HomeMy WebLinkAboutcoa.lu.sp.Smuggler Mobile.05A86
CASELOAD SUMMARY SHEET
,~crqof~~n ~
r=.::=g~1al:{l ~A(~~;~~wr
, APPL lCANT:
Applicant Addre~h~e:
:=:;:~:n~:' Add~,jph~~~nlO() ~Jt
Type of Application:
1. GMP/Subdivision/PUD
~ ( CiJ Sf b tI
" 'IV, II
5-8106
1. Concep: ual Submi ssion
2. Preliminary Plat
3. Final Plat
20
12
6
$2,730.00
1,640.00
820.00
II. Subdivision/PUD
IV.
All "One Step" Appl ications
14
9
6
11
5
$1,900.00
1,220.00
820.00
$1, 4!fO .00
$ 680' .00
1. Conce p: ual Submi s"sion
2. Preliminary Plat
3. Final Plat
III. All "Two Step" Applications j"
v.
Refelflral Fees - Environmental
Health, Housing Office
1. Minor Appl ications
2
$ 50.00
I"'"'
\
2..Major Applications
Referral Fees-
~ngineering J"
"Minor Application
5
$
125.00
80.00
Major Applications 20~
.':;7"'==d===,;-;;;,,::;J";~~:;;;;i,;;"~;,,~~iJ~U~;;,='';~Jd;,;'~::.;,====~1?3:=:03.t:=~~t-=Ql2r==
@ CC foIEE'!'ING DATE: ~M\ .<::6 " PUBLIC HEARIN<i:... .YES J@)
============~~::==R=~:~~:=~~===~t~~::=!:=~=~=~:===~~=========~===
REFEJRALS:
~City Atty _ Aspen Consol. S.D. _ School District
~City Engineer _ foItn. Bell _ Rocky Mtn. Nat. Gas
X- Housing Dir. Parks Dept. _ StateHwy Dept (Glenwdl
_ Aspen ~later Holy Cross Electric _ StateHwy Dept (Gr.Jtnl
_ City Electric _ Fire Marshall _ Bldg: Zoning/lnspectn
_ Envir. Hlth. _ Fire Chief _ Other:
"' ,Roaring Fork Energy Center
~';~;~=;~;~;~:=============~==;;;~=;~~;~;:==~~~====;;;;~~~c2~==
1 City Atty ......K City Engineer L. Building Dept.
_ Other:
FILE STATUS AND LOCATION: (!&rQP6f!
Other:
- +6 Ucu.JY--
Revie\~ed by: . ~~p~n PGZ). C.ty C '1
, ~ ), i rr-:;-: .:. '. ounc~ 5 MH 1/-lJr '.14 fJ
trDVISORY COMMIT'l'EE VOTE' o' M 619'
Commission vot d 3' f' n ay ,. 86, the Planning and Zoning
e ~n avor, 1 opposed, to recommend Council
~.' alPb~ove the requested SPA Precise Plan and Subdivision Amendment
\F~su )ect to the four (4) conditions listed below.
L An amended plat shall be recorded prior to the sale or
conveyance of individual lots meeting the standards of
Section 20-15 of the Municipal Code and responding to
the first four points of the City Engineer's April 1,
1986 memorandum regarding:
(a) Monumentation of individual lots,
-2.
3.
~.p.(
4.
(b) Identification of all as-built utility lines,
(c) Identification of common area uses including open
space, circulation easements, guest parking, trash
areas, and so on, and
.
.
(d) Platting requirements.
The Precise Plan and Subdivision Agreement for Smuggler
Mobile Home Park shall be amended to reflect this
change in the form of ownership as it pertains to the
Einployee Housing Dedication and Restrictions section
and. any other comIlonents of. that agreement pr ior to
recordation of the amended plat.
The applicant shall work with the City Attorney and
Housing Office to modify the Resale Agreement regarding
resale fees, transfer of ownership, and qualifications.
The new language shall be included in this amendment
and completed prior to recordation of the amended plat.
~
Verification of compliance with prior conditions of
approval noted in the City Engineering memorandum of
April 1, 1986 shaH be accomplished to the satisfaction
of the City Engineer prior to the conveyance of lots to
individual owners, including:
(a) Life, health and safety violations abatement; and
(b) Electric inspections."
C;+y C.'vr,,,l: Ih Jtid/. 17,11U C'TjCc"MJ "..(t;.J"'1<.4-Yr"YJoC.,j, (if-O)L a At",! iA-
~! 'Jf A f'J1-- P4r.: ",,J ~{<u..~':m\ AI, ZJ j- l//fl'<-,,{ir,<,Jr:f ""'{, - f i. ii_ ?/'Mfjw(,
ct.t/ t'(,~ir< $.' fU1 flt~j//IU~ v'f,..( foa;,i 1 rt/'trn ,
~.
---...,..
~
.';
."
.,-,
LAW OFFICES
BROOKE A. PETERSON
A PROFESSIONAL CORPORATION
315 EAST HYMAN AVENUE
ASPEN, COLORADO 81611
(303) 92S-S166
M E M 0 RAN DUM
~.
:S(C
'>
TO: Tn... M"yor and Me~",bers of the Aspen City Council
'l'he Ci tyM&11ag",r of Aspen
The City Attorney of Aspen
The City of Aspen Planning Office
The City of Aspen Engineering Office
The Pitkin County Housing Authority
FROM: Brooke A. Peterson, Attbrney for the
Smuggler Mobile Home Owners' Associati
DATE: April 10, 1987
Dear Ladies and Gentlemen,
Pursuant to the request of the City Attorney's office, I am
enclosing herewith a copy of the Amendment to the Precise Plan
and Subdivision Agreement, and the Resale Agreement, which
reflect the revisions necessary to accomplish and complete the
sale of the eighty six (86) lots in the mobile home park to the
individual owners.
Thank you all for your assistance in this matter.
BAP:krl
Enclosures
United States Department of the Interior
BUREAU OF LAND MANAGEMENT
GLENWOOD SPRINGS RESOURCE
AREA
50629 Highway 6 and 24
P.O. Box 1009
Glenwood Spring's; Colorado 81601
,
.
("'\
("""'"
,-
-'
.,;.'
August 14, 1986
Pitkin County Planning Office
Attn: Cindy Houben
130 South Galena
Aspen, Colorado 81611
Dear Ms. Houben:
fiIt ;$~>M~r jI1H r
.QmtJr...,J' t, sJJ AJ',,4/ pvi
IN REPLY REFER TO'fH31)
2710
We have received a request (copy enclosed) from Mr. Brooke Peterson,
representing the Smuggler Mobile Home Park, to dispose of an isolated parcel
of public land to the adjacent and surrounding landowner through public sale.
The land is described as Lot 34, T. 10 S., R. 84 W., Section. 7 containing
0.04 acres and its location is shown on the enclosed plat.
Please review this proposal and offer any comment or concern you may have to
this office by September 12, 1986, at the above address. Should you wish to
discuss the matter or schedule a field review, please feel free to contact Jim
Abbott at 945-2341 or Mr. Peterson at 925-8166. Thank you for your
cooperation.
Sincerely yours,
1J~~
Enclosures
t\L~'')
Area Manager
cc: Mark Fuller
506 East Main
Aspen, Colorado 81611
Brooke Peterson
315 East Hyman
Aspen, Colorado 81611
/"",
,-."
~
/276
399/7
"',/
,
,
o~
,,~
?~?' "'sx:-'VV
ti
tt
"
~
/
'i-'$oV
,,"
../-,,-'
">
~
g<
"-
'"
s~<<'-
,
/7
!/.e.ep- To ~E.
~QL?\R \O.\:i'fRo;<L
.~t..,m"
c>y'i-~
<o~,,<j
'-I~'?
c,\Y
.>
,.//
h/
,>~'
TRACT A
LUX
PLACER
":Jot)'"
p"
/~.
,,,I
31
2,6
~~
.,
"-,
~
~'"
ADD1TION
~
~
to
==t-...
'0"
.,'1)
L:7r,
37 '--""'6'.,.
4,26
180o~
40538
zo
I
..
30
~
40
I
L- ,-
U #'.:0.......'.'.
.,.-" ( ) r:~'\
,.,....,
.~
MEMORANDUM
THRU:
Aspen City Council
Ron Mitchell, Acting City Manager
Steve Burstein, Planning Office ;~
TO:
FROM:
RE:
Smuggler Mobile Horne Park SPA Precise Plan Arnendment-
Public Hearing Parcel ID#2737-074-00-017
May 19, 1986
nATE:
===========~===~================================================
ZONING: Mobile Horne Park (Specially planned Area).
LOCATION: Along northeastern City limits and accessed off
~ibson and Spruce Streets.
APPLICANT'S REQUEST: The Smuggler Mobile Home Owners Association
requests to amend the Precise Plan and Subdivision Agreement for
Smuggl erMobil e Horne Park (MHP) to convert the existing lease-
holds into 87 fee-simple lots.
PREVIOUS COUNCIL AC'l'ION: City Oouncil approved the final plat
for Smuggler Mobile Home Park on February 22, 1982.
BACKGROUND: When this area was annexed into the City as part of
the Smuggler Enclave Annexation in 1979 it was designated SPA.
In 1981-1982 an SPA plan for the Smuggler Mobile Horne Park was
processed. One of the maj or components of the preci se plan was
to provide for the tenants to buy the entire park parcel from the
Aspen Mountain Park partnership, headed by Michael Lipkin. The
Smuggler Mobile Home Owners Association succeeded in purchasing
the park,~nd has"a 5 year payment obligation due in May of 1987.
Other developments which were a part of the original precise plan
included:
o Seventeen (17) new mobile homesites at smuggler Run;
o Six (6) new single-family residential sites at Pitkin
Reserve;
o Thirteen (13) other free market residential units for
which no location has been established, but which are
presently being marketed by Aspen Mountain Park to
developers throughout the City.
APPLICABLE SEC'l'ION OF THE CODE: As a "substantial amendment" to
the original SPA plan, this proposal is subject to the review
procedures of Section 24-7.5 and standards for rev iew of Section
,-.,
,'"""\
24-7.7 of the Municipal Code. Amendments to recorded Subdivision
Plats and Agreements may be handled as Subdivision Exceptions
pursuant to Section 20-19(e) of the Municipal Code.
PROBLEM DISCUSSION:
A. Referral Comments:
1. Engineering Department: In a memorandum from Jay
Hammond dated April 1, 1986 (attached) areas identified
as requiring attlilntion by the applicant include:
platting requirements, monumentation of individual lot
corners, identif ication of common area uses, and
verificationofbompl iance with prior condi ti onsof
approval.
2. Housing Authority: In a memorandum from Ann Bowman
dated March 17, 1986 ;(~ttached) the iSl;iue of redrafting
theresal,e agree.ment was raised. A draft resale
iigreement is being worked on by the Housing Office and
City Attorl1ey. The main concerns of the Housing Office
are to make the, following items more consistent with
other employee housing resale agreements: resale fees
paid to the Housing Authority, transfer of ownership,
and qualification of purchasers.
B. Planning Office Comments: The original SPA agreement
allowed for the park to be converted from unit rental to
unitowner,ship. However, land ownership remained unsub-
divided, belonging toa single party. The change in the
agreement which is now being re<;luested is to change the
ownership of the land from a common to a fee simple status.
One of the effects of the currently requested conversion is
to make any future significant change in the use of land
virtually impossible because so many individual (rather than
common) property owners would need to agree to such a
proce.s.s,.,,~.Ther..efore, the City will be committed to the
continued existence of the mobile home park. However, there
is little justification for questioning the project use on
the site based on the following factors: (a) There is an
apparent need for such housing, (b) Significant financial
commitments have been made to the park by its residents, (c)
Smuggler MHP appears to be a reasonably attractive and
viable project, which is complying with its condi tions of
approval.
The minimum lot area in the MHP zone is 3,000 square feet.
Fifty-four of the eighty-seven lots are less than 3,000
square feet as shown on the survey submitted with this
application. Section 24-7.4(b) of the Municipal Code allows
for variations in area and bulk requirements for an SPA
planned area, including the minimum lot area. In Attorney
Peterson's application letter, written on behalf of the
Smuggler Mobile Home Owners Association, it is stated that
r'\
.~
there is an estimated 52,544 square feet of common space not
including streets. By adding this land to the area divided
into subdivided lots, the minimum lot per dwelling unit is
approximately 3,527 square feet which meets code require-
mentsfor density. The Planning Office agrees with the
applicant that the SPA overlay allows for minimum lot area
variations, and that given greater common space such
variation should be acceptable and was accepted at the time
of the prior SPA approval.
As noted by the City Engineer, the appl icant must identify
and calculate the area of open space on the amended plat as
part of. the common area of the park. Other common areas of
the park include the laundry facility ,office, and guest
parking. These areas must also be shown on the plat.
The Planning Office is concerned as towhethe.r the employee
housing resale, occupancy and ownership components of the
Smuggler~IHP P,recise Plan would be effected. by thepropo!;ed
change in form of ownership. We agree with the. applicant
that the present arrangement for resale and rent of mobile
homes should apply to the sale .and rent of the combined land
and mobile home. This ~lould not appear to have any negative
effect on the employee nature of the project.
The Housing Office has suggested that because the objective
of this project is employee o~mership of units, preference
should be given to employ.ees over present residents of the
park for purchase of propertylmobile homes. Section HI
(AI (II (alof the SPA agreement (page 71 should be amended to
reflect this change.
Other changes to the SPA Amendment proposed by the Housing
Office involve making the resale fees, transfer of owner-
ship, and qualifications consistent with other employee
housing projects. These changes should be reviewed and
agreed to by the Housing Office, City Attorney, and the
Homeowners Associations. New langua-ge -should be drafted for
this SPA amended agreement.
ADVISORY COMMITTEE VOTE: On May 6, 1986, the Planning and Zoning
Commission voted 3 in favor, I opposed, to recommend Council
approve the requested SPA Precise Plan and Subdivision Amendment
subject to the four (41 conditions listed below.
RECOMMENDED MOTION:
Plan and Subdivision
condi ti ons :
"Move to approve the requested SPA Precise
Agreement amendment subject to the following
1. An amended plat shall be recorded prior to the sale or
conveyance of individual lots meeting the standards of
Section 20-15 of the Municipal Code and responding to
the first four points of the City Engineer's April 1,
1986 memorandum regarding:
,-.,
,,,-,,,
(al Monumentation of individual lots,
(b) Identification of all as-built utility lines,
(c) Identification of common area uses including open
space, circulation easements, guest parking, trash
areas, and so on, and
(d) Platting requirements.
2. The Precise Plan .and Subdivision Agreement for Smuggler
Mobile HomePark$hall be.amended to reflect this
'change in the form 'of ownership as it pertains to the
Employee Housing Oedication .and Restrictions section
and any other . components of that agreement prior to
recordation of the amended plat.
3 . TheappHca nt iSh allworkw iththe Ci ty Attor neyand
Housing Office to modify the Resale Agreement regarding
resale fees, :transfer of ownership, and qualifications.
The new language shall be included. in thi s amendment
and completedpri,or ,to recordation .of the amended plat.
4. Verific.ation of compliance with prior conditions of
apprc:>val noted in the City Engineering memorandum of
A,pril1., 1986 shall be accomplished to the satisfaction
of. the City .Engineer prior to the conveyance of lots to
individual owners, inCluding:
(al Life, health and safety violations abatement; and
(b) Electric inspections."
SB.43
..,-,
.~
,
MEK>RANDOM
FROM:
Aspen PI anni ng and Z oni ng Commi ssion
Steve Burstein, Planning Office
Smuggler Mobile Home Park Sa\ Precise Plan Amendment-
Public Hearing
TO:
RE:
DATE:
May 6, 1986
----------------------------------------------------------------
----------------------------------------------------------------
ZONING: Mobile Home Park (Specially Planned Area).
LOCATION: Along northeastern City limits and accessed off
Gibson and Spruce Streets.
APPLICANT'S RBQUEST: The Smuggler Mobile Home Owners Association
requests to amend the Precise Plan and Subdivision Agreement for
Smuggler Mobile Home Park (MHP) to convert the existing lease-
hol ds into 87 f ee-simpl e lot s.
PREVIOUS P&Z AND COONCIL ACTION: The Planning Commission
approved the preliminary plat of the Smuggler MHP on August 4,
1981. Council approved the final plat on February 22, 1982. On
April 8, 1986, this case was fir st scheduled for p&Z review,
however, due to lack of publ ic hearing notif ication, the review
was rescheduled for May 6, 1986.
BACKGROUND: When this area was annexed into the City as part of
the Smuggler Enclave Annexation in 1979 it was designated SPA.
In 1981-1982 an Sa\ plan for the Smuggler Mobile Home Park was
processed. One of the major components of the precise plan was
to provide for the tenants to buy the entire park parcel from the
Aspen Mountain Park partnership, headed by Michael Lipkin. The
SMuggler Mobile Home Owners Association succeeded in purchasing
the park and has a 5 year payment obligation due in May of 1987.
Other developments which were a part of the original precise plan
included:
o Seventeen (17) new mobile home site at Smuggler Run;
o Six (6) new single-family residential sites at Pitkin
Reserve;
o Thirteen (13) other free market residential units for
which no location has been established, but which are
presently being marketed by Aspen Mountain Park to
developers throughout the City.
r-,
1-"
PROBLEM DISCUSSION:
A. Referral Comments:
1. Engineering Department: In a memorandum from Jay
Hammond dated April 1, 1986 (attached) areas identified
as requiring attention by the applicant include:
platting requirements, monumentation of individual lot
corners, identification of common area uses, and
verification of compliance with prior conditions of
approval.
2. Housing Authority: In a memorandum from Ann Bowman
dated March 17, 1986 (attached) the issue of redrafting
the resale agreement was raised. A draft resale
agreement is being worked on by the Housing Office and
City Attorney. The main concerns of the Housing Office
are to make the following items more consi stent with
other employee housing resale agreements: resale fees
paid to the Housing Authority, transf er of owner shi p,
and qualification of purchasers.
B. Planning Office Comments: The original SPA agreement
allowed for the park to be converted from unit rental to
unit ownership. However, land ownership remained unsub-
divided, belonging to a single party. The change in the
agreement which is now being requested is to change the
ownership of the land from a common to a fee simple status.
One of the effects of the currently requested conversion is
to make any future significant change in the use of land
virtually impossible because so many individual (rather than
common) property owner s would need to agree to such a
process. Therefore, the City will be committed to the
continued existence of the mobile home park. However, there
is little justification for questioning the project use on
the site based on the following factors: (a) .There is an
apparent need for such housing, (b) Significant financial
commitments have been made to the park by its residents, (c)
Smuggler MHP appears to be a reasonably attractive and
viable project, which is complying with its conditions of
approval.
Two issues have been raised regarding the long-term opera-
tion of the Mobile Home Park: (1) through the present
management of the Homeowners' Association, the Park has been
successfully cleaned up, up-graded and maintained. In
making the Park fee simple, the same degree of upkeeping
might not continue because the responsibility would be split
among 87 property owners; and (2) while the Park does appear
to be a viable project now, it might not be so a number of
year s in the fut ure. The el ement of uncertai nty seems to be
greater for a mobile home community than other types of
residential proj ect s because mobil e homes generally have a
shorter life expectancy than stick built structures.
r-.
,-.,
However, even if owners or potential developers recognize
that another use may be desireable it is unlikely that all
property owner s would agree to undertake a comprehensive
redevelopnent proce ss.
With regard to the first issue, the applicant's attorney has
indicated that the exi sting covenants enf orced by the
Homeowners' Association will remain in effect to keep the
standards of maintenance high. The Association will
continue to be responsible for Park regulations. Therefore,
it appears the owners and Association will continue their
good maintenance and improvements efforts.
The second issue could be addressed if there were a covenant
restriction that allowed for the Homeowners' Association the
option of buying back all individual lots at fair market
value if there were a vote of 75% (for example) of the
property owners agreeing to such a sale. This would
facilitate: _ reassembling of the property for redevelop-
ment purposes. The negative effects are that this restric-
tion may burden resales and improvements; and the mechanism
may be so complicated that it could not practically work.
While the Planning Office believes there is some merit to
this option arrangement, we feel that extracting such a
commitment would be so extraordinary as to be unfair to the
Homeowners' Association and Park residents. If they choose
to adopt such a restriction we would not be opposed to it,
but we do not feel it is necessary to make it a condition of
approval.
The minimum lot area in the MHP zone is 3,000 square feet.
Fifty-four of the ei ghty- seven lot s are less than 3,000
square feet as shown on the survey submitted with this
application. Section 24-7. 4(b) of the Municipal Code allows
for variations in area and bulk requirements for an SPA
planned area, including the minimum lot area. In Attorney
Peterson's application letter, written on behalf of the
Smuggler Mobile Home OWners Association, it is stated that
there is an estimated 52,544 square feet of common space not
incl uding street s. By adding thi s land to the area divided
into subdivided lots, the minimum lot per dwelling unit is
approximately 3,527 square feet which meets code req uire-
ments for density. The Planning Office agrees with the
applicant that the SPA overlay allows for minimum lot area
variations, and that given greater common space such
variation should be acceptable and was accepted at the time
of the prior SPA approval.
As noted by the City Engineer, the applicant must identify
and calculate the area of open space on the amended plat as
part of the common area of the park. other common areas of
the park include the laundry facility, office, and guest
pa.rking. These areas must also be shown on the plat.
,-.,
,-.,
The Planning Office is concerned as to whether the employee
housing resale, occupancy and ownership components of the
Smuggler Mlfp Precise Plan would be effected by the proposed
change in form of ownership. We agree with the applicant
that the present arrangement for resale and rent of mobile
homes should apply to the sale and rent of the combined land
and mobile home. This would not appear to have any negative
effect on the employee nature of the project.
The Housing Office has suggested that because the objective
of this project is employee ownership of units, preference
should be given to employees over present residents of the
park for purchase of property/mobile homes. Section III
(A) (1) (a) of the sm agreement (page 7) should be amended to
reflect this change.
Other changes to the sm Amendment proposed by the Housing
Office involve making the resale fees, transfer of owner-
ship, and qual if ications consi stent with other employee
housing project s. These changes should be reviewed and
agreed to by the Housing Office, City Attorney, and the
Homeowners Associations. New language should be drafted for
thi ssm amended agreement.
RECOMMENDATION: The Planning Office recommends that the Planning
Commission recommend that Council approve the requested SPA
Precise Plan and Subdivision Agreement amendment subject to the
following conditions:
1. An amended plat shall be recorded prior to the sale or
conveyance of individual lots meeting the standards of
Section 20-15 of the Municipal Code and responding to
the first four points of the City Engineer's April 1,
1986 memorandum regarding:
(a) Monumentation of individual lots,
(b) Identification of all as-built utility lines,
(c) Identification of common area uses including open
space, circulation easements, guest parking, trash
areas, and so on, and
(d) Platting requirements.
2. The Precise Plan and Subdivision Agreement for Smuggler
Mobile Home Park shall be amended to reflect thi s
change in the form of ownership as it pertains to the
Employee Housing Dedication and Restrictions section
and any other compOnent s of that agreement prior to
recordation of the amended plat.
3. The applicant shall work with the City Attorney and
SB.43
,-.,
"....."
Housing Office to modify the Precise Plan and Sub-
division Agreement with regards to resale fees,
transfer of ownership, and qualifications. The new
language shall be included in thi s amendment and
completed prior to recordation of the amended plat.
4. Verification of compliance with prior conditions of
approval noted in the City Engineering memorandum of
April 1, 1986 shall be accomplished to the satisfaction
of the City Engineer prior to recordation of the plat,
i ncl udi ng:
(a) Life, health and safety violations abatement; and
(b) Electric inspections.
-~
- -~",--,.,..- '---
,.'
:,,-....,
,-.,
..,
CERTIFICATE OF MAILING
I hereby certify that on this 8;t/.J--. day of ~ '
198~, a true and correct cOpy of the attached Not~ce of Public
Hearing was deposited in the United States mail, first-class
postage prepaid, to the adjacent property owners as indicated on
the attached list of adjacent property owners which was supplied
to the planning Office' by the applicant in regard to the case
named on the aforementi ned public notice.
~~~~~/
~et Lynn R zak .
'(JIl hn+
(""">,
~
.~-
PUaLIC NOTICE
RE: SMUGGLER K)BILE HOME PARK SPA AMENDMENT
NOTICE IS HEREBY GIVEN that a public hearing will be held on
~lay 6, 1986 at a meeting to begin at 5: 00 P. M. bef ore the Aspen
Planning and Zoning Commission in City Council Chambers, 130 S.
Galena Street, Aspen, Colorado, to consider an application
submitted by the Smuggler Mobile Home Park Association requesting
an amendment to the SPA/precise Plan ~Ihich would allow the
conversion of the existing leasehold spaces into single family
lots.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena, Aspen, CO 81611 (303) 925-2020, ext. 223.
sic. Welton Anderson
Cha ir per son, A s pen pI ann in g
and Zoning Commission
============================~==~================~===============
Published in the Aspen Times on April 17, 1986.
City of Aspen Account.
I""'"
April 9, 1986
D [i@mO\Ylfg:n
AM I 7 19a6 U
Smuggler Mobile Home
301 Oak Lane
Aspen, CO 81611
Association
~o Whom it May Concern:
Subject: New Natural Gas Distribution System
As per telephone request Rocky Mountain Natural Gas Company, Inc. has been asked to
write a letter concerning the Natural Gas distribution system installed in the
Smuggler Mobile Home Park.
The Natural Gas distribution system was installed in accordance with all codes federal,
state and city in right-of-way dedicated by S.M.H.A. The distribution system is
polyetheleyne pipe and specified for Natural Gas use.
The gas system was installed and pressure tested for gas leaks. None were found and
at present time no leaks have been found in the recent gas leak survey.
If more information is needed, please call me at 925-2323
Thank you,
~ C\ .J2'~i- ()
. 1'\ eLl( (Y\jYY~ c..-)-. -\ o..I'-<..h
Raymo~d L. Patch
Rocky Mountain Natural Gas Company, Inc.
Aspen District Manager
cc: File
',.,..,,~
113 At!'l.ntic /\Vt', /\,A.!~.C.
^~I>cn, C01,)r.Hj,.) S!H!]
(303) 925-2;)23
/''''....,
'-""'"\
Aspen f9onsolidated Sanitation IDist1rict
5G5 No/'Ill Mill Stmel
ASP'''l, Colo/'':I< In 81 (j I I
TeJe, (303) H25-3GOj
T(~h (:lO:lJ !l25-253~'
April 8, 1986
Smuggler Mobile Homeowners Assoc.
301 Oak Lane
Aspen, Colorado 81611
To Whom it May Concern:
This letter is to verify the sewage collection system which was recently
installed during the last few years is in adequate condition and function-
ing properly.
Sincerely
~ C'?
Heiko Kulln, Manager
Aspen Consolidated Sanitation District.
.
~~~,~,;:
,-,
'-,
PEN
130
asp
TO: Steve Burstein, Aspen/Pitkin Planning Office
FROM: Karen !1cLaughlin, Assistant City Attorney
RE: Smuggler Mobile ~ome Park SPA/Precise plan Amendment
City Case No. 0051'.-86
DATE: April 4, 1986
I have reviewed the application submitted by Brooke Peterson
on behalf of his client Smuggler ~!obile Home Parks.
I have also reviewed Section 24-7.1 et seq. of the Municipal
Code, and agree with Brooke's conclusion that the proposed
subdivision can be accomplished by an amendment to the
existing Precise Plan and Subdivision agreement.
Please note that as a "substantial amendment", the proposal
would be subject to the review procedures outlined in Section
24-7.5.
,.....,
~
MBIORANDU II
TO:
FROM:
Aspen Planning and Z,oning Commission
Steve Burstein, Planning Office
Smuggler Mobile Home Park sm Precise Plan Amendment
April 3, 1986
RE:
DATE:
================================================================
ZONING: Mobile Home Park (Specially Planned Area).
LOCA'rION: Along northeastern City limits and accessed off
Gibson and Spruce Streets.
APPLICANT'S REQUBS'l': The Smuggler Mobile Home Owners Association
request to amend the Precise Plan and Subdivision Agreement for
Smuggler Mobile Home Park (MHP) to convert the existing lease-
holds into 87 fee-simple lots.
PREVIOUS PU AND COUNCIL ACl'ION: The PI anni ng Commi ssi on
approved the preliminary plat of the Smuggler MHP on August 4,
1981. Council approved the final plat on February 22, 1982.
BACKGROUND: When this area was annexed into the City as part of
the Smuggler Enclave Annexation in 1979 it was designated SPA.
In 1981-1982 an SPA, pl. an f.ortheSmuggler Mobile Home Park was
processed. One of the major components of the precise plan was
to provide for the tenants to buy the entire park parcel from the
Aspen Mountain Park partnership, headed by Michael Lipkin. The
SMuggler Mobile Home Owners Association succeeded in purchasing
the park and has a 5 year payment obligation due in May of 1987.
Other developments which were a part of the original precise plan
included:
Seventeen (17) new mobile home site at Smuggler Run;
Six (6) new single-family residential sites at Pitkin
Reserve;
Thirteen (13) other free market residential units for
which no location has been established.
PROBLEM DISCUSSION:
A. Referral ColUlents:
1. Engineering Depart.ent: In a memorandum f rom Jay
Hammond dated April 1, 1986 (attached) areas addressed
include: platting requirements, monumentation of
individual lot corners, identification of common area
("""'\
r'\
uses, and verification of compliance with prior
conditions.of approval.
2. BousingAuthority: In a memorandum from Ann Bowman
dated March 17, 1986 (attached) the issue of redrafting
the resale agreement was raised. A draft resale
agreement is being worked on by the Housing Office and
City Attorney. The main concerns of the Housing Office
are to make the follOWing items more consi stent wi th
other employee housing resale agreements, resale fees
paid to the Housing Authority, transfer of ownership,
and qualification of purchasers.
B. Planning Office COllJllents: The original SPA agreement
allowed for the park to be converted from unit rental to
unit ownership. However, land ownership remained unsub-
divided, belonging to a single party. It should be noted
that one of the effects of this conversion is to make any
future significant change in the use of land virtually
impossibl e because so many property owners would need to
agree to such a process. Therefore, the city will be
committed to the continued existence of the mobile home
park. However, there is no apparent justification for
quest i oning the proj ect use on the site based on the
following factors: (a) There is an apparent need for such
housing, (b) Significant financial commitments have been
made to the park by its residents, (c) Smuggler MHP appears
to be a reasonably attractive and viable project, which is
complying with its conditions of approval.
The minimum lot area in the MHP zone is 3,000 square feet.
Fifty-four of the eighty-seven lots are less than 3,000
square feet as shown on the survey submitted with this
application. Section 24-7.4(b) of the Municipal COde allows
for variations in area and bulk requirements for an sm
planned area, including the minimum lot area. In Attorney
Peterson's application letter, written on behalf of the
Smuggler Mobile Home OWners Association, it is stated that
there is an estimated 52,544 square feet of common space not
including streets. By adding this land to the area divided
into subdivided lots, the minimum lot per dwelling unit is
approximately 3,527 square feet which meets code require-
ment s ,f,or density. The PI anning O,ff ice agrees with the
applicant that the SPA overlay allows for minimum lot area
variations, and that given greater common space such
variation should be acceptable.
As noted by the City Engineer, the applicant must identify
and calculate the area of open space on the amended plat as
part ,.of the common area of the park. Other common areas of
the park include the laundry facility, office, and guest
parking. These areas must also be shown on the plat.
The Planning Office is concerned as to whether the employee
,-.
,-"
housing resale, occupancy and ownership components of the
Snuggler MHP p.recisePlanwould be effected by the proposed
change in form of ownership. We agree with the applicant
that the present arrangement for, resale and rent of mobile
homes should apply to the sale and rent of the combined land
and mobile home. This would not appear to have any negative
effect on the employee nature of the project.
The Housing Office has suggested that because the Objective
of this project is employee ownership of units, preference
should be given to employe,es over present residents of the
park for purchase of property/mobile homes. Section III
(A) (1) (a) of the SPA agreement (page 7) should be amended to
reflect this change.
Other changes to the SPA Amendment proposed by the Housing
Office involve making the resale fees, transfer of owner-
ship, and qualifications consistent with other employee
housing projects. These changes should be reviewed and
agreed to by the Housing Office, City Attorney, and the
Homeowners Associations. New language should be drafted for
this sm amended a9reement.
RECOIIIIERBA'rION:. The Planning Office" recommends the Planning
Commission to recommend that Council approve the requested SPA
Precise Plan and Subdivision Agreement amendment subject to the
following conditions:
1. An amended plat shall be recorded prior to the sale or
conveyance. of individual lots meeting the standards of
Section 20-15 of the Municipal Codea-ndresponding to
the first fo,ur points of the City Engineer's April 1,
1986 memorandum.
2. The precise Plan and Subdivision Agreement for Smuggler
Mobile Home Park, shall be amended to reflect this
change in the form of, ownership as it pertains to the
&nployee Housing Dedication and Restrictions section
and any other components "of that agreement prior to
recordation of the amended plat.
3. The applicant shall work with the City Attorney and
Housing Office to modify the Preci se Plan and Sub-
division Agreement with regards to resale fees,
transfer of ownership, and qualifications. The new
language shall be included in this amendment and
completed prior to recordation of the amended plat.
4. Verification of compliance with the three prior
conditions of approval noted in the City Engineering
memor andum . of April 1, 1986 shall be accompl !shed to
the sati sfaction of the City Engineer prior to record-
ation of the plat.
SB.43
,,,,.....,,
--
MEMORANDUM
TO:
Steve Burstein, Planning Office
Jay Hammond, City En-gineering A--
April 1., 1986
Smuggler Mobile Home Park Subdivision
FROM:
DATE:
RE:
=:===========~====~============================:================
Hav lTl9 reviewed the above application for amendment of the
'Smuggler !MobHe Homel?ark plat to create fee simple lots, 'the
City Engineering Department has the fOllowing comments:
1. 'Monumentation. Colorado law and the Aspen subdivision
codes would require monumentationof the individual lots within
the subdivision. Monumentation would also. help in identifying
encr,oacnmentsand lot lines for the purpose of fence placement, etc.
2. Utilities. Creation of fee simple ownerships will mean
iutilityeasements that dO not follow the roadways will need
to be more closely defined. AlIas-built utility information
should be identified on the. amended plat.
3. Common Areas. The amended plat should identify common
area uses such as open space, circulation easements, guest
parking, etc.
4. Platting. The plat should include:
a. A vicinity map insert.
b. Title as First Amended or some convention to
differentiate from the prior plat. Reference to the
prior plat is also appropriate.
c. Identify adjoining lots and subdivisions.
5. Prior Conditions. Several verifications of compliance
with prior condi tions may be appropriate:
a. The Building Department should verify compliance with
previous conditions regarding life, health and safety
violations abatement as well as electric improvements
recommended in 1981 by the electrical inspector.
b. The Aspen Metro Sanitation District should verify
that new sanitary sewer lines meet appropriate standards.
c. Rocky Mountain Natural Gas should be contacted to
.
,"-"
r"'""".
Page Two
April 1, 1986
Smuggler Mobile Home Park Subdivision
verify replacement of unsafe gas lines.
d. This office was involved in the placement and
inspection ofllewstorm sewer ;andwater lines andean
verify their adequacy.
Let me know if you have any questions ,pr needaddiH.onal .a.niforma-
t!i. On .
Jet co/Smuggl e!
~
o
,.....""
^
MEMORANDUM
TO:
FROM:
STEVE BURSTEIN, PLANNING OFFICE
ANN BCWMAN, HOUSING OFFICE
MARCH 17, 1986
DATE:
RE:
Smuggler <Mobile Home Park SPA/Precise Plan
Amendment City '00 de No. <0051_86
ISspE :!Vhe resale agreement with :Smuggler MobileHomeParki s
inconsisl::ent with other resll,leagreements. ShoulCl it be changeCl?
BACKGROUND: In the Precise Plan and Subdivision Agreement for
,SmuC]glerMobUe Home park, Section III. Employee Housing Dedica-
tions. and Restrictions (see Attachment A) the resale and quali-
fications are totallydiifferent from all other resale agreements.
In an effort to meet the needs of the ownerS ,(upon resale) and
empl~yees who wish to purchase, the Housing AuthoJ:'ity is suggest-
inC] are'lrised .resaIeagreement.. The Housing Office is working
with the City Attorney's office to develop this agreement.
ACTION NEEDED:'l'he Housing Authority recognizes that Smuggler
Mobile Home Park is deed restricted to employee housing and would
like to propose the new resale agreement to the Homeowners
Association when it is completed and approved by the City
Attorney. '
~,
,-."
MEMORANDUM
FROM:
City Attorney
City Engineer
Housing Director
Steve Burstein, Aspen/Pitkin Planning Office
~.I~~~;~~~ark SPA/Precise Plan Amendment
February 25, 1986
TO:
RE:
DATE:
----------------------------------------------------------------
----------------------------------------------------------------
Attached for your review is an application submitted by Brooke
Peterson on behalf of his client Smuggler Mobile Home Parks. The
application is re9uesting an amendment the SPA/Precise Plan for
the Park in order to allow toe! conversion of the existing
leashold spaces into single family lots.
Please review thiS, material and return ~our referral comments to
the Planning Office no later than March 18th.
Thank you.
,
r-'-
~
LAW OFFICES
BROOKE A. PETERSON
A PROFESSIONAL CORPORATION
315 EAST HYMAN AVENUE
ASPEN. COLORADO 81611
IT [g @ ~ O\W~ rrn
FEB 2 4 IOOb III,~ I
,@""
.." "
111':\ ;
" ~
"' I
(303) 925-8166
February 21, 1986
HAND DELIVERED
Mr. Alan Richman
Director of City of
Aspen/Pitkin County
Planning Office
City Hall
130 South Galena
Aspen, Colorado 81611
Re: Smuggler Mobile Home Park
Dear Alan,
to the
Ti tle,
Enclosed please find
Smuggler Mobile Home
Inc. This should be
the list of the land owners adjacent
Park as prepared by Pitkin County
included with my Application.
If you have any questions, please do not hesitate to
contact me.
Yours very truly,
BAP: jms
ation
Enclosure
,-i
\
i"",, I
LAW OFFICES
BROOKE A. PETERSON
A PROFESSIONAL CORPORATION
315 EAST HYMAN AVENUE
ASPEN. COLORADO 81611
D &@&n~LfE'
FEa ;' " ;006 1 i~',
G 'J-.) Ui
:11
"
f3031 925~B166
February 18, 1986
HAND DELIVERED
Mr. Alan Richman
Director of City of
Aspen/Pitkin County
Planning office
City Hall
130 South Galena
Aspen, Colorado 81611
Re: Smuggler Mobile BOffle Park
Dear Alan,
Please allow this letter to serve as application,
pursuant to Section 24-7.9 of the Municipal Code of the City of
Aspen for amendment of ,the Precise Plan and Subdivision Agree-
ment so as to allow the conversion of the existing leasehold
spaces in the Smuggler Mobile Home Park ("park") into single
family lots.
After my discussion with Paul Taddune, I have concluded
that the provisions of Section 24-7.1 et. seq. of the Municipal
Code, and specifically Section 24-7.4(Wthereof, would allow a
variation in the minimum lot area in an area designated with an
S.P.A. overlay. Furthermore, I believe that Section 24-7.4 (c)
of the Aspen Municipal Code contemplates subdivision within the
,._B.P.A...zone overlay, at the same time an S.P.A. plan is adopted.
I see no reason the subdivision contemplated by my client cannot
be accomplished by an amendment to the existing Precise Plan and
Subdivision Agreement. If my conclusion is incorrect, I would
appreciate it if you would consider this letter as an applica~
tion pursuant to Section 24-12.5 for the rezoning of the Park to
M.H.P./P.U.D., and further as an appl ica tion pursuant to Section
24-8.26 or the amendment of the existing Precise plan and Sub-
division Agreement for the amendments referred to above. In
either scenario, the land use considerations are the same.
For your information, (if necessary), the area to be
rezoned is owned in its entirety by the Smuggler Mobile Home
Owners' Association, a Colorado cooperative.
I".', i
,,...,,
Mr. Alan Richman
February 18, 1986
Page Two
The names and addresses of all owners of real property
within three hundred (300) feet of the Park will be submitted as
soon as it is completed by pitkin County Title Company. Pitkin
County Title has experienced difficulty in obtaining this
informa tion.
As you know, the purpose of my request is to apply the
appropriate provisions of the Aspen Municipal Code and then to
amend the existing plan to, allow. the conveyance by the Smuggler
Mobile Home Owners Association of fee simple title to the lots
presently held as leaseholds. The potential for conveyances of
this na ture will aHo.., the AS$ocia tionthe grea test flex ibil ity
in its financial planning. Indeed there is precedent for this
single family ownership in mobile home parks as is evidenced by
the Smuggler Run development.
At the present time, tile Park consists of 9.133 acres, or
397,833 square feet. Of that total, 254,289 square feet is at
present divided into the existing lots. There is, according to
my calculations, 52,544 square feet of open space, which does
not include the streets in the Park. The average lot size
including the undivided interest in the open space, is 3526.81
square feet, far in excess of tile minimum lot ,size in the 'M.H.P.
zone.
The approval of requests contained in this letter will
not result in any substartive changes to the land use in the
area. As you know, the Aspen City Council, the former owners of
the Park, and my client worked very hard to cause the conversion
of the Park from a rental park to an ownership park, pursuant to
the Precise plan and Subdivision Agreement. I think that the
vast improvements in the Park amply demonstrate that the
co'nversion has been a success. Since the total effect of my
request is to allow for the possible change in the form of
ownership, it would not have the land use impacts of a normal
rezoning, as discussed in Paragraph (d) of Section 24-12.5, or
of a different type of an amendment to a plan of the nature of
the existing Precise Plan.
The Smuggler Mobile Home Owners' Association would
continue to monitor and control all activities in the Park, and
would continue to enforce the covenants affecting all of the
lots for the common benefit of the lot owners. I can for-see no
,.....,
1""'"
Mr. Alan Richman
February 18, 1986
Page Three
substantial changes in the administration of the Park, except
that the Association would not have to act as a collection
agency as it does at the present time, except perhaps in the
rare instance where an individual is unable to obtain financing
on his own.
When the Park was converted from a rental park to an
ownership park, substantial improvements had to be made neces-
sitating the creation of a single entity. Those improvements
have been made, and the officers of the Association now feel
that the lending institution would be more willing to accept a
homesite in the Park as collateri3.1 for the individual loans. It
is of prime importance that this mi3.tter be dealt with i3.t this
time, as the five (5) year obligation encumbering the Park
becomes due in May of 1987. This amendment will allow myc:lient
to avoid the specter of a "Hunter Longhouse type" disaster.
The City of Aspen and its citizens will be well served by
the granting of the requests of my client, as a vital base of
employee housing will be preserved and strengthened. The
residents of the Smuggler Mobile Home Park have demonstrated
that they take a great deal of pride in their homes, first by
initiating ,the purchase of the park and then by seeking and
completing the improvements to the Park. The residents of the
Smuggler Mobile Home Park have by their actions guaranteed the
existence of the Park for many years to come. The conversion to
fee simple ownership will allow each homeowner flexibility in
his or her financial planning, without the sacrifice of the
control of the appearance of the Park as a whole.
My client is seeking the amendment of the Precise Plan
and Subdivision Agreement, the plan for development of the Park,
to allow the subdivision of the Park'into eighty seven (87) ~ots
for the purposes of allowing the conveyance thereof to the
individual owners. I wish to emphasize that there is no inten-
tion to do away with i3.ny of the controls held by the Association
over the individual unit owners, but rather than existing in the
form of i3. lease, these controls will not ti3.ke the form of subdi-
vision covenants. It is intended that the Association and its
Board will retain control regarding the appearance and mi3.inten-
ance of the individual homes and the common area will continue
to be the entity to which the City may look for enforcement of
these regula tions.
1""'\
,-,
Mr. Alan Richman
February 18, 1986
page Four
I anticipate that the lot lines for the subdivided spaces
will appear as on the final plat previously submitted to the
City Engineer's office, which also shows the streets as
constructed. There will be no increase in density, no reduction
of parking or open space, or any other changE!s which would
actually have an impact on the use of the land. My client is
prepared to deliver whatever other documents or information is
necessary to process this application, and to accomplish the
necE!ssary amendments to the Precise plan and Subdivision Agree-
ment for Smuggler Mobile Home park.
I also enclosed the Association's check for the sum of
one thousand five hundred seventy pollars ($1,570.00), whiCh is
the application fee, as well asa <:opy of the final plat for the
Smuggler Mobile Home Park.
r urge your support of this application and I appreciate
your cooperation. please contact me if you have any questions.
Yours very truly,
BAP: jms
Sl)N,
9orpora t. on
Enclosures
cc: Smuggler Mobile Home Owners' Association
Kurt Adams, Acting President of thE! Bank of Aspen
John Kelly, Esq.
Robert Hughes, Esq.
Paul Taddune, Esq.
;.;,i)}''fj'j
;,'-_~i
:;i~it:~
.,'~; ';~t,
" '" ,,' <1>' :r.t'~14;1~ L
-,t::....-c" "".",~..:~ "\'~~"fi',jfID ~)t\Sl"
_ASru;;;.~'l "-;>\';',j",;""""",,,(;jf~_
,r--
tefi8~~g~L
-;:,.1,~~} ':3. ~~j:.ilj2J"I'.i~,
'''S~_(;C'i,mlt..''fJO 1!I.~~~11
,,r-''
~,.
~"''"
'\~f";~
t'o
~~'1"'''''
C..,."..~t>.l ~:h!'~fj\ \
(:'.__ ."t; , " \ \l~
~3~:,~~jJC~
Nor DEUVccIJ,8U2'
AS ADDHESS'::D .-
UNABLE. TO FonV\{;:.-,HD
fTnited stat,,>s of Americ
Dept. of Inter'or
Bureau of Land Man~gement
50269 Highway 6 & 24
Glenwood springs, co 81601
(/;':~R N;~'o
l I'M j
1986
81~\\
-
-
D ~ @ [g D~7{g,rm
APR 1 11986 WJ
-,,"""'-
--,."..---.......::
------......
-~.........;".,.---...
---
--
-
~'
,...."" 4(,,,,,
"~--. "'-""" \..-'
mtqquet'CI't:ll:> Condominfu.ms" ,Join,t Venture
".-"~,, ,.,,' ", , ". '\:'
7 20,,>;.~. ~'~,~:~l1-,"\~ vert ue u' '".
Aspen,?_ ~~;81611 \Z\
~:.<} "'<<:":'~:",:>.-
,
C.~T"it.lac.aF3'~V PLJ.1..2'\1NING 'omc*'"
'; 30 S. GALENA
c<::n..CRi-u:eO 61a1 'I
c
1"'"'..
""""~/"H"""''''~WW ,." 'i,\lI\ll~'!!>I"" ....~
'.:o,.r..I!!I:l U \"~"'lf~ X .>-.".~>'~,.'''>''lI...,'II!'il 1!:l.Plr<t";! '.,
~.:,*,n ;$. t.'t.:ALt:NA
,I~\~ C~OftAOO ~ t, 81 L
r
-
.'
1"11' I @oo~'r1r ~LA 1I!NYN$ omC:i!:
~,.
'{110 $; C;AU" ,,-
Al!!i!"'E~,~blORADO .. HH t
",..."
,~',.'iii'
',~, """,~.", " . ',,' "....,/'<....,; ',:
'~~
!=UflW,<\l"iD!NG ORDER EXPIf'!E'O
Clurie W. 13ennis
240 Lake Avenu"!
Aspen, CO 81611
;.:'\C'Oil~S'''''l:::t: ':", .
c: ;;:,"-:_ C\;lJl<;\lnjJ~:
"''''' ~ '~;;1i
Howard Isao Hatanaka
Sally Jan O'Ne"\l
Post Office Box 42~3
Aspen, CO 81612
Robert and Na'1cy Lamber
Post Office Box ~332
Aspen, CO 81612
(/_? ~ N ,',~
':> . '-0
" APR 9
t P!'oi 1
1986
81':::'\\
_.
~, ~
D rn@~ O~.~..r;
APR I 4 1986 iil
,
A
(;'~N'"
~"{ J('
" APR 9 0
ll~~IC~
&/"'\\)
--
,..,Fo'~
(~:, ;:v~ .,'0
, PM j
1986
&:.~ ~\
~'.:'^":~":-"""~-.......,,,--....,.,..
-.;._-"~"''''"-~
-"-"'~~",._._..,...-
"'-""".--...",,~
--~
---
-
::::;~,..:.:;.~
-......--.,
--"""._."'~-
--
----
----
m(JW~ fr
i;'1
NJR14116 JIf
II. ,
j!.JJ
v
-
?"",o
~'''-''-''-'--'''''''''--
:.-----:
"'""~-'''''''''''~-'''-''
"'_."C'_'_
--=
--
-
D r::& ~ & a VYJ &,..,ri\~~
-nl;
fli}
L Nt? I 4 ~ J~
,~
r'\
MEK>RANOOM
TO: Paul Taddune
FROM:
RE:
Alan Richman
Mi-
DATE:
Smuggler Mobile Home Park
January 27, 1986
---------------------------------------------------------------------
---------------------------------------------------------------------
I have beelil,w()rk.in9 wH,h Brooke Peterson to solve the problems of the
SmugglteF ~Ii>ile ~ome Park wHh respect to subdivision of their lots
illt()ilE~~ .~i1't1!!?,:J!,~ ShEl'1'.?_ Based' on the meeting we held at the end of
1'8~~~.il~L'1'iJ'ilte! SUbmiiUed lto me square footage allocations for each
of tile ~1, uJIliilta in lthe park. My review of this data indicates lthe
following two problems:
1. There are 7 units on lots less than 2500 sq. ft. As you may
recall, we indicated a willingness to consider a code
amendment reducing the minimum lot size requirement in the
MHP zone from 3000 sq. ft. to 2500 sq. ft. However, we now
find that 5 units are on lots of 2400-2500 sq. ft., while 2
units are on lots of 2000-2100 sq. ft. It would be difficult
to justify a reduction of the code standard to this level.
2. In addition to the above probl em, the minimum lot area for
the 87 dwelling units averages out to be 2923 sq. ft., below
the Code standard of 3000 sq. ft. per unit. TO bring the
park into compliance with this provision will require either
that (a) 3 units be removed from the park or (b) we allow
the owners to use. common area (Le. open space,. land used
for the laundry building etc.) to meet this provision.
Brooke is currently looking into how much land is inl eo!lllllOn
owner shi p.
I seek f rom you some di rect ion as to these issue s.
that we would allow the subdivision of nonconforming
SPA overlay on the site? I think Seetions 20-5(c) and
this interpretation.
Is it possible
lots due to the
20-9(c) prohibit
Please send me, your thoughts on this matter.
Brooke and' set a meeting with the three of us,
present so we can address these problems.
I will then contaet
without any others
lA ~ \..Jl
(}.f\...o.o \L",
IV\.
\-e-\) fV-A- {>, ~ \ N.-,<y<> \..v..&... JIO
u\ ~ c... "'- L, ~ A CJ "-'
Q \f0 1\ ->.-J.,,-* ~ ~ '>~\-- V
--.>"'-_<.\_ J-.t.>- -,.\-, vA""",\-::- '" cr- '--, '" ,
~~ 10.."-'-'"' ""-'.... lo\ ~ 'l"-^L R-u..
'-' ' \ ~",.. 'w...J.t.i.1, 't ~ '-C _ -<> _ \ (l''k,A .
-
,A
Brooke
315 E.
Aspen,
Dm@i~~;~ . ~~W1
.i'\.' 2 2 1985
Dear Brooke: ~
I have reviewed your letter to me dated December 27,-1984 concerning the Laundry
Room relocation at the Smuggler Mobile Home Park. Since Council adopted Ordinanc
29, series of 1984 on January 14, 1985, granting the Planning Director the ability
to make minor amendments to adopted SPA plans, I am now able to process your request.
Peterson
Hyman Avenue
CO 81611
I have spoken about this matter with the City Manager and the City Engineer. It is
o;'r opinion that for staff to sign off on the lanudry room location, the plat you
have submitted should be amended as follows:
1. Please designate an appropriate location for the dumpsters for the park
and agree to relocate the dumpsters to that location at the same time as
the laundry room is built.
2. Recordation of a revised plat provides the opportunity to identify as-
built locations on the common improvements within the park as well as
identify the appropriate uses of common areas. The plat should be amended
to indicate common improvements including streets, curbs, utilities,
walkways, lighting and drainage facilities. It should also designate the
usage of common property for trails, open space, guest parking, utilities
or other appropriate needs.
3. Please identify space #301 as the laundry location.
I do not intend to take this. matter before the Planning Commission or the Ci ty
Council for their approval, as that would cost your client additional time and
money. The plat will be finally approved by myself and Jay Hammond.
Please Im~~if I can be
',fir--' U,,:h''1,ftW.., ~
dlVI.....
~1f)PS _/
CITY "'1;', L
CITY Mil." v~. '~SPEN
'vliG"'.H...., ..
Ij OFFICE
cc: Hal SChilling.!
Jay Hammond
of further assistance in this regard.
Sincerely,
~
;;:
Alan Richman
Acting Planning Director
~.'/
Mlnec
w
~;,
li"
fL
I
~
,-
MEMORANDUM
FROM:
Paul Taaaune, City Attorney
Jay Hammond, City Engineer
Alan Richman, Planning and Development Director ~
Smuggler Trailer Park
'1'0:
RE:
DATE:
August 13, 1985
---------------------------------------------------------------------
---------------------------------------------------------------------
I received the attached letter from Bill Tuite, acting as a represent-
ative of the Smuggler Trailer Park. Bill indicates that the owners of
the units would like to obtain fee simple ownership of their lots.
I'd like for each of you to think about any issues which might arise
from this request. Clearly, the transaction would require subdivision
approva1. Could this be done by subdivision exception to p&Z and
Council? What is the effect of the SPA designation over the property
on this request? Should we be looking at any substantive issues
(infrastructure, non-conformities, etc) as part of the review? Can we
even accomplish such a subdivision given the non-conforming status of
many of the lots?
I would really appreciate some brief written comments from each of you
in the next week to ten days so I can get back to Bill. Thanks.
r" ___.0 v-. ,_ \p -\ ~ \ g... tJ . (~~.::::l ')l-t S fA. 1\ '-4~ \
'- - - 2r 0; vI;> <LllC '
[:;--0 _
~~
<;~j.,,L *'
'^"<l ~'-" ~(:, L,h
SQI\ ~)\......"?
1""',
,~
816ll
orl@
JUl
!~
2 4 1985 ' I ,
11
Mr. Alan Richman
Director, Aspen/
130 South Galena
Aspen, Colorado,
.July 19.1985
Pitkin Planning Dept.
Dear Alan,
~_._~.,..__..
I'm writing to you as a representative of Smuggler Trailer
Park in regards to some volunteer work I'm performing for them.
Specifically I am in the process of trying to review and obtain
refinancing options for the park, whose land loan is due in May
of 1987.
One attractive option at this time would be
ownership of individual lots to the owners.
would still be owned by the association, but
would be issued to each owner.
Although there appears to be additional work by all parties
involved, both public and private, local banks have assured us
that conventional and favorable financing would be available
should individual owners mortgage their land and trailer with the
same financial institution.
I would like your thoughts and input as to what the park would
have to do by way of City codes, P & Z, permits if any, etc, to
get the individual lots into fee simple ownership. Please feel
free. to comment on any aspect of this which you might feel is
pertinent.
Your time and effort is greatly appreciated.
g~v~ng fee simple
Common area land
individual deeds
Si,nc.:eJf!1. '
/fttl ~.'
~ili Tuite
212 Cottonwood Lane
Aspen Colorado, al611
c\'1,,'S, ~1o~<;1.
.,'
,.-,
,-.,
D ~@~a'W~m
DEe I 9 1986 U
City Of Aspen, Planning Department
130 South Galena
Aspen Colorado, 81611
Attn. Mr Alan Richman
Dear Alan,
As per your request, attached please find copies of the square
footage allocations for each lot at Smuggler Trailer park AKA
Aspen Mountain Park. These figures were compiled from the
approved plat on file with the City.
We discussed your reviewing these figures and getting back to
us with regards to your initial impression as to our possible
chances in clearing the two steps outlined in the meeting at City
Hall. They were Code Amendment and SPA Amendment. Should you have
any problems or questions please contact me at 925-8622 or
920-3746. Please address any written comments to Brooke Peterson.
Thank you for your time and concern in this matter.
Sin~er" ,
~' I
..~
III Tuite
cc:Brooke Peterson
Smuggler Board
I""",
,-,
LAW OFFICES
BROOKB A. PETERSON
A PROFESSIONALCQRPORATION
315 EAST HYMAN AVENUE
ASPEN. COLORADO 81611
13031925-8166
December 28, 1984
Ms. Patsy Newbury, zoning Official
pitk in County Build ing Department
506 East Main Street
Aspen, Colorado 81611
Re: pitkin Reserve/
Smuggler Mobile Home Park
Dear Patsy,
I received the copy of your Memorandum dated December
17,1984. While my client is actively pursuing the
completion of the laundry room through an amendment to the
S.P.A. designation for the Park, I wish to advise you that
the Homeowners Association has not at this point in time
agreed to anyone year limitation upon the satisfaction of
the condition contained in the agreement requiring Aspen
Mountain Park to construct a laundry room. While I bel ieve
that the building of the laundry room will be accomplished
within that period of time, the written agreement which
purports to create this condition has not been signed by the
Homeowners Association.
As I said, we are in the process of filing an
application to amend the S.P.A. designation for the Park to
allow the location of the laundry room to be moved, since
your offices and the Planning Office determined that we must
pursue such an amendment prior to the issuance of a building
permit, even though the final plat recites that the location
is a proposed one only.
At this point in time, we are however, in agreement
with Aspen Mountain Park as to how to proceed and have no
objection to the issuance of a Certificate of Occupancy for
the existing residence.
1""'. .
~,
Ms. Patsy Newbury
December 28, 1984
Page Two
Hopefully this entire matter will be cleared up without
a great deal of further aggravation on all of our parts.
Thank you for your time and conside~ation.
Please contact me if you have any questions.
Yours very truly,
BAP: jms
cc: Smuggler Mobile Horne Owners Association.
Harold Schilling, City Manager
Paul Taddune, Esquire
Robert Hughes, Esquire
,/Alan Richman
".....",
,~
LAW OFFICES
BROOKE A. PETERSON
A PROFESSIONAL CORPORATION
315 EAST HYMAN AVENUE
ASPEN, COLORADO 81611
D rn@rnO~[g~
DEG 3 11984 II! I
l!!I
(303) 925-8166
December 27, 1984
Mr. Alan Richman,
City of Aspen and
Planning Office
130 South Galena
l',spen, Colorado
Director
PitJdn County
Street
81611
Re: Anendment to S.P.A. and
Designation for Smuggler llobile
Home Park
Dear Alan,
As we discussed, please allow this letter to serve as an
application for the amendment of the final plat under which
Smuggler Mobile Home Park was designated as a specially planned
area pursuant to the Hunicipal Code for the City of Aspen. It
is the purpose of this application to seek the amendment of the
plat to allow:
(a) The construction of the laundry room for the park
on Space 301, as designated on the copy of the
revised plat accompanying this letter, and
(b) To allow that portion of the park previously
designated as the area of the proposed laundry
room to remain open space, and
(c) To have the City, if you feel it necessary,
formally approve the survey and designation of
the respective spaces on the copy of the revised
plat accompanying this letter.
I believe that it is appropriate for the City to allow
these amendments because if one reviews the original Pinal Plat
approved by the City, one will note, (a) that the laundry room
location is designated only as "proposed", not as a final
location and the Association is only seeking to construct the
laundry room within the Park, which is in accordance with the
Precise Plan and Subdivision Agreement, and (b) that there is
a notation on the plat that no one should rely on the plat for
1"""'\
.r"\
Hr. Alan Richman
December 27, 1984
Page 1'\'70
the designation of the spaces. This notation was made bacause
when the final plat was approved, the ,final surveys of the
individual spaces, and the streets had not been completed as
they have now been.
I think it appropriate to note that my client, Smuggler
Mobile Home. Owners Association, is not thinking to amend its
obligations or to be relieved from any obligations under the
Precise Plan and Subdivision Agreement. I would also note that
the new location of the laundry room is more accessible and more
convenient for the residents in the Park and that we are prepared
as soon as we are given a building permit by the City of Aspen
to cause the new laundry/meeting room to be constructed, weather
permitting.
I would appreciate your consideration of this application
at your earliest possible convenience.
Should you desire additional information, please contact
me. I am also available to meet at the convenience of your
offices to discuss the processing of this application.
Thank you for your time and consideration.
Merry Christmas and Happy New Year.
Yours very truly,
Bl\P: jms
Enclosure
cc: Sl'luggler Nobile Home Owners Association
Paul Taddune, Esquire
Robert Hughes, Esquire
Patsy Newbury
. -----
,-,.
^
DEe 1 9 1984
~
MEMORANDUM
oJ!';
CITY OF ASPEN
CJilCX MAl'M:Wfh~Qfltqf
& Smuggler Mobile Home Park File
FROM: Patsy Newbury, Zoning Official
~
DATE: December 17, 1984
RE: Conditions of Certificate of Occupancy for Residence
on Lot 5, Second Ammended Plat
The Certificate of Occupancy will be issued today, however:
t. The conditions of zoning for completion of streets and trail system
shall be met.
2, The Agreement with Smuggler Mobile Home Park to furnish a Laundry/Office
building at a cost of $19,500.00.
3. The Homeowners Association of Smuggler Mobile Home Park, City Planning,
and City Council should ammend the Smuggler Mobile Home Park SPA plat
Eor a location for the Laundry/Office building.
4. This should be settled prior to issuance of any further Certificate of
Occupancy for Pitkin Reserve.
5. Smuggler Mobile Home Park Homeowners should submit plans and location for
the building within 220 days or forfeit their condition.
This seems to me to have been delayed for some time and appears that a time limit
must be set.
cc: Brooke Peterson, Smuggler Homeowners Association
Hal Schilling
PAul Taddune
PN!ar
'.
~....
1"'.
Y,
f,",;
~
CITYtlOF:ASPEN
. ~ :'~~~:J4;\<,;.,>:\:::" '-
~ ,<\l~'",<"",,:,
130 sMJ,b,gal~na street
~~~"""h,,:,,:.,,.
aspe,,~11i;;~~I~rll.do '81611
'''*\303:':925 -2020
~4~Ld{t,,~~":; :
MEMORANDUM
DATE: November 19, 1984
TO: City Manager
'RI,i:llln,ing 'Off~ce
City Engineer
FROM: City Attorney
RE: Smuggler Mobile Home Park
Attached for your review and approval please find an agreement
between Aspen Mountain Park, the Smuggler Mobile Home Owners'
Association ana Pitkin Reserve.
PJT/mc
Attachment
,'.
4;;
^~
,..-....,
-
MlilMOWU;lIlOI4
l).A~E: NovellU>er 9, 1984
~o: City ~anager
FROM: City Attorney
RJ::;: Smuggler Nobile aome Par.k
Forwarded herewith is a copy of the letter from attorney Brooke
Peterson who represent.s the smuggler Mobile Home Owners Associ-
ation in conl'),ection with the Smuggler Mobile Fiollle Parle/Pit.Jdn
Reserve Planned Unit Development. project.
The SII.uggler Mobile Home Park is the "employee housing" eolllponent
of the "free market" Pitkin Reserve developllfmt. Both projects
have a 10llg history of political and plannin9 controversy. ESsen-
tially, the developerS were granted t.he Pitkin Reserve free market
development in retu~ for illlprovinq and upgrading the Sffluggler
Mobile iiollle Park whi,::h \'Ias ,al'ul$lted into the City. Certificates of
occul?i11'1.cy on the Pitkin :RelllE;rve Clol1JPOnent. are expressly condi-
tione<! upon" full comp1il1lnce of all representations and agreements
made in connecti.ol'l with tlul smu99hrr Mob:!.le HO!ll1l! Park. Apl:'ar-
ently, Breoke PetersM 1$ compltl,ining that a certificate of occu-
pancy was issued for "tn'll residents on Pitkin l'leserve before cer-
tain am1i!l'lities were constructed at the mobile home park.
In the past, the City lias );leen de<!lply involved in monitoring the
status of both vrojects anll mdlating t~ various disputes which
have arisen. A meetin9, with the Building Dtipartment and the Plan-
ning Office is schedulelil f01:' 'l'uesday, Nl)ve\llber 13, at 9:00 in your
office to discullls this matter.
PJ'!'/mc
Attachment
ecl' Building Department
,,,~\J:~~ ~1!l:B'\"
r>.
,~
<,
LAW OFFICES
BROOKE A. PETERSON
A PROfESSIONAL CORPORATION
315 EAST HYMAN AVENUE
ASPEN. COLORADO 816n
(3031925-8166
October 29, 1984
HAND DELIVERED
Mr. Paul Taddune
City Attorney
Edwards & Taddune
c/o City Hall office
130 South Galena
Aspen, Colorado 81611
Re: Smuggler Hobile Home Park
Dear Paul,
As we discussed, my client, the Smuggler Mobile Home
Owners' Association, is extremely distressed that a temporary
certificate of occupancy has been issued on the Pitkin Reserve
property. The issuance of this certificate violates the letter
of Precise Plan and Subdivision Agreement for Smuggler Mobile
Home Park. That Agreement specifically provides as follows:
"Pitkin Ltd. is the transferee from the Owner of
the "free market" development rights, which are to
result from and, as hereinafter provided, are
conditioned upon the development activity herein
contemplated, and as such understands, agrees and
acknowledges that, as hereinafter described, the
Smuggler Mobile Home Park and pitkin Reserve
developments are interrelated in that (a) fulfill-
ment of the terms, conditions and requirements of
the City as contained herein (with respect to the
Smuggler Mobile Horne Park) is a pre-condition to
the approvals granted to pitkin Ltd. and that (b)
a certificate(s) of occupancy on "free-market" units
to be developed on the Pitkin Reserve parcel or
any other "free-mar-ket" development rights accruing
as a result of the approvals granted herein shall
not issue until the Cit is satisfied that all of
t e terms, conditions and requirements set forth
herein with respect to the Smuggler Mobile Home
,.."
~
Mr. Paul Taddune
October 29, 1984
Page T,vo
Park are fulfilled or adequate provision for
their fulfillment made."
: (Emphasis added)
The inter-relationship of the Smuggler Hobile Home Park
improvements and Pitkin Reserve was stated expressly once in
Article II, Paragraph C of the Agreement as follows:
"c. Development Allotments. The City acknowledges
and agrees that the conversion of the eighty-seven
(87) mobile home units within Parcel A to restricted
housing units and the construction of seventeen (17)
new mobile home pads and homes within Parcel C
shall and pursuant to the exception provisions to
the allotment procedures of the growth management
quota system set forth in Sections 24-11.2(i) and
(k) does result in the exception from compliance
with the allotment procedures of the growth manage-
ment quota system of development activity consisting
of not less than nineteen (19) otherwise non-exempt
free-market housing units, twelve (12) of which are
to be employed in connection with the Pitkin Reserve
development. However, it is expressly acknowledged,
understood, and agreed that no certificate(s) of
occupancy shall issue on such exempt free market
housing units until such time as the City is satisfied
that the obligations of, agreements made by, and
requirements herein imposed upon the Owner are
met by the Owner." (Emphasis added)
To date, neither Pitkin, Ltd. nor Aspen Mountain Park has
not complied with its agreement to construct the new laundry/
'meeting room in the Smuggler Mobile Home Park. I have discussed
this matter with members of the Board of Directors of the
Association, and with Michael Sekaros, the Park Hanager, and I
have been advised that inspite of the fact that plans have been
presented to Michael Lipkin, along with an estimate for the
replacement cost of the original facility, no agreement has been
reached at this time concerning the laundry room. Accordingly,
I would have to insist that no certificates of occupancy be
issued to Pitkin, Ltd. or any other entity, untO .uestion
of the laundry/meeting room ha n resolved. 'The City ~
under a cle ~re that this e one, as it was the
'ntent of the above referenced Agreement, that the improvements
to the Smuggler Mobile Home Park were to be completed prior to
'the issuance of certificates of occupancy for.the pitkin Reserv
roperties.
----
~
,,-.,
Hr. Paul Taddune
October 29, 1984
Page Three
The representatives of the Board and I are willing to
meet with Michael Lipkin and his representatives at their
convenience, to resolve this problem. I would appreciate
it if you could also be at that meeting.
Your immediate attention to this matter will be
appreciated.
BAP: jms
cc: Smuggler Mobile Home
Owner's Association
Robert Hughes, Esq.
Yours very truly,
-
CITY OF ASQN .
MEMO FROM JAY HAMMOND
r-.
~Q.M..-
--::r::: ~tL 0... t"~">~
Sw..u.n l~ '--I' ~:k^- r~k
~lc~.
--r;;kl "-~f\I\. ~e.- ~ ~&..I.A..t +0
.;:,~ O~ ~k l(__,,^.(J~~ 6) G'i~
~-l-~
- '? OW ~':> > <>-,I\. ~ -\-~ lI1MI..M.t C 0-- {;-G e<t-k,
G~\1 i<0 b... S1'>~17)
- -tf'L ~ rw..1 O~ ,W..';:,,~~
~(.k~ T
fCMA- r~
-C~ M~b~
~ ~k 0-. (lreL a.+ .J
~ 1CMJ QOvv\.
~,
1'.,) c:
... '-J
~ z
.:..'
r'
,
y-
"
)
"
,
;:;"--7
\-.i
II
01
iJ'
.
)>
<
8
~s
:~
v ;:
)>1
::0 ~ry
7-:C
i-
=;
,~'.'
:-,
,~:
,....'
:>
,,~ ---,
.1:::.
:-:
~
I
r
X-
l'
.;'
~
'>(\
:';f.
f
.!=
y
r:-
r
1
,
r
r"
-
J....
.~
r
o
(,
,.
>
Co
[....
r
,
t
t
-
I"""-.,
,.......,
, ,
~ ~ i- f-' :-: >-: :- >-: >-: >-: ;: >-: ;. ;. >-: '- >-: .. >-: "" "" l-' f-' ~ f-' >-: >-: >-: ~~ 2 l,s=
:.A' ~ ~ v'~ v.. v'~ (A (>J tv I'.l rp IV !..J !\.l !'..I r,.; It'; r...... !--' ~ ~ ~ ~ 1-'- ~ r-:- ~ ~ C' w ;...j 0 0 '-'
6~fOQf~NY~Wr~~f~NIO~~~~r~~Ll-'Olw~t~>-:
~~~8$2$~~00~~G~~~~~G~~~~~G~~~T~~~~~
g~O~~~~~~N~~N~~UG~~~~~OOO~~~OW~~~~~G
_~~~~~O~~OO~C~G~~W~~~~~N~~~+~OO~~umu~
;;:.' '.\.,i
r,
'- ......
Z ,..
>......i C'1
.~
. .
,-': --
r-.',
~
'-'-'
)>-,
;0;.., C.,.,.'. "'." ,.' ',-::' ",.,. ....,'. ',.,'. .. ....~ ';..~ '
... - _ '" 'L - _ - _ _ ~'J ,.J 1'<; 1'..) r..:= No,) r,,) ,.,) r;,) i'_' r-J i"-J ~.,j f'.,) l\,) t'J !\) r0 r.,:' ,..... IV r--J \)
~U~~~N~~~~~~~~~~~~~~~POOCOOOOC
5:~~~~Gr~U;~OfQ~l~~:~~f~OO:~~t~C
~fl~~~~U~~N~~NN~~~~N~~~~~~~~U~~~
~i ~ro~,I~O~O~OCiorooo~oo~~ro~~~r')O~~~N~N~
W~~~~N~~W~~OO~~~~~OO~~O~JNOf~N~~~
_ # ~ I-' -'iLl '.D '..j) 0'-. 'CO (..'1 ~ I-' (0 "N 1']'-- 'J rp ...... ...... f':.IJ (,.-J '.J 0 C;J '~I --.fj I-' I G'~ ~
,c,.,D ! I I I I I
~~ ! " ! ; ! : i I
"-1..1 .~.-. :: ; : i i
~ I
Z~ II
H"\-.J
~w I
ell '.D
!'..,)
\U
Vi
IY,
l\. ~,
!
i
I
I
)>~ I i
:s0'..1 ...,J. :,~..,.:...._J ., :-----..t--.. I , .
~E~~,2~~~~~~~S~~~~~~;I:Jg~~~~~~8
€) ; i i i: I I
'fJ): : I ! : i I I
~~~~~~~~~U~~~U~~W~~~~~N~~WU
~B~~~~~~~25a~5~~~%~~~~~~~~~
~'->": i i .! t:
,~ . 1 I
VI ,
C: ~ I"
:z: (..'1 I
'" ,.(, I
+'l+>
tll",1'"
r-
1.
'.!Ii
o
io.J
'N
,
!,..
!
i
[
I
i
I
I
I
I
,
I
I'
I
,
,-
ui
..,.
C
G1
G1
r
(J)i'<j
C:ll
;;:;
<~
1Ti;:1
-()>
H
>r
zn
0;:;
TiZ
"""; H
-i
:J
rt~
~
~ -
~
-1
(})
w
r'-.J
ii'
(,0
v~'
r:>
>;;,-;
~7'
. I;
U)
:'-:)
C
)>
;:)
rrJ
>:..,,'
~,'
~
"
o
o
~
>
;
o
C1
)>
-l
H
o
Z
U1
co
>
U)
rrJ
<:1
o
Z
,
>
v
v
;:Q
o
<
f!1
<:1
I
I
I
I
I
I
C
:J
G..
..,
o
:::
~
-::::I'
~.
Q.
"
~
.
1'0 N
V1
. .~. f>
-,,-'
r.J .
," N
CO
\LI .;,cl
I
,-"
~
i ! ! ;.1 ; j ! i :
: I :' I 1 ! , .
: i I II: i 1 j i ;
I 'i I i I I I i
l~~lN~l~~l~~l~~~N~l~~L~~l~~L~~l
O~~O~~N~WNOONN~~O~oo~b~~o~~N~O~
~W~~~~~O~N~~~O~~~~~~m~W~~Q~~~~~
~8~~~~g
c 'J ~..) G:. CC C .~
i
'...... ,--" ,>~ (.,~ c..'~ G.,) (...J f.A (...J (,,-4 (...J G.,; c..'J (...J (...J ~
~..) 1\) i\) f.~' i-,) 1".) C...J CA ~ ~ .p. ~ ~ ~ (Ii ~
C, !-' i--' 1'-.) rI', \[; f\,) (:1'" 0J ~ .p. "-.l C:' -..[) CO G....
~~OO~N~~~m~~o~~~~
2,2i~;:~2i~3ki
::~::;~~E:~8~
,
~ I; : i I I !
, ' : : Iii I '[ I
j I I i I ! 1 i I I 1
t.,j (...J t..) (,.J !-= I\j ~,) r.,j!-= ~ t.,) r..;, ~.) f..) f'.J Jv I'J tv ~ I-' (;J rlv t.,) !-= ~ 04 ~ J,) !-= (,.J ,J
~N!-=~~!-=~!-=!-=~!-=!-=N~!-=tNNU~O~O~~OO~!-=!-=~
WGW~00m~~~O~(r'nN~'I~o~o~~~row~~~~ro~r"
I Ii! i I ii,
: i ! !! !!!! I
, " i
, . , ' ' ,
~N~~~~~NN~~NNN~NNN~~N~~~~NN~NW~
'J '-.i ".J "-l '-.l ""'-J 'j.J 'J '>."J '-n 0-' CO I-tl rn rn ttl 0-' it! tn, rt! II! "lD '''~l ~,-, ':,c; \Ci ""i .-t; ~'~l 0 ...,
~~~~~~~W~ON~~~G~G~~~~oo~~~~~~~~
~~~~~~~~~N~~~~~~ro~~~~uu~r~ro~~o~
I ' , I ! : i j :
I : i , i ;
i I!'
, I
I I
I '
, I I
i ' ! i : I ! [I i
: : ~" i I i I I '
. .---..-^----.+-.,'~- r I . I' I I I
,,-- I II .' , I
C.j (...J t-' t-' t-'" i-'- ~ t-" !-' ~ ~ I\) t-' r.J 1\) P !-' i-'- (...J ...... t-' r:- f-' r.,:. ~
Ci-'-OOOt-'CN!-'~~i-'-!-'O~~~i-'-i-'-NI\)~I\)O~
~o~m~~~~c~~t-'U~~N~"""~~~~UO~
, ! I I' I ' I
, I .
, i I
i ' I I I I
, ' , " 1" j
~~I\)~~~~NI\)~~~~~I\)~I\)I\)~I\)I\)~~N~
OO~~~~~~~~~~~~~~~~~~~~~~~
!-'~~~~w~N~~~~~~I\)~~O~~I\)~U~~
rt-'w~u~rwm~o~~~~~w~~t-'~~~~~
Ii , iii' II
' ' , I' 1
' I ,
I I Ii!
, ,I
. : I
,I I
I
I
I
I
I
I
('j ,-
bz
:NH
-ii-:
fTj ,.
0*
'"
-<
;
,-, r
-! c>
'.,.:)
H (I')
N H
fT1N
r-n
i--i
3:
~
:::
~
j!!
c.o n
'- ....y.
oN
$:::
~>
~
>r
78
6::0
Z f..l) -4 ^
:;;.....
~ ;;
; >
>:;;
C'
fT1T
{,~, .:....J
Q0
,'I
Z
t:l
H
Z
U1
:>:i
t:l
fT1
:>:i
~
......
~
:>
'-;..i
71
C:
+i
>
lD
fTI
;!::
,
r
o
>
-!
H
Z
rr.
>
~
v
:Z
>
"
~
v
7.J
e,
$
lei
V
!
-.
)~
~
U/ .
.. . '__',"_U t~~.~'"./"_."
"" /v'
~ .
,~' ," ,~
'\1'1 ;'
~ ,t' i
....:;._-~_._,_'.._-
f;
/
--.-.--..1..
/
POST BOX
Pf.:lp'-
I
I
.
!
\
.. \
.-
j ~ ,:)
_'-....._~......:.....Ll..l,...L
.---..-..-..--...---..-
~ " " I
._~~-L'",,---LO_
--_..:.-
~~C>f)r> S:\OV;h\G I~~' C)v0~7
hs:Soc ,
~ -~ .,
S/'1UGGL..€:R
5 peO,<>FRr'r'
MT. PA RX
/
L INS'
Lfu,S,3
. ._......,.... ~_...;._,_._."m.._,_..._
I
,,_,,--_,,__.._,,_-,--_'__'_'-';"''';'.~-'----;---- ~
_."'~--'.~_.iL . . .... --- H". 0-
.
I
/
. ,.......--'.j..
.
..... .. '-'~;" '.:....;..:
.'L~,__I
i
I .
- ~- -T'~~"-~-:.c
I ' .
--..;........7"'-'/-.-..::-....;.......""'-:-.:..:...-'-"..-
I
l
-_.__.;-"-'-
I
I
/.-..
...............:...-,.....--.
. 0 ,et;~
.. ....G'r.~.._.__..-
'-(/(0
..___.._' '''''G-
''I)'
\..p,
. .0-:/
\S>.
! ..........
..~.
...'....,'-
.>--........:'!!..<t'-......
"',~~~'-.....
--.- .,,-:
i
/
.. . r'"....-...._..;.."~,.._._.
_;...._._ ..__._.._.,;'u _.;;...;..;_..:-...
i
I
.:...~_....:.,7/.._. -.:----."':"'-..-.;..~:~~
i .'
I
...-.---".-.-...
{ ._._~~_.....___~_ .-.:0-
._.__..~..._.:__..u_.
~_.
-r!;::l/' ........,.
.'
"
,~
..............~~-,~/
".... LOT '...30 I
vO(/f," ...;.;-~.._'"
.,-:...I{')'j'~.- ..........,_
"('i...C:/-i:
SI.t '
''?~-
. ~_ __._J..or...3Q3
_..0..._'" ......_"..._...,.'..._
~:c
.'
'"--._---_.-.:__.__.~._._--~--
.."..c_...._
-~._. _.._.._.~ --_..:;
- ~._..... --...---'. .-_.:.'::".
POST.
.....
',,"-....
-,............. //
" .. _.~"""Q /".
"....... Q'"
..........,
".
"
..,..---...-.-.....--..-....-..
- N-..-:. .......
"
'"
......
~... '
-............ .
,.
.....
'-- .
:> D ~'" .'
-..1 "~
~
~
-............
.._.,.._<~
.....
-......
----.........
.'~
.............
~
.......,.
(J(:f-( LAt-i::-
----:.. . " -
---
... _~;:- .~:.L:~~;~..::.;rf:$:'.0.;..;~;~fiil!j
'.'
7
,
.-:'" \
// '\',
r/<:'i--\~~'"
/ .: "~ \
, '~i!)
/ "',~ \01
~ ~ ',~, /
( A:!1 1 ~ ~'\'
8 .,' i .,."...'\~,.
d /.; ~ ""l~'~
.. i . -;--r ~~:~: ,"';':,,- "'-
::;:',1 ... J- ':~:;~<:~I.&JU'J @
.... ~...~ "".~.~','\~,).'~.,;~.~IJJa:":
t; x"c\ "'.':' :iU:3
~ a ~<' '~,' -,' eta: tn
lie <ba-':~,"~'
I!
...
~
/o\c:
? .
I?Y
\~ ~
- r
I ~';~.
- ...!
r
.'
,
~
-<'~
e;~
M"'Wl
.. I
/:}/ ~'*
"";/ si! ~
~ ...
f"'- ~ ""
'!!.>/~!./f ..g,
"<>/' ff $
~.l<f .
f ... Ii! B),:
'1 ' 's
:Ii I -
- ~...I i .
'i<-".
,.J~~,<~ '
'.
r
n.
1.
,/
~
;,t:
i
r
f
~
'.
!
~
13
o
..
'"
:0
..
;:;
-'
i
d;c'"
~\.i),Z
~
:
~
@
^
<..?f'-.
ZC\J
Z
~
," -.',:",~
A,
w
w
(f)
'-"
~;::
::l<l
<Xl ii
...
~
I
" .
a: to
a:::>
lLUl
>-7: r5'
z'" '-S'
za:
::>0
UlZ
J
\
~+
G
, .
~
'f'''
~
<3'
~~
.
"
.
g
~,'~
,- r
'-2 :
1-1
o i
!~
aI ,
, E
~~
J
.
.
"
._.........._........~......-
.
;~
.
.~
,
.~
~
PITKIN COUNTY TITLE, Inc.
Title Insurance Company
601 E. Hopkins
Aspen. Colorado 81611
(303) 925-1766
ADJACENT OWNERS LIST & INDIVIDUAL UNIT OWNERS
lit SMUGGLER MOBILE HOME PARK AS OF 02/18/86
~ BALLARD, PAUL W. AND ANN H.
P.O. BOX 2572
ASPEN, COLORADO 81612
BENNIS, CLURIE W.
240 LAKE AVENUE
ASPEN, COLORADO 81611
fit BERGMAN, CARL R. AND CATHERINE M. AND LINDA
P.O. BOX 1365
ASPEN, COLORADO 81612
BISHOP, CHARLES O.
#t~- 731 DURANT AVE.
ASPEN, COLORADO 81611
BUSCH, JON LOWELL
548 RACE STREET
ASPEN, COLORADO 81611
ft CENICEROS, JUNE AND CORDOVA, DIANA J.
0002 AJAX AVENUE
ASPEN, COLORADO 81611
COATES, NELIGH C. JR.
c/o COATES, REID & WALDRON
720 EAST HYMAN AVE.
ASPEN, COLORADO 81611
COCHRAN, WILLIAM W. AND BONNIE C. AND MARGARET B. AND WILLIAM W. II,
1027 EAST 15th AVE.
BROOMFIELD, COLORADO 80020
lit CONSIDINE, JAMES M. AND SUSAN D.
0010 AJAX AVENUE
ASPEN, COLORADO 81611
r"'.
,-..,
PITKIN COUNTY TITLE, Inc.
Title Insurance Company
E'i01 E. Hopkins
Aspen, Colorado 81611
(303) 925-1766
DETWEILER, THOMAS W. AND J. WARREN
P.O. BOX 3654
ASPEN, COLORADO 81612
DULIEN, MERLE JEAN
P.O. BOX 3556
ASPEN, COLORADO 81612
DUNN, JOSEPH AND HALL, LUCY
940 MATCHLESS DRIVE
ASPEN, COLORADO 81611
~ FLOOD, JEFFREY A. AND LESLIE S.
P.O. BOX 393
ASPEN, COLORADO 81612
lit FRIBBS, MARK R. AND MCFARLIN, MARY
P.O. BOX 5010
ASPEN, COLORADO 81612
~ GARDNER, SUSAN R.
P.O. BOX 3685
ASPEN, COLORADO 81612
GARRISH, MICHAEL J.
P.O. BOX 621
ASPEN, COLORADO 81612
GRIFFITH, ANGELINE M.
530 WALNUT STREET
ASPEN, COLORADO 81611
GRIFFITH, WILLIAM M. AND ALICE L. AND RUSSELL, WILLIAM E.
643 FRANKLIN STREET
DENVER, COLORADO 80202
HAAS, MICHAEL E. AND PETERSON, CHRISTINE P. AND WILLIAM G. AND SHIRLEY H.
P.O. BOX 8713
ASPEN, COLORADO 81612
,-
PITKIN COUNTY nTLE, Inc.
HARRIS, DAVID G. AND MARGARET ANN
P.O. BOX 7264, ASPEN VILLAGE
ASPEN, COLORADO 81611
Title Insurance Company
601 ~, Hopkins
Aspen, Colorado 81611
(303) 925-1766
HATANAKA, HOWARD ISAO AND 0 'NEAL SALLY JAN
P.O. BOX 4233
ASPEN, COLORADO 81612
HAUENSTEIN, WARD AND ELIZABETH
535 SPRUCE STRRET
ASPEN, COLORADO 81611
~ HIGGINS, MARILYN AND BRUCE, LARRY
7 AJAX AVENUE
ASPEN, COLORADO 81611
KOPP, STANA. AND ZUPANCIS, ROBERT L.
P.O. BOX 100
ASPEN, COLORADO 81612
~ LAMBERT, ROBERT AND NANCY
P.O. BOX 3332
ASPEN, COLORADO 81612
LAURISKI, STANLEY E. AND ROSE M.
P.O. BOX 803
ASPEN, COLORADO 81612
", LUONG, MEI YEE AND TANG, SAM
P.O. BOX 3682
ASPEN, COLORADO 81612
MAPLE, CHARLES A. AND BRYCE M.
927 GIBSON AVENUE
ASPEN, COLORADO 81611
MARSHALL, ANN
P.O. BOX 10894
ASPEN, COLORADO 81612
.-,
1""'--,
PITKIN COUNTY TITLE, Inc.
Title Insurance Company
601 E. Hopkins
Aspen. Colorado 81611
(303) 925-1766
MORGAN, MICHAEL W. AND HARTHILL, MIRIAM ELMORE
3651 AUSTIN ROAD
BRAWLEY, CALIFORNIA 92227
~ NGO, CUNG LIEN AND SI QUOE
P.O. BOX 8543
ASPEN, CALIORNIA 81612
PETERSON, ANNE
35 LOCUST
MILL VALLEY, CALIFORNIA 94941
RACQUET CLUB CONDOMINIUMS, JOINT VENTURE
720 EAST HYMAN AVENUE
ASPEN, COLORADO 81611
OYHARCABAL, MARY S.
P.O. BOX 251
ASPEN, COLORADO 81612
t1 RACZAK, JOSEPH S. & WEINSTEIN JANET L.
P.O. BOX 4768
ASPEN, COLORADO 81612
REICH, CARL D.
P.O. BOX 898
ASPEN, COLORADO 81612
ROBERTS, PETER H. AND STONE,EDWARD D.
SUITE 301
1512 EAST BROWARD BOULEVARD
FT. LAUDERDALE, FLORIDA 33301
RUTGERS, ANTHONY L. AND DIANE L.
512 SPRUCE STREET
ASPEN, COLORADO 81611
,-,
SHOAF, JEFFREY S.
P.O. BOX 3123
ASPEN, COLORADO 81612
SKUFCA, ELLA V.
P.O. BOX 124
ASPEN, COLORADO 81612
W SMART, JEFFREY, AND KAREN E.
P.O. BOX 10651
ASPEN, COLORADO 81612
SMUGGLER RACQUET CLUB
P.O. BOX 8788
ASPEN, COLORADO 81612
SNELSON, JAMES E. JR. AND NANCY H.
2719 RACE STREET
FORT WORTH, TEXAS 76111
TOP OF ASPEN, INC.
MC CULLOCH OIL CORP..
16838 E. PALISADES BLVD.
POST OFFICE BOX 17795
FOUNTAIN HILLS, ARIZONA 85268
*" TWOHIG, PAUL J. AND JAMES D.
P.O. BOX 12169
ASPEN, COLORADO 81612
VAGNEUR, LOIS M. BROWNELL
P.O. BOX 96
WOODY CREEK, COLORADO 81656
VARE, EDWIN C.
628 WINTHROP AVENUE
NEW HAVEN, CONNECTICUT 06511
~
PITKIN COUNTY TITLE, Inc.
Title Insurance Company
601 E. Hopkins
Aspen, Colorado 81611
(303) 925-1766
."....,
1"""'\
VAUGHN, MAX E. AND ALICE L.
518 SPRUCE STREET
ASPEN, COLORADO 81611
_WARDEN, STEPHEN H.
P.O. BOX 10276
ASPEN, COLORADO 81612
WIRTH, PETER
P.O. BOX 9525
ASPEN, COLORADO 81612
,....",
PITKIN COUNTY nTLE, Inc.
Title Insurance Company
601 E. Hopkins
Aspen, Colorado 81611
(303) 925-1766
ZUPANCIS, ROBERT L. AND CATHERINE L.
936 KING STREET
ASPEN, COLORADO 81611
MINING CLAIMS OWNERS
SILVER KING ASSOCIATES
P.O. BOX 3263
SCOTTSDALE, ARIZONA 85251
SMUGGLER DURANT MINING CORPORATION
SUITE 703
1650 BROADWAY
NEW YORK, NEW YORK 10019
OTHERS:
UNITED STATES OF AMERICA
DEPT. OF AGRICULTURE
FOREST SERVICE
806 W. HALLAM
ASPEN, COLORADO 81611
UNITED STATES OF AMERICA
DEPT. OF INTERIOR
BUREAU OF LAND MANAGEMENT
50269 HIGH01AY 6 & 24
GLENWOOD SPRINGS, COLORADO 81601
CITY OF ASPEN
130 S. GALENA
ASPEN, COLORADO 81611
COUNTY OF PITKIN
506 E. MAIN STREET
ASPEN, COLORADO 81611