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HomeMy WebLinkAboutcoa.lu.ca.Mobilehome Park Smuggler.A26-90 / / ...... " .~, "'!" ~ ., 'W" !t ~ ~ CASELOAD SUMMARY SHEET City of Aspen DATE RECEIVED: 4i16[90 DATE COMPLETE: l::i 1'1 <1 tT' PARCEL ID AND. CASE NO. A26-90 STAFF MEMBER: Ll-... PROJECT NAME: Amendment to the Mobile Home Park Zone District Project Address: Legal Address: APPLICANT: Smuqqler Mobile Home Owners Association Applicant Address: REPRESENTATIVE: Brooke Peterson Representative Address/Phone: 315 East Hvman Avenue Aspen. CO 8.1611 5-8166 PAID: YES NO AMOUNT: $1.690. NO. OF TYPE OF APPLICATION: 1 P&Z Meeting Date5/elcro STEP: COPIES RECEIVED: , 7 ( 2 STEP: ~ YES NO PUBLIC HEARING: VESTED RIGHTS: NO CC Meeting Date PUBLIC HEARING: YES NO VESTED RIGHTS: YES NO Planning Director Approval: Insubstantial Amendment or Exemption:. Paid: Date: REFERRALS: ~. City Attorney city Engineer Housing Dir. Aspen Water City Electric Envir. Hlth. Aspen Consolo S.D. Mtn. Bell Parks Dept. Holy Cross. Fire Marshall Building Inspector Roaring Fork Energy Center School District Rocky Mtn Nat Gas State Hwy Dept(GW) State Hwy Dept(GJ) Other DATE REFERRED: ~ \ d.o \ '\,<> INITIALS: In- City Atty Housing . - D~TE ROUT7:/ /~ /q/ city E giI1e r . Zoning Other: INITIAL: ~ ----------- ---------- FINAL ROUTING: Env. Health FILE STATUS AND LOCATION: ',\~: ... r SWW<--j 'Jl-ev .. 1~~1 ~tA.~S I 'Zal-\l~ - , '5tz.~ t No. ~.p. -tv-~lus - /110' 9(" o.....+s , ltl~ftoll\ - t1tt~ - - . 1-1 If P - fc) 1/ , '5CA..V'V'O()~ 1",,-,",\ 14..." Juse-'> - ~e",.;t~'^lM.~ .J . P1'1 ",,,...'" (1 ve.<;tJe..Jt...A - f::.M 5c/(J-"""'-A--J 9cF-c.. .-<: kod , \-\-&:t~a.v-4 S - tw...L\ dC>coIll-'lAk,J ~ 1\.\'''6 t~....(l"1<i. U"S ' M~r OV"' '5d"'~ r[~l'\ - ~ I tf':>f;> , \Va.te.v 50(A.V"~ - '?-tfr - , w4."?1-l-- 4l S FO?a.l - ?tty , l-t1'?lolf'i - 1110 ';:J:p ~~~.iz, ~~f dlS.JW-r ~ j.AU~ ~f-(y yeJ.(.ecr, ~Lr/:G/\, 91~.p4A C", f.. _=1' '_~ t ~ ,,'/,,_ j/~ ..A-../.J'$. 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(7d <- ft+v.e'A.d.a{ ,,~ '~)+~1 ~cd~ lfro rV~ ~ ~ .-'" ORDINANCE NO. 40 (SERIES OF 1990) AN ORDINANCE OF THE ASPEN CITY COUNCIL GRANTING A PUD AMENDMENT FOR THE SMUGGLER MOBILE HOME PARK PLANNED UNIT DEVELOPMENT WHEREAS, pursuant to section 7-908 B. of the Municipal Code, the Smuggler Homeowners Association as represented by Brooke Peterson, submitted an application for an amendment to the PUD; and WHEREAS, there are several documents that address the ,- development of the Park, those are: Chapter 14 of the Municipal Code, the Mobile Home Park Zone District in the Land Use Code, the Declaration of Protective Covenants of the Mobile Home Park, Rule and Regulations of the Architectural Control Committee, and the Precise Plan (used as the PUD Plan); and WHEREAS, the applicants requested to amend the Final PUD (precise) Plan to formalize the dimensional requirements and eliminate the necessity to file an insubstantial amendment every time a change is made on a parcel in the Park; and WHEREAS, a duly notice Public Hearing was held by the Aspen planning and Zoning commission (hereinafter "commission") on May 22, 1990 to consider the amendment to the PUD; and WHEREAS, after review and consideration of representations made by the applicant and Planning staff, commission recommends approval to council, with conditions, of the the ~) the PUD amendment; and WHEREAS, the Board of Directors of Smuggler Mobile Home Park .~ have reviewed amendments and approve of the proposed amendments to the PUD. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO: section 1: That is does hereby grant the following amendments to the PUD: Permitted uses: Mobile Home, Modular Home, or site Built Home is permitted within the smuggler Mobile Home Park pursuant to the dimensional requirements set forth in this PUD Amendment. New additions and redevelopment: All additions to any Mobile Home or structure in the Smuggler Mobile Home Park shall meet the City of Aspen Building Regulations Chapter 7 of the Municipal Code. Basements: Any basement and floor system upon which one relocates a mobile home must be capable of supporting the relocated mobile home. All newly constructed basements shall incorporate the radon mitigation technique that is being proposed for the 1991 UBC. (Appendix Chapter 12 section 1235,1237.) Height: a) reduction of minimum service building height from 25 feet to 15 feet; b) the height of the residential units shall remain at 15 feet as measured from the midpoint of the lots average slope. Minimum Lot Size: The minimum lot size shall be 2400 Square feet. Front Yard Setback: The minimum front yard setback shall be o. For every parcel in the Park there is an average 8 foot limited ~ r-- square feet, 5 parking spaces are required. When garage space is used for parking it shall not be included in the calculation of living area for computing required parking spaces. Accessory Buildings: No accessory buildings or necessary egresses shall be built within the required setbacks. section 2: That is does hereby grant approval with the fOllowing conditions: 1. Prior to the issuance of any building permits for renovations or changes to structures within the Park, the Homeowners Association shall amend their Rules, Regulations and Procedures for the Smuggler Mobile Home Park Architectural Control Committee of the Smuggler Home Owners Association to be consistent with these amendments. 2. Prior to the issuance of any building permits for renovations or changes to structures within the Park, the Final PUD Agreement shall be amended to reflect these changes. Section 3: That the City Clerk be and hereby is directed, upon the adoption of this ordinance, to record a copy of this ordinance in the office of the Pitkin county Clerk and Recorder. Section 4: Nothing in this ordinance shall construed to affect any right, duty or liability under any ordinance effect prior to the effective date of this ordinance, and the same shall be continued and concluded under such prior ordinances. ) 4 -~ ~ common element from the edge of the roadside curb to the front property line. This cOIllIllon. element is intended to be used for off-street parking for the homeowner. Rear Yard Setback: The rear yard setback shall be a minimum of 5 feet. side Yard Setback: Minimum of 10 feet on one side and minimum of o on the other side with the condition that, prior to the issuance of abuilding permit, all placement of Mobile Homes on the lot is SUbject to review and approval by the Architectural Control Committee. Maximum Floor Area: The maximum allowable floor area shall be . 2000 square feet and 500 square feet shall be exempt for either a garage or a shed. For the purpose of this PUD we will use the following calculation to determine floor area: each 1 square foot of above grade space will equal 1 square foot of floor area; each 1 square foot of below grade space will equal .5 square feet of floor area. Parking: The parking requirements shall remain the same as is defined in Rules and Regulations of the Architectural Committee. They are: there shall be a minimum of 2 off-street parking spaces for each lot on the combination of lot and the adj acent part of the roadway easement which may be used for parking in a.ccordance with the covenants. For any mobile home over 1,500 square feet in living area, three parking spaces are required.. For any mobile home in excess of 2,000 square feet, 4 parking spaces are required, and for any mobile home in excess of 2,500 3 -., i i r. section 5: A public hearing on the Ordinance shall be held on the 9 day of July, 1990 at 5:00 P.M. in the City Council Chambers, Aspen ci ty Hall, Aspen Colorado,. fifteen (15) days prior to which hearing a public notice of the same shall be published one in a newspaper of general circulation within the City of Aspen. INTRODUCED, READ by the city Council ~ ,.1990. AND ORDERED PUBLISHED as provided by law, of the city of Aspen on the //yp day of /~~C~<:c:kLb william L. Stirling, Mayor ~ .ATTEST:: 1 ~) ~;f/u Kathryn S. Koch, City Clerk FINALLY, adopted, passed and approved this ~ day of h' m',yuL o7~ William L. Stirling, Mayor ~~ Kathryn S. Koch, City Clerk /J 5 .~ ,-.,~ ~b MEMORANDU1! TO: THRU: THRU: FROM: RE: Smuggler Mobile Home Park PUD Amendment, Second Reading Ordinance 40 DATE: July 9, 1990 ----------------------------------------------------------------- ------------------------------------------------------------------ SUMMARY: The applicants request an amendment to the PUD to formalize the dimensional requirements of the Smuggler Mobile Home Park POD. currently, each time an owner wishes to make a change to their parcel an insubstantial amendment is required. This. substantial, two step, PUD amendment review process will eliminate the piecemeal review process that was recommended in the original PUD plan. This is a public hearing for the Second Reading of Ordinance 40. The Planning and Zoning Commission recommends approval of this PUD amendment with conditions. COUNCIL GOALS: This amendment is consistent with Council's goal #14 to develop a consistent and fair government so that citizens know what to expect from elected Officials, employees, and government processes. BACKGROUND: . The Planning and Zoning Commission reviewed the proposal at their May 22 .meeting. The Commission recommended approval. Please see the attached memo, May 22, for a review of the application. council, at their June 11 meeting, recommended that staff develop language for the PUD Amendment enabling owners to upgrade their structures even if a renovation eliminated the original mobile home structure. Staff, working with the Building Department and the Home Owners representative, has developed language that addresses Council's desire. The new language is included in the PROPOSED AMENDMENT section. PROBLEM DISCUSSION: There are several documents that have directed development within the Park: Chapter 14 of the Municipal Code, the Mobile Home Park Zone District in the Land Use Code, the Declaration of Protective Covenants of the Mobile Home Park, Rule. and Regulations of the Architectural control committee, and the Precise Plan (used as the Final PUD Plan). ~ r"', This PUD amendment will attempt to formalize the zoning regulations that should be followed for the Park. The Mobile Home Park (MHP) zone district. in the Land Use Code establishes dimensional and lot size requirements that are different from the historic patterns of land use in the Park. Consequently, many changes to a parcel required an insubstantial amendment to the PUD. In fact, in the Precise Plan (the original PUD plan) for the Park the insubstantial amendment process was identified as the process owners should use to make changes to their structures. In conjunction with members of the Homeowners Association, staff has reestablished the dimensional requirements and lot size for the Park. We have also developed a maximum allowable floor area which includes potential basements. . Upon direction from council, we have also clearly defined the permitted uses within the Smuggler Mobile Home Park. In addition, following a suggestion by the Building Department, radon mitigation language is included in the section pertaining to basements. PROPOSED AMENDMENT: The following permitted uses, redevelopment criteria and dimensional requirements are proposed: Permitted uses: Mobile Home, Modular Home, or site Built Home is permitted within the Smuggler Mobile Home Park pursuant to the dimensional requirements set forth in this PUD Amendment. New additions and redevelopment: All additions to any Mobile. Home or structure in the Smuggler Mobile Home Park shall meet the city of Aspen Building Regulations Chapter 7 of the Municipal .Code. Basements: Any basement and floor system upon which one relocates a mobile home must be capable of supporting the relocated mobile home. All newly constructed basements shall incorporate the radon mitigation technique that is being proposed for the 1991 UBC. (Appendix Chapter 12 Section 1235,1237.) All newly constructed basements shall comply with the performance criteria for excavation and conditions that may be imposed as a result of constructing basements within the Smuggler Mountain Super Fund site. The Environmental Health Department will most likely be implementing this process. Height: a) reduction of minimum service building height from 25 feet to 15 feet; b) the height of the residential units shall remain at 15 feet as measured from the midpoint of the lot' s average slope. Minimum Lot Size: The minimum lot size shall be 2400 Square 2 I"""'. ~\. feet. Seventy percent o~ the parcels in the Park are 2400 square feet or greater.. Front Yard Setback: The minimum front yard setback shall be o. For every parcel in the Park there is an average 8 foot, limited common element, from the edge of the roadside curb to the front property line. This common element is intended to be used for off-street parking for the homeowner. Rear Yard Setback: The rear yard setback shall be a minimum of 5 feet. side Yard Setback: Minimum of 10 feet on one side and minimum of o on the other side with the condition that, prior to the issuance of a building permit, all placement of Mobile Homes on the lot is subject to review and approval by the Architectural Control Committee. (Note: A review of the plat shows that most of the homes are located on the parcel using a zero lot line on one side and minimum ten feet on the other. This has been something the Architectural Control committee has regulated. This PUD amendment will formalize this practice. Review by the Committee is necessary to ensure that the zero lot line concept is administered in a consistent fashion.) Maximum Floor Area: The maximum allowable floor area shall be 2000 square feet and 500 square feet shall be exempt for either a garage or a shed. For the purpose of this PUD we will use the following calculation to determine floor area: each 1 square foot of above grade space will equal 1 square foot of floor area; each 1 square foot of below grade space will equal .5 square feet of floor area. ' (Note: The average size of a lot in the Park is 2400 square feet. The smallest two lots are 2011 and 2091 square feet. The average size o.f. a double wide mobile home is now 1680 square. Even with the yard requirements there is a strong potential for some homeowners to achieve large buildouts on their lots. There is the potential of a large buildout in the Park that could significantly reduce the light, air, and perceived openness within the Park. The Homeowner's Association has requested this cap on floor are as an additional measure to prevent the congested overuse of the land. For the smaller lots the yard requirement and parking requirements will prevent a lot line to lot line build out.) (Note: Within the body of the Subdivision Agreement there is language that requires the sale of parcels to be deed-restricted to resident occupancy.. There is also a 6. month minimum lease restriction in place. This amendment does not alter those restrictions.) 3 ~ ,-" Parking: The parking requirements shall remain the same as is defined in Rules and Regulations of the Architectural Committee. They are: there shall be a minimum of 2 off-street parking spaces for each lot on the combination of lot and the adjacent part of the roadway easement. ltihich may be used for parking in accordance with the covenants. For any mobile home over 1,500 square feet in living area, three parking spaces are required. For any mobile home in excess of 2, 000 square feet, 4 parking spaces are required, and for any mobile home in excess of 2,500 square feet, 5 parking spaces are required. When garage space is used for parking it shall not be included in the calculation of living area for computing required parking spaces. (Note: This parking requirement is more stringent than our parking requirements for other residential zone districts which only require one space per bedroom.) Accessory Buildings: No accessory buildings or necessary egress~s shall be built within the required setbacks. PLANNING AND ZONING COMMISSION VOTE 5 FOR P AGAINST KEY ISSUES: 1) The Commission questioned why the floor area requirements for below grade square footage were different than the rest of the requirements? The concept to create a cap on maximum allowable floor area and to offset above grade living space with below grade space and was developed by a member of the Board of Directors, which has been endorsed by the Board, as an attempt to preserve the open space, light and air of the court and to prevent the overcrowding of structures on the site. 2) The EPAand the County are developing institutional controls to address development within the Smuggler EPA site. According to Tom Dunlop of the Environmental Health Department, there will probably not be a prOhibition on basements. However, there will be performance criteria for excavation and conditions that may be imposed as a result of the settlement between the EPA and Pitkin County. The Environmental Health Department will most likely be implementing this process. According to the Building Department, any below space must be accompanied by an approved egress. be built into the setbacks. grade habitable Egress may not 3) The Board of Directors of the Smuggler Mobile reviewed the amendments and approve of the amendments. Please see their attached letter. Home Park have proposed PUD RECOMMENDATION: The Planning and Zoning c01llIllission reco1llIllends 4 1""". ~ approval of the amendments to the PUD with the following conditions: 1. Prior to the issuance of any building permits for renovations or changes to structures within the Park, the Homeowners Association shall amend their Rules, Regulations and Procedures for the Smuggler Mobile Home Park Architectural Control Committee of the Smuggler Home OWners Association to be consistent with these amendments. 2. Prior to the issuance of any building permits for renovations or changes to structures within the Park, the Final PUD Agreement shall be amended to reflect these changes. PROPOSED MOTION: "Move to adopt Ordinance 40, Series of 1990, on Second Reading." "Move to approve Ordinance 40, Series of 1990, on Second Reading." CITY MANAGER COMMENTS: I - rc)~ C(.,V"" ATTACHMENTS: A. Ordinance 40 B. Board of Director's Letter c. Commission memo May 22, 1990 5 ~. ~ MEMORANDUM FROM: stephen Kanipe Brooke ,.t..ers~)1~ Leslie Lam~ smuggler Mobile Home Language .for Stick Built JUN 2 9 ion" . h):::JU TO: RE: DATE: June 27, 1990 ================================================================= Per our conversation this morning, I have taken a crack at drafting some language to include in the PUD Amendment. Please review and give me your comments no later then July 2. PERMITTED qSES: Mobile Home, Modular Home, or site built home is permitted within the Smuggler Mobile Home Park pursuant to the dimensional requirements set forth in this PUD Amendment. NEW ADDITIONS AND REDEVELOPMENT: All additions to any Mobile Home or structure in the Smuggler Mobile Home Park shall meet the City of Aspen Building Regulations Chapter 7 of the Municipal Code. ~ l^- I fV",- 5,-,{5 ~ BASEMENTS: Any basemen~upon which one relocates a mobile home must be capable of supporting the relocated mobile home OR top of --th9 b.:lSCmcI.t alia flQ"""" o::::y...tO}'R and ohall mact tne milllmum stand.ards t.~;;~ molsil.e home OR a eeRc:ret~ pad. (Does this sound right?~'t~p e 'What about the snow load or does the NEW ADDITION~ AND REDEVELOPMENT paragraph take care of it.) cj-e S -hi ~('"s ~ All newly constructed basements shall incorporate the radon mitigat~~n techni~ue ~hat is being proposed for the 1991 UBC.(~~~,X r:H.r {'jJ~.{l..l'>1 12.J7} a".J>.. Did I leave anything out.t" \ Once I have your Comments I'll incorporate them into the PUD Amendment. Thanks ~~~s "......,. , r,. MEMORANDUM FROM: Mayor and Council Carol O'Dowd, city Manager Amy Margerum, Planning Directotl~ Leslie Lamont, Planning TO: THRU: THRU: RE: Smuggler Mobile Home Park PUD Amendment DATE: June 11, 1990 ----------------------------------------------------------------- -----------------------------------------------------------~----- SUMMARY: The applicants request an amendment to the PUD to- formalize the. dimensional requirements of the Smuggler Mobile Home Park PUD. Currently, each time an owner wishes to make a change to their parcel an insubstantial amendment is required.. This substantial, two step, PUD amendment review process will eliminate the piecemeal review process that was recommended in the original PUD plan. The Planning and Zoning Commission recommends approval of this PUD amendment with conditions. COUNCIL GOALS: This amendment is consistent with Council's goal #14 to develop a consistent and fair government so that citizens know what to expect from elected officials, employees, and government processes. BACKGROUND: The Plannipg and Zoning Commission reviewed the proposal at their May 22 meeting. The Commission recommended approval. Please see the attached memo, May 22, for a review of the application. PROBLEM DISCUSSION: There are several documents that have directed development within the Park: Chapter 14 of the Municipal Code, the Mobile Home Park Zone District in the Land Use Code, the Declaration of Protective Covenants of the Mobile Home Park, Rule and Regulations of the Architectural Control Committee, and the Precise Plan (used as the Final PUD Plan). This PUD amendment will attempt to formalize the zoning regulations that should be followed for the Park. The Mobile Home Park (MHP) zone district in the Land Use Code establishes dimensional and lot size requirements that are different from the historic patterns of land use in the Park. Consequently, many changes to a parcel required an insubstantial amendment to the PUD. In fact in the Precise Plan (the original PUD plan) for the Park, the amendment process was named as the prodess in which those owners should use to make changes to their lots. In conjunction with members of the Homeowners Association, staff r-. .,-" has reestablished the dimensional requirements and lot size for theP~rk. We have also developed a maximum allowable floor area which includes potential basements. The following dimensions are proposed: Height: a) reduction of minimum service building height from 25 feet to 15 feet; b) the height of the residential units shall remain at 15 feet as measured from the midpoint of the lots average slope. Minimum Lot Size: The minimum lot size shall be 2400 Square feet. Seventy percent of the parcels in the Park are 2400 square feet or greater. Front Yard Setback: The minimum front yard setback shall be O. For every parcel in the Park there is an average 8 foot, limited common element, from the edge of the roadside curb to the front property line. This common element is intended to be used for off-street parking for the homeowner. Rear Yard Setback: The rear yard setback shall be a minimum of 5 feet. Side Yard Setback: Minimum of 10 feet on one side and minimum of o on the other side with the condition that, prior to the issuance of a building permit, all placement of Mobile Homes on the lot is subject to review and approval by the Architectural Control Committee. A review of the plat shows that most of the homes are located on the parcel using a zero lot line on one side and minimum ten feet on the other. This has been something the Architectural Control Committee. has regulated. This PUD amendment will formalize this practice. Review by the Committee is necessary to ensure that the zero lot line concept is administered in a consistent fashion. Maximum Floor Area: The maximum allowable floor area shall be 2000 square feet and 500 square feet shall be exempt for either a garage or a shed. For the purpose of this PUD we will use the following calculation to determine floor area: each 1 square foot of above grade space will equal 1 square foot of floor area; each 1 square foot of below grade space will equal .5 square feet of floor area. . The average size of a lot in the Park is 2400 square feet. The smallest two lots are 2011 and 2091 square feet. The average size of a double wide mobile home is now 1680 square. Even with the yard requirements there .is a strong potential for some homeowners to achieve large buildouts on their lots. There is the potential of a large buildout in the Park that could significantly reduce the light, air, and perceived openness 2 (""'1 ,-,. within the Park. The Homeowner's Association has requested this cap on floor are as an additional measure to prevent the congested overuse of the land. For the smaller lots the yard requirement and parking requirements will prevent a lot line to lot line build out. Note: within the body language that requires to resident occupancy. restriction in place. restrictions. of the SUbliivision Agreement there is the sale of parcels to be deed-restricted There is also a 6 month minimum lease This amendment does not alter those Parking: The parking requirements shall remain the same as is defined in Rules and Regulations of the Architectural Committee. They are: there shall bea minimum of 2 off-street parking spaces for each lot on the combination of lot and the adjacent part of the roadway easement which may be used for parking in accordance with the covenants. For any mobile home over 1,500 square feet in living area, three parking spaces are required. For any mobile home in excess of 2,000 square feet, 4 parking spaces are required, and for any mobile home in excess of 2,500 square feet, 5 parking spaces are required. When garage space is used for parking it shall not be included in the calculation of living area for computing required parking spaces. This parking requirement is more stringent than our parking requirements for other residential zone districts which only require one space per bedroom. Accessory Buildings: No accessory buildings or necessary egresses shall be built within the requireli setbacks. PLANNING AND ZONING COMMISSION VOTE 5 FOR 0 AGAINST KEY ISSUES: 1) The Commission questioned why the floor area requirements for below grade square footage were different than the rest of the requirements? The concept to create a cap on maximum allowable floor area and to offset above grade living space with below grade space and was developed by a member of the Board of Directors, which has been endorsed by the Board, as an attempt to preserve the open space, light and air of the court and to prevent the overcrowding of structures on the site. 2} Upgrade and renovations of a mobile home have been allowed as long as the floor and one wall of the mobile home were maintained. The Declaration of Covenants restr.ict the permitted uses to mobile home, modular home or a prefabricated home. This amendment does not intend to change that development practice. 3) The EPA and the County are developing institutional controls 3 1""", r--.. within the Park. The Homeowner's Association has requested this cap on floor are as an additional measure to prevent the congested oVeruse of the land. For the smaller lots the yard requirement and parking requirements will prev~nt a lot line to lot line build out. Note: wi thin the ,body language that requ~res to resident occupancy. restriction in place. restrictions. of the Subdivision Agreement there is the sale o.f parcels to be deed-restricted There is also a 6 month minimum. lease This .amendment does not alter those Parking: The parking requirements shall remain the same as is defined in Rules and Regulations of the Architectural Committe~. They are: there shall be a minimum of 2 off-street parking spaces for each lot on the combination of lot and the adj acent part of the roadway easement which may be used for parking in accordance with the covenants. For any mobile home over 1,500 square f~et in living area, three parking spaces are required. For any mobile home in excess of 2,000 square feet, 4 parking spaces are required, and .for any mobile home in excess .of 2,500 square feet, 5 parking spaces are required, When garage space is used for parking it shall not be included in the calculation of living area for computing required parking spaces. This parking requirement is more stringent than our parking requirements for other residential zone districts which only require one space per bedroom. Accessory Buildings: No accessory buildings shall be built within the required setbacks. PLANNING AND ZONING COMMISSION VOTE 5 FOR 0 AGAINST KEY ISSUES: 1) The Commission questioned. why the floor area requirements for below grade square footage were different than the rest of the requirements? The concept to create a cap on maximum allowable floor area and to offset above grade living space with below grade space and was developed by a member of the Boara of Directors, which has been endorsed by the Board, as an attempt to preserve the open space, light and air of the court and to prevent the overcrowding of structures on the site. 2) Upgrade and renovations of a mobile home have been allowed as long as the floor and one wall of the mobile home were maintained. The Declaration of Covenants. restrict the permitted uses to mobile home, modular home or a prefabricated home. This amendment does not intend to change that development practice. 3) The EPA and the County are developing institutional controls 3 I"""--, r, to address development within the Smuggler EPA site. According to Tom Dunlop of the Environmental Health Department, there will probably not be a prohibition on basements. However, there will be performance criteria for excavation and conditions that may be imposed as a result of the settlement between the EPA and Pitkin County. The Environmental Health Department will most likely be implementing this process. . According to the Building Department, any below space must be accompanied by an approved egress. be built into the setbacks. grade habitable Egress may not RECOMMENDATION: approval of the conditions: The Planning and zoning commission recommends amendments to the PUD with the following 1. As a result of amending the Smuggler Precise Plan and redefining the dimensional requirements for. this specific PUD, the Homeowners Association shall amend their Rules, Regulations and Procedures for the Smuggler Mobile Home Park Architectural Control Committee of the Smuggler Home Owners Association to be consistent with these amendments. 2. The amendments to the PUD are conditioned upon the final approval by the Board of Directors of the Smuggler Homeowners Association. 3. The Final POD Agreement shall be amended to reflect these changes. PROPOSED MOTION: "Move to approve the PUD Amendment for the Smuggler Mobile Home Park with the conditions as recommended by the Planlling and zoning Commission." "Move to approve on first reading Ordinance 4D, Series of 1990." CITY MANAGER COMMENTS: :z &-&'11 c:;...._ ATTACHMENTS: A. Ordinance 4v B. commission memo May 22, 1990 4 ~ ~ ATTACHMENT B MEMORANDUM TO: Aspen Planning and Zoning commission Leslie Lamont, Planning FROM: RE: Smuggler Mobile Home Park PUD Amendment DATE: May 22, 1990 ================================================================= SUMMARY: The applicant I s request an amendment to the PUD to formalize dimensional requirements to do an overall amendment to enable incremental changes within the park in a manner consistent with the PUD development plan. This amendment would eliminate the necessity to file an insUbstantial amendment, avoiding a piecemeal review, to the PUD every time an. owner wishes to make a change to their parcel. APPLICANT: Smuggler Mobile Home Park Homeowners Association represented by Brooke Peterson LOCATION: Smuggler Mobile Home Park ZONING: MHPjPUD APPLICANT'S REQUEST: Amendment to the PUD for: dimensional reqtiirements, establishment of requirements, and revision of minimum lot size. definition of floor area REFERRAL COMMENTS: Considering the nature. of the amendments referral comments were not requested. STAFF COMMENTS: 1. Background Last summer the policy of no more insubstantial technical or engineering error. Planning Office established a PUD amendments unless for a In the past, most of the changes that have occurred in the Park were done by the insubstantial amendment process. In fact the SPA Precise. Plan for the Park identifies certain Code requirements be reviewed through the PUD amendment process. Because .of the new policy, staff requested the Smuggler Homeowners Association to submit an application for a PUD amendment affecting the whole park, before any more apPlications will be reviewed for the Park. There are two main problems with amending the PUD for the Park. First, there are several documents that impact the development of the Park in one way or another: Chapter 14 of the Municipal Code regarding .the establishment of a Mobile Home Park in the city, a Mobile Home Park zone district in the Land Use Code, the Declaration of Protective Covenants of the Mobile Home Park, .""" ~. Rules and Regulations of the architectural Committee, and the Precise Plan (used as the PUD plan). Each of these documents have refers to some aspect of the land use patterns of the Park. As a result this PUD amendment will attempt to "formalize" the zoning regulations that should be followed for the Park. Secondly, the Mobile Home Park (MHP) zone district in the Land Use Code, establishes dimensional and minimum lot size requirements that are dissimilar from the historic land use patterns of Smuggler Park. The amendment to the PUD will also address the discrepancies between the Zoning Code and the land uses within the Park and will establish an overall approval for future expansion and changes in the Park. 2. Project site Smuggler Mobile Home Park (SMP) has been in existence since about 1965 with the majority of the homes sited with respect to each other as they are today, specifically zero lot line. About 12 homes had to be moved in 1982 to achieve this zero lot line configuration. The front lot .lines were on average laid out 8 feet back from the road curbs. This area is limited common easement which guarantees a minimum of 2 parking spaces per home. No parking is allowed on the road at any time and is enforced. Please see attached parking survey. In 1981 there were 65 singlewides and 21 doublewides, in 1990 39 singlewides and 47 doublewides. It is anticipated that by the year 2000 all the lots will contain doublewides. 3. POD Amendments A. Pursuant to Section 7-908 B. the applicant's are requesting an amendment to the PUD. This is not an insubstantial amendment thus requiring the two step review process. The language in the original Precise Plan for this PUD frequently refers to either a code amendment or PUD amendment process for individual parcels that do not comply with either the Zoning Code requirements for a Mobile Home Park or Chapter 14 of the Municipal Code: Mobile Homes and Mobile Home Parks. The proposed amendments are consistent with existing conditions within the Park. The maximum floor area allowed is an additional requirement that was requested because more homeowners are beginning to trade in their small homes for larger homes and many have explored the possibility of constructing basements. This amendment to the PUD is an attempt to formalize the dimensional requirement to eliminate the. insubstantial PUD amendment process for individual owners. 2 .'-". r-, B.Dimensional Requirements Height: a) reduction of minimum service building height from 25 feet to 15 feet; b) the height of the residential units shall remain at 15 feet. Minimum Lot Si2:e: The minimum lot size shall be 2400 square feet. Seventy percent of the parcels in the Park are 2400 square feet or greater. Front Yard Setback: The minimum front yard setback shall be O. For every parcel in the Park there is an average 8 foot, limited common element, from the edge of the roadside curb to the front property line. This common element is intended to be used for off~street parking for the homeowner. Rear Yard Setback: The rear yard setback shall be a minimum of 5 feet. side Yard Setback: Minimum of 10 feet on one side and minimum of o on the other side with the condition that, prior to the issuance o.f a building permit, all placement of Mobile Homes on the lot is subject to review and approval by the Architectural Control Committee. A review of the plat shows that most of the homes are located on the parcel using a zero lot line on one side and minimum ten feet on the other. .This has been something the Architectural Control Committee has regulated. it is necessary with this PUD amendment to formalize this practice. Review by the Committee is necessary to ensure that the zero lot line concept is administered in a consistent fashion. Maximum Floor Area: The maximum allowable floor area shall be 2000 square feet and 500 square teet shall be exempt for either a garage or a shed. For the purpose of this PUD we will use the following calculation to determine floor area: each 1 square foot of above grade space will equal 1 square foot of floor area; each 1 square foot of below grade space will equal .5 square feet of floor area. The average size of a lot in the Park is 2400 square feet. The smallest two lots are 2011 and 2091 square feet. The average size of a dou~le wide mobile home is now 1680 square. Even with the yard requirements there is a strong potential for some homeowners to achieve large buildouts on their lots. There is the potential of a large buildout in the Park that could significantly reduce the. light, air, and perceived openness within the Park. The Homeownsr's Association has requested this cap on floor are as an additional measure to prevent the congested overuse of the land. For the smaller lots the yard requirement and parking requirements will prevent a lot line to 3 ,-.., ,-.., lot line build out. Note: within the body of the. Subdivision Agreement there is language to the effect that requires that sale of the parcels is deed- restricted to resident occupancy. There is also a 6 month minimum lease restriction in place. This amendment does not alter those restrictions. Parking: The parking requirements shall remain the same as is defined in Rules and Regulations of the Architectural Committee. They are: there shall be a minimum of 2 off-street parking spaces for each lot on the colllbination of lot and the adj acent part of the roadway easement which may be used for parking in accordance with the covenants. For any mobile home over 1,500 square feet in living area, three parking spaces are required. For any mobile home in excess of 2,000 square feet, 4 parking spaces are required, and for any mobile home in excess of 2,500 square feet, 5 parking spaces are required. When garage space is used for parking it shall not be included in the calculation of living are for computing required parking spaces. This parking requirement is more stringent than requirements for other residential zone district require one space per bedroom. C. No structures shall be built within the required setbacks. our parking which only RECOMMENDATION: Staff recommends that the Planning and Zoning Commission recommend approval of the amendments to the PUD with the following conditions: 1. As a result of amending the Smuggler Precise Plan and redefining the dimensional requirements for this specific PUD, the Homeowners Association shall amend their Rules, Regulations and Procedures for the Smuggler Mobile Home Park Architectural Committee to be consistent with these amendments. 2. The amendments to the PUD are conditioned upon the final approval by the smuggler Homeowners Association. 3. The Final PUD Agreement shall be amended to reflect these changes. 4 ,,^, . v/JIr # 10/ IDS lOb /07 jOJ> I/)9 II D 1/1 );2- //.7 1}'1 lIT III, } 17 II~ 119 126 /21 )22. 123 12'1 12..r /2" 127 /28 ,.....-. I 8/J PI( -::;: y J: I :J .,. I f 2- , I '3 2 T '3 2. 2 'J 'J . ::J .1 2 2 i 2. 2- .,! 2 2 r-- ..,.-, .'1'. J 11/1 ~?tFI< /1oB>IL.C fJOrl~ 11l/?f\ --.---.---- - ------ (;/'111 - 8Fdl?oc/?S - fl9AktN?- ./'f./~V{'f p, J J :ri ,2. "i 2: J '''! ,. ':1 ~il J Jjl 'il s.: 3 0'. J , 2 2. "2 .3 'S. ~,: -:r 1 :2 3' I 'I -:l 2- :1 , ;?!, :J 1 l' , '3 II .., .1 .:>., 2 II -': /. U1fJT4. I 8 D IJo JJZ JJy IJ(" !J.B /';0 /';z 20<> 2C7. "2oR 2e7 2/6 /Ill Zrz 2/.3 2/'; 21r 21t 2/7 ZI8 2/9 fk 13 !L; i !z 12 /3 I, ~.., j.J , > 1,,7 : lJ' I 12 I 1 ~ 1 12 I i J \ 2 I !.,7 i 1 1 ., :~ , i :J ~::J \ , J i 3' , } .:J r:J ; , J i...~. i .?\l. . 2 13' I 3' lJ' t' 2 I$' 21-z.. J I-z. :J 1'.7 7 :1 :J '3 1;2. I -:ZIJ J' 131 J !.r 1. i q 2. 1:J q _, r: (; /VIi :tJ; (t/J f/\ 22/ Z2z :1 :2 :1 '3 I ]1 , t J ! 223 ;?2~ .J. .7 ! I . 22r :J :J! '22" J J 1 i 227. I '3 :J; Z2P I :1 I:; : 22'J ! J I J ! ! ' I , 7;;1 l 5' l r i I Jb I I t.!i1:::"" \ ! . ;~.:J.-.. ..:;' ]- I I '.'~~.'i~' :.'1' . I . ~ I ,'7 I ~ I ~ !I (joJ' i . I ' 161 I :J':i' II "Jlt> I 2 -z.. 11 I \ ! ! ;]1/ ., 3 ,J II :J ?ll,!l /2 "I, '> ! r ",/"'7 ., i', :! V'V V I' H 'JJl; 3\3 I J Ir 7:;! '! 71" \ 2 I'J I ~17 !:] I J I U /-II,-J' JI '7 :126 72/ "J2Z 72J J:2y 72[' . J 21- 7ZB 'li" ~ :loJ<=j (J Ill) . PI( l '2 Z 1 i '] J I J :J j I "2 j I -:J z. 2:7 J lr I 1 r I , 2' I z.. I ! I ;<:,12..1 I ! . I : I I I ., i I ." ~ .- ..-.-1 . ......r' I . i I . . ~ ;~\ MEMORANDUM TO: ASPEN CITY COUNCIL AND PLANNING & ZONING FROM: BOB COX, SECRETARY, BOARD OF SMUGGLER MOBILEHOME PARK DATE: June 11, 1990 RE: AMENDMENTS TO PARK'S ARCHITECTURAL RULES ------------------------------------------------------------------ ----------------------------------------------------------------- On June 6, 1990, the Board of Directors of Smuggler Mobilehome Park reviewed the amendments to our architectural rules and regulations at our regular monthly meeting. We all agreed that the amendments will be beneficial to the park and its residents. A motion was made ~o incorporate these amendments into the Rules, Regulations and Procedures of the Architectural Committee, it was seconded and all were in favor. The board would like to thank the Planning & Zoning Commission and City Council for their cooperation in creating this document. ROb~:itt~arY Beverly Campbell, President ~.7 &g"ue .,,'''''''' ~. r-., PUBLIC NOTICE RE: PROPOSED AMENDMENT TO THE Pu:D DEVELOPMENT PLAN FOR THE SMUGGLER MOBILE HOME PARK NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, May 22, 1990 at a meeting to begin at 4:30 pm before the Aspen Planning and Zoning Commission, 2nd Floor Meeting Room, 130 South Galena Street, Aspen, Colorado to consider an application submitted by Smuggler Mobile Home Owners Association requesting that the PUD Development Plan be amended. The applicant proposes amendments to the Dimensional Requirements of the PUD and expansions which would more. accurately reflect the existing situation in the Smuggler Mobile Home Park. For further information, contact the Aspen/Pitkin Planning Office, 130 S. Galena st., Aspen, CO 920-5090. siC. Welton Anderson. Chairman Planning and Zoning commission ================================================================= Published in The Aspen Times on May 3, 1990. city of Aspen Account. . ,-. r ":'li')'~'IQ''liB*,!;;R~'8:'r"iGit'E:\''~::,,~ " .......: ",. :~g;i~~t.. ~ ;t~i~~~~1~~ ".Cf'....~. ..~.~Gw;:r.a.,.Iil"'.""...I.C.... ',.~~':lw.'W.tA: ~.r~J"'-:iItiO:lI '~ah~:1 :.0:.:' ":. '" !:\;u:ciil....'~llf.jIrQ;~;..~:~.,.i.~,...l:";IJ'...RI:.*' :~f~.'~~.,<~;~:'~..s'.}.'g~=. .~~~~.tJ..~~~;~.: . ' "" .It.,l.,,,It.::.'..'9C,:'lQ,oI,l.. ",1t""'~~:/IIC:ti:IK:' s,.'Fl '~(:j" ..,~~j~~iE~~~~~~;:::;'. F.::.....,I....,II.__ . ~.G.\,\!..U'5'.,.f~"'I... :t.iiIIlIi~:: . __..._5.~ ..., .~..." '... '.__->,' r". ~. ASPEN/PITKIN PLANNING OFFICE 130 S. Galena street Aspen, Colorado 81611 (303) 920":5090 April 20, 1990 Brooke Peterson 315 East Hyman Avenue Aspen, CO 81611 Re: Amendment to the Mobile Home Park Zone District Regulations Dear Brooke, This is to inform you that the Planning Office has completed its preliminary review of the captioned application. We have determined that this application is complete. We do, however, need a letter for out records from the President of the Home Owners Association stating that you are authorized to represent them in this action. We have scheduled this application for review by the Aspen Planning and Zoning commission at a public hearing on Tuesday, May 8, 1990 at a meeting to begin at 4:30 pm. The Friday before the meeting date, we will call to inform you that a copy of the memo pertaining to the application. is available at the Planning Office. If you have any questions, please call Leslie Lamont, the planner assigned to your case. sincerely, Debbie Skehan Administrative Assistant ~ L//~ ;:n--- ,~ .'-'. LAW OFFICES BROOKE A. PETERSON A PROFESSIONAL CORPORATION 315 EAST HYMAN AVENUE ASPEN, COLORADO 81611 API? 2 619fKJ (303) 925-8166 TELEFAX: (303) 925-1090 April 24, 1990 Leslie Lamont City of Aspen/County of Pitkin Planning Office 130 South Galena Aspen, Colorado 81611 Re: Smuqqler Mobile Homeowners Association/Citv of Aspen Code Amendment Dear Leslie: In accordance with the letter I received on April 23, 1990 from Debbie Skehan, Administrative Assistant, enclosed please find a letter dated April 24, 1990 authorizing me to represent the Smuggler Mobile Homeowners Association with respect to the application to amend the City of Aspen Municipal Code. Should you need any further information, please do not hesitate to contact me. Thank you for your time and attention to this matter. Yours very truly, BROOKE A. PETERSON, P.C., A Professional oration cc: Smuggler Mobile Homeowners Association f"""",. .~ If a&-fo LAW OFFICES BROOKE A. PETERSON A PROFESSIONAL CORPORATION 315 EAST HYMAN AVENUE ASPEN. COLORADO 81611 APR , 6 1990 I 13031 925~8166 TELEFAX: 13031 925-1090 April 16, 1990 HAND DELIVERED Leslie Lamont City of Aspen/County of pitkin Planning Office 130 South Galena Street Aspen, Colorado 81611 Re: Proposed Amendment to city of Aspen Municipal Code/ Smuqqler Mobile Home Park Dear Leslie: In accordance with our conversations and your requests, please allow the following to constitute application, on behalf of Smuggler Mobile Home Owners Association, for amendment to the text of section 5-208, Subsection 0, Dimensional Requirements in the MHP District of the city of Aspen Municipal Code ("Code"). In accprdance with our meeting of April 2, 1990, I am enclosing with ~his letter the following materials, which will constitute our application: (1) Seven (7) copies of my letter dated March 6, 1990, wherein the requested amendments to the Zoning Code are listed. In summary, we are requesting that the Code be amended to reduce the following: ~ Minimum lot area to Twenty-Four Hundred (2,400) square feet:. ~. ~, feet. (b) Minimum lot area for dwelling unit to Twenty-Four Hundred (2,400) square feet. (c) Minimum lot width to Thirty-Four (34 feet. @) Minimum front yard (excluding hitch) to Zero (0) <<~ Minimum side yard to Ten (10) feet on one side and Zero (0) ~on the other side. (f) Maximum height for administrative building to Fifteen (15) feet. .~ ~ ~ Leslie Lamont April 16, 1990 Page 2 (g) Minimum distance between principal and accessory buildings be Zero (0) feet, if a One (1) hour file wall is built on the adjacent wall of the accessory building. (2) Seven (7) copies of a letter from the Smuggler Mobile Home Owners Association regarding the existing problem and the proposed solution, as well as the number of "double wide" mobile homes existing in the Smuggler Mobile Home Park in 1989 and in 1990. (3) Seven (7) copies of the Rules and Regulations of the Architectural Control Committee of the Smuggler Mobile Home Owners Association. These rules and regulations are rigorously enforced and as indicated in item (b), the City of Aspen Building Department will not review any plans until those plans are approved by the Architectural Control Committee in the Smuggler Mobile Home Park. (4) Seven (7) copies of the Protective Covenants for the Smuggler Mobile Home Park Subdivision. Please look closely at Articles V, VI, and VII regarding the use of the lots, the Architectural Control Committee and enforcement of the Protective Covenants. (5) Home Park respect to Seven (7) copies of the Plat of the smuggler Mobile Subdivision with mobile homes located thereon with lot lines as of April 8, 1990. (6) Seven (7) copies of the Pre-Application Conference Summary. (7) A check from the Smuggler Mobile Home Park Home Owners Associatoin in the amount of One Thousand six Hundred Ninety Dollars ($1,690.00) for the application fee. As I told you, I intend to ask for a refund of this amount to due to the fact that the Smuggler Mobile Home Park is One Hundred Percent (100%) employee housing. As I hope I have conveyed in our conversations and as you will see from the materials enclosed, the present dimensions in the mobile home park zone in the city of Aspen Land Use Code simply do not meet the existing situation in the Smuggler Mobile Home Park. It is the desire of the Smuggler Mobile Home Home Owners Association to conform the requirements of the Aspen Land Use ~ ~ _~~.r Leslie Lamont April 16, 1990 Page 3 Code to the existing situations in the Smuggler Mobile Home Park with respect to set-backs and lot dimensions. The proposed amendments will accomplish that purpose. Accordingly, we would ask that the City adopt the amendments to the Code suggested in my letter of March 6, 1990. Should you need any further information, please do not hesitate to contact me. I look forward to completing this amendment as soon as possible as several families are unable to complete their plans for upgrading their mobile homes at this time. Thank you for your immediate attention to this matter. Yours very truly, BROOKE A. PETERSON, P.C., A Profe 'onal oration 1"""\ .,-." CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY . , PROJECT: ~~ Vfc:,--~' 1.\.(, ,;::., fy) ld-tJ. Q ; I(j}l/~Q. APPLICANT'S REPRES~N~ATIVE;-V)G'-P r .('. (at)i<)J!'YY\ , REPRESENTATIVE'S PHONE: .c~, c-?<; I ( 0 Lc OWNER'S NAME :;/)\v..x_,-,\(,I' u,"- \,,1..Q.\Y\I\..t_()U,n\ ( 1'[/) e0..L-<Ur-r::: i 1. Type of Application: SUMMARY (\"..eQ l< n.t''''}''' AU-1 h.L1/\-l 2. Describe action/type of C\..'v\,,,-_t-V\ '~ \.}...1() \". development being requested: p ;" 1"7'~A- c .1.. ._A- r, ;--. ,l,~C- 3. Areas is which Applicant has been requested to respond, types of reports requested: Policy Area/ Referral Aqent Comments 5. Public Hearing: PkL onG';~t o:::;=:~ then .~ .4. Review is: (P&Z 6. 7. 8. 9. frm.pre_app , ~. ~~ ;?~/f'7c) ~:J~~~~ ~. ~~ d 1/(;// 7O~{2fm-; ~: ~~ ~~ -,0 --2;; ~~~~ clu~ - ~~ ~~~~~~~ ~~.~~~~ , ~~~~J2 ~ ~~~~/?.P;Z~ ~~> ~ 0 , th~ ~~~.~~. /~7r .. ~. .-..... . k \~ '0) "4 '> -.j "- ~ l-. ) ~ ' Q IlJ t "''''-~ ~".:; ... '<I'" ~ .J I.. "l: ~ rI<6i1/: J'hl.ltJ-(..<.-"tL.. 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Lp-/u.e LA" 0 ""' r //f'tt,c. f;zal' O/)ZP JnfJ /'vl? ///,.,5,v//.,....", l.. ;etS 9 Vt,rQV>() ....T.I o p+ r,,-c.v-r /0 ~t: C,IV": """'& h"N'.'V ""7 ~ r"'''^ ,f'/;:U! n,""'" "'" ..., ?.. pr 01{ PI'-'- t. &, n.9-;(ln \NHiCH~"''''ft. 0AI..4.6te;, , e&p~ r /:0,," 6') ;-ofZ .~ /.. /I/;N tr -, , , '" \;(; 2/'00 iZl'""" 7040 F--!~ _'7J~A/h y"v --" '~ '2cl>(JO 2J'''D ~ ~. .,.-., SMUG~ JR MOBILE HOME OWNERS ASSC. ATION 301 OAK LANE ASPEN, COLORADO 81611 April 11, 1990 Leslie Lamont Planning and Zoning Department Aspen, Colorado 81611 RE: Change in Aspen Land Use Regulations--Section 5-208, Residental Mobile Home Park. I. History: Smuggler Mobile Home Park (SMP) has been in ex- istencesince about 1965 with the majority (>75%) of the homes sited with respect to each other as they are today. That is, specifically, that all of the land on ~ side of your home is your yard and the land on your other side is your neighbor's yard. !11 of the plat maps submitted to P&Z and Council are based on this idea. In detail, zero (0) foot setback on one side, minimun ten (10) foot setback on the other side; zero (0) foot setback in the Front, and minimun five (5) foot setback in the Back from the lot lines. (Note that Front lot line averages eight (8) feet back from the Roadway.) The lots are a minimun of 35 feet wide and 50 feet long. About twelve (12) mobile homes had to be moved in 1982 (at a cost to SMP of approximately $30,000.00) to achieve this. The intent was to make every lot big enough for a doublewide of 24 feet wide and still meet the required ten (10) foot side setback. The Front lot lines were on average laid out eight (8) feet back from the road curbs. This area between the Front lot line and the curb is limited common easement which guarantees a minimum of 2 parking spaces per home, as no construction is allowed on it. NO PARKING is allowed on the road at any time and is enforced. The approvals by Council in 1982 when SMP was made into Co-op lot ownership, and again in 1987 when the lots were made fee simple ownership, were made based on the sitting of mobile homes. Since 1982, about 32 new homes and/or additions have been installed in SMP following these setbacks. These setbacks meet the unit spacing requirements of the City of Aspen Mobile Home Park Standards Section 14-6. SMP has very detailed (see exhibit A) Rules, RegulaUons and 1""'. ~ Page 2: Leslie. "nont, P&Z, SMP Land Usage ;gulations Procedures for all construction and new mobile Park, and they have been rigourously followed. Department, under ~ request, will not accept unless they have been approved, signed off on, SMP Architectural Committee. homes in the The Building any applications and stamped by 2. ~ Problem: In 1987, the Aspen Land Use code was rewritten and Section 5-208 which pertains to residental Mobile Home Barks made SMP (Which is the ONLY Mobile Home Park in Aspen with SPA zoning) 100% non-conforming. This code revision was done without notification to SMP by mail or by verbal communications, dispite the incredible impact this revision would have on SMP. It is assured that legally sufficient notice was given in the newspapers. No one at SMP, or our lawyer, had any idea that this was happening. Under this new section 5-208, NO building permits are being issued for new Mobile Homes since about February, 1990. There are about eight (8) owners at this time who are trying to bring new Mobile Homes into SMP to replaced .their old homes. 3. ~ Solution: Change to code as follows: Section 5-208i Subsection D: Dimensional Requiremennts. (a) the mlnimum 10 size be reduced to Twenty-Four Hundred (2,400) square feet; (b) the minimum lot area for dwelling unit be reduced to Twenty-Four Hundred (2,400) square feet, (c) the minimum lot width be reduced to Thirty-Four (34) full feet, (d) the minimum front yard, excluding hitch on the mobile home, be reduced to Zero (0) feet, (e) that the minimum side yard be reduced to Ten (10) feet on one side and Zero (0) feet on the other side; (f) .the maximum height for administrative Rervice buildings be reduced to Fifteen (15) feet; and (g) that the minimum distance between principal and accessory buildings be made Zero (0) feet, if a one hour fire wall is built on the adjacent wall of the accessory building. 4. Point of Interest: A. In In Projected In 1981 1990 2000 Number of Singlewides: 65 39 0 Number of Doublewides: 21 47 86 B. Plat Map showing lot lines and Mobile Home sitting with respect to the lot lines (see exhibit B). <. ~- Page 3: Lesl~~mont, P&Z, SMP Land usag~,egulations c. Average Resident Profile: 1. 15 year Aspen residency 2. Service type occupations 3. Purchased a single wide Mobile Home in 1980 for $20,000.00 that was already 10 years old. Paid 17% interest rate on their loan. 4. Purchased their 2700 square feet in 1982 for $25,000.00 and paid 19% interest rate on this loan, until 1987 when lots went fee simple and interest rates went to 13%. 5. Residents want and are finally able to start upgrading their 20 year old singlewides to new doublewides. Thank You, Smuggler Mobile Home Owners Association Smuggler Mountain Park tJ <" III Iii I, ii! ;I: ili Ij: 'II II ,Ii Iii iii I~ i:; IIf III I"~ 1'( Ii; 1'1 'I I II II ;;i) [I II 'I 'I I/[J). Iii II! " I I I ~) I I ! 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IIflllc.I.N IN ~ ., C6n,,1lW GA/€"I''''~ . OllLy. ^ ,-, LAW OFFICES BROOKE A. PETERSON A PROFESSIONAL CORPORATION 315 EAST HYMAN AVENUE ASPEN, COLORADO 81611 13031925-8166 TELEFAX: 13031 925.1090 March 6, 1990 "71990 Leslie Lamont City of Aspen Planning Department 130 South Galena Aspen, Colorado 81611 Re: Smuqqler Mobile Home Park Dear Leslie: In accordance with our conversation last week, I wish to advise you of the proposal of the Smuggler Mobile Horne Owners Association with respect to the amendment of the City of Aspen Land Use Regulations ("The Code") dealing with mobile home parks. We believe that the Code should be amended in the following fashion: A. Section 5-208. Subsection 0: Dimensional Requirements. We would propose that: (a) the minimum lot size be reduced to Twenty-Four Hundred (2,400) square feet: (b) the minimum lot area for dwelling unit be reduced to Twenty-Four Hundred (2,400) square feet, (c) the minimum lot width be reduced to Thirty-Four (34) full feet, (d) the minimum front yard, excluding hitch on the mobile home, be reduced to Zero (0) feet, (e) that the minimum side yard be reduced to Ten (10) feet on one side and Zero (0) feet on the other side: (f) the maximum height for administrative service buildings be reduced to Fifteen (15) feet; and (g) that the minimum distance between principal and accessory buildings be made Zero (0) feet, if a one hour fire wall is built on the adjacent wall of the accessory building. As we discussed, it is my client's belief that these changes will reflect the existing situation in the Smuggler Mobile Horne Park ("The Park") more accurately and thereby reduce the non-conformity of the Park. For example, presently approximately seventy per cent (70%) of the lots in The Park are approximately Twenty-Four Hundred (2,400) square feet in size. A number of the owners wish to replace their old mobile homes, with new "double-wide" homes. It is my feeling that if the lots were non-conforming in size this might be prohibited. Reducing the minimum lot size would eliminate this non-conformity. Similarly, the lot width of most of the lots in the Park are presently Thirty-Seven (37) feet. Again, sioce most of the lots are now non-conforming, the proposed amendment would eliminate that problem. ~ r-, Leslie Lamont March 6, 1990 Page 2 of 2 In addition, you and I have discussed the reason that we want zero lot lines in The Park. We would like to be able to put the mobile home up against the front lot line where it would be more convenient. In addition, most of the lots already contain a limited easement in the front yard for parking to give the set-back from the streets. Most of the mobile homes in the Park presently have ten (10) feet on one side and zero (0) feet on the other side in order to create the greatest possible yard size. As we discussed, the residents of the Park wish simply to have the mobile home park zone district requirements conform to what in actuality exists in the Park at the present time. since it is almost inconceivable that any more mobile home parks will be built within the city limits of Aspen, I think it makes sense to conform the Code to the existing situation, so that the mobile homes and lots in the Smuggler Mobile Home Park are conforming to the zone district requirements. As you explained to me, there are a number of revisions to the Land Use Code which I understand will be processed sometime in the latter part of this month or in April. I would appreciate being included in those discussions with respect to the amendments that are suggested herein. I thank you for your time and attention to this matter. Please feel free to contact me should you require any further information for our request. Thank you very much. Very truly yours, BROOKE A. PETERSON, P.C., A Professional Corporation BY.~c2~ 'Brooke A. Peterson ~~ BAP I skf cc: Smuggler Mobile Homeowners Association ,-.., ~ RULES. REGULATIONS AND PROCEDURES FOR THE SMUGGLER MOBILE HOME PARK ARCHITECTURAL COMMITTEE The Architectural Committee of the Smuggler Mobile Home Park Homeowners' Association, pursuant to the Declaration of Protect- ive Covenants, Conditions and. Restrictions of Smuggler Mobile Home Park Subdivision, pitk{n County, Colorado (hereinafter referred to as "Covenants"), specifically Article VI, Section 1 of the Covenants, hereby promulgates and approves the following rules and regulations to govern the architectural control process. PROCESS I. General Requirements. All improvements, sheds, construct- ion, landscaping and alterations on any lots within Smuggler Mobile Home Park shall conform to the requirements of the Covenants. II. Review Sequence. The review sequence set forth herein is to be used for approvals of residences and major site development activity, including additions occurring in Smuggler Mobile Home Park. A. Informal Preapplication Conference. Prior to formal filing of an application, an owner/applicant may confer with the Architectural Committee to obtain information and guidance. The Architectural Committee shall meet on the last Wednesday of each month. The purpose of such a conference is to permit the applic- ant and members of the Architectural Committee to informally review the proposal before substantial commitments of time and money are made. Any informal and/or preliminary approval or disapproval shall be for informational and guidance purposes only and shall in no way bind the Architectural Committee. The Architectural Committee shall never be finally committed or bound by any preliminary or informal approval or disapproval until such time as complete architectural and site development plans, specifications, materials and colors are submitted and approved or disapproved in accordance with the procedures set forth herein. B. Desiqn Submission. The actual plan will be during design submission. focus on the following issues: review of the proposed The design review will Determine that the proposed building and site uses are within the appropriate location on the lot. Determine that the colors, tones, building mater- ials, landscape materials, and other site and architectural improvements are consistent with the general and site specific design criteria, and with the Covenants. 1 .'-'. ,-, c. construction Review. review construction plans and construction period as follows: The final step review will be to moni tor the building during the Determine that the construction is consistent with the plans approved by the Architectural Review Committee. Review the constructionractivity to minimize the off-site construction impacts on the surrounding residents. Check construction progress relative to the construction schedule. D. Completion Review. Upon completion of any project, the Architectural Committee shall review the project to insure full conformance with the design as submitted. III. Submission Requirements. A. Desiqn. 1. The design submission is the general stage of review. The applicant shall file an application for design submission review approval with the Architectural Committee that includes the following: (a) Two (2) 8'1 by II" drawings showing all four corners of the lot, the placement of the home, building foot prints, proposed sidewalks, parking areas, and elevation of the proposed improvement, structure, shed, alteration, or landscaping; (b) Color and material samples for building walls and roof; and (c) Design details sufficient so as to describe the design of the proposed improvements. 2. The applicant shall submit to the Architectural Committee not less than two (2) sets of all required documents for the Design Submission application. The Architectural Committee shall review the submission for completeness and may request additional information if the submission does not contain necessary information to show conformance with the provisions of the schematic Design Submission approval, and the rules and regulations of the Architectural Committee and the Covenants. 3. When the submission is certified complete by the Architectural committee, the Architectural Committee shall have forty five' (45) days thereafter within which to review the application to determine if the design submission is in substantial conformance to the Rules and Regulations and the Covenants and notify the applicant of the findings. If a meeting is required to review the findings, it shall be held not less than thirty (30) days after the date on which the applicant is notified of the Committee's findings. The meeting shall be held 2 ~ ~ at a date, time and location in Aspen, Colorado mutually conven- ient to the applicant and the Architectural Committee. Not~ith- standing the foregoing, an applicant need not be present for the Architectural Committee to act on an application before it. 4. Before the Architectural Committee shall approve any Design Submission application, the applicant must demonstrate and the Architectural Committee must find that the design submission is in substantial conformance with thesE:! Rules and Regulations and the Covenants. B. Construction of Improvements. From and after the time an appl icant receives Design Submission approval, the appl icant may proceed toward commencement of the proposed improvements, PROVIDED, HOWEVER, that improvements shall strictly conform to all the requirements and provisions of the Design Submission. On receipt of Design Submission approval, an applicant shall agree that any members of the Architectural Committee may periodically, from time to time, review the construction progress to determine: 1. Construction is consistent with the plans approved by the Architectural Committee. 2. Off-site construction impacts on the surrounding residents are minimized. 3. Construction progress conforms to the construction schedule. upon completion, the improvements will be finally inspected by the Architectural Committee. In the event construction differs in any material or significant fashion from the Design Submission approval, after notice to the applicant and a hearing at which the applicant shall be entitled to be present to dE:!termine whether a violation of the approvals has occurred, which hearing shall be held not more than seventy two (72) hours after the discovery of the violation or as soon thereafter as is reasonably practicable, the Architectural committee, if it determines that a significant and/or material deviation from the approved plans has occurred, may withdraw its approval. In such case, the Architec- tural Committee and the Homeowners' Association shall be entitled to exercise any remedies either of these entities may have under the law or which either of them may have been granted pursuant to these Rules and Regulations and/or the Covenants. C. Records. The Architectural committee shall appoint a secretary, who mayor may not be a member of the Architectural Committee, to keep a record of all Architectural Committee meetings aT\d actions. An official copy of such records shall be filed with the records of the Homeowners' Association. DESIGN CRITERIA The Architectural Committee, pursuant to the authority granted to it in the covenants, hereby determines that the following restrictions and limitations shall be necessary throughout 3 r-. ~ Smuggler Mobile Home Park to preserve the harmony of external design of homes and improvements within Smuggler Mobile Home Park and the location of improvements with respect to harmony and finish grade elevations. No submissions shall be approved which are inconsistent with these requirements: 1. Heiqht and Support Limitations: All mobile home install- ations, additions and improvements shall not exceed fourteen (14) foot roof height. The height shall be measured thirty five (35) feet back from the roadway's zero lot line. The minimum distance from the bottom of the supporting I- beams of the mobile home to the ground shall not be less than sixteen (16) inches. In all new mobile homes, all new construction, whether it be an addition or alteration, the roof pitch must be at least one and one-half (1-~) feet in twelve (12) feet. Any solar panels which may be installed also cannot exceed height limitations expressed herein. 2. Floor Area Ratio: Eighty (80) square feet of floor area shall be allowed for each one hundred (100) square feet of lot area within the subdivision setbacks. The subdivision setbacks are: front yard zero (0) feet, one side yard zero (0) feet, the other side yard ten (10) feet, back yard five (5) feet. All living spaces, basements, sheds and garages are included in the calculation of the floor area. Uncovered decks or open stairways shall not be included in this calculation. 3. Parkinq: There shall be a minimum of two (2) off-street parking spaces for each lot on the combination of lot and the adj acent part of the roadway easement which may be used for parking in accordance with the covenants. For any mobile home over one thousand five hundred (1,500) square feet in living area, three (3) parking spaces are required, for any mobile home in excess of two thousand (2,000) square feet, four (4) parking spaces are required, and for any mobile home in excess of two thousand five hundred (2,500) square feet, five (5) parking spaces are required, all to be on the aforementioned combination of the lot and the easement. When garage spaces count as parking spaces, the floor area of any garage shall not be included in the calculation of living area for computing required parking spaces. 4. settinq a Mobile Home: If any owner intends to install a new mobile home on his lot, he shall submit a structural diagram of the new mobile home to the Architectural committee in accord- ance with the procedure set forth herein. All new mobile homes shall be supported by reinforced concrete pads which are at least two (2) square feet and buried six (6) inches deep adequate to support that structure. Any exposed pads on the perimeter of the new mobile home must be supported below the frost line which, in well-drained soil, is six (6) inches. Any unexposed pads can be on surface level. Any original survey stakes must be located or relocated and replaced by a survey if disturbed during installat- 4 ,....., r>\ ion. 5. Additions: All additions, including basements, must meet all requirements of the Uniform Building Code as in force in the City of Aspen, the Protective Covenants and these Rules and Regulations. 6. Decks and Porches: If any deck or porch is over thirty (30) inches above ground, it shall be considered a structure and a thirty six (36) inch railing from deck level shall be required. The railing shall be constructed so that a six (6) inch sphere cannot pass through the railing. Any new deck or porch must be at least six (6) feet from any home located on any adjacent lot. 7. Sheds and Out Buildings: No shed or out building shall exceed eight (8) feet in height. All sheds and out buildings shall be set back ten (10) feet from adjoining structures. A permit shall be obtained from the city of Aspen prior to the movement of any shed. One hour burning wall (5/8" sheet rock) is required in construction if the shed or out building to be constructed is within five (5) feet of a mobile home. No shed or out building shall be installed within five (5) feet of the side yard or front lot lines. 8. Fences: No fence shall exceed six (6) feet in height above grade. Any fence over six (6) feet requires a building permit from the city of Aspen. All of the materials and const- ruction techniques utilized in the construction of any fence are subject to the approval of the Architectural Committee. 9. Skirtinq: Any materials and construction teChniques utilized in the construction of any skirting are subject to the approval of the Architectural Committee. Any skirting which is constructed must allow for adequate utility access underneath any home. 10. Fireplaces: All stoves must be approved for mobile home use. The insulation and construction techniques utilized in the construction of any fireplace must be approved by the Architect- ural Committee. 11. Satellite Dishes: .No satellite dish may be greater than six (6) feet in height and, regardless of size, cannot obstruct any person's view plane within the Smuggler Mobile Home Park. Any approved dish shall be installed at least six (6) feet from any building and five (5) feet from all property lines. 12. Easements: No structures of any kind shall be allowed on any easement reserved to the Homeowners' Association or any other entity. The, landscaping of any easement shall be approved by the Architectural Committee. Dated this ____ day of , 1988. 5 ,-., ARCHITECTURAL COMMITTEE OF SMUGGLER MOBILE HOME PARK .~. T 6 ~...~" ~ ,~/};;~. 1"""'\ \ .. - '> , ~. eOOJ( 535 PA>!984 ~ :c: ;; DECLARATION OF ~ ;;:: ..; - PROTECTIVE COVENANTS, CONDITIONS AND RESTRICTICNS OF SMUGGLER MoBILE HoME PARK SDBDIVISION N \") . . I..' CO <. CO ~ ..., g en . a> :s . CI) , ; . 1Q) ~ , .:..#AOi " : ., , i , , .1 I I , l1.Ili.,...f ' rt';;'f::t ~H: ~:~':;;'li: ' ,~f" i,~, .~, f' ~;~,'::':!;' t '-'i' l~' 1 ~/~':: k; '! ~;:,'\ !rj ~,: '~~~;j;~ "';'Il::~ t~\,,,~<,"t'~~ 1""'. Article I Article II Article III Article IV Article V Article VI Article VII Article VIII Article IX Article X Article XI Article XlI ,.,.", .'-' BOliK 535 p.1llt985 DECLARATION OF P~OTECTIVE_ COVENANTS. CONDITIONS AND RESTT<ICTIONS ~ SMUGGLER MOBILE HOME PARK SUBDIVISION TABLE OF CONTENTS Def~nitions Property Subject to this Declaration Association Property Rights Use Restrictions Architectural Control Committee Enforcement Sale of Property variance. Immunities and Liabilities Applicability of Precise Plan and Subdivision Aqreement and Amendment to Precise plan and Subdivision Agreement General provisions . , Page 1 Page 2 page 3 Page 5 Page 6 Paqe 10 Page 13 Paoe 15 paqe 16 i Paqe 16 ! . Paqe 17 10-\ ~ Page 17 ,~'....),'; I I Ii l: '. ~; i I '~..,..,;.IIto"~1 , :,,," :t ~ '. ,"-'" .~ DECLARATION oil()()~ 535 FA>E986 PROTECTIVE COVENANTS, CONDITIONS AND RESTRICTIONS FOR SMUGGLER MOBILE HOME PARK SUBDIVISION This Declaration made on the l' day SMUGGLER MOBILE HOME OWNERS' ASSOCIATION, A Corporation, nereinafter sometimes ~cfcrrcd of April, 1987 by the Colorado Cooperative to as Declarant, WIT N E SSE T H WHEREAS, the Declarant is the owner in fee following described real property situate in Pitkin, State of Colorado, to w:t: Lots 101 through 328, First Amended Plat, Smuqqler Mobile Home Park Subdivision situate in Pitkin County, Colorado, according to the plat thereof recorded in the office of the County Clerk and Recorder of Pitkin County, Colorado, on ~, in Plat Book ~ at Page ~, and WHEREAS, the Declarant will convey Lots, as the torm is hereinafter referred in said Property, subject to certain protective covenants, conditions, restrictions, reservations, liens, and charge. as hereinafter set forth; simpl~ of the the County of NOW THEREFORE, Declarant hereby declares that all of the above described property is hereby made subject to the following easements, restriction., covenanta, and conditiona, all of which are for the purpose of enhancinQ and protectlnQ the value, desirability and attractlvene.. of the real property. These easements, covenants, restrictions, And conditions shall run with the real property and shall be binding on all parties having or acquiring any right, title or interest in the described property or any part thereof, and ahell inure to the benefit of each owner thereof. ARTICLE I DEFINITIONS Section 1. "Association" shall mean Smu9Qler Mobile Home owners' Association, a corporation, ita .ucceS8ors and assigns. and refer to the non-profit Colorado Section 2. "PrODertv" shall real prope[ty known and platted as Subdivision and such additions brought within the jurisdiction of mean and ~efer to that certain the Smuggler Mobile Home Park thereto as may hereafter be the A.sociatlcn. Section 3. II!:!.QS" shall mean and refer to the desiQnated plot of land within the Property conveyed or to be conveyed to an !lOWner" upon which tt'.ere has been constructed or will be constructed a mobile. home, modular home or prefabricated home. 1 , , tD -...a ',.<<(' '-.. l"o.J,.",:,'j",\', 1""\ ,-, BOCK 535 PA,EDS7 Section Ij. "0W'l1!!t1l shaJ 1 mean and refer to the record owner, whether of one or more persons or entities. of the fee simple title to any Lot which is a part of the Property, including contractscllers, but excluding those having such interest merely as security for the performance of any obligatlon. Section 5. "Common Area" shall mean all real prop~rty owned by the Association for the common use and enjoyment at the members of the Association and shall include all areas shown on the recorded plat of the Property not conveyed to an owner as part of a Lot. Section 6. "Member" shall mean and refer to every person or entity who holds memberShip in the Associatio~. Section 7(a). "Institutional First Mortqagee" means a bank, or SAvings and loan assoclation, or any insurance company, or penlion fund, or real eBtate trust, or any other party which is engaged in the business of mortgage finanCing, which owns or holds a first and prior mortgaoe encumbering a Lot, and shall include any corporate SUbsidiary of such entity. (bJ The term "institutional first mortgagetl means" mortgage executed in favor of a bank, or a savings and loan association, or any insurance compan1, or a pension tund or areal estate trust, or any other pactyengaged in the business of mortgAge financing, which is a first and prior mortgage encumbering a Lot. section B. flDeelarationl' shall mean and refer to the wi thin instrument, together with those exhibits which are attached hereto and made a part hereof and shall include such amendmentL, if any, as may be adopted from time to time pursuant to the terms hereof. Section 9. "Articles of Incorporation" shall mean and refer to the ~rticles of Incorporation for the Smu9qler Mobile Home owners' Association, Inc., and sh~ll include such amendments, if any, as may be adopted trom time to time pursuant to the terms thereof. Section 10. "By-LawS" shall mean and refer to the ay"Laws of the Smu9qler Mobile Home OWners I Association, Inc., and shall include Buch amendments, if any, as may be adopted from time to time pursuant to the terms hereof. Section 11. "Plat" shall mean .1nd refer. to the First Amended Plat of the Smuggler Mobile Home Park Subdivision as is recorded tnthe records at Pitkin County, Colorado, and any other plat referred to therein. ARTICLE II PROPERTY SUBJECT TO THIS DECLhRhTION be held, transferred, sold, conveyed, terms of this Declaration, and any This property shail and occupied subject to the lawful amendments hereto. 2 . , , ~ . ..;Q) N III '. ..~.r ..' ~,~~ reI ~ ~ ARTICLE !II CIlJX ;)J:j 1',\1<988 ASSOCIATION . . Section 1. Membership. Every person 0r eotlty who is a record owner of a fee or undivided fee interest in any Lot which ~s subject to covenants or of rccord to assessment by the Association, inclUding contract se-llcrs, shall be a r-Iembcr of the Association. The foregoing is not intended to include persons or entities who hold an interest merely as security for the perform- ance of an obligation. No Owner shall havp. more than onc membership. Membership shall be appurtenant to a Lot and may not be separated from ownershifl of any Lot which is subject to assessment b~ the Association. Ownership of such Lot shall be the sole qualification for membership. Members shall be entitled to one (1) vote tor each Lot owned. Section 2. Purpose of Association. The Association has been ~reated to further tho interests of the property owners within the Property, to assume the responsibility for the architectural control wi ~hin the property, and to regulate, manage and .naintain landS within tho Property, and to own certain lands withbl the Property, all 11'1 accordance wlth this document. the Owners shall be required to pay assossments levied by the Association for the costs of performing its functions hereunder, which assussments shall be prorated as determined by the Board of Directors ot the Association. Each OWner of any Lot, by the acceptance of a deed t.herefor, whether or not it shall be so expressed in any such deed or other conveyance, is d~emed to covenant, which covenant shall run with the lana and be binding on every OWner, and agree to pay to the Associat!cn: (1) annual assessments or charges, and (2) special assessments for capital improvements or charges relating solely to any Lot leased in accordance with the terms hereof, and (3) annual Assessments or charges to ~tfect payment of property taxes which may be assessed aqainst the personal property which may in the future be loc,ated on, or contained in, the property, and such assessments shall be fixed, established and collected from time to time as hereinafter provided. Section 3. Use of Assessments. The assessments to be levied by the Association shall be used ~Kclusively for the purpose of promoting the recreation, health, safety, and welfare ot the residents of the property and shall specifically include but not be limited to: the maintenance of all liqhtinq and p.rkinq facilities in the Common Area; payment for the improvement and ~ maintenance of the Common Area and Property, services and facilities related to the use and enjoyment of the Common Area and Property. The lien of the assessments provided tor herein shall be superior to all other liens save and except tax liens and the liens of any bona fide institutional first mortgagee, provided, however, that said mortqage liens are first lie~s against the property encumbered thereby, subject only t~ tax liens. I Sect ton 4. Pavrnent are due on the first day those payments Are not the Association sh.ll be of Assessments. All aSsessment payments of the month after they are levied. If received b1 the fifth day of the month, empowered to institute all appropriate l , r-- ~ euc~ 535 P,lGE9Stl plC\cccdinqs neCQssary to collect the same. ;..11 dsscssmcnts a1'e pa,/tlblc to t.le Asscciation by personal Ot certified check, money order or c,i.!:;h. In thcrvcnt any F1ssc;;smcnt LS :lot paid wlthin five (~J.~ays of t',e date It is due, thele ~nall be ass~sscd a charg~ of Ten Dolla...c iS10.r}Ql orsllch other <trnount as is set by the Board of DL1'cctors of th," Associa.tion for each five (5) day period or portion thereot, commencing as of the first day of cdch mont'l, and t or each f i vc {51 day pc r ioci or port ~on thereot thct'cafter, up to a ffictximlun of SlX (6) five' ('ll day periods. payable in dddition to any lssessmcnt then due. Scction 5. Eff~--2!_-.!::!.2.n:l'J!!!cnt of Assessments. If the Owner or Owners of any Lot fail. after demand, to pay any assessment levied by the Association, then the Association shall have a lien, f rom and after the time of notice of such' failure to pay is recorded in the office of the Clerk and Recorder of Pitkin County, Colorado, against the parcel of such OWner 0r OWners tor the amount due and unpaid, plus interest trom the date of demand for payment at the rate of twenty (20\) percent per annum, plus all costs and expenses of collecting any unpaid assessments, including reasonable attorneys' fecs. This lien may be fore- closed in the manner provided for foreclosures of deeds uf trust and mortgages 1n accordance with the laws of the State of Colorado. Each such assessment, together with such interest, costs, and reasonable attorneys' fees for its collection, including at the appellate level, shall also be the personal obligation ot the person or encity who was the OWner of such property at the time when the assessment fell due, his successors and assigns. Section 6. Riqht of First Refusal. The Association, upon the proposed sale of any Lot, shall have the right to purchase the Lot upon the same terms and conditions as the conditions of any proposed sale of such Lot. The OWner agrees to q~ve the Association notice of the terms and conditions of the proposed sale at least sixty (60) davs in advance at any propostd sale~ Within thirty DOl days f;.om the date of delivery of the terms and conditions of any such ~ssignment to the A~sociation, the Association agrees to give the OWner notice of lts exercise of its right of first refusal to purchase the Lot upon ~he terms altd conditions contained in any offer which the Owner desires to accept, and which it has r.ecet.ved notice of. In the event that the Association does not exetcise its right of first refusal, the OWner shall be free to close upon the sale pursuant to the terms of the otfer lS given to the Association. Should the Owner not close upon the sale pursuant to the terms of such offer, then upon any other proposed sale, the Associat.ion shall have the right of first refusal as specified herein. In the event the Board of Directors of the Association does not have sufficient funds on hand for any purchase, it may either borrow sl.lch funds or it may assess the OWners therefor. Any sale, voluntary transf.er or conveyance which is not authorized by the terms herec.f for which authorization has not been obtained pursuant to the terms hereof is voidable and maybe voided by a certificate of the Board of Directors of the Association, duly recorded in the office of the Clerk and Recorder of pitkin County, Colorado. 4 , leD ~ ~ .~. lGc! 535 h~\E!J()(l AJ<.J:.fS:_L.Ll.'t p~OrER'fUIQ!IT~ Section 1. EascmcntsR.escr'/ed. All f':ldSCments of record .:I:.j all. casements (~(Jnl:.ainCdon-tticPlat of the property arc hereby reserved unto the ASSOciation, its succcS:;ors and .\ssiqns. ~n oddition, thc.t:c lS hereby reserved tc. the Asso:idtion, its successors and dsslqns, casements for inqrc~s and cqrcss and for the installation ,Uld m,intcnance of all utilities and <1rainagc facilities, over and on ca:h Lot within the Property. Further- marc, the Association shall have the rJght of dccess to Cd\;:' Lot to inspect. the same, to remove ')T abat.e violation:; of tr.s Dcclaratl0n therefrom and to abate any viclationof law, order, rules, or regulations of any governmental d1lthority havit.g jurisdiction thereof. The Associ~tion and its agents shall be permitted to visit and examine any Lot, and any storage space assiqnc~ to any OWner at any reasonable. hour of the day, and workmen m~y enter at any time, when authorized by the Association Ot by the Association's managinq agent, to make or facilitate repalrs lndny part of the property. If the Owner shall not be personally present to permit entry into the Lot ~t ~ny time when an cntry shall be necessary or permissable hereunder, the ~ssociation or its agent may forcibly enter the Lot or improvementstheteon without rendering the ~ssociation liable to any claim or cause of action tor damages by reason thereof lif during such entry the Association shall accord reasonable care to the Owner's property) and without in any manner affectinq the obliyations and covGnantshereof, and theriqht and authority hereby reserved does not impose nor does the Association assume by reason thereof, any responsibility or liability whatever for ~he care or supervision of the Lot or improvement located thereon, or any of the pipes, fixtures, appliances or appurtenances therein contained or therewith in any manner connected, except as may herein be specifically provided. Section 2. Members Easements of Eniovment. Every Member shall have a right and casement of enjoyment in and to the Common Area and such easements sha.l1 be appurtenant to and shall pass with the title to every Lot, subject to the following proviSions: (al The right of the Association, in accordance with its Articles of Incorporation and By-Laws, to borrow money for the purpose of improving the Common Area, and in aid thereof to mortgage said Common Area and the rights of such mortgagee in saia Common Area shall be subordinate to the rights of the OWners hereunder, the right to mortgage the Common Area provided herein shall not become effective until a Home has been constructed upon each Lot within the property and each Lot has been conveyed from the Developer to a purchaser; (b) The right of the Association to dedicate or transfer all or any part of the common Area to any public ag~ncy, authority, or utility for such purposes and subject to such conditions ~8 may be aqreed to by the Members1 Ic) The right of the Association to establish, from time to 5 , I · leD ~ ~-- ,'..f" .. , ~I .. ~" ,-.,,' 'I ",; 1"""'\ r-.. l:llCK 535 P.1GE991 time, certain easements over the Common Area. tor utilitlCS and common services pUt'posns; (d I E)dstinq e.:.seml::nts and agrcemem:,s; of reco.;;d. ~1!:trcr.E y !!"~'Uill1lQ!!!1 Section 1. Rf~sident.1al \lse. No OWner shall, without the written ccnsent of t.he !loarcr-oroirectoIs of th~ ASsot:aation, occupy or use any Lot or permit the same or any part thnt,.c()f to be occup1~d or used for any purposp. other than fell" the j"oG.:ltiol' of a first class mobile home, ~odular home or a prefahrlcatcd home, for residential purposes as m~y be permitted by ~hese Protectjve Covenants. Furthermore, no Lot I'lay be resubdivided. No imprOVel'lents upon any Lot .'hall b.! occupied by anyone ol.:her than the OWner thereof, membera of t.he OWner I 8 f!.'nily, quests af thE" Owner for a period of t:lmu not llxceedinq one (1) month, provided the OWner or mem~>el" of. the owner's family are J.11 occupancy, without the consent. tlt: the Board of D lrectora of the As.ocia.til)n. Section 2. L~a.eof Lot ao(1 rmprovements Thereon. The OWnsr of any Loot shall not lease the who e o"r any part of any r.ot, or the improvements thereon, for nny term to any pel'son or persons or renew or extend any previously authorized leaHo N'here any J:.oart of the improvements on tho lot will not actually be ocC"upted bV the Owner thereof fer any period of time in eXcess of .~x(6) months in anyone (1) calendar year, unless consent thel'Hto shall have been duly given by the 80ard of Directors of the A..ociAt~ ion, which consent Shilll be ev~ denced by an instJ~\l.ment.. in writin9, signed by an ofticer of the Association, its attor.leys or ita managing agent. This conditlon shall not apply to ttoso Lots which a. of the date hereof are utilized by the OWners thereof for t~e housing of the OWner's employees. In the event any such Lot and the improvements thereon shall cease to be utjliZE~d in the present manner, all tho conditl~ns of thiE> sectiol1 shall be applicable to the L'lt and theimprovement$ thereon. Furthermore, none of the Lots or the improvements the-ree,n may be conveyed tor use as employee housing for the OWner thereof oxcept in conjunction with and us a part of the bona fide sale cf the present: Owner's business i:tS it exists' or; the date hereof. Any consent given to a proposed lease mAy be conditioned upon c\Jmpllancc by the O'N'ner with any requiremt:!nts .made with respect to such leasing and upon the payment by the ON'~er of all expons..:s incurred by tho Board ot Dir~)ctors of the AssI:lc:iatlon in connection therewith. Whenever the Owner applies for consent to any le.lae, the OWner shall deliver to the Board of Iltrectors of the AS,:iociation a copy of the propo,f;Uc\ lease to whlc,h ,consent is requesl;ed. . fk'ction 3. Commer::ial,Use. Nci s~';'Clre, institution or other place lor the ca.re or treatment of t.le sick or disab:.ed, mentally or phyticit1y, shall be placed :r pe~mitted to remain on any of the [otli,.nor shall auy theat..re, bar, restaurant, saloon or other J'l~"ace '.If '.flltertainment ever be ()ttlctnd or permittE'!d upon a.ny Lot or any D,art thereof. No t'l\1<;-ine u of any kind or character 6 , . ~ t W I~Q) N ~ " ~.~~ ~'ci .t....., \ '-. j '. , I I ,.,;:1 '.....:.- ~'i '~~,""'''.~! -,'>' ". ,l. '; I.e,':""';' I;'; (,; . " ~~ .~~ ni' ," . .\ ;'i, . ,. ^ .~ BOOK 5:15 p.1S~992 . whatsoever shall be conducted in or from any 'Lot if said business shall generate exces.ive noise, traffic or shall otherwise become A nulsance within the Property. Section 4. Animals and Livestock. No livestock or animals of any kind or nature .hall be kept or maintained on any Lot except for dogs and cats. Dogs shall be kept or restricted in a fenced yard or shall be restrained by a leash at all times, and shall not be permitted to run free within the Property. Any dog Of pet that becomes a'nulsance by virtue of loud or offensive noi.e of 0311'1 "'.ind, or any other offensive activity including but not lin,i~ed to destructive behavior, may be evicted from th'7; Property I: 1 T. '('.1 Board of Directorl of the AS3ociation. All pets mUlt be i l,e,culated accordin;- to the applicable laws of the City of Aspen C:I,! shall wear ta;s at all time.. Tho owner of any pet shall be n,'JJ:ons1hle for the removal of all .at litteL' from his Lot or any ot .WI: location within the Property whet'e li tterin; has occurred. No tlcnant of any Lot or improvement thereon ,9ha.ll be permitted to ~.eel' or harbor any dog. SectionS. Ra.d 0 ar,d' Talevi.1o,", "ntftnnas. No expoledor exterior r~dlo or, te fW.~..;j.on tran9mriiIiiilorreceivin; antennas or facilities shall be fJt't':cted, ;>lacod or maintained on any part of any Lot, unIeuB :::hEl Biz,! and' lor:ation thereof has been , approved by the Areh1t()cturttl Cl;)ntrol Ct"lltanittoe. section 6. Tie DoWn and SklrtlnQ. Each mobile home on any Lot Ihall b~ securely anchored in accord~nce with the City of , Aspen and Pitkin County BUilding Codes. All open areas situated between the ground level and the floor of the mobile home on any Lot shall be completely skirted and enclosed within sixty (60) days after said mobile home has been constructed or instelled on any Lot. Section 7. Fire ExtiDQYisher!. All mobile homes within the Property shall be equipped with a fully operable fire extin- guiSher in accordance with the laws and regulations of the City of Aspen, and each shall also be equipped with a smoke detector. Section 8. 011. GaB and Mineral Develo2m!nt. No minin;, quarrying, tunneling, excavating or drllling for any substanee wlthin the earth, including oil, gas, minerall, 9ravel, .and, rock, and earth, shall ever be permltted within the limits of the Property. I Section 9. ,sland. No 81gn and no adverti.in; device of any nature shall be place upon any Lot except for the followin;: (&~a small ai;n no larger than 18" x 36" ln the form and design approved by the ~rchitectural Control Committee, showing the OWner's name and/or property addre.. of the Lot whieh indicates that the Lot i. for sale and the party, address end/or tolephone number to contact for information about such ..18, (b) A name and address sign, the design and location of which shall be approved by the Arehitectural Control Committee, (c) Any other type of siqn a8 may be approved in writing by the Architectural Control Committee. 7 - , \. \'.,-. f i . .I .. t I " p. IlOOl( 535 p.IGl993 In addition to the r~ediea available by law, the Architec. tural Control COII'I1Iitte~ may enter upon said Lot ot any owner tor the purpose of removinq any siqn constitutinq a violation at this paraqraph, and may remove the same without liability on the part of the Archit.ctural Control committ.. or the Board ot Directora at the A..ociadon. Section 10. l!rkiOi. EaCh own.r ahall be requir.d to park vehicI.a owned by himaelf and the occupanta ot any improvementa on hla Lot or on that pordon ot "COI1IIlOn Area" located betwe.n hia Lot .nd the .xiatinq ro.dw.ya .a ahewn on the Pl.t at the Property. Thla portion ot the COtIIlIIOnArea 18 primarily for u.. by the .dj.cent own.r .nd c.n be uced by oth.ra only with th.t own.r'. permlasion. All vlaitor v.hicle. .hall be p&l:ked within .th. d.fin.d que.t parkinq are...a .hewn on the pl.t for the ,Property. All boat. .nd/or l.rger v.hicle. lIllI.t be parked in the liar... clesiqnated for 101lG tel:lll p.rkillG or outside at the confin.. i[ot the Property. Any vehicle at .ny kind which haG be.n parked in 1:.ny de.i9nAted ar.. tor long t.1:III parkinq .hall. be removed 'I th.r.from for .t l...t thr.. (31 cona.cutiv. month. in ..ch cal.nd.r y..r, A large v.hicl.ahall be d.fined aa . vehicle faxceeding .ny of the following dJ.menaional Ninety alK (96) inches 'in height, . two hUndred forty five 12451 inche. in length.nd ['ninety.ight (981 inche. in width, Any vehiclea improperly parked I,on the atreat. within the Property ...y be t0wa4 without notic., '.I.t the .xpenae at the owner th.r.ot. Unlic.n.ed motOr driv.n !lv.hicl.. .h.ll not be pel:lll1tted within the Property, Th.r. .hall I i be no .uI>.t.ntial car r.pair. performed in the Property. NO ,'inoperable vehicl.. .hall be pel:lllitted within the Property. Any I' Wllic.n.ed or inoperable vehial. .hall be t0wa4 after tourteen '(14) d.y. notic. to the owner Or po.....or ther.of, .t that 'lincUvidual'. .xpen... In the .vent it bec.... nee....ry for the I,A..oci.tion to remove any at the prohibit.d,v.hiol.., .11 oh.rpa 'Ifor .uch removal .h.ll be paid by the owner or po.....or with the I next .....ament payment .ft.r .Ubai.aion of . .t.tament for .uch ! oharg.. by the Aaaooi.tion to the r..ponaibl. individual. ! i ' section 11. ~. B.ch own.r lIllI.t arr.ng. for i th.ir own q.., .~ephon. oonneedo... with the i appropri.t. utility c_..y. All oabl. oonnectia... .hall be : .rr.nqed through th.,...oclation. All charg.. for w.ter, ._r, I tra.h.nd .now removal will be paid through .uch monthly ......- I' ment .. ...y be l.vied by the A..oci.tion. No owner .h.ll, ,twithout fir.t obt.ininq the writt.n con..nt af the A..oci.tion II (whiah oona.nt .hall not. be unr.."on.bly withh.ld or d.l.ye41 or . without atdctly complyillg with ."y .pplicabl. rul.. of the iiA..oci.tion, make .ny alt.ration of w.ter, g.., .team ri..ra or I,pipe., .lectric.l aOnduit., Wiring or outl.t., or plumbing II fixtur.., nor .hall the owner in.tall .ny .l.ctrioal or other I' equipment which .hallilllpo.. an .lCO..sive load on .uch d..ra or .i! pipe., el.ctrioal aOnduits, Wiring or outl.t. or plumbing. ,ifixtur.. or on .xi.ting wat.r, g.., .t.am or .l.ctria.l .uppli... I Ii ror the purpo.. of prot.oting .ny c.bl.., pipe. or UndergroUnd ' Ii line., the di9ginq of .ny n.tur. .hall be permitted only with the ' I' 1'.llPr... permlasion of the A..ociation. Th. "'.oci.tion .h.ll hay. ... I no liability What.oev.r to the owner or .ny other third p.rty .;., ',1 r..lIlting from .ny duaq. or injury of .ny n.tur. wh.t.oever in I 'j' connection with .uch digqinq, and the OW...r doe. indemnify, .av. ! ; I'i .n4 hold h.rml... tile A..oci.tion from a..d on accoWlt of .ny auch ,$' I f, ~ I \ 8 m~ "'~I;:~'" .' , ., , l$}l I f,~ 1 \" I c' ~(\" . "' <"I 1\ , j'b I, if ;"lil .. ' ',.';" i . -. )! i: 1; ~Jfi ~ '\ ^ ,-, Section 12. Road DamaGe. Each Owner is responsible for any damage caused to public or prlvat. roads durlng th. construction of improvem.nt. upon hl. Lot by any v.hicl. belonging to .ith.r hlm..lf or .ny on. u.ing the road. of the Property whll. .ngag.d ln .ny activity ben.fiting th. Own.r. Lugged vehicle. are not permitted on the road. within the Property. rurthe~re# eaoh OWner shall al.o be re.pon.ible for any damage cau.ed by utility cut. in road. for the benefit of hl. Lot. Section 13. No no cu. 0 0 en. v or offen.iv. activ ty, nor any un. g t y 0 on. erected . or maintained upon any Lot. nOr .hall any thing be don. or placed th.reon which i. or may become a nui.anc. or cau.. an unr.a.Onable embarr.....nt, dlaturbance Or annoyance to other. or whlch may .ndang.r the h.alth of any r..id.nt of or vi.itor to : the Property. Sound g.n.ratio~ of any type by any mean. i. ' prohibited where it i. of .uch magnitude a. to di.turb the qui.t (.njoyment of the r..ident. of the property. . S.ction 14. ~ardou. Activitiol!.. No activiti.. .hall be ; OOndUCted on. and noliijirov_nta .1ii11 "" oondUCt.d on any Lot. i .which is or IIl1ght be unsafe or haaardou. to any peuon or i:property. Without l1llliting the g.nerality of the for.going. no !Iopen fir.. .hall be lighted or permitted on .ny Lot, .xc.pt in a . contained barbecue unit Whil. .tt.nded and in u.. for COOking . purpo.... or within a ..f., well dw.igned int.rior or .xt.rior :. fir. plac.. No fir.a.... &hall be discharged wi thin the property. 'I i. Section 15. Il!ninlr. No Lot within the property ..hall .v.r be occupied or u.ed aworfor any .tructur. or any purpo.. or in any I'_r which i. contrary to the applicabl. aoning requU_nt. of I the City of Alpen, County of Pitkin, Stat. of Colorado, or it. i .uco..sor, or any other Ctl&Ipet.nt gov.r.-ntal body, validly .nforced frOll tillle to tillie, .xc.pt a. may be allowed under .aid "rll9Ulation. a. a non-confoning u... II S.otion 11. ~lianc. with LaltJ!. All Owner. will COlllply (;with all ordinanc..~aw., rul.., regulation.. and requir_nt. r'of all gov.r_tal authoriti.. applicabl. to the u.. and i] occupency of any Lot in the property. ,I ;' section 17. . ""J.nt.~nc, oUra!lwul. Ther. .hall be no ., interf.r.nc. with the .atabli.hed cliiIiag. patt.rn within the I,property, .xc.pt a. is approvolld by the Architectural Control leo..ittee. ApprOval .hall not ba granted unl... provision i. rude for adequate alternate drainag.. Th. "..tabli.hed drainage jpett.rn" .hall ...an the drainage pettern which .xist. at the tillle I' the overall greding of the Property is compl.ted and .hell ; includ. any ..tabli.hed drainage pattern .hown on allY plana 'approv.d by the ArchitllCtural Control COlIIIIitt... E.tabli.hed i.'drainag. patt.rn. may include the drainage pett.rn approved by , ,the Archit.ctural Control committ... 1:. S.ction IS. loIM.caDiDO. Tho .urfac. of any Lot or any pert i'ther.of .hall DOt be r.graded without the pdor approval of the /:ArChitllCtural Control COlIIIIitt... All .pac.. .hall be attractively i' 9 Ii -:-.;: :.....1-...~. .,.1 "'.." ,:'".\,. "~I~'"'''' ;"'~'::'.' ..t .;":'r~' . }:. . . P.OOK 535 PAG:994 liabilities or expense. related thereto, including leg&l fee. and COurt COata. I':') ;;",' , , .,:< . 'J./' ~. , ~ '- I""', r'I 1andlcaped and malntained ot the landscaping ot the Protective Covenantl. Bin( 535 1l\li995 in harmony with the ganera1 character Property, and the intent of these Section 19. Maintenance of Space, All Lot. and other partl ot the Property adjac.nt to the Lot .ha11 be malntaln.d and k.pt clean at all time. by tho owner or occupant. No Lot Iha11 be uled in whole or in part for the Itora;. of rubbilh of any charact.r whAtsoever, nor for the 8torage of Any propertyorthlng that will caul. .uch Lot to appear ln an unclean or untldy condltion . or that wlll be obnoxiou. to the ey., nor .ha1l an1 lub.tanc., thing or mat.rlal be k.pt on any Lot that wlll emlt tou1 or obnoxiou. odor., or that will caul. any nolI. that will or ml;ht dllturb the peac., qul.t or comtort ot the occupant. of the .urrcunding Lot.. No bulk mat.rla1., .crap, r.tu.. or tralh Ihall be k.pt, Itored or allowed to accumulat. on any Lot .xc.pt building mat.rla1. durlng the c~url. ot conltruction and only for : .uch r.a.onab1. period. of time a. 1. n.c...arv prior to the I coll.ction of or d1apo.e1 ther.cf. . i S.ction 20, ~, to Mobil. Home and/or Oth.r I""'rov_~. i My mobil. home -ana or otliir illlprov_nt. . that Iiav. Ileen 1'"ub.tantla11Y ~00d by any ca.ualty Ih.ll, wlthin thlrty 1301 : day. ther.of, be lIOVed in it. .ntir.ty or r.ltored in accordanc. ,;with the .pecific.tion. of the Archit.ctur.l Ccntrol C.-mitt... I" Th. ..... conditio... .hall .pply to the r..toration of .ny oth.r ,! illlPro_nt. on .ny .pac., My ch.ng. in .ny r..toration from I the original condition of the mobil. home or the illlProv...nt ;.h.ll be .pproved in writing by the Archit.ctural Control 'I' Ccnn1tt.. in .ccordenc. with the procedur.. .. d.fined herein. I . . I! ARTICLE VI " I, AIlCHlTECTUIlAL COImlOL COMIIl:TTBI ii' S.ction 1. A[chlt.pturalCOptrol c~... For the purpo.. I of inluring th.t'the Property i. d.velOped.nd improved...n I ar.. of high architecture1 .tandard., conatruction .nd maint.n- .nc., th.. Board of Director. of the .\a.oci.tion r..erv.. tho _r to control buildinq., .tructur.., maint.nanc., oth.r ,illlPro_nta, and all .xt.rior con.truction don. or placed on [.ach Lot. No .tructur. .hall. be placed upon or perm1ttecl to Iremain upon any Lot, Or a1t.recl in any way which will chang. it. ,.xt.rior appe.ranc. withcut the prior .pprcv.l in writing of tho )ArChitectur.l Control ComMitt.. of the .\a.ociation Or it. : ...i9ft.. "Structur.".. uaecl her.in .hall ....n any tangibl. i thing &bov. or belOW the .urf.c, of the ground which may .ffect .11' the .ppe.ranc. of the property or the h.alth or oat.ty of .ny peraon including, by way of illu.tration an4 not by way of d 11Jl1tation, any building, g.rag., porch, .had, deck, patio, I' f.nc., wall, 819ft, berbecu. pit, t.nk, .xcav.tion, pipe, pol., '[wir., cabl., or other lan4.c.ping f.atur... For the purpo.e of I.x.rci.ing .uch _r, tho Bo.rd of Director. of the A.lOCi.tion i.hall .ppoint an "Archit.ctur.l Control Committ.." l"committee"l, 'lII&d. up of five (51 IIIOIIbera. TwO 121 IIIOIIbera .hall be from the 11 Board of Dir.ctora of the As.ociation, and thr.. 131 IIIlIIIIbora I .ppoint.d by the Board of Directora of the .\a.oci.tion tor on. '.!I (11 y.ar t.1'III.. Th. Ccnn1tt.. .hall adopt .uch rul.. an4 r.gulat- I ion. a. .r. n.c....ry to carry out it. duti... Th. vote of a I ~ " I, ~'"j~H ,'" ,,> . .J:.j' ..'- Ii;.' - .~ \. ., ....) , ',~, . ,. ,~ ." -, ~I ,. ~ .-" , ;~', "I, ':~;!,' ,\' ... BOOK 535.996 majorlty of such Commlttee shall control the Commlttee decisions, whlch shall be in writing, signed by the chairman or secretary of the Committee. In the event that sny of the provisions of these rules and regulations conflict with the Land Use Code applicable in Pitkin County, as applied, or in the City of Aspen. a. applied. to the SubdiVision, the more restrictive of the two shall govern and control the decision of the Committee. Section 2. Permitted Homes, EXcept as hereinafter prOVided, no buildings, improvements or structures intended for residential use or replacement structures for eXistlng mobile homes as of the dat. hereof shall be .reeted, placed. permitted or maintain.d on a Lot other than s first class mobl1e home, modular home, or prefabrlcated home which shsll haVe been manufactured, construct- ed, eractcd or made after 1976, having no less than five hundted (500) squsre feet ln total floor spac.. Each home sh.ll be located on the Lot in sccordanc. with the rul.., regUlation. and .desires of the Committ... No home shall be placed on any Lot until such home 1. approved in writing by the committee as to .. size, condltion and appearanc.. All homes must have caapl.te Ilsanltary faciliti.s, lncludlng a lavatory, toilet, wash basin, tUb or sh"""r, kitch.n sink, and must be COM.cted to the s...ag. 'outlets in conformanc. with th. .tat. and county health requir.- I ments , upon the demand of th.Committ.., a photograph of any ! proposed home .hsll be furnished for spprovsl. Any person moving ia mobile home onto a spac. .hall be fully respon.ible for .ny .,d_g. to the Property, or to .ny proparty, or for .ny parscnsl !injury occurring .s a r..ult of the movement of the mobile home. lite .ppurt.nanc.s or oth.r improvement. cnto, in or out of tb. ,Proparty. 'il .1' S.ction 3. PrS!!ledUrl for ll....rQ!.l of Sy-uctur".. Th. IArchit.ctur.l Control Cconitt.. .of the Associ.Uon may impo.. 'r...onabl. requirements with r.spect to tbs infOrmation to be I furnished .nd the fom and maM.r of pr...nting the s.... ln ord.r 'to cbt.in .pprov.l for any .tructur. or improvement. Th. own.r I.h.ll sw.aitpl.ns and ,paoifio.tion., which ahall clearly and compl.t.ly.how and ..t forth the ....nti.l f..tur.a .nd int.nt . lof the .pproval, in ord.r that the committ.. may .pprov. tbe I'qu.lity of workman.hip.nd ...t.rial., harmony of .xt.rnal d.sign witb .xi.ting struct~.s .nd loc.tion with respact to topogr.phy , .nd .. ,i.h gr.d. .1.v.Uon. Wh.n .w.aitting plan. .nd .pecific.- ptions tor .11 atructur.. to the Committ.e, tho.. plan..nd 'I.peoific.tion. .h.ll .how at l...t the follOWing. I.) tbe II loc.tion cf .11 .xi.tiDg .nd propo..d .tructur.. on the Lot, Ib) ..11 Lot lins., Icl all ....terial..nd colors to be used which iishall be shown by means of s_les of these mat.rials and colors. PAll' pl.ns and .pecification. shall be sw.altted in duplicat.. iPlan. and .pecific.tions for .ny .tructur. shall be d.amed and 'consid.r.d disapproved unl.s. approval 1. .xpr.ssly glv.n and 1. :ll.Vid.nc.d in writing ....cuted by the COIIIIlitte.. Notwlth.tanding ! I the for.going, if the Caei tt.. f.ils to approve final pl.n. and .',.pecific.tion. for structur. and doe. not expr..sly indicar. ;'.pproval or affirmativ.ly impos. additional requirement. or ',,!~equ.st .ddit~on.l information to be furnished, .ither v.rbally .~!I<<1r 11\ writ1ng, with1n forty flv. 1451 days aft.r a writt.n .\,requs.t i. made for writt.n approv.l, tbs structur. shall be \' 'd.amed spprov.d by the CClIIlIIIitt... provid.d. b"""v.r. that the ..... :d.s1gn and location.nd kinds of materials of the building or 1 11 I :,~~',.,,:~~TL.n,,::;i.d,;' .- ,: ";TL;~~:~ ";I'if:~,',:'! :\1t:, ":';""",, !11'~1i ,.::' ,',.': !,t",~, ...!k::U.'\i,;.:~.;f.;i'i':'IIi, ,,'l, ,) ;". .i, ';1$, \'. , ~,:, i' . . ". . 1 i J i ';-N. ,:r~; \ ... 1 , ! " " :! i: , I ; ~.~ ~""~j,~l.,:~ ~:~\;"~~~",;,, : r'.,t.:' ~lt: .,' ~,,;; ; ~' ~! ,,'; " ' ;.;J' . ~ ", ," ~ ,.-.. ~OOK 535 f'AGE997 structure to be built upon any Lot shail still comply with the restrictions herein set forth ar.d shall still be in harmony with the existing improvements upon the Lot. The decision of the Committee snall be final. Th~ Committee may c~ndition any approval for any new structure upon the correction of all exist1nq, non-conformities with these Protective Covenants, and with the provisions of the Municipal Code of th~ City of ^spen. All construction Ihall be completed within six (6) months from the .tart thereof, provided that the committee may extend such time when, in ita oplnlon, conditions warrant such extension. If any construction i. not completed, the Board of Director. of the As.ociation shall have the riqht to institute appropriate court proceedings to require tho removal of all unfini.hed con.ttuction. Section 4. MeetinGs of Committee. The Committee ahall meet frQm time to time aa nece.aary topertorm ita duties hereunder. NO such meeting shall be held without notice to the OWner. of the Lots immediately adjacent to the Lot for which a .tructure i. propo.ed. The Committee m.y, tram time to time, by re.olution in writing adoptad by the majority of the member., designate a repreaentative (who may, but need not, be one of ita members) to t.ke Any action or perform any duties for or on behAlf of the Committee, except the Qrantlng of approval for any .tructure or improvement. The .cti~n of such repre.entative within the authority of luch repre..ntative or the written consent or a vote of the majority of the members of the Committee .hall conatitute the Action of the Committae. The Committee .hall report, in writinq, sll finAl .etion of tho Committee, and the Bo.rd of Directors ~f the ^a.ociation sh.ll keep a permanent record of .uch reported action. A copy of this written report .h.ll be delivered to the OWner propo.ing the .tructure and the OWner. of the tot. immediately adjacent to the Lot for which . .tructure i. propo.ed. No deci.ion of the Committee sh.ll be deemed to be fin.l until a written report i. delivered in accordance with the requirement. of this section. No member of the Committee, any . Committee repre.entative, the Committee, the ^..oci.tion, or any , member of the Board ot Director. of the ^..ociation shall be liable for any l~a., dam.ge or injury arieing out of or in any way connected with the performance of the duties of the Committ- ee, unle.s due to the willful mi.conduct or bad faith of the . party to be held liable. In reviewing any m.tter, the ~ommittee .hall not be re.pon.ible for reviewing, nor .hall it. approval of an improvement be deemed .pproval of the improvement or .tructure from the etandpoint of ..fety, whether .tructural or otherwi.e, or of conformance with buildinq code. or other governmental laws or relJUlation.. Section 5. ADo.al to soard of Directors of Association. ^ny person or entity aggrieved by any decl.ion of the Committee .hall have the right to appe.l the deci.ion by written notice thereof to the Board of Directora of the ^..ociation within fourteen (14) day. of the date of written notification of any .doci.ion of the Committee. In that event, the Board of Directors of the AI.oclation,wlth 'rea.onable promptne.. and upon no le.. than ten (101 d.y. written notice to the OWner, the Committee and any other affected Owner, .hall decide whether or not the Committee h.. improperly di.approved any propo.ed .tructure, The doci.ion of the Board of Directora ot the ^..ociation .hall be 12 , , ; . ~ ~ 4,. ~ .J...!- ..:l;.>1. ,tE:..-'. \ ;.; " ',~-- _....- . ""~.'~' ~tl r't~~"'i~'V~~' ~!'$'1i'k'J"''''': ~~!l;.' ".,..., 'IJII' :<r',.,,,~;. <~:,t~ll:"" : .tt- I., f~4ri 'Ie tt..,.'f."" k.i,' . ~i""I':~,:: t, ,~, r" . ~J.[":~!'" r ;'~:':J:'>:\,i, ~,. '~,', ~'~ """,, ". !" ~~;:',. oJ..". :~:~:~<;r::'~:, ~",:'r:';.:t~.,: ','l~:rJI:,':,\.{l~ ~;)"',>f... n,}:';:~':? /"".. .,....", llCIlK 535 p.lliE998 final anct binding upon all patties. Section 6. Inspection of Work. The Committee or its duly authorized representative ahall have the right to inspect any exterlor structure or improvement prior to Of after completi~n. If, al 4 result of the 1n.pection. or otherw1ae, the Committee find. that any improvement haa been done without obtalninq approval of the Committee, or wa. not done in aubatantial compliance with the descriPtion and materials by the given applicant to the Committee, or was not completed within six (6) months after the dste of the approval of the Committee, or that these rules and regulations were not complied with in any other manner, the Committee shall notify the owner in writing, of non- compliance, which shall specify the particulars of non-compliance and .h.ll require the Owner to take .Uch actions .. may be n.c....ry to rem.dy the non-complianc.. If the committe. ;ive. any notice of non-compll.n~., the owner may appeal to th. loard of Directors of the Association by giving written notice of ouch appeal to the Bosrd and the Committee within fourteen (14) days after receipt of the notice of non-compliance by the owner. If, after notice of non-compliance, the owner fails to commence diliqently to remedy such non-compltance, the Committee shall request a findinq of non-compliance by the Board of Directors of ,the Association, by givinq written notice of such request to the . A88ociation and the owner, within thirty (30) dsys after delivery to the owner of a notice of non-compliance from the Committee. In either event, the Board of Directors of the As.ociation shall hear and decide the matter with reasonable promptness and after no less than ten (101 days notice of such hearinq to the owner and the Committee, shall decide whether or not there has been ouch non-compliance, and, if so, .the nature thereof and the estimated cost of correcting or removing the same. The decision of the Board of Directors of the Association shall be final and bindinq upon all perties. Section 7. Correction of Non~.plian~e. If the Board of Directors of the Association determines that a non-compliance exilts, the owner shall remedy or remove the same within a period of not more than thirty (30) dsya from the dute of the receipt by the applicant of the rulinq of the Board of Directors of the Association. If the owner does not comply with the Board ruling within such period, the Board may, at its option, post a notice of non-compliance aqainst the Lot on which the non-compliance exista, may remove the non-complyinq improvement from the Lot, or may otherwise remedy the non-compliance, and the owner shall , reimbur.. theA..ociation, upon demand, for all expen... incurred therewith. If such expenses are not promptly repaid by the owner to the Association, the Board may exercise all of its legal riqhts and remedieo in order to collect ouch monies. ARTICLB VII ENFORCEMIN'J:' Section 1. Association's Riiht to Perfo[m owner~ Oblioatipns at own!r'. BXl1!nl!.e. If the owner shall fan to uke any repairs as herein required, or shall fail to comply with any other covenant or condition hereof on his part to be performed, the Association may, without notice in the case of emergency or 13 . , '. I~ ~ N. , t, ;0. o. M , \ 1: I I I i I , f. ~, ~: . "'~"'~'~:r ~."'''"t'' .' J~lt ':':~r; { '" "~' '~'~:1'."J..; ~>,"."I."..':'I:" ,. ~,~! j ".., \ ~J';;j!" ~{'.~ ,'~'~ ~~: ':',;:.:' i",'fi~'\".':" ~~, :-:'-.:~~;':,.'!' ~.t,j;;':{i"":,,!: ._,:;',:,',l,:".' , 1':1 ~,i;~'-; : j4~::,i'(i!;~:~~' tw " ., ~,~~ g1~/\'i I " . ,;~\ '!:~'ol, .,Al;::~':j.;". (..."".',..';.,-f.;.j ,.,...", r-., BOOK 535 PA6E999 otherwise after ten 1101 days' notice to the OWner (or if the OWner or any perlon dwelling on the Lot ahall expres.ly request theA..ociation, ita aqenta or Icrvants toperfarm any act not hereby required to be performed by the Association, the Associat- ion may, upon .uch request) enter the Lot and improvements therein, and make such repaira, comply with such covenant or condition or arranqe for other to do the same, without liability t~ the A..oclatlon and, in such event, the A..oclation, itl agent., .ervAnt. and contractor. ahall, a. between the A..oeiat- ion and Owner, be conclusively deemed to be acting a. agent. of the owner and all contracts therefore made by the Asaociation ahall be 80 con.trued whether ot not made in the n&meof the owner. Any amounts expended by the Association shall be due and payable upon the next aasesement payment to be made after submiasion of a statement for such charqes from the Asaociation to the OWner and from the time ef any payment by the association ahall bear interest at the .rAte ut twenty (20\1 percent per annum and, in addition thereto, the OWner ahall pay the Association the SWl of one Hundred Dollars U100. 00). The OWner aqrees to indemnity the Association aqainet, and to save the Aasociation harmless from, all liability, lcss, damaqe, and expense arisinq "from injury to persons or proporty occasiened by the failure of the owner to comply with any prOVision hereof, or due wholly or in part to any act, default or omiasion of the OWner, or any person dwellinq en or viaitinq on the tnt, or by the Asaociation, ita aventa,..rvanta and contractor. when _ctinq purMuant to the terma hereof. In addition to the other leqal remedies herein- before and hereinafter provided for, in case of violation of any covenants of this Declaration by the owner, the same shall be restrainable by injunction and neither the mention herein nor ths election hereafter of one or more of the remedies provided shall praclude the As.ociation from enforcinq any other riqht, remedy, option, election, or priority allowed by law, whether or not herein apeoifically aet forth. Section 2. Ilnforceunt oLl!llclaraUon, In tl,~ event of any violation or threatened viol~on of any of theproviaions of this Declaration, the Board of Directors of the AIsociation, or any OWner in the Property may brinq an action or proceedinq at law or in equity for an injunction, specifiC performance, damaqes or auch other remedies as may be available. Judgmenta aqainst any person for any violation or threatened violation of any of the Declaration herein shall include reasonable attorneys' fees toqether with all of the court costa incurred therein. The Aaaociation or any other owner shall have a lien aqainst the Lot owned by any such person to secure payment of any judqmant, which shall bear intereat at the rate ot twenty (20\1 percent per annum. The covenants, conditions and restrictiona contained in thia Declaration shall be enforceable by proceedinq for prohibitive or mandatory injunction. Damaqes shell not be deemed an adequate remedy for breach or violation but, in an appropriate case, punitive damaqe. may be awarded. In any action to enferce any . covenant, condition or restriction contained berein, the party or pertie. brinqinq such action, if succeasful in the action, shall be awarded reasonable attorneys' fees. No violation or breach of any restriction, covenant or condition contained in this ,Declarstion and no action to enforce the same shall defeat, 14 . I , I i . ~ ~ , " "0'--.-.- __._....~...O..-.__._..._. .. -,.... -'- -",_.. ..---. ~_.~' _. - . 8lXlIl 536 f'A&( 01 k'~' r.nd.r inv.lid or imp.ir the li.n of .ny morto.o. or d..d of tru.t t.k.n in oood f.ith for v.lu. or the title or int.r..t of the hold.r th.r.of or the title .equir.d by .ny pureh...r upon toreclo.ure of 4ny .uch. mortgAg. or deed of tru.t. Any auch pureh...r .hall, how.v.r, take titl. .ubj.ct to thi. Declaration. S.ction 3. No ..ImIllle<:l li.iv.E... of E.tOlll2!ll. No .ction or f.,lur. to act by th.CCiiiiiiltt.. or by . the SO.rd of Dir.otor. of the A..ociation .h.ll oon.titut. . waiv.r of ..toppel with r..peot to future .otion by the committ.. or the SO.rd of Dir.otor. of th. A..oci..ion with r..peot to .ny improvement. speoific.lly the approval by the COIlIlIitt.. "f .ny improv.m.nt .hall not be d....d . w.iv.r "f any rioht or an ..toppol t~; withhold approv.l or oon..nt for any .imilar propo..l., plan., . .pecification. or other mat.ri.l. .ubmitt.d with r..pect to an1l.. oth.r improv_nt. .;l\ . ), ~i "j " AIlTICLE VIII t,: l SALK OF ..oplftY Ii i Th. OWn.n repr...ntin;.n .1I11rA9.t. OWIUInhiro inter.at of :' i .ev.nty five (75'1 parc.nt or more of the Lot. "'I .or.. th.t all I j' of the Property .hould be .old. ,uob plan or allr._nt !DU.t II&ve I II the .pproval of ..v.nty five (75" parc.n': of tll& fint mortll.lI- I ! .e. of record .t the tillle of the adoption of .uch plan. In .uch I' in.tance, the A..oaiation .hall forthWith record a notio. .ettin; I forth .uch fact or facta, .nd1 upon the recordinll of ..uoh notic. I: by the A..ooiation'. Pr..ldent and .eor.tary or AI.i.t.nt I Baor.tary, the .nti.. Proparty and all the Lot. tll&r.in .11&11 be 'I .old by the A..oaiation, .. .ttorney-in-faot for all the OWIUIr. " fr.. and cl..r Of the provi.ione oontained in th..e Protective ! covenenca, the, Articl.. of IIIClOrpor.tion and the Ily-Law. of the Ii AI.ociation. The .ale. proc... . .11&11 be .pportioned -n; the i I owner. on the ba.i. of each OWner'. int.re.t in the Lot. the , IJIpro_nt. tbareon, and on the ba.i. of each . owner'. inte...t in oth.r portion. of tbe 'roparty, and auch apportioned proceed. 1.11&11 be paid into .eparate account., eaoh .uch account repre..n- . tin, one Lot. Each .ucb account .11&11 be in the..- of the 'I " A..ociation and .11&11 be furtll&r identified by tll& Lot deallJll&t- , ion and the nllllll ot the OWner. rrtllll each .eparate account the I I A..ociation, a. attorney-in-faot, .11&11 u.e and di.bur.e the ! I total _unt (ot eaohl ot .uch acCount., without contribution: III fr... one account to allOther, for the purpo.e. .. follow.. 11 'II III ror payment of t..... and .pecial .........nt. U.n. in ,. f.vor of any ......inll antity .nd the ou.t"""'ry expen.. of .al., IZ) ror p.yment of the bal.nc. Of tbe li.n of .ny tir.t mortq.lIA' (3) ror p.yment of unpaid common expen.e. .nd dll oo.t., expen... .nd fe.. incurred by the A..oai.tion, (41 ror paYllll'lIt Of junior U.n..nd .nClWllbr.nc.. in till c~.der of and to the extent of tll&ir pdodty, .nd The bal.nce relll&ininll. if .ny. .h.ll lie paid to the 15 , . , .... 1,\ i .~. l.. : 'V \. , .~ i I r ;i,,',,:,'; .~ '-', 1"'"'\ \ - . -_._--~--,._.- --...- -.........--.- , ~lC!.E 1X VA C S BOOIl 536 PAGE 02 '~l i Th. Board of Dir.c~or. 0 ..oci.tion may allow varianc.. from compli.nc. with .ny of the t.rm. or provi.ion. of thi.Declaration wh.n circum.tanc.. .uch a. topography, natural ob.truction. or hard.hlp may r.qulr. and, if .uch varlanc. 1. qrant.d, no violatlon of tho cov.nant., r..trlction. and conditlona of th..e r.atrlction. ahall be d..med to h.v. occurr.d with reapect totbo matter ~orwh1gh the variance W.. Qrantod. Any .uch varlanco .hall be evidenc.d in writinq, duly .xecut.d by the Board of Dlrectora of the A.vociaUon, anti ahall be qrant..d only after a m.etinq, notlce of whlch haa been .ent tn all own.r. , ownlnq LoU 1llaedlat.ly adjac.nt to th.. Lot ln que.Uon. The ! qranUnq of .uch vari.nce .hall not operata to waive any of the , t.rm..nd provi.ion. of .ucb of the.e re.trlction. for any I purpo.. except .. to the particul.r property.nd particular I providon h.r.of covered by the vari.nce. I, ~T&..1 II i! ,. I, Section 1. "..ociation'Ll!lmlniti... The AI.oclation .b.ll Hnot be 11able lor, nor .liiIrtliere be any abet....nt of any ll.........nt or other compenaaUon by r...on of I il (a) Any interferonce with 11qht, air, view or other .uch 'lintereat of any OWI.e., i lb) Any tot taken to o_ly with any law, ordinance or I 'iqoverlllllllntal r.qulation, or 'I' (c) Unl... due to the n.q1191nce of the .A..ociation, iiI any failur., curtail&ent, inauffici.ncy of wat.r .upply, .l.ctricity, 'qa., t.l.phon. or other ..tvic. to be .upplied to the owner, Or !<< 11) any fdlur. of the AI.ociation to make or delay by the <lAI.ociation in makinq or inconveni.nc. in ita makinq of any I'r.pair., alt.ration., or d.coration. to or in the Property, Of (the Lot or to any fixtur.. or appurt.nanc.. ther.ln or li11) any rinjury or d....q. to peraon. or property cau.ed by the .1....nU or I by al\oth.r own.r or by another per.on in the Property. i. i S.ction 2. ~tilunc.. OCcupancy of a Lot .hall 'I.con.-rltut. full aiiJUioiilidiiiiiiiiittliitth. owner ha. in.l'8cted the ,Lot, .acc"ptanc. a. ia and thet the A..ooiation .nd It. aq.nt. ,'havell>&." fully nl...ed. from any r..pondbility for .ny injuri.. I:or dy.aq. occurr1nq in or ln any way connected with the prllll... lor ncar-by atr..t., and from any claima fcr d..aq.. thet may be ;cau.edby,th. r.-.nt.~inq and takinq po.....ion of the .pac. by lithe Board 9f Dir80tora of the AI.ociation or it. ag.nt. under the I:t.tma and oondition. of th... prot.ctiv. Cov.nant. and .pplicNll. 'laW. I&ch owner. .hall ind8lllllify and bold the A..oo1&Uon .nd it. 'aq&lIt. and _lOV-" fr.. from any and all. c1dma from cl&ll&9I. or .injuri.. from .ny cau.. wheta...v.r, ....tained by the own.r, ant I-'Mr of tl\. owner'. f...ily cr qu..t. inclUdinq but not lilllited I,to c1aillla \ '(or Id.....q.. or injuri.. to peraona1 prcperty. Th. 1:~.oc~atiCn...~l? fV. no liability wb.Uotlver for d....9I. cr '1'> :: '... 16 .I"~J. ,. '~,... ',iljlf: ,:; '.I:;' , IMMUNITII8 AND LIABILITY 1 , '" ,,~,,~,iJI;~i'il ;/, :1 " . . <<'" r-, ,-" "r"i:',~" ."\i~ ~. . ~ ",'~::r.l."'.itI:'1~~ :.~,," , llCOl 536 Il\6E 03 injuria. to .ny of the improvement. or per.onal property on any Lot or any damage. ra.ulting from injurie. to tha owner, any penon occupying any Lot, nr any qu..t, which ..y occur to the Lot or any other act beyond the control of the owner. MlTICL!! XI ~~_; )=H~ ~.Jmmfl~ , Th. 'roperty and .ach individual Lot .hall al.o be gov.rn.d by the 'reci.. 'lan and Sub4ivi.ion Aqr.ement which i. r.cord~d in Book ~ at 'ag. ~ l!L.U!lt., of the r.cord. of .itkin COIInty, .nd Amenaiint to 'riCI.~.nd Sub4ivi.ion Aqr....nt whioh i. r.corded in Book 655 .t .ag. !25 l!L.U!lt. of the r.cOJd. of 'ltkin i County i the t.nuI, cOndition. .iidOlU{gation. of w tch ah.ll lie I d.emed to be incorpor.t.d h.r.lD by tbb r.f.r.nc... . , I I J ARTICLE XII I t I BUDAL novISIONS .. SeCtion 1. hDilltl of Jltclar.tiop. Thl.. Declaration i. IIIllde "for the ben.fit oriIl of the pzoClpezoty loc.ted in SIIlugqler IIobil. iillcnle 'ark Sub4ivl.ion and for the owner. thereof. q section 2. A!lIIIl!lMnt .1'11 '1'UII!.I1atil!'i\. '1'be.. ra.tdcilona, ,i covenant. end ooiiilltloiUl 11' thi. Deolar.tlon .ball continue until l'IJanuery 1, 2010, and fzoClll year to yell' th.r.aftar until emen4ecl lor t.l:1Iineted by writt.n lnlltr_llt .xecuted by the A..oci.tion i, or by the owner. of a ,,'ority of the parcel. of tba property I j'4elCldbed her.ln. 'dol' to January 1, Ilt5, thb Deelaratioll ..y I 'be emended or t.l'II1ll&ted by recorded inetrwoent ex.cuted by th. ' , I j record ownere of two-thlr4e 12/31 of the parc.l. of the pzoopezocy ! I' her.in 4e.cribed or by I'ecol'ded In.trwoent duly 8J!8cuted by the ' I Ae.ociation. . i' 'i Section 3. 1llltJJlU.. All ll/Iltice. I'equired to be given 01' to I~ whlch &IlY owner iiiYWIih to be given to the Aeeoclation or1t. I .f8IIt .1uI11 be pr....nted 1n wr1ting addI'... to "SIIu991er Nobil. Ii IIcnle ownen' As.oci.ticn," 301 oak Lane, Aepen, Colorado, i '1611. AllY notic. to be gl\1811 by the Aeeocl.tlon to .ny _I' I may be glvan ln .ny _I' und.1' applicabl. law, and. in the ab..nee th.reof" .hlll be d.-d glv.n .nd rec.lved wh.1l pl.ced ln t~ U.S. Mail, c.rtlfied ul1, r.turn rec.lpt reque.t, flr.t 01... po.t.g. pr.paid th.reon correetly .44re..ed to .UCh owner :1 .t the lut .ddr... On flle wlth the Ae.oclatloll. II 'i section ~. ill. 'rn.v'. rut.. In the event of any dbplte ccnc.rning .ny~.nancy, lCriOludlng the .nforcement of the.. rul.. .nd requl.tlona, requiring th. circumGtanc.. of the uploylMnt cf 18981 c0IID8.1, the pr.vailing party .luIll be ellt1tled to r.cov.r .11 r...onabl. attorney'. f... lncurred ther.in, whether or DOt cow:t prOCeeding. are _need. section 5.~. '1'be.e rul.. and r.9\11.tioll& .hall be governeciliy""iiiir-COllatrued in .ccordanc. with the 1.... of the St.t. of COlorado. 17 ,', ..... ~:..,.. +<", :.'.....,.., i., ,;.1 ,,,~.,..., ~ .."."......,,,.,.,,,,,, . .........;" .'t~' ~ , ., ~ if' ~, '-. ' j ". \ . t"""'. \.~ . l ,~ " . ,.,i ."., ~~~ j' i....' ,,::"'fJ~,t,..,,0}'~. ,. I~. ~";~1>' tt;, ~v'.>; (~~?4J:; "';:';:1 ,'" '~f't"f't l ,.,,(Iti. l . ~JA, t',:: 1t ;;,_.'r~:'~';,;:~<:_, ;:~';:r...L~ jzt ~t~ ~.~ ~'~,i ,', '. " J ~. \ ij.', , '~~.;:..j, )- "dl;.to.!otj. ,;,.4", ,,:,-,,"~ll~",~~1;;~ i<t't.. 1,'~1"'~,~<, j~.~~ I .- '., i .;L .",,~ to,. ';~r,':;ll ".,'.y-..'. < i f i' STATE OF COtolWlO COI/N'tY or I'ITltIll ;1 (, . TIle fOl"eqotlllll _Dt wa. llaknowl gM.II4 ewol"D III .. tbt. <L clay of Ag,. '.. , U8? by " f,'." , '.Jl af 1ail:llI91u 110I)11. - OWIlIIl".' "..oct.t 00. q;~~;~?J~~-::r' -N"/~ ~J j n .z:--- {~; ~ft8~\t..; ~ ~ ......' I . ~~ \,.~j to, ~,,4J.' . "1' I i I m 536. 04 ... to ...fOl". s.al"atary ,'" , , ,. Ii I' i:. j. ' ii: " . .J~,~~~.\... II~. ~,j, . ". ""r.I~'1.II"~~I':'" \ ';",!.' 'l.:'~' ;"....~;, ,........... ~.. :.,l.' I . .]I.~. .t.... 'j -:-r-.: ,....... ,. (;'~ l. ...\-~' ;.. ", .~ .'" ~. . I,... t j. ~ ::"~ '.:,~ ',. ~.?~t:it~:.<. 11 ~.....,,_~...~."'....,; .....,...~..'tl..l!. .,~.. ~, , . '"S.i' ',,",," ,.,; ,i il' " .~ - 1"""-, f"""', , ,1f{1~J~'","'i';;~~:;St,'1:,"'~ ,0',:1' ., .f;,:;:j.'';'~'t,~t'1\lI''t;,:rit~" '~:: ~'~ " , ..r',,){i~i~~j!~l!, :,-l:rr<':,:\>f\J ...~,~t~IU."''''' . '.~,., ",:: ',; --"_....... , ~c. , ~.'~......~. m 536,. OG S.otion ,. 0 If any clall8. or provi.ion hlr.ln conta. . 9 lnvalld. .ucb faot .hlll not affect tb. valldlty of any otb.r clau.. or provl.10n of thl.. ProtllOtiv. Cov.nanta. or 91v. rl.a to any oall8. of action In favor of elthlr party a9aln.t thl othlr, i seotion 7. para,raDb BeadlM.. Th. para9rapb bea41n9. In i! tbb lnatr.-nt are or oonvanI"enoe onlI and .ball not be if oonalcSarad ln conatruln9thl re.trlot 011., oovenanta aIId ,I condltlona oentalD14 bareln. Ii/ 8aotien 8. ~. Wherever ut11l&ad bereln. ,. tbe .1_lar ~o lnclude tba plural aIId thl il plural ahlll be cIa...s to lnclude thl .1_1ar, rurthe~re. Ii. vbar_r ut111aad baraln, tbe ...cullna .hlll be de~ to I include tba f.-1nlna aIId tba famnlna .ball be deeMCl to 11nclude tba _l1na. I 8aotion t. 11IY.Gu1Un. IlaOb of tba co"._ta, I r..trlctlO11l1 aa4 ~oOlltalnad 111 tbaM ProtaCltl". c_t. . .ball be d....iS lndependent aIId .aparate aa4 thl ll1va11datlO1l of AllY . OM .ball IIOt affeot the valldlty and . COlltillUad effect of allY other. I. III'1'IlIIB .._I, the ~ler _11e __ owner.' 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