HomeMy WebLinkAboutLand Use Case.1250 Red Butte Dr.A063-00
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CASE NUMBER
PARCEL In #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
A063-00
2735-013-16003
Aspen Development DRAG
Lot 3 Gaylord Subdivision
Nick Lelack
DRAG
Aspen Development LLG.
Gary Nicholsl John Davis
6127/00
7113/00
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MEMORANDUM
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TO: Design Review Appeal Committee
THRU: Julie Ann Woods, Community Development Director
Joyce Ohlson, Deputy Director~
FROM: Nick Lelack, Planner
RE: Lot 3, Gaylord SubdivisionlRed Butte Drive - Residential Design Standard
Variance for Secondary Mass
DATE: June 27,2000
ApPLICANT:
Aspen Development LLC
REPRESENTATIVE:
Gary Nichols & John Davis
LOCATION:
Lot 3, Gaylord Subdivision
CURRENT LAND USE:
Vacant
PROPOSED LAND USE:
Single Family Residential
ZONING:
R-30/PUD
Lot 3, Gaylord Subdivision
DRAC, June 27,2000
Red Butte Drive
REVIEW PROCEDURE
The Design Review Appeal Committee
(DRAC) may grant relief from the Residential
Design Standards at a public hearing if the
variance is found to be:
· a) in greater compliance with the goals of the
AACP; or,
b) a more effective method of addressing
standard in question; or,
c) clearly necessary for reasons of fairness
related to unusual site specific constraints.
LOT SIZE:
20,452 square feet
SUMMARY:
The applicant is requesting a variance from the
secondary mass Residential Design Standard,
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STAFF COMMENTS:
Aspen Development LLC ("Applicant"), represented by Gary Nichols and John Davis, is
requesting approval for a variance from the secondary mass Residential Design Standard
for a new house to be located on Lot 3 of the Gaylord Subdivision. The lot is vacant.
The subdivision is on Red Butte Drive, on the Roaring Fork River side of the road.
.
Land Use Code Section 26.410.040(B) Building Form states that "the intent of the
buildingform standards is to respect the scale of Aspen's historical homes by creating
new homes which are more
similar in their massing..."
Specifically, the Secondary
Mass standard requires that all
new structures shall locate at
least 10% of their
total square footage above
grade in a mass which is
completely detached from the
principal building, or linked to
it by a subordinate connecting
element. The illustration
demonstrates how a secondary
mass may be connected to a
principal building with a linking element.
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The subject lot is vacant and relatively flat with no unusual site specific constraints.
The subdivision's side yard setbacks are 25 feet, and the R-30 Zone District's are 10 feet
(the application incorrectly states that the R-30 Zone District's side yard setbacks are 5
feet). The Applicant contends that the more stringent setbacks "greatly reduce the
(house's) impact to the neighboring lots and the community". In addition, the Applicant
states that the house is designed in a manner which breaks up the mass with its
"pedestrian scale/friendly" elements.
Staff agrees that the subdivision's setbacks and the proposed house appear appropriate for
the neighborhood. However, Staff does not believe the review criteria are satisfied
because the lot is vacant and Unconstr . esi n does not include a link!
uce e mass 0 e ro osed residence. Staff believes the secondary mass
s site.
RECOMMENDATION:
Staff is recommending denial of the secondary mass Residential Design
Standard variance for a property located at Lot 3, Gaylord Subdivision.
Lot 3, Gaylord Subdivision
DRAC, June 27, 2000
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RECOMMENDED MOTION (ALL MOTIONS ARE STATED IN THE POSITIVE):
"1 move to approve Resolution No. _, Series of2000,approving the secondary mass
Residential Design Standard variance for a single family residence at Lot 3, Gaylord
Subdivision."
ATTACHMENTS:
Exhibit A -- Review Criteria and Staff Findings
Exhibit B -- Development Application
Lot 3, Gaylord Subdivision
DRAC, June 27, 2000
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EXHIBIT A
LOT 3, GAYLORD SUBDIVISION
REVIEW CRITERIA & STAFF FINDINGS
SECTION 26.410 RESIDENTIAL DESIGN STANDARDS
The Design Review Appeal Committee (DRAC) may grant relief from the
Residential Design Standards at a public hearing if the variance is found to be:
a) in greater compliance with the goals of the AACP; or,
b) a more effective method of addressing standard in question; or,
c) clearly necessary for reasons of fairness related to unusual site
specific constraints.
Section 26.410.040(B)(1) Building Form - Secondary Mass.
"All new structures shall locate at least 10% of their total square footage above grade in a
mass which is completely detached from the building, or linked to it by a subordinate
connecting element, "
In response to the review criteria for a DRAC variance, Staff makes the following
findings:
a) in greater compliance with the goals of the AACPj or,
Staff Finding:
Staff does not believe this criteria is met for the variance request. The 2000 AACP
calls for the community to "Promote a standard of design that is of the highest
quality and is compatible with the historic features of the community and
environment." The secondary mass Residential Design Standard implements this
goal and philosophy by requiring the mass of new structures to be broken up, and the
architectural designs to both resemble the character of historic Aspen and to be
harmonious with the existing built environment. Staff feels that an architectural
design can be attained for the site which better implements the AACP.
b) a more effective method of addressing standard in question;
or,
Staff Finding:
Staff does not believe the proposed residence provides any element which more effectively
addresses the secondary mass standard. Staff does not believe this criteria is met.
c) clearly necessary for reasons of fairness related to unusual
site specific constraints.
Lot 3, Gaylord Subdivision
DRAC, June 27, 2000
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StaffPinding:
The subject lot is vacant and relatively flat with no unusual site specific constraints. Meeting
this design criteria is a matter of architectural design and not dictated by constraints posed by
the subject property. Staff does not believe this standard is met.
Lot 3, Gaylord Subdivision
DRAC, June 27, 2000
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County of Pitkin }
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State of Colorado }
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AFFIDA YlT OF NOTICE PURSUk'IT
TO ASPEN LAJ."'ID USE REGULATION
SECTION 26.304.060 (E)
I, k) \1 ~ being or representing an
Applicant to the City of Aspe ,personally certify that I have complied with the public notice
requirements pursuant to Section 26.304.060 (E) of the Aspen Land Use Regulations in the
following manner:
mailing of notice, a copy of which is attached here
st -class, postage prepaid
U,S. Mail to allow
. three hundred (300) feet of the subject
the attached list, on the
,199 w'
day of
. prior to the public hearing date of ).
2. By posting a sign in a conspicuous place on the subject property (as it could be seen
from the nearest public way) and that the said si!Zn was posted and ~isible continuously
. --u;e:v ~ , ~.
from the a -a day of er U1ve.... , -89-_. (Must be posted for at leasU~"\ (113) full '
days before tJ:e hearing date). A photograph of the
(Attach photograph here)
Z5 r& day
~by
'MOO
'Signed before me this
.TLLY1~
Cba (l/ /\/ (e ho (s
(
\V1TNESS MY HAi.'ID AND OFFICIAL SEAL
My commission expires: ~-/S--04
PROJECT:
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LAND USE ApPLICATION
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Lo-t 3 c,""'\lo....1. S"WlVl'!>tl>"\. ReJ. wtk.., 1;>"'lV~
(Indicate street address, lot & block number, legal description where appropriate)
ApPLICANT:
TYPE OF ApPLICATION: (please check all that apply):
o Conditional Use 0 Conceptmil PUD
o Special Review 0 Final PUD (& PUD Amendment)
~ Design Review Appeal 0 Conceptual SPA
o GMQS Allotment 0 Final SPA (& SPA Amendment)
o GMQS Exemption 0 Subdivision
o ESA - 8040 Greenline, Stream 0 Subdivision Exemption (includes
Margin, Hallam Lake Bluff, condominiumization)
Mountain View Plane
Lot Split
Lot Line Adjustment
Name:
Address:
Phone #:
REPRESENTATIVE:
Name:
Address:
Phone #:
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Temporary Use
Text/Map Amendment
o
o
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Conceptual Historic Devt.
Fina! Historic Development
Minor Historic Devt.
Historic Demolition
Historic Designation
Small Lodge Conversion/
Expansion
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Other:
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc,)
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PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
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Have you attached the following?
o Pre-Application Conference Summary
o Attachment #1, Signed Fee Agreement
o Response to Attachment #2, Dimensional Requirements Form
o Response to Attachment #3, Minimum Submission Contents
o Re31ponse to Attachment #4, Specific Submission Contents
o Response to Attachment #5, Review Standards for Your Application
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ASPENIPITKIN
COMMUNITY DEVELOPMENT DEPARTMENT
Agreement for Pavment of City of Aspen Development Application Fees
CITY OF ASPEN (hereinafter CITY) and Q.ep~ Dee Jt',,-lapM~ L L G
(hereinafter APPLICANT) AGREE AS FOLLOWS: -
APPLICANT has sUbmi+ to CITY an application for ~J
L.n "3 6ft./.
(hereinafter, TIlE PROJECT), ,1
1.
~ub
? APPLICANT understands and agrees that City of Aspen Ordinance No. 45 (Series of 1999)
establishes a fee structure for Land Use applications and the payment of all processing fees is a condition precedent
to a determination of application completeness.
3. APPLICANT and ClTY agree that because of the size, natUre or scope of the proposed project, it
is not possible at this time to ascertain the full extent of the costs involved in processing the application,
APPLICANT and CITY further agree that it is in the interest of the parties that APPLICANT make payment of an
initial deposit and to thereafter permit additional costs to be billed to APPLICANT on a monthly basis,
APPLICANT agrees additional costs may accrue following their hearings andlor approvals. APPLICANT agrees he
will be benetited by retaining greater cash liquidity and will make additional payments upon notification by the
CITY when they are necessary as costs are incurred. CITY agrees it will be benefited through the greater certainty
of recovering its full costs to process APPLICANT'S application.
4. CITY and APPLICANT further agree that it is impracticable for CITY scaff to complete
processing or present sufficient information to the Planning Commission and/or City Council to enable the Planning
Commission and/or City Council to make legally required findings for project consideration, unless current billings
are paid in full prior to decision.
5, Therefore, APPLICANT agrees that in consideration of the CITY's waiver of its right to collect
full fees prior to a determination of application completeness, APPLICANT shall pay an initial deposir in the
amount of S which is for _. hours of Community Development stalf time, and if actual
recorded costs exceed the initial deposit, APPLlCANT shall pay additional monthly billings to CITY to reimburse
the CITY for the processing of the application mentioned above, including post approval review. Such periodic
payments shall be made within 30 days of the billing date, APPLICANT further agrees that failure to pay such
accrued costs shall be grounds for suspension of processing, and in no case will building permits be issued until all
costs ass~ciated with case processing have been paid.
CITY OF ASPEN
APPLICANT
tLL~
Julie Ann Woods
Community Development Director
By:
Da 5""-.22-66
Mailing Address: GPt1Gy l\.,hchot-!\
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g:lsup port\forms\agrpayas.doc
12/21/99
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Aspen-Telluride Real Estate ~~ ~
& Development ~
P.Q, Box 8116
A'pen, CO 81611
Bu.. (970) 925.1043
Fox (970) 925.1063
May 22, zooo
Aspen Community Development Department
13 0 S Galena Street
Aspen CO 81611
RE: design review appeal for ordinance 30.
Dear Sarli,
The owner of (Lot 2 and 3, Gaylord Subdivision, City of Aspen) is Aspen Development,
LLC. P.Q, Box 8116 Aspen CO 81612, which consist {JfJohn Davis, Steve Belotti, and
Gary Nichols.
We authorize and consent to Gary Nichols representing us in the following request:
Please call with any questions.
Cc. John Davis
Steve Belotti
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.M~.A WARD and ASSOCIATES jnc
, '.. ,kWlrA a~chitecture andpJElhni"g "
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April,2000 ' ,
Request for variance
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Thispr-oposed ~ingl$ familyresidencefollqwS the int~nt, of the Residel1tial Design
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GuidelilJElS. ,All standards,' except one O!!the guidelines have beencompliect with ,
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, thoroughlyal1d are in complian.ce witp the ,Aspen area ComlJ1unity,Plan; Theproposecl
, residence strictly folloWs:' , " , , ' "
, 1)Site,dEl$ignloriEmtation".'"
"2) P~t<ing and garage one~tion ,
, ,S)Building elem~rits: in regards to. street oriented'windQws. front door requirements' '
",. "''>'-,':,',',-;,','' '"".','"'~",'-'}':"':,, ~:':':"':"'i:,"'.-'. :' ~,'I",''-,''",,~, "" """:'.,.::'.,.., ,,,",',.':",,:,':',:,:, ',::,'
and a frontporcn of at~ 50 sq.' ft. Also, tf:le1. one story street facing element', ' "
' , , requirement./1as been met notooly ontf:le front but all siCleswlththe w;e of additional
'covered porches'ahd setting ~ckine' upperleJel fJoOr.to~lI~ the massing to ,be '
'broken up into SmC\lfer elementS. Street facirig wIndows follow the ordinance with '."
plaCemerrt and shape. ,No light well~protrudepast the front fC\cade, " ,
' , 4) Material ~~ions are~hown arid designed with true/natUral expression. A natural '
st~ne baseisprOYlded, next'~ligl)ter" mat~iialsare.then ~edonl:Jpper level, ,"
, elem,ents which are ~ arcl1iiectura/expectations. , '
5) The proposed residence is flanked, to the westby aonErstory home and to the '
ea'St by a twO-story home. Inflection is met by one storyelem~ts~n the west side,
" with the garage and covered area, Also. tneeast side of the resi~nce mainly'
',appears one~story. again with a coveredpptph wrappingthe east side. ,
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2945 Cente~ Green Court:, 5uite A . Boulder, Colora!=lo B03,01 . (303) 442-120,1
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The proposed residence does not strictly follow the secondary mass requirement. This
requirement is an implement which steers the design of homes toward more broken-up
massing and less imposing two-story "block" houses.
The design of this proposed residence shows numerous broken up elements and virtually
no imposing elevations. All elements are pedestrian scale/friendly.
Please also note that the city standards for side-yard setbacks are 5 feet for this zoning. This
particular subdivision has more stringent side-yard setbacks of 25 feet, which are followed
with this design, This alone relieves the impact to neighbors, So, not only is there an
additional 20 feet of setback on each side but also one-story elements on all sides which
greatly reduces the impact to the neighboring lots and community.
To summarize, the proposed residence follows the new Residential Design Guidelines in
all required areas except one. In lieu of the secondary mass requirement, numerous design
elements and massing have been implemented to relieve this requirement; among these
are covered porches, setback second levels, many dormer elements and roof
configurations to break up large two-story planes, Also, additional side yard setbacks have
been observed.
Thank you for your consideration,
M!d !/Aid
Mark B. Ward
Architect
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A TT ACHMENT 1
ASPEN/PITKIN
COMMlTNITY DEVELOPMENT DEPARTMENT
City of Aspen Development Application Fee Policy
The City of Aspen, pursuant to Ordinance 45 (Series of 1999), has established a fee strUcture for
the processing of land use applications, A flat fee or deposit is collected for land use applications
based on the type of application submitted. Referral fees for other City departments reviewing
the application will also be collected when necessary. One check including the deposit for
Planning and referral agency fees must be submitted with each land use application, made
payable to the AspenJPitkin Conununity Development Department. Applications will not be
accepted for processing without the required application fee,
A flat fee is collected by Conununity Development for Administrative Approvals which
normally take a minimal and predictable amount of staff time to process. The fee is not
refundable.
A deposit is collected by Community Development when more extensive staff review is required,
as hours are likely to vary substantially from one application to another. Actual staff time spent
will be charged against the deposit. Several different staff members may charge their time spent
, on the case in addition to the case planner. Staff time is logged to the case and staff can provide
a summary report of hours spent at the applicant's request.
After the deposit has been expended, the applicant will be billed monthly based on actual staff
hours. Applicants may accrue and be billed additional expenses for a planner's time spent on the
case following any hearing or approvals, up until the appticant applies for a building permit.
Current billings must be paid v.ithin 30 days or processing of the application will be suspended.
If an applicant has previously failed to pay application fees as required, no new or additional
applications will be accepted for processing until the outstanding fees are paid. In no case will
Building Permits be issued until all costs associated with case processing have been paid.
"vben the case planner determines that the case is completed (whether approved or not
approved), the case is considered closed and any remaining balance from the deposit will be
refunded to the applicant.
Applications which require a deposit must include an Agreement for Payment of Development
Application Fees. The Agreement establishes the applicant as being responsible for payment of
. all costs associated with processing the application. The Agreement must be signed by the
party responsible for paymen~ and submitted with the application and fee in order for a
land use case to be opened.
The current complete fee schedule for land use applications is listed on the reverse side.
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ASPEN/PITKIN COMMUNITY DEVELOPMENT
2000 LAND USE APPLICATION FEEs
CA TEGORY
HOURS
DEPOSIT
Major
Minor
Staff Approvals
Flat Fee
12
6
2,310.00
1,155.00
480.00
Exempt HPC
Minor HPC
Significant HPC <1000 sq, ft.
Significant HPC >1000 sq. ft.
Demolition, Partial Demolition, Relocation
Referral Fees - Environmental Health
Major
Minor
Referral Fees- Housing
Major
Minor
Referral Fees - City Engineer
Major .
Minor
,-
Hourly Rate
FLA T FEE
265.00
, 65,00
480.00
1155.00
2310.00
2310,00
330.00
170.00
330.00
170.00
330.00
170.00
195.00
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ATTACHMENT 3
MINIMUM SUBMISSION CONTENTS
1.
Applicant's name, address and telephone number, contained within a letter signed by the
applicant stating the name, address, and telephone number of the representative
authorized to act on behalf of the applicant.
The street address and legal description of the parcel on which development is proposed
to occur.
A disclosure of ownership of the parcel on which development is proposed to occur,
consisting of a current certificate from a title insurance company, or attorney licensed to
practice in the State of Colorado, listing the names of all owners of the property, and all
mortgages, judgments, liens, easements, contracts and agreements affecting the parcel,
and demonstrating the owner's right to apply for the Development Application.
An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen.
A site improvement survey including topography and vegetation showing the current
status of the parcel'certified by a registered land surveyor, licensed in the State of
Colorado. (This requirement, or any part thereof, may be waived by the Community
Development Department if the project is determined not to warrant a survey document.)
A site plan depicting the proposed layout and the project's physical relationship to the
land and it's surroundings.
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\' A written description of the proposal and a written explanation of hovv a proposed
development complies with the review standards relevant to the development application.
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A IT ACHMENT 4
Specific Submission Contents
DRAC
All applications for the Design Review Appeal Committee shall include the following:
1. Neighborhood block plan at I "=50' (available from City Engineering
Department) Graphically show the front portions of all existing buildings on both
sides of the block and their setback from the street in feet. Identify parking and
front entry for each building and locate any accessory dwelling units along the
alley. Indicate whether any portions of the houses immediately adjacent to the
subject parcel are one story (only one living level).
2, Site plan an" = 10'. Show ground floors of all buildings on the subject parcel, as
proposed, and footprints of adjacent buildings for a distance of 1 00' from the side
property lines. Show topography of the subject site with 2' contours.
v 3, All building elevations at 1/8" = l' -0.
/4. Floor plans, roof plan, and elevations as needed to verify that the project meets or
does not meet the "Primary Mass" standard.
5. Photographic panorama. Show elevations of all buildings on both sides of the
block, including present condition of the subject property. Label photos and
mount on a presentation board
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6. A written e~planation of the requested variance and an explanation of why a
variance would be appropriate, with respect to the standards provided in Attachment
5, and the provision of any offsetting design features which may mitigate impacts of
the design variance.
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A 1/ACHMENT 5
Review Standards: Design Review Appeal Committee
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The following standards shall be used by the Design Review Appeal Corrunittee when considering
granting a variance from the "Residential Design Standards." Please explain, in writing, how your
project meets one of the following:
A. The proposed design yields greater compliance with the goals of the Aspen area
Community Plan (AACP); or,
B. The proposed design more effectively addresses the issue orproblem a given standard or
provision responds to; or,
C. The proposed design is clearly necessary for reasons of fairness related to unusual site
specific constraints. '
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BROOKE A. PETERSON
GIDEON I. KAUFMAN"
HAL S. DISHLER~
LAW OFFICES OF
KAUFMAN & PETERSON, P.C.
OF COUNSEL;
ERIN FERNANDEZ EL Y'~
315 EAST HYMAN AVENUE, SUITE 305
ASPEN, COLORADO 81611
TELEPHONE
(970) 925-8166
FACSIMILE
(970) 925-1090
. ALSO AOMIITEO IN MARYlAND
- ALSO ADMITTED IN TeXAS
... ALSO ADMmEOIN FLORIDA
VIA HAND DELNERY
November 10,1999
Aspen Development, LLC
c/o Gary Nichols
936 King Street
Aspen, Colorado 81611
Re: Purchase olLots 2 and 3. Gaylord Subdivision
Dear Gary:
Congratulations upon the acquisition of Lots 2 and 3, Gaylord Subdivision!
I am enclosing herewith for your reference a closing booklet containing originals or copies
of all of the documents executed or received in connection with the purchase. You should review
this documentation and contact me if you have any questions. I would suggest that this
documentation be retained in order to answer any questions which may arise in the future.
Again, my congratulations upon this purchase and, if you have any questions, please do not
hesitate to contact me.
Yours very truly,
BAPlljk
Enclosure
realestate\c1os--pur-nichols gaylord
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