HomeMy WebLinkAboutLanduse Case.CO.123 W Francis St.A70-95 a
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: 5 /16/95 PARCEL ID AND CASE NO.
DATE COMPLETE: 2735 124 -21 -002 A70 -95
GcnoonitA ' + " . BER: liku M L
PROJECT NAME: VICKERY S•_ /GMOS EXEMPTION
Project Address: 123 WEST FRANCIS
Legal Address: LOTS C, D, E, AND E 1/2 OF B, BLOCK 56
APPLICANT: JAKE VICKERY
Applicant Address: 100 S. SPRING ST., #3 925 -3660
REPRESENTATIVE: SAME
Representative Address /Phone:
Aspen, CO 81611
FEES: PLANNING $ 425 # APPS RECEIVED 9
ENGINEER $ # PLATS RECEIVED 9
HOUSING $
ENV. HEALTH $
TOTAL $ 425
TYPE OF APPLICATION: STAFF APPROVAL: 1 STEP: XX 2 STEP:
P &Z Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
CC Meeting Date PUBLIC HEARING: YES NO
VESTED RIGHTS: YES NO
DRC Meeting Date
REFERRALS:
City Attorney Parks Dept. School District
City Engineer Bldg Inspector Rocky Mtn NatGas
Housing Dir. Fire Marshal CDOT
Aspen Water Holy Cross Clean Air Board
City Electric Mtn. Bell Open Space Board
Envir.Hlth. ACSD Other
Zoning Energy Center Other
DATE REFERRED: INITIALS: DUE: l`
FINAL ROUTING: /l bn/ /� DATE ROUTED:p�ITIAL /` //'` -�
City Atty City Engineer . Env. Health
Housing Open Space Other:
FILE STATUS AND LOCATION:
MEMORANDUM
TO: Stan Clauson, Community Development Director
FROM: Mary Lackner, Planner
RE: 123 West Francis GMQS Exemption and Subdivision Exemption for Historic
Landmark Lot Split
DATE: February 13, 1995
SUMMARY: Jake Vickery received a GMQS Exemption and Condominiumization approval on
June 14, 1995 from the Planning Director for the development of the 123 W. Francis parcel.
Subsequent to these approvals, the applicant processed an Aspen Municipal Code text amendment
for the creation of a Historic Landmark Lot Split provision. This text amendment received final
approval by City Council on November 13, 1995 by Ordinance 49.
This memo rescinds the Condominiumization and GMQS Exemption approvals granted by the
Planning Director on June 14, 1995 and grants approval for a Subdivision Exemption and GMQS
Exemption under the new provisions of the Code.
LOCATION: The parcel of land is located at 123 W. Francis and contains a total of 10,500 sq.ft
in the R -6 zone district. The property is more specifically described as the E 1/2 of Lot B, and all of
Lots C, D, and E, Block 56, City and Townsite of Aspen.
REVIEW CRITERIA: The applicant's request for a Historic Landmark Lot Split is subject to the
following code sections:
Section 24- 7- 1003(A)(5) Subdivision Exemption:
Historic Landmark Lot Split. The split of a lot that is a designated historic landmark
for the development of one new single - family dwelling. The Historic Landmark Lot
Split shall meet the requirements of Section 7- 1003(A)(2), Section 5- 105(A)(2)(e),
Section 7 -607 and the following standards:
a. The original parcel shall be between 9,000 and 12,000 square feet in
size and is located in the R -6 zone district.
Response: The parcel is 10,500 sq.ft. and is located in the R -6 zone district. The application
complies with the Subdivision Exemption requirements of Section 7- 1003(A)(2) as he has obtained
Planning and Zoning Commission approval to construct an ADU on each parcel and the GMQS
Exemption requirements of Section 8- 105(A)(2)(e). The applicant has obtained approval from HPC
pursuant to Section 7 -607 of the Aspen Municipal Code.
b. The total FAR for both residences shall not exceed the floor area
allowed for a duplex on the original parcel. The total FAR for each
lot shall be noted on the Subdivision Exemption Plat.
Response: The parcel will be divided into two 5,250 sq.ft. parcels. The total parcel is permitted
4,170 sq.ft. under the current duplex FAR requirements. Lot A is proposed to have 1,450 sq.ft. and
Lot B is proposed for 2,720 sq.ft. Lot A has received an HPC FAR bonus of 500 sq.ft. to have a
total of 1,950 on Lot A.
c. The proposed development meets all dimensional requirements of the
underlying zone district. HPC variances and bonuses are only
permitted on the parcel which contains the historic structure.
Response: No variances are permitted for Lot B. Lot A has received a 500 sq.ft. FAR bonus, a
parking variance, and setback variances from the HPC.
Section 24- 8- 105(A)(2)(e) GMOS Exemption
Historic Landmark Lot Split. The construction of a new single family dwelling on a
lot created through a Historic Landmark Lot Split pursuant to Section 7- 1003(A)(5).
Response: The applicant is seeking a GMQS Exemption for the construction of one new residence
for a lot created under the Historic Landmark Lot Split provisions.
Section 24- 7- 607(A) Development in an H, Historic Overlay District or involving a Historic
Landmark
Historic Landmark Lot Split. The development of all lots created pursuant to Section
7- 1003(A)(5) shall be reviewed by HPC at a public hearing.
Response: The HPC held a full public hearing on January 2, 1996 at which time this lot split was
considered by the Committee. The HPC voted 5 -0 to approve the applicant's request.
RECOMMENDATION: Staff recommends that the Community Development Director approve
the applicant's request for GMQS Exemption and Subdivision Exemption for a Historic Landmark
Lot Split at 123 W. Francis, subject to the following conditions:
1. A subdivision exemption plat shall be filed with the Community Development Department
and recorded within 180 days of this approval. Failure to file and record this document
within this time period shall render the plan invalid.
2. The following language shall be noted on the Plat:
"The total FAR for both lots is limited to the duplex FAR requirements of
the R -6 zone district for a 10,500 sq.ft. parcel. Lot A is eligible for an
HPC FAR bonus."
VED
41111116 SI 3.�?L,
Stan C1. uson, Community Development Director
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MEMORANDUM
TO: Stan Clauson, Community Development Director
FROM: Mary Lackner, Planner
RE: 123 West Francis Condominiumization
DATE: June 15, 1995
SUMMARY: Jake Vickery has submitted a request to condominiumize
a 10,500 sq.ft. parcel of land consisting of the east 1/2 of Lot
B & all of Lots C, D, and E, Block 56, City and Townsite of Aspen.
The property is presently improved with one historic dwelling unit
which straddles the proposed condominiumized lot line. Cottage A
is proposed to be a 4,500 sq.ft. condominium parcel and Cottage B
is proposed to be a 6,000 sq.ft. condominium parcel. The applicant
is choosing to relocate and redevelop the historic dwelling unit
on the Cottage A parcel and market the Cottage B parcel for the
development of a new single family residence.
The R -6 zone district permits two detached residential dwellings
on a lot of 9,000 sq.ft. or greater by right. Lot splits are
permitted on lots of 12,000 sq.ft. and greater, but are restricted
to one lot split a year pursuant to Ordinance 54, 1994.
CODE REQUIREMENTS: According to Ordinance 53, 1993, the Planning
Director may approve a condominiumization plat which complies with
the requirements of Section 24 -7 -1007 of the Aspen Municipal Code.
Planning staff and the City Engineer have reviewed the applicant's
request and find that it complies with the requirements of this
provision of the land use code.
RECOMMENDATION: Staff recommends that the Planning Director
approval the applicant's request for condominiumization subject to
the following condition of approval:
1. The applicant shall record the subdivision exemption plat for
condominiumization within 180 days from the date of this
Planning Director approval. Failure on the part of the
applicant to record the plat within 180 days following
approval of the Planning Director shall render the plan
invalid and a new application and approval will be required.
APPROVED:
Stan C'la n,
Community Development Director
...
MEMORANDUM
TO: Stan Clauson, Community Development Director
FROM: Mary Lackner, Planner
RE: 123 West Francis GMQS Exemption for a Residential Unit
DATE: June 14, 1995
SUMMARY: Jake Vickery is requesting a GMQS exemption to add a
second dwelling unit to a 10,500 sq.ft. parcel located in the R-
6 zone district. The property is more specifically described as
the E 1/2 of Lot B, and all of Lots C, D, and E, Block 56, City and
Townsite of Aspen.
Section 24- 5- 201(B)(3) of the Aspen Municipal Code permits two
detached residential dwelling units on a lot of 9,000 sq.ft. or
greater. Pursuant to Ordinance 54, Series of 1994, Section 24-8 -
105(A)(2)(c) permits the Planning Director to approve a GMQS
Exemption for a second residential dwelling unit.
The applicant is concurrently seeking conditional use approval from
the Aspen Planning and Zoning Commission to provide an accessory
dwelling unit for the new free market residence. Should the
applicant be unable to obtain a conditional use approval from the
Commission, the applicant will be required to pay the affordable
housing impact fee or record a resident - occupancy deed restriction
on the new free market unit.
RECOMMENDATION: Staff recommends that the Planning Director
approve the applicant's request for the addition of one free market
residential dwelling unit to be added to the 123 W. Francis
property, subject to the following condition:
1. The applicant shall obtain a conditional use approval for an
accessory dwelling unit to be location in the new free market
unit, pay the applicable affordable housing impact fee, or
record a resident - occupied deed restriction on the new unit.
One of these options shall be complete prior to the issuance
of any building permits for the new unit.
APPROVED: /
Stan C auson, Community
Development Director
LAND USE REGULATIONS § 7- 1004,c.4 -.
(4) Sanitary sewer. Sanitary sewer facilities shall meet the requirements of t -
Aspen Consolidated Sanitation District.
(5) Underground utilities. All utilities shall be placed underground, except ans-
formers, switching boxes, terminal boxes, meter cabinets, pedes : s, and
ventilation ducts.
(6) Other utilities. Other utilities not specifically mentioned shall - provided in
accordance with the standards and regulations of the a..licable utility
department or company.
(7) Utilities stubbed out All utilities shall be stubbed out : the property line of
lots.
f. Storm drainage
(1) Drainage plan. The drainage plan for the prop'.ed subdivision shall comply
with the criteria in the city's "Urban Runo anagement Plan."
(2) Detention storage. Short -term on -site det: tion storage shall be provided to
maintain the historical rate of runoff. .r the one - hundred -year storm from
the undeveloped site.
(3) Maintain historical drainage flo . In cases where storm runoff from an
upstream basin passes throu: the subdivision, the drainage plan shall
provide adequate means for ' aintaining the historical drainage system.
(4) Calculations and quantif -. of flow. The drainage plan shall include calcula-
tions and quantities of i .w at the points of concentration.
g. Flood hazard areas. The . lowing standards shall apply to special flood hazard
areas as defined in Sec ''.n 7 -504 of the Municipal Code.
(1) The proposed su . i ivision design shall be consistent with the need to mini-
mize flood da .. ge to public utilities and facilities such as sewer, gas, elec-
tricity, and ..table water systems;
(2) Base flop. - levation data shall be provided for any proposed subdivision of at
least fi (50) lots or five (5) acres, whichever is less.
5. Affordable h. sing. A subdivision which is comprised of replacement dwelling units
shall be re ired to provide affordable housing in compliance with the requirements
of Artic 5, Division 7, Replacement Housing Program. A subdivision which is com-
prise. of new dwelling units shall be required to provide affordable housing in com-
pli. ce with the requirements of Article 8, Growth Management Quota System.
D. Procedure. Prior to approval of a development order for subdivision, an applicant shall
have a development application for plat reviewed and recommended for approval, approval
with conditions, or disapproval by the commission, and then reviewed and approved, approved
with conditions, or disapproved by the city council pursuant to the procedures of this section
and the Common Procedures, Article 6, Division 2.
1. Review by commission.
a. Contents of application. The contents of a development application for plat for
/) review by the commission shall include the following.
Supp. No. 1
1741
§ 7 -1004 - D - 1 - � ASPEN CODE
(1) h general application information required in Common Procedures, Sec -
'o -202. r kAy \ PNRY
(2) One (1) inch equals four hundred (400) feet scale city map showing the
location of the proposed subdivision, all adjacent lands owned by or under
option to the applicant, commonly known landmarks, and the zone district
in which the proposed subdivision and adjacent properties are located.
(3) A plat which reflects the layout of the lots, blocks and structures in the
proposed subdivision. The plat shall be drawn at a scale of one (1) equals
one hundred (100) feet or larger. Architectural scales are not acceptable.
Sheet size shall be twenty -four (24) inches by thirty -six (36) inches. If it
is necessary to place the plat on more than a one (1) sheet, an index
shall be included on the first sheet. A vicinity map shall also appear on the
first sheet showing the subdivision as it relates to the rest of the city and the
street system in the area of the proposed subdivision. The contents of the
plat shall be of sufficient detail to determine whether the proposed subdivi-
sion will meet the design standards of this division and this chapter, and
shall contain the following itemized information.
(a) The name of the proposed subdivision, which shall not be the same or
similar to any name used on a recorded plat in Pitkin County, Colorado.
name, address, and telephone number of the owner /applicant, de-
ign of the proposed subdivision, and the licensed surveyor.
(c) The location and boundaries of the proposed subdivision.
(d) A map showing the existing and proposed contours of the land in the
0.1 proposed subdivigion at two -foot intervals, where the slope is less than
ten (10) percent, and five -foot intervals where the slope is ten (10)
��
v , percent or greater, and the designation of all areas with slope greater
than thirty (30) percent.
(e) The location and dimensions of all existing streets, alleys, easements, R o uJ ,
drainage areas, irrigation ditches, public and private utilities, and other w ipTN S
significant manmade or natural features within or adjacent to the pro-
posed subdivision.
(1) The location and dimensions of all proposed streets, alleys, easements,
drainage improvements, utilities, lot lines, and areas or structures re-
served or dedicated for public or common use in the proposed subdivision.
(g) The location, size, and type of existing vegetation and other natural
landscape features, and the proposed limits of any excavation or regrad-
01.44 SIC ing in the proposed subdivision, including the location of trees with a
p u 0 trunk diameter of six (6) inches or more measured four and one -half (41)
feet above the ground, and an indication of which trees are proposed to
be removed. Where large groves are to remain undisturbed, single trees
need not be located.
(h) The designation of all areas that constitute natural hazard areas includ-
ing but not limited to snowslides, avalanche, mudslide, rockslide and
the one - hundred -year floodplain.
Supp. No. 1
1742
LAND USE REGULATIONS § 7 -1004 - 2 — 1 - 0. (3)
S additional information on geological or soil stability, avalanche
ential, projected traffic generation, air pollution and similar matters
s ay b- required by the planning agency or other reviewing agency.
(j) uch ot - r information as may be required by 'the planning agency or
o. er '- viewing agency in order to adequately describe proposed utility
sy • s, drainage plans, surface improvements, or other construction
pro ; cts contemplated within the proposed subdivision in order to assure
the t e proposed subdivision is capable of being constructed without an
a; viers• effect upon the surrounding area.
(k Site data bulation listing acreage of land in the proposed subdivision,
umbe , type and typical size of lots, structures and/or dwelling units;
n m er of bedrooms per dwelling unit; ground coverage of proposed
st tures and improvements including parking areas, streets, sidewalks
a d en space, and the amount of open space that is being provided
ursuant to Section 7- 1004(CX5Xa).
(1) In the case of a division of land into condominium interests, apartments
or other multi - family or time -share dwelling units, the location of all
proposed structures, parking areas, structures and/or areas for common
use.
(m) Where the proposed subdivision covers only a part of the applicant's
adjacent holdings, a sketch plan for such other lands shall be submitted,
and the proposed streets, utilities, easements, and other improvements
of the tract under review shall be considered with reference to the
proposed development of the adjacent holdings.
(n Letter rom the public or private utility companies that will service the
op sed subdivision with gas, electricity, telephones, sanitary sewer,
w r,-and fire protection facilities stating they can service the proposed
bdi 'sion.
2. Review by city council.
a. Additional application contents prior to review by city council Subsequent to
review by the commission and prior to review of the development application for
plat by the city council, the applicant shall submit the following additional
application contents.
(1) A final plat drawn with permanent ink on reproducible linen or mylar.
Sheet size shall be twenty -four (24) inches by thirty -six (36) inches with an
unencumbered margin of one and one -half (11/2) inches on the left hand side
of the sheet and a one -half (Si) inch margin around the other three (3) sides of
the sheet. It shall include:
(a) Accurate dimensions for all lines, angles and curves used to describe.
boundaries, streets, setbacks, alleys, easements, structures, areas to be
reserved or dedicated for public or common use and other important
/ features. All curves shall be circular arcs and shall be defined by the
Supp. No. 1
1743
r-.
0
§ 7 -1004 - D- 0. 1 ASPEN CODE
radius, central angle, tangent, arc and chord distances. All dimensions,
both linear and angular, are to be determined by an accurate control
survey in the field which must balance and close within a limit of one (1)
in ten thousand (10,000).
(b) A systematic identification of all lots and blocks and names for all
streets.
(c) Names of all adjoining subdivisions with dotted lines of abutting lots. If
adjoining Iand'is unplatted, it shall be shown as such.
(d) An identification of the streets, alleys, parks, and other public areas or
facilities, and a dedication thereof to the public use. An identification of
the easements as dedicated to public use. Areas reserved for future
public acquisition shall also be shown.
(e) A written survey description of the area including the total acreage to
the nearest one - thousandth (0.001) of an acre.
(0 A description of all survey monuments, both found and set, which mark
the boundaries of the subdivision, and description of all monuments
used in conducting the survey. The Colorado Coordinate System may be
used.
(2) A statement by the land surveyor explaining how bearings, if used, were
• determined.
(3) A certificate by the registered land surveyor as to the accuracy of the survey
and plat, and a statement that the survey was performed in accordance with
Colorado Revised Statutes 1973, Title 38, Article 51, as amended from time
to time.
(4) A certificate by a corporate title insurer, that the person or persons dedicat-
ing to the public the public rights-of-way, areas or facilities as shown thereon
are the owners thereof in fee simple, free and clear of all liens and encumbrances.
(5) Certificates showing approval of the final plat by the city engineer, planning
director and the commission.
(6) A certificate showing approval of the plat and acceptance of dedications and
easements by the city council, with signature by the mayor and attestation
by the city clerk.
(7) A certificate of filing for the Pitkin County clerk and recorder.
NL1/4( FoR (8) Complete engineering plans and specifications for all improvements to be
P U D installed in the proposed subdivision, including but not limited to water and
sewer utilities, streets and related 'Improvements, trails, bridges and storm
FULL Soom.J, drainage improvements.
e` DITTO —'J (9) A landscape plan showing location, size, and type of proposed landscape
features.
(10 Copies any monument records required of the land surveyor in accordance
th olorado Revised Statutes 1973, Title 38, Article 53, as amended from
ti o time.
(11) Any agreements with utility or ditch companies, when applicable.
(12) Any subdivision agreements as required by Section 7- 1004(CX3).
Stipp. No. 1
1744
APPLICATION FOR CONDOMINIZATION
PROJECT: 123 WEST FRANCIS
APPLICANT: JAKE VICKERY
DATE: JUNE 14, 1995
This letter is to request condominization approval by Planning Director for proposed
development at 123 West Francis as represented in the May 8, 1995 Land Use
Application. Please refer to this application for additional detail.
This request is made pursuant to Ordinance 53 of 1993.
Our intention is to develop the historical cottage on building site "A" and to sell off the
building site "B" for development by someone else. A Conditional Use Application has
been submitted for an ADU on each condo parcel.
The maximum allowable FAR (Duplex FAR) has been distributed by the attached site
specific development plan which is dated May 8, 1995 and which received Conceptual
Approval by the HPC on May 24, 1995.
M
J okn
7 V� (U
123 WEST FRANCIS
RCFnTECT JAKE VICKERY
' 100 SOUTH SPRING ST. #3
POST OFFICE BOX 12360
1 A K E ASPEN, COLORADO 81612
TELEPHONE / FACSIMILE
V I C K Eft Y
( 303) 925 -3660
I • [ E
May 8, 1995. , I, I
Amy Amidon
Aspen Historic Preservation Commission
130 South Galena
Aspen, Colorado 81611
RE: 123 WEST FRANCIS
Dear Amy,
Please find attached our combined Land Use Application for HPC Landmark Designation,
HPC Conceptual Review including relocation and partial demolition of existing structures,
Special Review for Ordinance #35, GMQS Exemption for additional free market unit, and
Conditional Use Review for 2 Accessory Dwelling Units for proposed development at 123
West Francis.
Information provided for Review:
1. Application Summary
2. Combined Land Use Application Form
3. Compliance with Review Standards for Landmark Designation
4. Supplement to Historic Preservation Development Application Form
5. Compliance with Review Standards for HPC Conceptual Review of
Significant Development including on site relocation and partial demolition
of existing structures.
6. Special Review Compliance with Ordinance 35
7. Compliance for Conditional Use for 2 Accessory Dwelling Units
8. Specific Submittal for GMQS Exemption by Director for a new free market
unit
9. 50 scale Adjacency Map and Neighborhood Photos
10. Vicinity Map
11. Survey
12. Disclosure of Ownership
13. Owner's Authorization to Represent
14. Applicant's letter requesting designation grant and waiving of park
dedication fees
15. 1 set of 11 "x17" reduced (1/8" scale)copies of all drawings including
existing and proposed site plans, floor plans, and elevations.
16. Check for Review fee.
Sincerely,
<1 /1kHaNi l
Jake Vickery, Architect
C D
PROPOSED LANDMARKING & 2 SINGLE FAMILY RESIDENCES
123 WEST FRANCIS
APPLICATION SUMMARY
May 8, 1995
1. The applicant would like to create two single family cottages and two accessory
dwelling units, one voluntary and one required.
2. The applicant is proposing to Landmark the property and conform to preservation
guidelines to achieve this goal in the most compatible way.
3. This is consistent with the R -6 Zone and the AACP. It supports the ideas of
smaller scale houses and historical preservation.
4. The existing cottage has changed little over the last 40 years with the exception of
a incompatible addition to the rear. Existing outbuildings are non - conforming and
this situation would be improved by this application.
5. Using the R -6 Zone requirements for Duplex, 4,170 FARsf are available. This FAR
has been apportioned to the two building sites identified on the plans as "Lot A"
and "Lot B ". "Lot A" is apportioned 1450 FARsf, "Lot B" is apportioned 2,720
FARsf.
6. The land area of the site has been apportioned as follows: Lot A is 4,500 sf, Lot B
is 6,000 sf. Development on these Lots has been designed to conform to
underlying zoning as if they were lots of record as much as possible considering
the adjustments necessitated by preservation of the historical structures.
7. The two dwellings units have been separated to maintain the historical integrity of
the existing historical structures. This is preferable to adjoining new square
footage to the small scale massing of the historical cottage. The proposed plan is
to create separate, independent and compatible structures off mixed scale and
architectural interest. This protects the integrity of the historical resource and adds
a variety and interest to the neighborhood.
8. This fragmentation strategy would require a 500 FAR bonus from HPC available to
Landmarks and a finding of "more compatibility." A 500 sf bonus is being
requested for the historical cottage. Currently it is 1,680 sf. Removal of the
incompatible addition reduces the square footage to 1,363 sf exclusive of garages
and sheds.
9. Two ADU are applied for. One is for the Historical House and is voluntary. The
second is for the new single family unit and is required, These units are proposed
subgrade because of the limitations on FAR and coverage.
10. Have you attached the following?
YES Response to Attachment 2, Minimum Submission Contents
YES Response to Attachment 3, Specific Submission Contents
YES Response to Attachment 4, Review Standards for Your Application
LAND USE APPLICATION FORM �..
1. Project Name: 123 WEST FRANCIS
2. Project Location: 123 WEST FRANCIS
(Indicate street address, lot and block number, legal description where appropriate.)
3. Present Zoning R6 4. Lot Size 10.500 SF
5. Applicant's Name, Address & Phone # JAKE VICKERY. 100 SOUTH SPRING STREET #3.
ASPEN. COLORADO 81611. 970 925 3660
6. Representative's Name, Address & Phone # SAME AS #5
7. Type of Application (Please check all that apply):
X Conditional Use _ Conceptual SPA X Conceptual Historical Dev.
X Special Review _ Final SPA _ Final Historic Dev.
• 8040 Greenline _ Conceptual PUD _ Minor Historic Dev.
Stream Margin _ Final PUD X Historic Demolition
Mountain View Plane _ Subdivision X Historic Designation
X Condominiumization _ Text/Map Amendment _ GMQS Allotment
Lot Split/Lot Line Adjustment X GMQS Exemption
8. Description of Existing Uses (number and type of existing structures; approximate sq. ft.;
number of bedrooms; any previous approvals granted to the property).
SITE IS CURRENTLY DEVELOPED WITH HISTORICAL MINER'S COTTAGE OF
APPROXIMATELY �ro! SF. WITH SEVERAL ADDITIONS AND MUCH DEFERRED
MAINTENANCE
9. Description of Development Application
TO DEMOLISH A PORTION OF THE EXISTING STRUCTURES. PRESERVE REMAINING
STRUCTURES. RELOCATE EXISTING COTTAGE TO ONE SIDE OF SITE AND
CONSTRUCT A SECOND SINGLE FAMILY RESIDENCE.
APPLICATION FOR LANDMARK DESIGNATION - ATTACHMENTS
123 WEST FRANCIS
May 8, 1995
(attachment #, Item #)
(2 -2) Street Address
123 West Francis
Aspen, Colorado 81611
(2 -3) Legal Description
Lots C,D,E, and East 1/2 of B, Block 56
City and Township of Aspen,
Pitkin County, Colorado
(2-4) See attached Vicinity Map
(2 -5) Compliance with Review Standards
This property meets review standards B, C, E and F and qualifies to
be a local designated landmark. It was built in 1888 and much of
the original materials are intact. Vernacular in nature, it suffers from
several incompatible non - historic additions and deferred
maintenance, and is representative of Aspen's Victorian past.
(3 -1) See attached Boundary Survey
(3 -2A) Jake Vickery is acting own his own behalf. See attached contract to
purchase authorizing Jake Vickery to act as Owner's Representative.
(3 -2B) See attached letter requesting designation grant, and waiver of Application
and Park Dedication Fees.
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SUPPLEMENT TO HISTORIC PRESERVATION
DEVELOPMENT APPLICATIONS
IMPORTANT
Three sets of clear. fully labeled drawings must be submitted in a format no larger than 11 "X17 ", OR one
dozen sets of blueprints may be submitted in lieu of the 11 "X17" format.
APPLICANT: JAKE VICKERY
ADDRESS: 100 SOUTH SPRING STREET # 3. ASPEN. CO
ZONE DISTRICT: R6
LOT SIZE (SQUARE FEET) 10.500 SF
EXISTING FAR: 1.680 SF HOUSE + 364 SF SHEDS + 228 SFGARAGE
ALLOWABLE FAR: 4.170 SF
PROPOSED FAR: 4.670 SF
EXISTING NET LEASABLE (Commercial): N/A
PROPOSED NET LEASABLE (Commercial): NIA
EXISTING % OF SITE COVERAGE: 21.6% (2.272 SF)
PROPOSED % OF SITE COVERAGE: 37.5% (3.937.5)
EXISTING % OF OPEN SPACE: 78.4%
PROPOSED % OF OPEN SPACE: 62.5%
EXISTING MAXIMUM HEIGHT: 25 FEET MIDPOINT
PROPOSED MAXIMUM HEIGHT: 25 FEET MIDPOINT
PROPOSED % OF DEMOLITION: 36% (877.5 SF)
EXISTING NUMBER OF BEDROOMS: 3
PROPOSED NUMBER OF BEDROOMS: 9
EXISTING ON -SITE PARKING SPACES: 1
ON -SITE PARKING SPACES REQUIRED: 9
SETBACKS:
EXISTING: ALLOWABLE: PROPOSED:
Front: 20.3 ' Front: 10' Front: 15
Rear: 27' Rear: 10' Rear: '
Side: 31'/ 65' Side: 151 36' Side: 5 .5"
Combined FrURr: 47.3' Combined Frt/Rr: 30' Combined Frt/Rr: 30'
EXISTING NONCONFORMITIES/ GARAGE IN FRONT AND SIDE SETBACKS. SHEDS IN REAR
ENCROACHMENTS: SETBACKS
VARIATIONS REQUESTED (eligible for I andmarks only character cdmpatibility findi g must be made by
HPC):
FAR: 500 SF INCREASE Minimum Distance Between Buildings:
SETBACKS: Front: Parking Spaces: 5
Rear: TO 5' Open Space (Commercial): N/A
Side: TO • 2. S Height (Cottage Infill Only): N/A
Combined Frt/Rr: TO 10' Site Coverage (Cottage Infill Only): 10%
er
`...1 ...
Sheetl
123 WEST FRANCIS 123DATA3.XLS
SITE WORKSHEET
5/6/95
LOT 'A' LOT 'B' EXISITNG
SITE AREA 4,500 6,000 4500 +6000 10,500
FAR
Underlying Allowable 2,820 3,240 6,060 4,170 .
Assigned /Aportioned 1,450 2,720 4,170
HPC Bonus 500 0 500 500.
ADU Bonus (P &Z) 350 350 350 .
Total 1,9501 3,070 6,910 5,020
COVERAGE j
Underlying allowable 2,250 2,400 4,650 2,887.5 .
Assigned /Aportioned 1,4501 1437.5 2,887.5
HPC Bonus 525 1,050 525
ADU Bonus 1 525 525
Total 1 1,9751 1962.5 5,700 3,937.5
Page 1
dod F .Y
APPLICATION FOR CONCEPTUAL REVIEW
OF SIGNIFICANT DEVELOPMENT - SUPPLEMENT
123 WEST FRANCIS
(attachment #, Item #)
(2 -1) see attached Owner's Authorization Letter
(2 -2) see attached Legal Description
(2 -3) see attached Disclosure of Ownership
(2-4) see attached Vicinity Map
(2 -5) Compliance with relevant Review Standards:
Please see Application Summary for additional information.
Phase 1 of this proposal relocates the existing house and back shed on
site. It removes incompatible additions, particularly on the south east
corner and places the historical structure on a competent foundation
(basement). It cleans up areas of the structure that are deteriorated and
restores important elements of the house to improve its integrity and
contribution to the streetscape. It preserves existing trees as much as
possible. The front garage would be demolished because it is structurally
unsound. The small shed would be preserved as a play house /gardeners
shed. The existing large shed would be relocated and used as a one car
garage. The presence of the sheds and alley elements of this proposal
as well as the desire to use the yard area for people instead of cars
requires the requested reduction in required parking spaces.
Phase 2 of this proposal adds a compatible second detached single
family residence to the property. Because it is separated, the placement
of the additional square footage on site impacts the historical structure
the least and affords more flexibility for the design of the new structure.
Phase 3 of this proposal demolishes the rear portion of the historic
structure to add a secondary tallish element with additional space needed
to bring the historical cottage up to current livability standards. The new
addition would be of current technology but derivative and subordinate in
style, design, and treatment. The tallish element preserves useable open
space valid addition giving the cottage current relevance. The proposed
ADU's would add on -site housing for two to four local residents.
Specific Replies:
(4A) The roof forms and general massing are similar to the historical
resource in shape and proportion but smaller in scale. Detailing
will be related but thinner and lighter and will be clearly
distinguishable from the old. It is compatible in character to the
historic resource.
(4B) The neighborhood is predominantly renovated Victorians and a
few Neo- Victorians,. There is a non - historic two story chalet style
structure directly to the East. The proposed development is
extremely compatible and sensitive to the neighborhood.
The placement of the new Phase 2 square footage in a separate
structure and the new Phase 3 square footage in a hyphenated a
"secondary" massing is consistent with HPC directives. It
achieves a high level of compatibility with multiple structures
occupying other similar historical parcels.
(4C) The proposed additions are to the rear and side of the existing
resource. In addition, its placement preserves and utilizes the
existing front yard alignment created by house on the West and
preserves side yard and side yard trees. Preservation of the
structure intact is far preferable to adding on or corrupting the
historical resource by adding to and adding a massive upper level.
In this manner, the cultural value is maintained.
(4D) The architectural integrity of the existing structure is kept intact
with the additions clearly separated and their own architectural
elements. The Phase 3 demolition is interior to the property and
has minimal effect on the alleyscale or streetscape. It is the least
impactive demolition alternative and maintains in tact the primary
facade.
(3A -1) see attached survey and site plan
(3A -2) Materials will be similar to existing but lighter and smaller proportion.
(3A -3) see statements above - paragraphs 5 A through D
(3A-4) This project falls into Category C: erection of a structure greater then 250
gsf.
r
123 WEST FRANCIS
54-95
EXTERIOR MATERIALS SPECIFICATION
Existing New
Exposed Foundation concrete stone veneer
Sill Skirt existing (1x10) 1 x 10 cedar
Watertable existing (2x3) 1 -1/2" x 2 -1/2" beveled
Typical Horizontal siding existing cedar ahvg
(1/2 "x 5 -1/2" 1/2 "x7 -1/2"
4" exposure) 6" exposure
Typical Vertical Siding n/a cedar ahvg 1x6 T &G
Vertical
Wainscoting n/a 2 -1/4" cedar beadboard
Typical corner trim existing (1 "x4 ") 1x4
Typical window and door trim existing (1 "x4 ") standard brickmold
Rake Board existing (1 "x 10 ") 1x6
Typical Fascia 1x6 1x5
Secondary Fascia n/a 1x3 flat
Soffit 1x 3/8" ply - cedar beadboard
Exterior doors existing Pella Wood - full light
Typical Roofing asphalt shingles cedar shingles
Secondary roofing n/a metal standing seam - 12"
Window - single existing wood Pella Wood Architect Series
Windows - Array n/a Pella Wood Architect Series
e
�.,
COMPLIANCE WITH NEIGHBORHOOD CHARACTER GUIDELINES
123 WEST FRANCIS
May 8, 1995
Information submitted elsewhere in this application is integral with this application,
particularly the section on HPC Conceptual Review. Please refer to those sections for
additional information.
Below please find supplemental specific replies to items enumerated on the application.
5. Applicant's Description: The neighborhood is mostly upscaled (literally!)
renovated Victorians and a few Neo- Victorians. The structure directly East is a
2 story triangular chalet style structure probably of 50's vintage. It is a classic
West Wend Neighborhood and is located on the pedestrian route to the Music
Tent. The facade line is approximately 15 feet back on the side of the street this
development is located. There is a mixture of scale in the neighborhood.
6. Compliance:
The proposed development meets all of the goals (A through D) of the
Neighborhood Character Guidelines. Because of its high level of compliance
with the neighborhood character guidelines, this development warrants approval
at maximum FARsf.
Please refer to attached checklist. Guidelines are complied with unless
otherwise noted.
7. Please see attached drawings and photographs
GUIDELINES CHECKLIST
General Guidelines for all core neighborhood
Mass and scale
1. Human scale
2. Similar scale as neighborhood
a. setback large masses
b. divide into modules, use hyphens or connectors if necessary
c. step down in height and scale towards smaller adjacent structures
d. locate floor area in secondary structures
e. human scale windows and doors
3. Street elevation scale as traditional
4. Entries scaled as traditional, no grand entries
Building Form
5. Roof form visual continuity
a. compound and varied rectangular forms
b. gable roofs, overhangs
c. simple character with appurtenances, dormers, bays, wings, recesses
(d) no large or long uninterrupted wall surfaces
(f) solid to void ratio as traditional
Site Design
6. Entry oriented toward street
a. primary facade pedestrian scale and visual interest
b. respect setback and alignment pattems
d. yards and entries at street level
e. reflect grid if applicable
(f) semi - transparent fences, low walls, walks, hedges, screening /buffer
(g) front yard as neighborhood
7. a. Entry at Traditional level
b. avoid sunken terraces
8. Maintain solar access
Building Materials
9. a. human scale materials
b. native materials
c. durable materials
d. variety in trim, native preferred
e. shingles and standing seam metai roof
r
Architectural Features
10. Pedestrian friendly Features
a. window and doors and details inviting
b. creativity and personal
c. distinguish old and new if appropriate
d. trim as traditional scale
e. primary entrance clearly defined.
(f) variety and playful appurtenances
(g) porches
(h) variety of window and door designs
11. Minimize solar collectors and skylights
b. away from street
c. flush with roof
Garages
12. minimize impact of garage
a. detached preferred
b. locate to rear first or side second avoid front
c. small size door, blind doors
d. garage facing front <50 %. single preferred
e. slope driveway towards garage (no)
f. minimize wall area used for garage doors
Driveways
13 minimize visual impact
a. rear or side, no front circular drives
b. no pull in front setback parking
c. minimize hard surfaces
d. porous, decorative drive materials different from street
Service areas
14. a. locate service areas to rear
b. screen with fences or planting
Impact on Historical
15. preserve
a. minimize impacts
b. see historic guidelines, contemporary interpretations
16. minimize impact on adjacent historical structures
a. designated properties
b. step new larger buildings
c. edges of historical areas
APPLICATION FOR CONDITIONAL USE - 2 ADU's
123 WEST FRANCIS
May 8, 1995
(Attachment #, Item #)
(2 -1) see attached Owner's Authorization Letter
(2 -2) see attached Legal Description
(2 -3) see attached Disclosure of Ownership
(2-4) see attached Vicinity Map
(2 -5) Compliance with relevant Review Standards:
This proposal is to add 2 ADUs: one bedroom required unit in the new
single family cottage (B) and one voluntary two bedroom unit in the Existing
Cottage.
The existing cottage structure is an historical resource. The proposed
addition will accommodate 2 employees or an employee family. The new
addition is placed above and to the rear of the existing non - historic addition
to minimize impact on the historical resource and the site. Please refer to
other sections of this application for more detail regarding the proposed
development. is
Please see Items 4A through 4F below for a more detailed explanation of
conformance to specific standards.
The proposed work is under review by the Historical Preservation Commission and
additional information is available in the related Combined HPC Landmark
Designation and Conceptual Review Application.
(4 -A) The Aspen Land use code permits a duplex or 2 single family houses on
Lots of 6,000 square feet if the property is a Designated Historical
Landmark. This property is 10,500 sf and can accommodate the proposed
development without significant impact to neighbors. It provides smaller
scale structures in units of ownership more accessible to local resident
families.
(4 -B) The ADU's provide an accessory residential use in the R6 Zone and mix in
a variety of housing types in the neighborhood. They are compatible with
other residential uses in immediate vicinity. The massing of the addition
units into separate and distinct forms located on to the rear and side of the
property is similar to the multiple structures occupying some of the near -by
properties.
(4-C) The proposed location below grade maintains open space and minimizes
the mass above grade. Light and air are provides by generous light wells.
(4 -D) Services will be an extension of the services already in place and are
adequate.
(4 -E) This proposal will not generate any new employees and provides on -site
housing for two to four resident employees.
(4 -F) This proposal conforms to the Aspen Area Comprehensive Plan and other
requirements of the Code.
APPLICATION FOR GMQS EXEMPTION
SPECIFIC SUBMITTAL
123 WEST FRANCIS
May 8, 1995
GMQS EXEMPTION
Request is hereby made for a GMQS Exemption by Director pursuant to Section 8- 104- A -1 -b -3
of the Code. The proposed development complies with this standard in providing only one new
unit of density on an historically landmarked property.
(6 -1) Description
This request for exemption would allow the existing historical residence to remain in its current
location on the site, with its primary street facades unaltered. This proposal does relocate an
out building to a different location on the property allowing it to also be preserved in tact. New
floor area has been added to the interior of the property in such a way as to minimize impacts
on the integrity of the historical structures. New square footage has been placed subgrade to
minimize any impact on the historical structures. The resultant configuration allows for only 4
additional parking spaces on site without detracting from the historical resource. Please refer to
other sections of this application for additional detail on the proposed development.
(6 -2)
Complete set of architectural preliminary drawings are attached.
(6 -3)
Contained herein are applications for Landmark Designation and HPC Conceptual Review.
(6-4)
Copies of recorded documents which affects development: None.
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American Land The Association Commitment - Modified 3178
COMMITMENT FOR TITLE INSURANCE ISSUED BY
STEWART TITLE
GUARANTY COMPANY
•
STEWART TITLE GUARANTY COMPANY, A Texas Corporation, herein called the Company, for
j valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in
Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate
V or interest covered hereby in the land described or referred to in Schedule A, u
y � upon payment of the
premiums and charges therefor, all subject to the provisions of Schedules A and B and to the Conditions
and Stipulations hereof.
This Commitment shall be effective only when the identity of the proposed Insured and the amount of
the policy or policies committed for have been inserted in Schedule A hereof by the Company, either
at the time of the issuance of this Commitment or by subsequent endorsement.
This Commitment is preliminary to the issuance of such policy or policies of title insurance and all
liability and obligations hereunder shall cease and terminate six months after the effective date hereof
or when the policy or policies committed for shall issue, whichever first occurs, provided that the
failure to issue such policy or policies is not the fault of the Company.
Signed under seal for the Company, but this Commitment shall not be valid or binding until it bears an
authorized Countersignature.
IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to
be hereunto affixed by its duly authorized officers on the date shown in Schedule A.
STEWART TITLE
- GUARANTY COMPANY
•
411111S
S1F
_ Min v / • /,
Chairasrt of the Boe • ff l - President
` lso6
Countersigned: *\ .e. •
' rfxAt
I
Authorr i gne
STEWART TTTLE OF ASPEN, INC. •
Abets ID r06011A
- - _ - - - - -_ Order No. 00021768 -C2 - - - -- -. _:
y x
I , . ° : 00021768 -C2
1 -t: April 20, 1995 at 8:00
yrPolicies to be issued
Amount ofl
+•T•A. Owner's (standard) x >s i E � ,,. $ 940 00 /` Y -
,:.
ed Insured.,_'-
u w.
' 'aa H. VICKERY t w
1 r!r
i
: p (bJ A.L. .A. Mortgagee's a ees 'x:%t f "
itatt 8 8 (standard)
Proposed Insured: i ?
4 ~ 4
x . . k *G • i y f,.
• (c) Leasehold . r 41 � ' °:e 7rt -r • ..$
Proposed Insured:
3. The estate or interest in the land described or referred to in this Commitment and covered herein is
•
fee simple
4. Tule to the tee estate or interest in said land is at the effective date hereof vested in:
HAROLD QUA11 AS TO AN UNDIVIDED 1/2 INTEREST, VERONICA M. MARTIN AS TO AN
UNDIVIDED 1 /6TH INTEREST, CARROLL QUAM AS TO AN UNDIVIDED 1 /6TH INTEREST AND
LORRIE CRUMLEY AS TO AN UNDIVIDED 1 /6TH INTEREST
5. The land referred to in this Conunitnent is described as follows:
The East one -half of Lot B, and all of Lots C, D, and E,
Block 56,
City and Townsite of Aspen
County of Pitkin, State of Colo;pdo ,. ,
STATEMEIVT OF CHARGES
These charges are due and payable before a
Policy can be issued
Owners Premium $ 2,207.00
Tax Certificate $ 10.00
"T'EWART 77 • OF ASPEN, INC. •
Authorized Countersignaiure
UPDATED: 0/13/95 lo:L t
C:IWDIWORDICONTRACIWICMY.DOC
THIS ADDENDUM HAS NEITHER BEEN PREPARED NOR APPROVED BY THE COLORADO REAL
ESTATE COMMISSION. IT MUST BE REVIEWED BY LEGAL COUNSEL OF YOUR CHOICE.
calendar days from the date this instrument becomes at contract or the date specified herein,
the seller may, at seller's option, declare this contract null and void.
10. ENTIRE AGREEMENT - Buyer hereby agrees by way of Buyer's signature hereunder that Buyer
is relying solely and exclusively on the statements, conditions and warranties set forth in the
Contract and this Addendum. Buyer hereby agrees that Buyer is not relying on any oral
agreement or written representation not contained in the Contract or this Addendum, including,
but not limited to, statements or representations made by agents, advertisements or brochures.
11. FUNDS AT CLOSING - On the Closing Date, the cash to close and any other funds required
shall be delivered by the Buyer either in cash or an electronic transfer funds and no other form
of delivery of such monies shall be acceptable unless they represent immediately available
funds.
FURTHER ASSURANCES - Each of the parties agree to execute, acknowledge, deliver, file and
record, or cause to be executed, acknowledged, delivered, filed and recorded, such further
instruments and documents, and such certificates, and to do all things and acts as the other
party may reasonably require in order to carry out the intentions of this Contract and the
transaction contemplated hereby.
12. INSPECTION - Seller has negotiated and contracted to sell the subject property in its present
condition. Buyer acknowledges that Seller is conveying all improvements on the property in
their current condition "as -is" without warranty either express or implied. It is incumbent upon
Buyer to inspect all aspects and intended uses of the subject property, including but not limited
to HPC Designation, to Buyer's satisfaction during the inspection period. Buyer may inspect all
aspects of the subject property pursuant to the terms and remedies of the Inspection Paragraph.
•
13. INTERPRETATIONS - No provision of this Contract shall be construed against or interpreted to
the disadvantage of any party by reason of such party having or being deemed to have
requested, drafted, required, or structured such provision.
14. LAND DEVELOPMENT FEES - Pursuant to the Inspection paragraph, it shall be incumbent
upon Buyer to investigate any and all fees related to the development of the subject property.
15. LAND USE APPLICATIONS - Seller hereby permits and authorizes Buyer to submit during the
Inspection and Closing period any and all land use applications for proposed development of
the property so long as such applications and approvals are contingent upon Buyer or his
assigns closing on the property. Costs related to such applications shall be the sole
responsibility of the Buyer. Seller makes no representations or warranties as to land use or
development potential of the property and this contract is specifically not contingent upon
approval of any of such applications. In the event that Buyer receives any such land use
approvals, zoning changes or the like and does not close this contract pursuant to its terms,
Buyer agrees that all such approvals shall be the property of Seller, including but not limited to
any renderings, conceptual drawings, designs and architectural proprietary work product used
or filed in any approvals or pending land use applications with the City of Aspen.
16. LEGAL COUNSEL - This is a legal instrument and Joshua & Co. of Aspen, Inc. recommends that
you seek legal, tax and individual counsel before signing this agreement.
17. LICENSED AGENT - Buyer states that Jack H. Vickery is a licensed Real Estate Broker in the
State of Colorado acting on his own behalf and shall receive a credit towards the sales price
equal to a co-op fee of 2.5% of the Purchase Price.
18. NATURALLY OCCURRING ELEMENTS - Radon has been known to exist within the State of
Colorado and Aspen. Buyer may investigate such pursuant to the Inspection Paragraph.
19. PURCHASE PRICE ADJUSTMENT - The purchase price shall be reduced by $4800 per month
for a closing that occurs earlier than the closing date indicated herein, but at no time shall the
purchase price amount be less than $915,000.
20. RENTAL RATES & INCOME - The Buyer represents that Buyer is not relying on Seller's or
Seller's agents representations of past, present or future rental income in Buyer's decision to
purchase the subject property.
y .15 page 2
1
•
May 8, 1995
City Council
City of Aspen
130 South Galena
Aspen, CO 81611
GRANT AND PARK DEDICATION FEE REQUEST
Dear Sirs:
We hereby request award of the $ 2,000 grant for having the property at 123 West
Francis, Aspen, designated as an Historical Landmark.
We further request that any Park Dedication fees be waived.
Sincerely,
�'J l
Jake Vickery, Applicant
100 South Spring Street #3
Aspen, Colorado 81611
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