HomeMy WebLinkAboutcoa.lu.gm.220 E Hopkins Ave.A031-02
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CASE NUMBER
PARCEL ill #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A031-02
2737-073-28007
220 E. Hopkins change-in-use
220 E. Hopkins
James Lindt
Change-in-use
SSM Land Acquisition Company
Heidi Hoffman
6/4/02
GMC Reso. #4-2002
Approved
6/5/02
J. Lindt
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DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section
26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights",
of the City of Aspen Municipal Code. This Order allows development of a site specific
development plan pursuant to the provisions of the land use approvals, described herein.
The effective date of this Order shall also be the initiation date of a three-year vested
property right. The vested property right shall expire on the day after the third
anniversary of the effective date of this Order, unless a building permit is approved
pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a
revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of
vested property rights, this Order shall remain in full force and effect, excluding any
growth management allotments granted pursuant to Section 26.470, but shall be subject
to any amendments to the Land Use Code adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
SSM Land Acquisition Company, 2121 Kirby Drive #99, Houston, TX 77019
Property Owner's Name, Mailing Address and telephone number
Lots P & 0, Block 74, City and Townsite of Aspen
Legal Description and Street Address of Subject Property
Approval ofa GMOS ExemPtion for a Change-In-Use to a Single-familv Residence
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Growth Management Commission Resolution No.4, Series of 2002, 6/4/02
Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions)
June 15,2002
Effective Date of Development Order (Same as date of publication of notice of approval.)
June 16,2005
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration
and revocation may be pursued in accordance with Section 26.308.0] 0 of the City of Aspen
Municipal Code.)
Issued this 15th day of June, 2002, by the City of Aspen Community
Developmept Director.
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Joyc~ Community Development Deputy DIrector
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RESOLUTION NO. O':f
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN/PITKIN COUNTY GROWTH
MANAGEMENT COMMISSION APPROVING A GROWTH MA.NA.GEMENT QUOTA
SYSTEM EXEMPTION FOR A CHANGE-IN-USE FROM A MIXED COMMERCIAL/
RESIDENTIAL USE TO A SINGLE -FAMILY RESIDENTIAL USE AT 220 EAST
HOPKINS AVENUE, LOTS P & Q, BLOCK 74, CITYA.No TOWN8ITIWF ASPEN,
PITKIN COUNTY, COLORADO.
ParcelID No. 2737-073-28-007
WHEREAS, the Community Development Department received an application from
SSM Acquisition Company, represented by Heidi Hoffmann, requesting approval for a Growth
Management Quota System (GMQS) exemption for a change in use from a
CommerciallResidential mixed use to a single-family residential use at 220 E. Hopkins Avenue,
Lots P and Q, Block 74, City and Townsite of Aspen; and,
WHEREAS, the subject property is located in the Office Zone District, and the lot size is
approximately 6,000 square feet; and,
WHEREAS, pursuant to Section 26.470 ofthe Land Use Code, the Growth Management
Commission may approve a GMQS exemption for a change-in-use from a mixed
commercial/residential use to a single-family residential use during a duly noticed public hearing
after considering comments from the general public, a recommendation from the Community
Development Director, and recommendations from relevant referral agencies; and,
WHEREAS, the AspenlPitkin County Housing Authority and the Community
Development Department reviewed the change in use and recommended approval of the
proposed exemption; and,
WHEREAS, during a duly noticed public hearing on June 4, 2002, the Growth
Management Commission approved, by a four to two (4-2) vote, the proposed GMQS exemption
for a change-in-use of the property located at 220 E. Hopkins; and,
WHEREAS, the Growth Management Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein,
has reviewed and considered the recommendation of the Community Development Director, the
applicable referral agencies, and has taken and considered public comment at a public hearing; and,
WHEREAS, the Growth Management Commission finds that the development proposal
meets or exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community
Plan; and,
WHEREAS, the Growth Management Commission finds that this Resolution furthers and
is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN/PITKIN
COUNTY GROWTH MANAGEMENT COMMISSION as follows:
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Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, an
exemption from the Growth Management Quota System for a change-in-use from a mixed
commercial/residential use to a single-family residential use at 220 E. Hopkins Avenue is hereby
approved.
Section 2:
Tills Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED by the Growth Management Commission at its regular meeting on June 4, 2002
APPROVED AS TO FORM:
GROWTH MANAGEMENT COMMISSION:
City Attorney
Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
ATTEST:
Jackie Lothian, Deputy City Clerk
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MEMORANDUM
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TO: Aspen/Pitkin County Growth Management Commission
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Directo~
FROM: James Lindt, Planner 01--
RE: 220 E. Hopkins GMQS Exemption for Change-in-Use- Public Hearing
DATE: June 4, 2002
ApPLICANT:
SSM Land Acquisition
REPRESENTATIVE:
Heidi H. Hoffmann
LOCATION:
220 E. Hopkins
ZONING:
Office Zone District
CURRENT LAND USE:
Mixed Use- Bookstore in Single-
Family Residence
PROPOSED LAND USE:
Single-Family Residence
SUMMARY:
This application requests a GMQS exemption to
change the use of the mixed use property at 220 E.
Hopkins A venue. The Applicant wishes to abandon
the commercial bookstore use of the property and
convert the property to a single-family residence.
LOT SIZE:
Approximately 6,000 SF
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BACKGROUND:
SSM Land Acquisition Company ("Applicant"), represented by Heidi Hoffmann, is requesting
approval of a Growth Management Quota System (GMQS) exemption for a change-in-use at 220
E. Hopkins. The Applicant requests to abandon the Commercial Bookstore use on the subject
property. Approximately 500 square feet of the existing single-family residence has operated as
the Quadrant Bookstore for the past couple of decades. City of Aspen Land Use Code Section
26.4 70.070(F) requires that a change-in-use of an existing structure between residential and
commercial/office (irrespective of direction) is required to be reviewed by the Growth
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Management Commission. The Growth Management Commission may approve, approve with
conditions, or deny the proposed application after taking and considering public comment.
STAFF COMMENTS:
The Applicant is requesting to abandon the use of a commercial bookstore on the property. Staff
feels that the bookstore use of the property is obviously more labor intensive than the proposed
single-family residential use. The bookstore use is commercial in nature and the proposed use of
a single-family residence will generate no employees. The Applicant is not proposing to add any
residential units to the site because the proposed single-family residence use already existed on
the property along with the bookstore use. The Planning Staff believes that all of the review
standards for a change-in-use have been met by the proposed application. Staff recommends that
the Growth Management Commission approve the proposed GMQS exemption for a change-in-
use from a mixed use parcel to a single-family residence.
REVIEW PROCEDURE:
The Growth Management Commission may approve, approve with conditions, or deny the
proposed GMQS Exemption for a change-in-use.
RECOMMENDATION:
Staff is recommending that the Growth Management Commission approve the proposed
GMQS exemption for a change-in-use from mixed use to a single-family residence.
RECOMMENDED MOTION:
"I move to approve the proposed GMQS exemption for a change-in-use from a mixed
residential/commercial use to a single-family residence at 220 E. Hopkins."
ATTACHMENTS:
Exhibit "A" -- Review Criteria and Staff Findings
Exhibit "B" Development Application
Exhibit "c" -- Housing Authority Referral Comments
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RESOLUTION NO.
(SERIES OF 2002)
A RESOLUTION OF THE CITY OF ASPEN/PITKlN COUNTY GROWTH
MANAGEMENT COMMISSION APPROVING A GROWTH MANAGEMENT QUOTA
SYSTEM EXEMPTION FOR A CHANGE-IN-USE FROM A MIXED COMMERCIAL/
RESIDENTIAL USE TO A SINGLE -FAMILY RESIDENTIAL USE AT 220 EAST
HOPKINS AVENUE, LOTS P & Q, BLOCK 74, CITY AND TOWNSITE OF ASPEN,
PITKIN COUNTY, COLORADO.
ParcelID No. 2737-073-28-007
WHEREAS, the Community Development Department received an application from
SSM Acquisition Company, represented by Heidi Hoffmann, requesting approval for a Growth
Management Quota System (GMQS) exemption for a change in use from a
CommerciallResidential mixed use to a single-family residential use at 220 E. Hopkins Avenue,
Lots P and Q, Block 74, City and Townsite of Aspen; and,
WHEREAS, the subject property is located in the Office Zone District, and the lot size is
approximately 6,000 square feet; and,
WHEREAS, pursuant to Section 26.470 of the Land Use Code, the Growth Management
Commission may approve a GMQS exemption for a change-in-use from a mixed
commercial/residential use to a single-family residential use during a duly noticed public hearing
after considering comments from the general public, a recommendation from the Community
Development Director, and recommendations from relevant referral agencies; and,
WHEREAS, the AspenlPitkin County Housing Authority and the Community
Development Department reviewed the change in use and recommended approval of the
proposed exemption; and,
WHEREAS, during a duly noticed public hearing on June 4, 2002, the Growth
Management Commission approved, by a _ to _ L----> vote, the proposed GMQS exemption
for a change-in-use of the property located at 220 E. Hopkins; and,
WHEREAS, the Growth Management Commission has reviewed and considered the
development proposal under the applicable provisions of the Municipal Code as identified herein,
has reviewed and considered the recommendation of the Community Development Director, the
applicable referral agencies, and has taken and considered public comment at a public hearing; and,
WHEREAS, the Growth Management Commission finds that the development proposal
meets or exceeds all applicable development standards and that the approval of the development
proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community
Plan; and,
WHEREAS, the Growth Management Commission finds that this Resolution furthers and
is necessary for the promotion of public health, safety, and welfare.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN/PITKIN
COUNTY GROWTH MANAGEMENT COMMISSION as follows:
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V <06
Section 1
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, an
exemption from the Growth Management Quota System for a change-in-use from a mixed
commercial/residential use to a single-family residential use at 220 E. Hopkins Avenue is hereby
approved.
Section 2:
This Resolution shall not effect any existing litigation and shall not operate as an abatement of any
action or proceeding now pending under or by virtue of the ordinances repealed or amended as
herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 3:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a
separate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
APPROVED by the Growth Management Commission at its regular meeting on June 4, 2002
APPROVED AS TO FORM:
GROWTH MANAGEMENT COMMISSION:
City Attorney
Jasmine Tygre, Chair
Aspen Planning and Zoning Commission
ATTEST:
Jackie Lothian, Deputy City Clerk
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EXHIBIT A
220 E. HOPKINs CHANGE-IN-USE
REVIEW CRITERIA & STAFF FINDINGS
Section 26.470.070(F): Change-in-Use
A determination of minimal impact shall require a demonstration that the following are met:
A. A minimal number of additional employees will be generated by the change in
use and that employee housing will be providedfor the additional employees generated.
Staff Finding
Staff feels that there will be no employees generated because the commercial use IS being
vacated for a residential use. Staff finds this criterion to be met.
B. A minimal amount of additional parking spaces will be demanded by the
change in use and that parking will be provided.
Staff Finding
By virtue of the fact that the commercial use is being vacated for a residential use, Staff believes
that there will be less demand for parking. The existing parking on-site meets the land use code
requirements for a single-family residence. Staff finds this criterion to be met.
C. There will be a minimal visual impact on the neighborhood from the change in
use.
Staff Finding
There will be no change in the visual appearance of the structure as a result of the proposed
change in use. However, the Applicant intends on doing an addition of a garage and a remodel to
the existing structure in the near future. Staff feels that there will be minimal visual impact on
the surrounding neighborhood as a result of the change-in-use application. Staff finds this
criterion to be met.
D. Minimal demand will be placed on the City's public facilities from the change
in use.
Staff Finding
There will not be additional demand placed on the City's public facilities as a result of the
proposed change-in-use. The residential use is already in existence on the site in addition to
the commercial use that is to be abandoned. Staff finds this criterion to be met.
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E. No zone change is required.
Staff Finding
A detached residential dwelling unit is a permitted use in the office zone district. Therefore,
no zone change is required for the proposed change in use. Staff finds this criterion to be met.
F. No more than one residential unit will be created.
Staff Finding
There is currently one residential unit on the site and the Applicant is not proposing any
additional residential units. Staff finds this criterion to be met.
G. The proposed use is consistent in all respects with the AACP.
Staff Finding
The proposed single-family residential use is in conformance with the use requirements of the
Office Zone District. Staff feels that the proposed application is not creating growth impacts,
therefore, it is compliance with the AACP. Staff finds this criterion to be met.
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II' Architects
Heidi H. Hoffmann, AlA
504 Midland Park Pl.
Aspen, CO SIGII
970/925-0420
Fax 9701D25-467 J
hhharch@f()f.net
March 28,2002
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Community Development Department
City of Aspen
ISO S. Galena St.
Aspen, CO 81611
RE: Change of Use for 220 E. Hopkins
To Whom It May Concern:
This single-family home most recently housed Quadrant Bookstore and its proprietor,
Ivan Abrams. After Ivan's death this past December, the property was sold. The new
owner, SSM Land Acquisition Co. owned by Sara Morgan, would like to abandon the
commercial use part by way of the GMQS Exemption. Please find attached the
application, fee and supporting attachments.
As best that can be determined, the approximate size of the bookstore operation was
501 S.F. net leasable. It was to my knowledge a fairly low-key operation functioning as
both home and bookstore/gallery. While I was working on the renovation of the home
next door, I would often go by and say hello. Ivan, more often than not, could be found
holding "court" on his front porch.
The building sits at the back of the property approximately 9'-0" from the alley
property line and S'-O" from the east property line adjacent to the Mountain Forge
Building. This house is not listed on the City's historic inventory list according to Amy
Guthrie. It was either built or remodeled in 1974 and sits on a full-size basement.
In response to Attachment 4, Specific Submission Contents, the new owner would like
to add a single-car garage, enclose the front porch, add a new front porch and remodel
the interior main and upper floors. Please reference Attachment #4-2 that shows the
existing site, plans and elevations. Sheet A-2 shows the calculated area determined to
have been commercial.
Finally in response to Attachment 5, Review Standards for a Change-in-Use the
following should be considered:
1) No additional employees will be generated due to abandonment of the
commercial use.
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Page Two
220 E. Hopkins
2) The owner is going to build a single-car garage to the west of the current
house to accommodate a second parking space.
s) The improvements will have minimal visual impact on the neighborhood in
keeping with the predominantly single-family residences on this block.
4) Minimal demand will be placed on the city's public facilities from this change
III use.
S) No zone change is required.
6) The property will remain one residential unit.
7) The proposed residential use is in keep with the AACP.
Thank you for your consideration in this submittal for a GMQS Exemption. Please do
not hesitate to call me, if you have any questions.
Very truly yours,
~ Ole' ~ttN\Mu-'
Heidi H. Hoffmann AlA
Attachments
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A
LAND USE ApPLICATION
PROJECT:
Name: rYl&Yi an ~ehtc(f;v1
Location: "2~ fj. ~i77 ut F'if& IOItJcf<.7+ /tIrCe-! ID #-
(Indicate street address, lot & lock number, legal description where appropriate) t7 707~ZfJ(J"
ApPLICANT:
Name: % [...CUJrJ.. ~/h e SartL mtJfi.
Address: '2.1 ~(I<./rb Or. '# q&'J HoV7fPn 1'">< 710 q
Phone#: I/~ 6z.z. ~~22..
REPRESENTATIVE:
Name: tt-btdi tf. fie; a.tlt1 A/A
Address: 15M /V1/ci./and Ff<.F/. A? en L'o Blb/ I
Phone#: q1-q, 4-W
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use D Conceptual PUD
o Special Review D Final PUD (& PUD Amendment)
o Design Review Appeal D Conceptual SPA
o GMQS Allotment D Final SPA (& SPA Amendment)
IZJ GMQS Exemption D Subdivision
o ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
o Lot Split
o Lot Line Adjustment
D Temporary Use
D TextlMap Amendment
D Conceptual Historic Devt.
D Final Historic Development
D Minor Historic Devt.
D Historic Demolition
D Historic Designation
D Small Lodge Conversion/
Expansion
D Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
/V1/)( tJGe.. ?In. It.~fhm/ h ()E,e.' r tlJlnbh wa!> Vc;.,uJ. Ibr-
UJmm erci I Oc,e., /L~ e. 6(U.tW.rM7A &Jd<6~e...
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
I (he. &aJner ()}'bhtG io ahr2A1Mn +he. WmfYlfftfa.f tJGe .
Have you attached the following?
I5Q Pre-Application Conference Summary
i:6I Attachment #1, Signed Fee Agreement
[8J Response to Attachment #2, Dimensional Requirements Form
gj Response to Attachment #3, Minimum Submission Contents
[gJ Response to Attachment #4, Specific Submission Contents
I3l Response to Attachment #5, Review Standards for Your Application
FEES DUE: $ I ~'!i. t7~
Commercial net leasable:
Number of residential units:
Number of bedrooms:
Project:
Applicant:
Location:
Zone District:
Lot Size:
Lot Area:
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ATTACHMENT 2
DIMENSIONAL REQUIREMENTS FORM
h1 (J~tUJ Rec;(der;ee..
% L~~ it;jf/~/TlOn (1, .
10~' ifr.tn
g ~'7:- 5.F. + - &e.e../~ -fr&m U~hl') WNCfGTeY It)/~/XJ)
(PtJOO 5.!":
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Existing:
Existing:
Existing:
5P,X:l t;.r.tf.Proposed:
1 Proposed:
I Proposed:
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Z.
Proposed % of demolition (Historic properties only): N. A.
DIMENSIONS:
Floor Area: Existing: 1'//OS.f:Allowable: 7,Z?'(p~.f. Proposed: l,e~O$..p..
17' 'Z-!;)' I
Principal bldg. height: Existing: Allowable: Proposed: Ie +;1-
Access. bldg. height: Existing: /V./"i. Allowable: AJ.I~ , Proposed: AI. A- .
On-Site parking: Existing: / Required: Z. Proposed: Z
% Site coverage: Existing: qqf)?f. Required: N.A. Proposed: 1/5+~ ~.f.
% Open Space: Existing: !J.II. Required: A/,'r Proposed: MIL
bl'-(J" /tJ'~ tJ " I /I
Front Setback: Existing: Required: Proposed: /0 - 0
CJ '-0" 15'-t/' 6' II
Rear Setback: Existing: Required: Proposed: I -t)
I II -z.5/~ 0" (p I I'
Combined FIR: Existing: '1{') - tJ Required: Proposed: 0 - ()
Side Setback: Existing: ;'-0" Required: ?/~() ,. Proposed: S'-O II
Side Setback: Existing: ?/~()" Required: 61-t/' Proposed: No OI/iN(}e
Combined Sides: Existing: e '-C,o Required: 10'-0" Proposed: 8'-0 "
Existing non-conformities or encroachments: P.ear <q t!;tfC/ e ttart?!. serha f!.k
f .f/ ~Y'CJ t1. eJ1 YV1 evVr'7 . -../
Variations requested: AlONe I1.t#1I6 nine.
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To Whom It May Concern:
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SSM Land Acquisition Co., LLC
2121 Kirby Drive, #99
Houston, Texas 77019
I authorize Heidi H. Hoffinann ofH3 Architect to act on my behalf.
Sincerely,
~_d:
Sara S. Morgan
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MAR. 26 2002 4: 18PM
KAUFMAN & PETERSON
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""""""" v~ 3778''''.D 1-'"
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r\ ..~ AND COHHI:G I COe:n~ WiDo .;;.
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SPECIAL WARRANTY DEED
:.; courm TiTLE,INC_
f'Y
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ETHAN A. MILLER, TRUSTEE UNDER THE ELIZABETH MARIE JONES 1991
AMEJI<'DED TRUST AGREEMENT DATED NOVEMBElt 27,1991, AS AMENDED,
("Grantor"). for Ten Dollars and other good and valuable consideration, tiIe receipt and
sufficiency of which is hereby acknowledged, hereby bargains, sells and conveys to SSM LAND
AQUISITION COMPA:"IiY, L.L.C., A TEXAS LIMITED LIABILITY COMPA.'ff.
("Grantee") whose address is 2121 Kirby Drive #99, Houston, TX 77019, the following real
property located in Pitkin County, Colorado (the "Property"): .
Lots P and Q, Block 74, City and Townsite of Aspen;
togetiIer witiI all of the improvements located thereon and all appurtenances belonging thereto,
and warrants the title to such Property against all persons claiming under Grantor. subject to
taxes for the year 2002 and thereafter, and subject to the following items:
(a) Reservations and exceptions as set forth in the Deed from the City of Aspen
recorded in Book 59 at Page 204 of the records of the Pitkin County Clerk and
Recorder's Office providing: "That no title shall be hereby acquired to any mine
of gold, silver. cinnabar or copper or to any valid mining claim or possession held
under existing laws";
(b) Terms. conditions. provisions and obligations as set forth in Multipurpose
Easement Agreement Electric and Commullication Utilities recorded July 19,
1976 in Book 314 at Page 466 of the records of the aforesaid Recorder's Office;
(c) Terms, conditions, provisions, restrictions and obligations as set forth in
Declaration of Covenant Concerning Use Lots P and Q. Block 74 Townsite of
Aspen. Colorado, dated February 16, 2001, recorded February 27, 2001 as
Reception No. 451873;
(d) any distrib\ltion utility easements (including cable TV); and
I
Afh.chmetCt1t3~'3 -
'?/~fpI02-
MAR 26.2002 4 !8PM KAUFMAN & PETERSON
. ..
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NO. 3778 P 2
,-.,..~
(e) inclusion ofth~ Property within any special taxing district.
In Witness \Vhereof, the undersigned has executed this Special W manty Deed this '1A. tM
day of January 2002.
~~~~
Ethan A. Miller, Trustee und r the Elizabeth Marie
Jones Trost Agreement dated November 27,1991, as
amended
STATE OF VIRGINIA )
) ss.
COUNTY OF ALBEMARLE )
The foregoing instrument was acknowledged before me thi~ day of January 2002 by
Ethan A. Miller, as Trustee under the Elizabeth Marie Jones 1991 Amended Trost Agreement
dated November 27, 1991, as amended,
Witness my hand and official seal.
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