF 1/80-12-05 LEGAL DESCRIPTION A tract of land situated in a portion of the East Aspen Townsite, East one-half of the Southwest one-quarter and the West ~ne-half 0 Southeast one-quarter of Section 7, Township 10 South, Range 84 We the 6th P.M., described as follows: he the t of BEGINNING at Corner No. 10 of the East Aspen Townsite; thence North 54052'17" West 58.10 feet to Corner No. 11 of said Ea t Aspen TOlmsite; thence North 66011'00" Ivest 142.33 feet; thence North 05010'42" West 114.35 feet to Corner No. 16 of said East Aspen Townsite; thence North 44029'22" West 312.67 feet to Corner No. 25 of said East Aspen Townsite along the Northerly boundary of parcel of land described in Book ~05 at Page 579, Pitkin County records; . thence North 45"12'59" West, 128.83 to Corner No. 24 of said East As en Townsite along a portion of said Northerly boundary; thence North 24005'24" East ~39.28 feet; thence North 37011'41" East 20.25 feet; thence South 44035'50" East 12.15 feet; thence North 29003'05" East 102.32 feet along an existing fence and extension thereof; thence- South 4.08 feet; thence North 37011'1.,1" East 154.57 feet; thence North 78025'15" East 77.68 fect; thence North 89057'10" East 303.99 along boundary line described in Book 280 at Page 827 and re-recorded in Book 280 at Page 965. Pitki County records; thence South 63044'45" thence Soutb 81023'42" tbence Soutb 89025'42" thence South 54034'55" tbence South 52047'48" Aspen Townsite; thence Soutb 34055'18" West 760.18 feet to Tile Point of Beginning. Eas t East East Eas t \ves t 168.08 183.42 98.00 64.87 188.36 feet feet feet feet feet along said boundary line; along said boundary line; along said boundary line; along said boundary line; to Cotner No. 5 of said East Pitkin County, Colorado.