HomeMy WebLinkAboutLand Use Case.CU.205 S Galena St.29A-88RECORDED AT
RECEPTION NO.
RECORDING REQUESTED BY:
WHEN RECORDED RETURN TO:
Jane Ellen Hamilton, Esq.
Garfield & Hecht, P.C.
601 East Hyman Avenue
Aspen, CO 81611
O'CLOCK .M.
RECORDER
RELEASE OF DEED RESTRICTION
FOR THE BRAND BUILDING
Pursuant to the Conditional Use Approval granted by the
Planning Commission of the City of Aspen, Colorado, on August 2,
1988, under Section 5- 209(C) (9) of the Land Use Regulations of the
City of Aspen, the Deed Restriction on the Brand Building recorded
in Book 532 at Page 108 Reception No. 287128 of the real property
records of Pitkin County, Colorado is hereby released and waived
and the City of Aspen forever releases any claim or right to such
deed restriction. The effect of this document is to release
Apartments 200, 400, 500 and 1000 located in the real property
legally described as:
Lots G, H and I, Block 88, City and Townsite of Aspen,
Pitkin County, Colorado, also known as The Brand
Building, 203 South Galena Street, Aspen, Colorado
from the requirement that such apartments are restricted to six (6)
month minimum leases with no more than two (2) shorter tenancies
per calendar year, and that all residential units located on the
second level of the Brand Building may be freely ]eased.
IN WITNESS WHEREOF, this Release of Deed Restriction for the
Bra a Building Apartments has been duly executed this ,: �
�ay of
1990.
ATTEST:
Kathryn Vch, ty Clerk
STATE OF COLORADO )
COUNTY OF PITKIN )
CITY OF ASPEN, COLORADO
B
William Stirling, Mayor
The foregoing Release of Deed Restriction for the Brand
Building was sworn and subscribed before me this �,T�`t� —day of
1990 by William Stirling, Mayor of the City of
Aspen.
WITNESS my hand and official seal.
My commission expires:
Notary Publi
TO: Aspen Planning Commission
FROM: Cindy Houben, Planning Office
RE: Brand Building Conditional Use Review Amendment
DATE: December 20, 1988
REQUEST: Conditional Use Amendment approval for residential
dwelling units which are located above street level commercial
uses in a historic landmark and which are not restricted to 6
month minimum leases.
APPLICANT: Harley Baldwin
LOCATION: The Brand Building, 205 South Galena Street, Lots G,
H, and I of Block 88.
ZONING: Commercial Core (CC)
SUMMARY: On August 2, 1988 the Planning Commission held a Public
Hearing for the Brand Building Conditional Use review for
historic structures allowing existing residential unit to delete
the 6 month minimum lease restriction. At that meeting the
applicant represented that a one bedroom employee unit would be
maintained on site. On September 12, 1988 the applicant went
before the City Council requesting condominiumization of the
Brand Building. At that time the applicant indicated that he
would like to pay the affordable housing fee on the employee unit
so that it would not be deed restricted. In other words the
representation to the Planning Commission that the Brand Building
would contain a 1 bedroom employee unit changed.
At the time of the Conditional review before the Planning
Commission, the Planning Office felt that the Commission was
concerned that the building had dramatically changed through the
years leaving only one employee unit. The Planning Office has
determined that the request to remove the one remaining on site
employee unit is a significant modification to the Conditional
Use application, thereby requiring the Planning Commission to
consider an amendment to the Conditional Use approval.
HISTORY: The Planning Commission reviewed an application for a
change in use from commercial to residential use by the current
applicant in October of 1986. This application was approved,
thereby allowing (4) new residential units to be created with the
condition that these be deed - restricted to a minimum 6 month
occupancy requirement. Three other previously existing units
were allowed to be short - termed at that time for a total of seven
units on the property.
DESCRIPTION OF THE PROPOSAL: The applicant is requesting approval
of a conditional use allowed in the CC zone district for
historic structures. The specific request is to amend the prior
approval which allowed the applicant to lift the 6 month minimum
lease deed restriction placed on 4 of the 7 units at the time the
application was reviewed in 1986.
The new Land Use Code, adopted April 25, 1988, specifically
allows the Planning Commission to review the applicant's request
as a conditional use in the CC zone district. Section 5 -209 C.
of the Land Use Code states as following:
The following use is permitted in the CC zone district
subject to the standards and procedures established in
Article 7, Division 3.
Residential dwelling units which are located above street
level commercial uses in Historic landmarks and which are
not restricted to 6 month minimum leases.
According To Roxanne Eflin, the Aspen Historic Preservation
Planner, the Brand Building is listed on the National Register of
Historical Places and is also an Individually Designated
Historic Landmark by the City, thereby qualifying the structure
for this Conditional Use review by the Planning Commission.
REFERRAL COMMENTS:
1) Engineering Department: The following requests were made in
the attached memorandum submitted by Chuck Roth of the
Engineering Department:
1) All existing encroachments in the alleyway be
corrected.
(As you are aware a recommendation has been made to
City Council that an alley improvement district be
formed for the Brand Building alley.)
2) A problem created on the alley from drainage off the
roof of the Brand Building should be corrected. (See
Condition #5.)
STAFF COMMENTS: The following Criteria and Responses are taken
from the August 2nd review of the application. As you are aware
these criteria were adequately addressed by the applicants and
additional conditions were imposed by the Planning Commission
(See conditions listed in the recommendation portion of this
application). The criteria are listed to remind the Planning
2
Commission that the Conditional Use Review was based on the
representation that the Brand Building would contain an employee
unit.
A. Criteria: The conditional use is consistent with the
purposes, goals, objectives and standards of the Aspen Area
Comprehensive Plan, and with the intent of the Zone District
in which it is proposed to be located.
Response: The 1973 Aspen Land Use Plan includes the site of
the Brand Building within the "Central Area" designation.
The following is taken directly from the Plan:
Central Area - To allow the primary use of land for
tourist commercial activity that is essential to the
community's economic vitality in an area that relates
well to the proposed public transportation system, the
ski area and existing tourist oriented businesses.
Ordered yet diversified land uses, such as resident
related commercial, residential and professional office
uses, should be located on the fringe of the central
area. Urban design consideration is an essential
element of future development or redevelopment of the
central area and is necessary to take advantage of the
unusual opportunities presented by its historic
heritage and the relationship of the central area and
Aspen Mountain. This design element includes as
primary concerns the preservation of historic sites,
structures and mountain views, implementation of tree
planting programs, as well as expansion of the
pedestrian oriented mall area.
Short term accommodations appear to be consistent with the
description above. Short term rentals are primarily tourist
oriented and offer a diversified downtown core. Such uses
are also seen as an incentive to historic preservation,
which is consistent with the Plan.
The applicant also adds that the new Land Use Code took into
account the problems regarding second level commercial
operations in the Downtown core and thereby offers
residential uses as a possible option via the Conditional
Use review process.
B. Criteria: The conditional use is consistent and compatible
with the character of the immediate vicinity of the parcel
proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in
the immediate vicinity of the parcel proposed for
development.
Response: The applicant contends that the proposal is
3
compatible with the immediate area. It notes that 3 of the 7
units are already permitted to be leased without minimum
term restrictions. The application notes that residential
uses above first floor uses are common in the area. Such
uses have been generally viewed by the Commission as
desirable, although your support has tended more toward
resident - oriented housing.
C. Criteria: The location size, design and operating
characteristics of the proposed conditional use minimizes
adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash,
service delivery, noise, vibrations and odor on surrounding
properties.
Response: The application states that the proposal will not
cause adverse impacts in regard to visual, pedestrian or
vehicular concerns. It also notes that there will not be
any additional impact regarding noise, parking, trash, or
service deliveries. The staff tends to believe that there
will be increased impacts caused by more frequent service to
the units by maids, service delivery trucks, and trash
service companies. Undoubtedly the units will be marketed
in a way which allows short -term occupancy by tourists to
the community. The staff generally supports the Brand
Building location for small scale tourist accommodations but
feels that the service impacts must be more closely analyzed
by the applicant. Listed below are conditions with respect
to trash service and alley encroachments in response to this
criteria.
with regard to parking, the application is correct in
stating that no parking spaces are required for residential
uses in historic structures in the CC zone district. It is
the opinion of the staff that the Brand Building occupants
will not need a car while staying in the Aspen Area and will
quickly realize that they are within walking distance or
that they have convenient access to the bus system allowing
them to easily get around the area. The Planning staff
encourages the Brand Building units to be advertized as
units which do not require that individuals have a car.
D. Criteria: There are adequate public facilities and services
to serve the conditional use including but not limited to
roads, potable water, sewer, solid waste, parks, police,
fire protection, emergency medical services, hospital and
medical services, drainage systems, and schools.
Response: Adequate public facilities exist at the Brand
Building, however, solid waste disposal has been identified
as an alley problem by the Engineer Department.
4
E. Criteria: The proposed conditional use complies with all
additional standards imposed on it by the Aspen Area
Comprehensive Plan and by all other applicable requirements
of this chapter.
Response: The only additional requirements that the Planning
Staff is concerned about are mentioned in the response to
criteria C.
In summary, the Planning office feels that all the above criteria
were adequately addressed at the August 2 meeting. The only
issue which the Planning Commission must deal with at tonight's
meeting is whether or not to require the applicant to maintain
the on site employee unit.
The applicants represented at the last Planning Commission review
that there would be an on site employee managers apartment and
that this was necessary for the operation of the short term
units. This understanding was one of the reasons the Planning
Office recommended approval of the Conditional review to lift the
6 month minimum lease restriction. It was felt that an on site
manager would help alleviate some of the need for additional
service deliveries and trips to the short term units. Therefore,
we recommend as a condition of approval that the on site unit be
maintained.
RECOMMENDATION: The Planning Office recommends denial of the
amendment request to remove the on site employee unit.
The Planning Office recommends a clarification to the August 2nd
approval of the Conditional Use request (the addition of
Condition #1) to allow residential dwellings on the second floor
level above street level in the Historic Brand Building with no
minimum lease restriction with the following conditions of
approval:
1. The one bedroom unit shall be permanently deed restricted to
the moderate employee guidelines. This deed restriction
shall be filed and recorded with the Housing Authority prior
to the recordation of a condominium plat for the Brand
Building.
2. The applicants shall install a trash compactor on their
property.
3. All existing trash receptacles shall be located on the Brand
Building property outside of the alleyway. The applicants
may explore other trash storage options which must be
acceptable to the Engineering Department (i.e., a below
grade trash storage area which accesses the alley with a
lift system).
5
4. No encroachments shall be permitted in the alley and all
existing encroachments (utility boxes, etc.) shall be taken
out of the alleyway.
5. The roof drainage problem in the alleyway shall be corrected
by the applicant to the satisfaction of the Engineering
Department.
6. The above conditions shall be met by the applicant within
six months of the date of P &Z approval of the conditional
use, or the conditional use permit shall be revoked.
�7IN.3;#Az10tell]
2
A G E N D A
ASPEN PLANNING AND ZONING COMMISSION
August 2, 1988 - Tuesday
4:30 P.M.
Old City Council Chambers
2nd Floor
City Hall
REGULAR MEETING
I. COMMENTS
Commissioners
Planning Staff
II. MINUTES
III. CONSENT AGENDA ITEM
A. Interpretation of a Use in the C -1 Zone District
IV. PUBLIC HEARING
A. Brand Building - Conditional Use
V. PLANNING ITEM
A. Discussion with P &Z on Planning Office Work Priorities
VI. ADJOURN MEETING
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Nancy Cacti, Planning office
RE: Your Next ; ndas
DATE: July 28,
Following is your scl, Iule for the month of August:
August 9 - Speciril Meet : -q - Hamwi GMP /PUD Exemption &
Subdivision (CH)
August 16 - Regular E (Ming - To be cancelled
August 23 - Work Session - Mt. Valley Zoning Issue Paper , Marolt
Ranch Exhibit
A. NEXT
TO: Aspen Planning and Zoning Commission
FROE: Cindy Houben, Planning office
RE: Request for an Interpretation of a Use in the C -1 Zone
District /Consent Agenda Item
DATE: August 2, 1988
REQUEST: Dr. Jack Crandall has requested an interpretation
concerning a use in the C -1 zone district.
DESCRIPTION OF THE PROPOSAL: Dr. Crandall has requested that an
electronics repair and limited sales establishment be allowed in
the Patio Building in the C -1 zone district.
RECOMMENDATION: Staff is recommending that this be approved as
a consent agenda item. Attached is a memorandum to Alan Richman
explaining the staff position on the request.
ch.pcc
TO:
FROM: -
RE:
DATE:
Alan Richman, Planning Director
Cindy Houben, Planner
Patio Building Uses
July 21,, 1988
Attached is a copy of a letter from Jack Crandall requesting that
a small space (250 sq. ft.) in the Patio Building, located in the
C -1 Zone District be allowed to be occupied for an electronics
repair company, with limited sales of electronics goods.
Appliance repair stores are not listed in the use chart for the
C -1 zone district, however, service commercial establishments are
allowed to a limited extent. Furthermore, an appliance store is
an allowed retail use in the C -1 zone.
SECTION 5 -210 B
Service Commercial establishment limited to the following
and similar uses: catering service, financial institution,
office supply store, shop -craft industry parking garage, and
personal service shops including barber shop and beauty
shop.
You have asked me to review this to see if we could make a
finding that the use could be interpreted as an approved use.
The purpose of the C -1 Zone District reads as follows:
SECTION 5 -210 A
The purpose of the Commercial (C -1) Zone District is to
provide for the establishment of commercial uses which are
not primarily oriented towards serving the tourist
population.
Indeed, the proposed use is not a tourist oriented service. It
appears that this proposed type of use would be appropriate in
the C -1 zone district and is similar in nature to the above
listed uses. I recommend that this use be approved, subject to
its acceptance by P &Z on the consent agenda on August 2.
ch.crandall
JACK S. CRANDALL. M.D.
Box 1066
ASPEN. COUDR D U -- Br6r2- C
TELEVHONE 9253071 /
July 14, 1988
Mr. Alan ,lchman
Zoning Department
City of Aspen
Aspen, Colorado 81611
Dear Mr. °Ichmans
I am Writing regarding Unit 24 of the Patio Building
(Zoned C -1). Unit 24 is a small area (about 250 square
feet) on the top floor of the Patio Building. It was occupied
by the Aspen Medical Laboratory until recently.
A gentleman is interested in renting this space, primarily
as a repair shop for small electronic units with sales being of
secondary consideration. The space is the right size for this
use, the work tops and cabinets are ideal without remodeling,
and the prce is right. He hasn't been able to find any
workable space that is affordable in Aspen anywhere, This use
would fit the general nature of the Patio Building, which is
primarily service oriented except for the street level retail
units.
As pa.- of the process of obtaining a city license, the
zoning for this use was evaluated by Mr, Drueding, Although
Mr. Druedinx felt that this would be an ideal use for this
space, he wasn't 100% sure that it met the complete wording
for C -1 zoning. He suggested I consult with you for your
approval for this use, to make sure.
Than'' you for your consideration of this request.
Very truly yours,
Ja?eandall, M. D.
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Cindy Houben, Planning Office
RE: Brand Building /Conditional Use for Historic Structure
Allowing Existing Residential Unit to Delete the 6
Month minimum Lease Restriction
DATE: August 2, 1988
REQUEST: Conditional Use Approval for residential dwelling units
which are located above street level commercial uses in a
historic landmark and which are not restricted to 6 month
minimum leases. •
APPLICANT: Harley Baldwin.
LOCATION: The Brand Building, located at 205 South Galena St.,
lots G, H, and I of Block 88.
ZONING: Commercial Core (CC).
HISTORY: The Planning Commission reviewed an application for a
change in use from commercial to residential use by the current
applicant in October of 1986. This application was approved,
thereby allowing (4) new residential units to be created with the
condition that these be deed - restricted to a minimum 6 month
occupancy requirement. Three other previously existing units
were allowed to be short - termed at that time for a total of seven
units on the property.
DESCRIPTION OF THE PROPOSAL: The application is requesting
approval of a conditional use allowed in the CC zone district for
historic structures. The specific request is to allow the
applicant to lift the 6 month minimum lease deed restriction
placed on 4 of the 7 units at the time the application was
reviewed in 1986.
The new Land Use Code, adopted April 25, 1988, specifically
allows the Planning Commission to review the applicant's request
as a conditional use in the CC zone district. Section 5 -209 C.
of the Land Use Code states as following:
The following use is permitted in the CC zone district
subject to the standards and procedures established in
Article 7, Division 3.
Residential dwelling units which are located above
street level commercial uses in Historic landmarks and
which are not restricted to 6 month minimum leases.
According To Roxanne Eflin, the City. Historic Preservation
Specialist, the -Brand Building is listed on the-National Register
of Historical Places and is also an Individually Desiq: -ated
Historic Landmark by the City, thereby qualifying the struzure
for this Conditional Use review by the Planning Commission.
REFERRAL COMMENTS:.
1) Engineering Department: The following requests were r.:,_. in
the attached memorandum submitted by Chuck Roth c the
Engineering Department:
1) All existing encroachments in the alley-::. be
corrected. be. , � F n c C
2 ) V X 4 1problem0crelated on th alley from drainage o the
roof of the Brand Building should be correc
y CONDITIONAL USE REVIEW:
The following are the criteria for a Conditional Use revi :. as
outlined in Section 7 -301 of the Land Use Code. The app:_ -ant
and staff response are included below. (Please see the at'..:caed
application for a more detailed response to the criteria).
A. Criteria: The conditional use is consistent wit! the
purposes, goals, objectives and standards of the Aspen =.rea
Comprehensive Plan, and with the intent of the Zone Di:'. :
in which it is proposed to be located.
Response: The 1973 Aspen Land Use Plan includes the s, of
the Brand Building within the "Central Area" design - _on.
The following is taken directly from the Plan:
Central Area - To allow the primary use of la;
for
tourist commercial activity that is essential
the
community's economic vitality in an area that r
tes
well to the proposed public transportation systc
the
ski area and existing tourist oriented burin
:_es.
Ordered yet diversified land uses, such as rc.
ent
related commercial, residential and professional
ice
uses, should be located on the fringe of the c
_rat
area. Urban design consideration is an es:-.
_ia
element of future development or redevelopment
she
central area and is necessary to take advantage
the
unusual opportunities presented by its hi
:ric
heritage and the relationship of the central an
and
Aspen Mountain. This design element includ
as
primary concerns the preservation of historic
structures and mountain views, implementation a
ree
planting programs, as well as expansion
-he
2
pedestrian oriented mall area.
Short term accommodations appear to be. consistent with the -
description above. Short term rentals are primarily tourist
oriented and offer a diversified downtown core. Such uses
are also seen as an incentive to historic preservation,
which is consistent with the Plan.
The applicant also adds that the new Land Use Code took into
account the problems regarding second level commercial
operations in the Downtown core and thereby offers
residential uses as a possible option via the Conditional
Use review process.
B. Criteria: The conditional use is consistent and compatible
with the character of the immediate vicinity of the parcel
proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in
the immediate vicinity of the parcel proposed for
development.
Response: The application contends that the proposal is
compatible with the immediate area. It notes that 3 of the 7
units are already permitted to be leased without minimum
term restrictions. The application notes that residential
uses above first floor uses are common in the area. Such
uses have been generally viewed by the Commission as
desirable, although your support has tended more toward
resident - oriented housing.
C. Criteria: The location size, design and operating
characteristics of the proposed conditional use minimizes
adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash,
service delivery, noise, vibrations and odor on surrounding
properties.
Response: The application states that the proposal will not
cause adverse impacts in regard to visual, pedestrian or
vehicular concerns. It also notes that there will not be
any additional impact regarding noise, parking, trash, or
service deliveries. The staff tends to believe that there
will be increased impacts caused by more frequent service to
the units by maids, service delivery trucks, and trash
service companies. Undoubtedly the unite will be marketed
in a way which allows short -term occupancy by tourists to
the community. The staff generally supports the Brand
Building location for small scale tourist accommodations but
feels that the service impacts must be more closely analyzed
by the applicant. Listed below are conditions with respect
to trash service and alley encroachments in response to this
criteria.
3
With regard to parking, the application is correct in
stating that no parking spaces are required for residential
uses in historic ` = structures, in the CC zone district. It is
the opinion of the staff that the Brand Building occupants
will not need a car while staying in the Aspen Area and will
quickly realize that they are within walking distance or
that they have convenient access to the bus system allowing
them to easily get around the area. The Planning staff
encourages the Brand Building- units to be advertized as
units which do not require that individuals have a car.
D. Criteria: There are adequate public facilities and services
to serve the conditional use including but not limited to
roads, potable water, sewer, solid waste, parks, police,
fire protection, emergency medical services, hospital and
medical services, drainage systems, and schools.
Response: Adequate public facilities exist at the Brand
Building, however, solid waste disposal has been identified
as an alley problem by the Engineer Department.
E. Criteria: The proposed conditional use complies with all
additional standards imposed on it by the Aspen Area
Comprehensive Plan and by all other applicable requirements
of this chapter.
Response: The only additional requirements that the Planning
Staff is concerned about are mentioned in the response to
criteria C.
Section 7 -307 of the Land Use Code allows the Planning Director
to recommend conditions of approval which serve the purpose of
the Land Use Code and the Aspen Area Comprehensive Plan. The
Planning Office recommendation is to require that the applicant
upgrade their trash service capacity in order to alleviate the
need for additional trash pick up to occur. In addition, the
basic alley encroachments should be cleaned up pursuant to the
Engineer Department comments.
RECOMMENDATION: The Planning Office recommends approval of the
Conditional Use request to allow residential dwellings on the
second floor level above street level in the Historic Brand
Building with no minimum lease restriction with the following
conditions of approval:
/1. The applicants shall install a trash compactor on their
property.
All existing trash receptacles shall be located on the Brand
Building property outside of the alleyway. The applicants
may explore other trash storage options which must be
acceptable to the Engineering Department (i.e., a below
9
grade trash storage - area which accesses the alley with a
lift system).
3 No encroachments shall be permitted in the alley and all
existing encroachments (utility boxes, etc.) shall be taken
out of the alleyway.
1 4. The roof drainage problem in the alleyway shall be corrected
by the applicant to the satisfaction of the Engineering
Department.
5. The above conditions shall be' met by the applicant within
six months of the date of P &Z approval of the conditional
use, or the conditional use permit shall be revoked.
CH.HARLEY
01
fe
MEMORANDUM
To: Cindy Houben, Planning Office
From: Chuck Roth, Assistant City Engineer
Date: July 24, 1988
Re: Brand Building - Conditional Use
Having reviewed the above referenced application, and having made
a site inspection, the Engineering Department has the following
comments:
1. Insofar as the granting of the conditional use represents an
improvement of property values and revenue potentials to the
applicant, and insofar as the city is able to make requests or
requirements associated with property zoning benefits, the
Engineering Department suggests two requests or requirements.
In the alley there are a number of encroachments of uses perti-
nent to the Brand Building. A plat was not received with this
application, but there appear to be at least four dumpsters in
the alley right -of -way and other utility installations - gas,
water, electric - which appear to be encroaching into the alley.
It is desireable both from a public safety standpoint (the code
requires 20 foot wide emergency access) and from the standpoint
of general ability to make the best use of alleys, to have these
encroachments removed from the alley. It does not appear that
these encroachments are licensed. It may not be appropriate to
be granting conditional use approvals to a structure which has
unlicensed encroachments in the public right -of -way.
There has been a problem with roof drainage at the Brand Building
which is merely drained onto the surface of the alley where it
freezes during winter months, thereby creating an ice hazard.
For new construction, a developer would typically install a
drywell to drain the roof into. (This was done at the Indepen-
dence Lodge Building, also known as the Crossroads Drugs build-
ing.) The Engineering Department would like to see this roof
drain removed from the alley. The other technique besides a dry
well to deal with the water would be to pipe it to the storm
sewer in Mill Street.
cc: Jay Hammond, City Engineer /Director of Public Services `
CR /cr /memo 88.62
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Tom Baker, Principal Planner J
RE: Land Use Plan Process /Issues
DATE: July 29, 1988
PURPOSE: The purpose of this item is to agree on a process for
the Land Use Plan and begin to identify issues which will be
addressed in the Plan. Since our last meeting Council has
identified displacement as our number one priority code
amendment. Staff will be initiating the appropriate amendments
with City Council at their meeting on August 8. P &Z members are
encouraged to attend. following this meeting, the code amendment
will be referred to P &Z for your review.
PROCESS: Based upon P &Z's comments about the need to speed the
process it is the staff's suggestion that we develop a policy
plan for the Land Use Element. This approach will entail
identification of issues with the P &Z, public and staff
participating; development of policy solutions for those issues;
and selection of code amendments to implement the policies. The
process will skip the time consuming stages of data collection
and analysis and instead only bring forth that information needed
to solve the problems you identify.
ISSUES: After P &Z agrees on a process, the P &Z, public and staff
can participate in a brainstorming session to identify issues.
For P &Z's information staff has attached Jasmine's list of issues
and solutions. Additionally, staff has attached the handout from
last meeting on the Planning Office's work program and staffing
situation. These handouts are intended to help you see that we
are very constrained in terms of staffing right now, and can only
address a limited number of priorities at any time.
We are also thinking about going to the public with a "survey"
document to help in two areas:
1. Prioritizing the capital improvements wish list; and
2. Prioritizing land use issues.
We would like your input on whether you view this as a useful
tool in the Land Use Plan process.
TO: Alan Richman
FROM: Jasmine Tygre -
HOMEWORK
PROBLEMS
1. Displacement
a. employees -
b. long -term residenhts who d
icome guidelines but can`St
C. smaller, less- intensive or
being replaced i high -end
d. loss of LP lodges
:)n't fall with in;,employee
afford $500,000�homes
locally- oriented businesses
boutiques
2. Big-; ugly buildings
a.HPC exemptions like Elli's
b.demoloition of non - historic buildings, rebuilt on much
larger scale without going through GMP or other Processe
c.lack of revised FARs in most zone districts
3. Employees
a. Why are there so many more employees looking for
housing than anticipated?
b.Are our calculat6ions of employee generationaccurate?
C. are developers assuming their fair share of responsibity
for housing employees?
d. Is there a way to overcome_; "not in my neighborhood "?
e. What trade -offs are acceptable?
f. conflict between open space /public land and housing
4. Traffic in town and on Highway 82
a. bus ridership declining in town but increasing on
down valley runs:
b. traffic backed up every day during rush hours
C. Is it desirable to have "beetroom communities" serving
a central core? There is disenfranchisement of people
who are dependent on Aspen jobs but have no say in
government decisions
5. Disenchantmmnb::with Growth Management
a. - although statistics may show that growth is at or
below projected accepOtable levels, the perception:,
is that a lot of undesirable growth has Laken place
b. deevelopers cloaim trhat GMP and other regulatory
Prcoesses:.are responsible for such high prices that
"affo9rdable" housing is impossible to produce
5. Growth that occurs outside of GMP
a. HPC exemptions
b, demolition of smaller houses owned by long- termtu
residents - replaced by much larger structures aimed
at the second -home market
C. intensification of commercial uses in reconstructed
iildings (e.g. - Elli's went from one smalli9sh
f'>
retail operation to °4'. +boutiques and 2 restaurants,
Boogie's has a very busy retailo store and restaurant
replacing The Shaft, which was open only for dinner
Possible soloutions to explore
1. Define. the, vaViousuComponents of growth morespecifically
a, separaste permaNENT residential from short -terms
regardless of size (e.g. condominiums)
2. Prioritize various growth segments
a. Quotas have been constant; perhaps quotas shoulod
be adjusted to reflect priorities
3. Land Use plan and maps shoulod indicate which areas
are appropriate for the various growth segments
4. Eliminate GMP exemptions and establish other review
procedures for so- called "lo impact" projects
5. Closer review of changes in use
6. Additional incentives for employee housing
a. waiving of fees
b. bonuses for production or donhation of land
7. Evaluate exactly what it costs government toprovide
employee housing land is not free, and was usually
acquired for other pubhlic purposes
1988 Pl ,arLNG OFFICE WORK PROGRAM SLIMKk.
I
11 HY � �I
P.1
Housing Plan Element
Joint
Tom
10/86 -06/88 Underway
P.2
Aspen Area Land Use /Community
Joint
Tom
04/88- 12 /88- Underway
City
Facilities Element
07/85 -04/88
Complete
C.4 County Code Simplification
P.3
Annexation Plan Element Adoption
City
Glenn
01/88 -09/88 Pend.Adop
P.4
Owl /Castle/Maroon /Buttermilk NPA Plan
County
Tom
05/87 -09/88 Underway
P.5
Smuggler/Red Mountain NPA Plan
County
?
Uncertain NYS
P.6
SH 82 EIS
Joint
Tam
Uncertain Underway
P.7
Burnt Mountain EIS
Joint
Glenn
Uncertain Underway
Current Planning
C.1 City Caseload
City
Cindy /Tom/Alan
Year -round
Ongoing
C.2 County Caseload
County
Francis /Buddy /Glenn Year -round
Ongoing
C.3 City Code Clarification
City
Alan
07/85 -04/88
Complete
C.4 County Code Simplification
County
Glenn/Francis
12/86 -12/88
Underway
C.5 Implement Down Valley Plan
County
Glenn
08/86 -06/88
Complete
C.6 Annexation Implementation
City
Tom/Glenn
01/88 -12/88
Underway
C.7 Transportation Implementation
Joint
Tom
10/87 -12/88
Underway
C.8 Rio Grande SPA Plan
City
Tbm
03/88 -09/88
Underway
C.9 Roaring Fork Railroad Project
County
Cindy
06/87 -03/88
Complete
C.10 Aspen Highlands Resort
County
Francis
05/87 -08/88
Underway
C.11 Aspen Mountain PUD
City
Alan
01/88 -09/88
Underway
C.12 Aspen Institute SPA
City
Alan
Uncertain
Underway
C.13 Aspen Historic Preservation Activities
City
Roxanne
Year -round
Ongoing
C.14 Simplified Application Forms/
Instructions
City
Alan
04/88 -06/88
Complete
C.15 Continuing Aspen Code Priorities
City
Alan
05/88 -12/88
Underway
Administra
A.1
Planning Office Work Program Update
Joint
Alan
Quarterly
Ongoing
A.2
Annual Planning Office Budget
Joint
Alan
07/88 -09/88
NYS
A.3
Staff Evaluations
Joint
Alan
01/88 &05/88
Complete
A.4
Office Move
Joint
Alan
01/88 -07/88
Underway
A.5
Office Reorganization
Joint
Alan
03/88 -09/88
Underway
Note: NYS = Not Yet Started
work
Planning
FR..0 \S
C1.c�y
10*h
MA& C 3 wAt4 \>
The role of the Plazuting Department is to guide and direct the development of
the Community so as to create the most functional and desirable environment
feasible for the present and future citizens. This department is operated jointly
with Pitlan County.
P & D - 30
City Code Amendment Priority List
1.
Fa
3.
4.
5.
�1
7.
RM
VIA
Displacement
To impose affordable housing mitigation requirements (such
as actual replacement or payment of a fee) on the demolition
of existing residential units in Aspen.
Revisions to Quotas
To comprehensively review buildout potential and propose
updated residential, commercial and lodge quotas.
Residential Area and Bulk
To continue the work accomplished in 1987 with respect to
the R -6 zone to determine its applicability to the RMF, O,
R -15, R -15A, and R -30 zone districts.
Lodge /Condominium Preservation
To re- evaluate the status of tourist facilities which are
nonconforming uses (The Gant, Clarendon, etc.) or
nonconforming structures (Aspen Manor ?) to determine whether
they should be granted some form of relief.
Employee Housing Production Incentives
To consider whether incentives for employee housing
production should be created to replace the RBO overlay.
Open Space Zone District
To establish a zone district to be applied to lands intended
for passive open space and not active recreation facilities.
Local- oriented Commercial Incentives
To consider whether incentives should be offerred to
encourage local - serving uses to locate in Aspen, and if so,
to identify and adopt the appropriate incentives (fee
reductions, floor area bonuses, etc.).
Short PUD Process
To permit the conceptual and final PUD stages of review to
be combined when full review process would be redundant and
seerve no public purpose.
Correction Ordinance
To adopt an Ordinance correcting any drafting errors,
omissions or other problems in the new Code (to be initiated
approximately December 1).
Priority Ranking
Code Amendment Staff Rank Council Rank
Displacement 2
Revisions to Quotas 1
Residential Area and Bulk 4
Lodge /Condominium Preservation 6
Employee Housing Incentives 3
Open Space Zone District 8
Local- Oriented Comm'1 Incentives 7
Short PUD Process 5
Correction Ordinance Initiate about December 1
codepriorities
I U Div (0) ON1 Z I Dili 0
TO:
FROM
Aspen Planning and Zoning Commission
Cindy Houben, Planning Office
RE:
Brand Building /Conditional Use
for Historic Structure
Allowing Existing Residential
Unit to Delete
the 6
Month minimum Lease Restriction
DATE:
August 2, 1988
----------------------------------------------------------------
----------------------------------------------------------------
REQUEST:
Conditional Use Approval for residential dwelling
units
which are
located above street level
commercial uses
in a
historic
landmark and which are not
restricted to 6
month
minimum
leases.
APPLICANT: Harley Baldwin.
LOCATION: The Brand Building, located at 205 South Galena St.,
lots G, H, and I of Block 88.
ZONING: Commercial Core (CC).
HISTORY: The Planning Commission reviewed an application for a
change in use from commercial to residential use by the current
applicant in October of 1986. This application was approved,
thereby allowing (4) new residential units to be created with the
condition that these be deed - restricted to a minimum 6 month
occupancy requirement. Three other previously existing units
were allowed to be short - termed at that time for a total of seven
units on the property.
DESCRIPTION OF THE PROPOSAL: The application is requesting
approval of a conditional use allowed in the CC zone district for
historic structures. The specific request is to allow the
applicant to lift the 6 month minimum lease deed restriction
placed on 4 of the 7 units at the time the application was
reviewed in 1986.
The new Land Use Code, adopted April 25, 1988, specifically
allows the Planning Commission to review the applicant's request
as a conditional use in the CC zone district. Section 5 -209 C.
of the Land Use Code states as following:
The following use is permitted in the CC zone district
subject to the standards and procedures established in
Article 7, Division 3.
Residential dwelling units which are located above
street level commercial uses in Historic landmarks and
which are not restricted to 6 month minimum leases.
. f
According To Roxanne Eflin, the City Historic Preservation
Specialist, the Brand Building is listed on the National Register
of Historical Places and is also an Individually Designated
Historic Landmark by the City, thereby qualifying the structure
for this Conditional Use review by the Planning Commission.
REFERRAL COMMENTS:
1) Engineering Department: The following requests were made in
the attached memorandum submitted by Chuck Roth of the
Engineering Department:
1) All existing encroachments in the alleyway be
corrected.
2) A problem created on the alley from drainage off the
roof of the Brand Building should be corrected.
CONDITIONAL USE REVIEW:
The following are the criteria for a Conditional Use review as
outlined in Section 7 -301 of the Land Use Code. The applicant
and staff response are included below. (Please see the attached
application for a more detailed response to the criteria).
A. Criteria: The conditional use is consistent with the
purposes, goals, objectives and standards of the Aspen Area
Comprehensive Plan, and with the intent of the Zone District
in which it is proposed to be located.
Response: The 1973 Aspen Land Use Plan includes the site of
the Brand Building within the "Central Area" designation.
The following is taken directly from the Plan:
Central Area - To allow the primary use of land for
tourist commercial activity that is essential to the
community's economic vitality in an area that relates
well to the proposed public transportation system, the
ski area and existing tourist oriented businesses.
ordered yet diversified land uses, such as resident
related commercial, residential and professional office
uses, should be located on the fringe of the central
area. Urban design consideration is an essential
element of future development or redevelopment of the
central area and is necessary to take advantage of the
unusual opportunities presented by its historic
heritage and the relationship of the central area and
Aspen Mountain. This design element includes as
primary concerns the preservation of historic sites,
structures and mountain views, implementation of tree
planting programs, as well as expansion of the
pedestrian oriented mall area.
Short term accommodations appear to be consistent with the
description above. Short term rentals are primarily tourist
oriented and offer a diversified downtown core. Such uses
are also seen as an incentive to historic preservation,
which is consistent with the Plan.
The applicant also adds that the new Land Use Code took into
account the problems regarding second level commercial
operations in the Downtown core and thereby offers
residential uses as a possible option via the Conditional
Use review process.
B. Criteria: The conditional use is consistent and compatible
with the character of the immediate vicinity of the parcel
proposed for development and surrounding land uses, or
enhances the mixture of complimentary uses and activities in
the immediate vicinity of the parcel proposed for
development.
Response: The application contends that the proposal is
compatible with the immediate area. It notes that 3 of the 7
units are already permitted to be leased without minimum
term restrictions. The application notes that residential
uses above first floor uses are common in the area. Such
uses have been generally viewed by the Commission as
desirable, although your support has tended more toward
resident - oriented housing.
C. Criteria: The location size, design and operating
characteristics of the proposed conditional use minimizes
adverse effects, including visual impacts, impacts on
pedestrian and vehicular circulation, parking, trash,
service delivery, noise, vibrations and odor on surrounding
properties.
Response: The application states that the proposal will not
cause adverse impacts in regard to visual, pedestrian or
vehicular concerns. It also notes that there will not be
any additional impact regarding noise, parking, trash, or
service deliveries. The staff tends to believe that there
will be increased impacts caused by more frequent service to
the units by maids, service delivery trucks, and trash
service companies. Undoubtedly the units will be marketed
in a way which allows short -term occupancy by tourists to
the community. The staff generally supports the Brand
Building location for small scale tourist accommodations but
feels that the service impacts must be more closely analyzed
by the applicant. Listed below are conditions with respect
to trash service and alley encroachments in response to this
criteria.
3
With regard to parking, the application is correct in
stating that no parking spaces are required for residential
uses in historic structures in the CC zone district. It is
the opinion of the staff that the Brand Building occupants
will not need a car while staying in the Aspen Area and will
quickly realize that they are within walking distance or
that they have convenient access to the bus system allowing
them to easily get around the area. The Planning staff
encourages the Brand Building units to be advertized as
units which do not require that individuals have a car.
D. Criteria: There are adequate public facilities and services
to serve the conditional use including but not limited to
roads, potable water, sewer, solid waste, parks, police,
fire protection, emergency medical services, hospital and
medical services, drainage systems, and schools.
Response: Adequate public facilities exist at the Brand
Building, however, solid waste disposal has been identified
as an alley problem by the Engineer Department.
E. Criteria: The proposed conditional use complies with all
additional standards imposed on it by the Aspen Area
Comprehensive Plan and by all other applicable requirements
of this chapter.
Response: The only additional requirements that the Planning
Staff is concerned about are mentioned in the response to
criteria C.
Section 7 -307 of the Land Use Code allows the Planning Director
to recommend conditions of approval which serve the purpose of
the Land Use Code and the Aspen Area Comprehensive Plan. The
Planning Office recommendation is to require that the applicant
upgrade their trash service capacity in order to alleviate the
need for additional trash pick up to occur. In addition, the
basic alley encroachments should be cleaned up pursuant to the
Engineer Department comments.
RECOMMENDATION: The Planning Office recommends approval of the
Conditional Use request to allow residential dwellings on the
second floor level above street level in the Historic Brand
Building with no minimum lease restriction with the following
conditions of approval:
The applicants shall install a trash compactor on their
property.
All existi tra receptacles shall be located on the Brand
Building pr e y outside of the alleyway. The applicants
may explore other trash storage options which must be
acceptable o the Engineering Department (i.e., a below
4
grade trash storage area which accesses the alley with a
yy lift system).
/3. No encroachments shall be permitted in the alley and all
\ existing encroachments (utility boxes, etc.) shall be taken
_ out of the alleyway.
he7�roof drainage pro lem in the alleyway shall be corrected
by the applicant o the satisfaction of the Engineering
1 Department.
The above conditions shall
six months of the date of
use, or the conditional use
/ is W CT'-�
CH.HARLEY
4 OV A�
be met by the applicant within
P &Z approval of the condi tonal
permit shall be k d.
-�-V P,-t �Vq -h�
WS
5
ASPEN /PITKIN PLANNING OFFICE
130 S. Galena Street
Aspen, Colorado 81611
(303) 920 -5090
October 12, 1988
Jane Ellen Hamilton
Garfield & Hecht
601 E. Hyman
Aspen, CO 81611
RE: Brand Building Conditional Use Re- review
Dear Jane Ellen,
We have scheduled your application for re- review by the Aspen
Planning and Zoning Commission at a public hearing on December
20, 1988. The Friday before the meeting date, we will call to
inform you that a copy of the memo pertaining to your application
is available at the Planning Office.
The applicant is required to post a sign and mail notice of the
hearing to adjacent landowners pursuant to Section 6 -205E. of the
Aspen Land Use Regulations.
If you have any questions, please call me.
Sincerely,
Cindy Houben,
Planner
ds
fwroMv e :iIZOOKI
To: Cindy Houben, Planner
From: Chuck Roth, Assistant City Engineer 0 — ` f
Date: August 1, 1988
Re: Brand Building Special Use
These are some additional comments concerning trash. As we
discussed, it appears that the new use at the Brand Building
would generate considerable additional amounts of trash from what
the building now generates. The applicant might choose to
address the additional trash generation by installing a trash
compactor for the building. Whatever the fashion in which the
applicant might choose to address the trash storage needs, it
should be on the applicant's property and not in the public
right -of -way.
It is this reviewer's understanding that an encroachment has
recently been granted at another building for an opening in the
right -of -way similar to the delivery access in the sidewalk by
Aspen Drug. A use of the right -of -way such as that, which does
not restrict emergency vehicle access and delivery vehicle use of
alleys, would be less undesirable than the existing use encroach-
ments at the Brand Building. A difficulty in this particular
situation would be the buried utilities which are in the alley.
Such utilities are not present under the sidewalk at Aspen Drug.
cc: Jay Hammond
CR /cr /memo_88.63
NOTICE TO ADJACENT PROPERTY OWNERS
RE: BRAND BUILDING CONDITIONAL USE
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, December 20, 1988, at a meeting to begin at 4:30 P.M.,
before the Aspen Planning and Zoning Commission, 2nd Floor, Old
City Council Chambers, 130 S. Galena Street, Aspen, CO, to
consider an application submitted by Jane Ellen Hamilton, on
behalf of her client, Harley Baldwin, requesting Condition Use
approval for waiver of a six month minimum lease restriction for
four residential units, second lever, Lots G, H, and I, Block 88,
Brand Building, located at 205 S. Galena Street.
For further information, contact the Aspen /Pitkin County
Planning Office, 130 S. Galena Street, Aspen, CO 81611, (303)
920 -5090.
s. /C. Welton Anderson
Chairman, Aspen Planning and
Zoning Commission
t'
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that a public hearing will be held on
Tuesday, August 2, 1988, at a meeting to begin at 4:30 P.M.,
before the Aspen Planning and Zoning Commission, 2nd Floor, Old
City Council Chambers, 130 S. Galena Street, Aspen, CO, to
consider an application submitted by Jane Ellen Hamilton, on
behalf of her client, Harley Baldwin, requesting Conditional Use
approval for four residential units, second level, Lots G,H, and
I, Block 88, Brand Building, located at 205 S. Galena Street.
For further information, contact the Aspen /Pitkin Planning
Office, 130 S. Galena Street, Aspen, CO 81611 (303) 925 -2020,
ext. 227.
s /C. Welton Anderson
Chairman, Aspen Planning and
Zoning Commission
Published in the Aspen Times on July 14, 1988.
City of Aspen Account.
MEMORANDUM
To: Cindy Houben, Planning Office
From: Chuck Roth, Assistant City Engineer &K
Date: July 24, 1988
Re: Brand Building - Conditional Use
Having reviewed the above referenced application, and having made
a site inspection, the Engineering Department has the following
comments:
1. Insofar as the granting of the conditional use represents an
improvement of property values and revenue potentials to the
applicant, and insofar as the city is able to make requests or
requirements associated with property zoning benefits, the
Engineering Department suggests two requests or requirements.
In the alley there are a number of encroachments of uses perti-
nent to the Brand Building. A plat was not received with this
application, but there appear to be at least four dumpsters in
the alley right -of -way and other utility installations - gas,
water, electric - which appear to be encroaching into the alley.
It is desireable both from a public safety standpoint (the code
requires 20 foot wide emergency access) and from the standpoint
of general ability to make the best use of alleys, to have these
encroachments removed from the alley. It does not appear that
these encroachments are licensed. It may not be appropriate to
be granting conditional use approvals to a structure which has
unlicensed encroachments in the public right -of -way.
There has been a problem with roof drainage at the Brand Building
which is merely drained onto the surface of the alley where it
freezes during winter months, thereby creating an ice hazard.
For new construction, a developer would typically install a
drywell to drain the roof into. (This was done at the Indepen-
dence Lodge Building, also known as the Crossroads Drugs build-
ing.) The Engineering Department would like to see this roof
drain removed from the alley. The other technique besides a dry
well to deal with the water would be to pipe it to the storm
sewer in Mill Street.
cc: Jay Hammond, City Engineer /Director of Public Services
CR /cr /memo_88.62
Dear
.r
ASPEN /PITRIN PLANNING OFFICE
130 S_ Galena Street
Aspen, CO 81611
(3Q3) 925- 2020
Dae: U�
This is to inform you that the Planning Office has completed its
preliminary review of captioned application. We have determined
that your application IS NOT complete.
Additional items required include:
__V A
Disclosure of Ownership (one copy only needed)
Adjacent Property Owners List /Envelopes /Postage (one copy)
Additional copies of entire application
Authorization by owner for representative to submit applica-
tion
Response to list of items (attached /below) demonstrating
compliance with the applicable policies and regulations of the
Code, or other specific materials
A check in the amount of $
Your application�� complete and we h e scheduled it for
review by the on _. We will
call you if we need any additional informa "on prior to that
date. Several days prior to your hearing, we will call and
make available a copy of the memorandum.. Please note that it
IS NOT your responsibility to post your property with a
sign, which we can provide you for a $3.00 fee.
B. Your application is incomplete, we have not scheduled it
review at this time. when we receive the materials we have
requested, we will place you on the next available agenda.
If you have any questions, please call Olw
the planner assigned to your case.
Sincerely,
N PLANNING OFFICE
TO: City Attorney
City Engineer
FROM: Cindy Houben, Planning Office
RE: Brand Building - Conditional Use
Parcel ID# 2737 - 073 -39 -003
DATE: July 5, 1938
Attached for your review and comments is an application submitted
by Jane Ellen Hamilton, on behalf of her client, Harley Baldwin,
requesting Conditional Use approval for four residential units,
second level, Lots, G, H, and I, Block 88, Brand Building,
located at 205 S. Galena Street.
Please review this material and return your comments no later
than July 25, 1988 in order for this office to have adequate time
to prepare for its presentation before P &Z.
Thank you.
r
R
I
\ .s
4w.(
CASELOAD SUMMARY SHEET
City of Aspen
DATE RECEIVED: % L D CASE NO.
DATE COMPLETE
STAFF MEMBER C-
PROJECT NAME:
Project Addre
APPLICANT:
Applicant
REPRESENTATIVE:
Representative'
PAID: ` YES NO AMOUNT:
1) TYPE OF APPLICATION:
1 STEP: 2 STEP:
2) IF 1 STEP APPLICATION GOES TO:
P &Z CC PUBLIC HEARING DATE: Y1 5 a.
VESTED RIGHTS: YES NO
3) PUBLIC HEARING IS BEFORE:
)_ P &Z CC N/A
DATE REFERRED: INITIALS:
Planning Director Approval: Paid:
Insubstantial Amendment or Exemption: Date:
Staff Approval:
Consent Agenda:
Paid:
Date:
REFERRALS:
City Attorney
Mtn. Bell
School District
City Engineer
Parks Dept.
Rocky Mtn Nat Gas
Housing Dir.
Holy Cross
State Hwy Dept(GW)
Aspen Water
Fire Marshall
State Hwy Dept(GJ)
City Electric
Fire Chief
B1dg:Zon /Inspect
Envir. Hlth.
Roaring Fork
Roaring Fork
Aspen Consol.
Transit
Energy Center
S.D.
Other
FINAL ROUTING:
City Atty
Other:
DATE ROUTED:
—Z City Engineer
N
�
FILE STATUS AND LOCATION:
CASE DISPOSITION
BRAND BUILDING CONDITIONAL USE
On August
conditional
restriction
conditions
22, 1988 the Brand Building received approval for a
use application to remove the 6 month minimum lease
on the second floor units. This was approved with the
as listed below.
On September 12, 1988 the applicants requested approval to
condominiumize the units in the Brand Building. At that time the
applicants represented that there would not be an employee unit
because office space was needed. The staff objected to this and
requested that the City Council send the application back before
the Planning Commission for an amendment to the Conditional Use
approval to waive the 6 month minimum lease restriction.
On December 20, 1988 the Planning Commission approved the
amendment to the Brand Building Conditional Use application
thereby allowing the applicant to remove the representation that
there would be an employee unit on site. The applicant will use
the existing employee unit space as office space. The office is
to be used solely for the purposes of operating the Brand
Building Units.
The Conditional Use for the Brand Building is approved allowing
the removal of the 6 month minimum lease restrictions on the
second floor residential units. This approval is with the
following conditions:
1. The applicants shall install a trash compactor on their
property.
2. The applicant shall apply for an encroachment permit for the
roof drainage problem in the alleyway. The existing drainage
problem shall be corrected to the satisfaction of the
Engineering Dept.
3. The above conditions shall be met by the applicant within
six months of the date of this approval or the conditional
use permit shall be revoked. However, the applicant has 12
months in which to satisfy condition # 2 above.
4. if an improvement district is formed the applicant shall
join the district.
In addition the Planning Commission sent the City Council a
resolution requesting the formation of an alley improvement
district for the Brand Building alley. The purpose of the
improvement district is to correct the trash, drainage, traffic
and parking problems of the alley.
ch.bbcu
RONALD GARFIELD*
ANDREW V. HECHT'
WILLIAM K. GUEST, P.C. -*
ROBERT E. KENDIG
JANE ELLEN HAMILTON
eeleo ad.i w
New Yuk Bu
°eiw admitted w
D ftidofCoWmbieBu
•edeo admired w
N6.ka aad Tex. Bu
HAND DELIVERY
June 29, 1988
Mr. Tom Baker
Aspen /Pitkin Planning office
130 South Galena, 3rd Floor
Aspen, CO 81611
RE: Brand Building
Dear Tom:
Enclosed is the Development Application for Conditional Use
Approval of residential dwelling units located above street level
commercial uses in the Brand Building (an historic landmark)
which are not restricted to six month minimum leases. In
conjunction with the Development Application, we have included
the following:
1) A letter signed by the Applicant stating that Garfield
& Hecht is his authorized representatives.
2) A copy of Applicant's Owners Policy of Title Insurance
listing the names of all owners of the property and all
mortgages, judgments, liens, easements, contracts and
agreements affecting the parcel, thus demonstrating Mr.
Baldwin's right to submit the Development Application.
3) An 8 1/2 x 11 inch vicinity map locating the Brand
Building within the City of Aspen.
4) A check made payable to the City of Aspen in the of
$680.00.
5) A list of all property owners located within 300 feet
of the Brand Building, the postage prepaid envelopes for
which will be provided to your office for mailing at least
10 days prior to the public hearing or at least 15 days
prior to the public hearing as required by Section 6- 205(E)
of the Code.
C
JIAd 2 91998
p ¢��
G R FI LD & HECHT, P.
ATTORNEYS AT LAW
TELEPHONE
VICTORIAN SQUARE BUILDING
(303) 925 -1936
TELECOPIER
601 EAST HYMAN AVENUE
(303) 925 -3008
CABLE ADDRESS
ASPEN, COLORADO 81611
' `GARHEC"
GARFIELD & HECHT, P.G.
Mr. Tom Baker
June 29, 1988
Page -2-
0
Should you have any questions regarding this matter, please
do not hesitate to contact us.
Sincerely,
JEH /emm
Enclosure
cc: IIarley Baldwin
GARFIELD & HECHT, P.C.
e Ellen Hamilton
ATTA UMERf 1
AND USE APPLICATION FEW
1) Project Name _ Brand Building
2) project Incaticn 205 South Galena St., Aspen; Lots G, II and I, Block 88,
City and 'mwnsite of Aar an
(indicate street ad d r es s, lot & block comber, legal descripti %here
appropriate)
3) Present Zoning CC 4) Iot Size q °a A
5) Applicannt Name, Address & Phone # Harley Baldwin, 330 E. 59th St.,
Vew York, W 10022
6) Representative's Name, Address & phone # Jane Ellen Hamilton,
Garfield & Hecht P.C. 601 E. Hyman Avenue, Aspen, CO 81611 (303) 9 25 -1936
7) Type of Application (Please check all that apply) :
X Oonditional Use Conceptual SPA Oonoeptual Histori Dev.
Special Review Final SPA Final Historic Dev.
_ 8040 [reanl i ne Conceptual PUD Minor Historic Dev.
Stream Margin Final PUD Historic Demolition
Motmtain view Plane _ Subdivision Historic De=signation
pqdomin Text/Map Amendment GMS Allotment
! _ Iot Split/Int ism _ GK)S Emmp
Adjustment Desaripticn of Ensting' Uses (mmbPr and type of ensting st nx tares;
8) approximate s4• ft.; comber of bedrooms; any previous approvals granted to the
property)-
street l e vel al iises r - level r siden4 -ial imits' 4 ci w hich
are limited to 6 month miniimun leases (see 10/2/86 Planning and Zoning
Approvals)
9) Descripti of Development Application
Conditional use approval rarmwing =, imeul lease requirements
lo) Haye you attached the followiurf?
✓� R2Spam to Attachment 2, Mmimm Sd3nissian Cm*"Its
Response to Attachment 3, Specific Submission Om*mts
Response to Attadmant 4, Review Standards for Your Application
\ VI.r;INITY MAP �iUL�
THE BRAND CONDOMINIU�IA'
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SCALE I"=20.0
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I. INTRODUCTION
The Applicant, Harley Baldwin, is the owner of the real
property known as the Brand Building, 205 South Galena Street,
legally described as Lots G, H and I, Block 88, City and Townsite
of Aspen, Pitkin County, Colorado ( "the Property "). The
Applicant hereby seeks conditional use approval for residential
dwelling units which are located above street level commercial
uses in historic landmarks which are not restricted to six (6)
month minimum leases, pursuant to Section 5- 209(C)(9) of the Land
Use Regulations of the Aspen Municipal Code (the "Code ").
II. BACKGROUND
The Brand Building is listed on the National Register of
Historical Places. The Building currently is composed of street
level commercial uses and seven (7) apartments and appurtenant
recreational facilities on the second floor. Four of the
apartments are currently restricted to six (6) month minimum
leases with no more than two (2) shorter tenancies per calendar
year, pursuant to a grant of conditional use approved by the
Aspen Planning Commission ( "Commission ") on October 2, 1986. The
new amended Code, effective May 25, 1988, makes it possible for a
landowner such as the Applicant to request conditional use
approval for residential dwelling units in historic landmarks
located above street level commercial uses which are not
restricted to six (6) month minimum leases, an option not
?
available to a landowner under the former Aspen Land Use Code.
III. CRITERIA FOR CONDITIONAL USE APPROVAL
The Code states in Section 7 -301 that "conditional uses are
those land uses which are generally compatible with the other
permitted uses in a zone district, but which require individual
review of their location, design, configuration, intensity and
density in order to insure the appropriateness of the land used
in the zone district." In determining whether or not a
particular application is appropriate for the grant of a
conditional use approval, the Commission must consider whether or
not all of the following standards are met:
1) The conditional use is consistent with the purposes,
goals, objectives and standards of the Aspen Area Comprehensive
Plan and with the intent of the zone district in which it is
proposed to be located; and
2) The conditional use is consistent and compatible with
the character of the immediate vicinity of the parcel proposed
for development and surrounding land uses, or enhances the
mixture of complimentary uses and activities in the immediate
vicinity of the parcel proposed for development; and
3) The location, size, design and operating characteristics
of the proposed conditional use minimizes adverse effects,
including visual impacts, impacts on pedestrian and vehicular
circulation, parking, trash, service delivery, noise, vibrations
and odors on surrounding properties; and
4) There are adequate public facilities and services to
serve the conditional use, including but not limited to, roads,
potable water, sewer, solid waste, parks, police, fire
protection, emergency medical services, hospital and medical
services, drainage systems and schools; and
5) The proposed conditional use complies with all
additional standards imposed on it by the Aspen Area
Comprehensive Plan and by all other applicable requirements of
the Aspen Land Use Regulations. (See Section 7 -304)
A. Aspen Area General Plan.
The Aspen Area Comprehensive Plan of 1966 states that a
residential dwelling is appropriate in the central commercial
area and central business areas because of the Plan's emphasis on
encouraging varied and interesting development in established
areas. The 1973 Aspen Land Use Plan states that the primary use
of the central area of Aspen should be activities which relate
well to the public transportation system, the ski area and
tourist oriented businesses. Although the 1973 plan states that
residential uses should be located on the fringe of the central
business area, experience has shown that residences in the
central part of town have proven popular and exist in large
numbers.
The Property is located in the Commercial Core (CC) Zone
District. The purpose of the CC zone district is to allow the
use of land for retail and service, commercial, recreation and
institutional purposes with customary accessary uses to enhance
the business and service character in the central business core
of the City. (See Section 5- 209(A)) The Code also states that
residential uses may be appropriate in the CC zone district as
conditional uses. Applicant's proposed conditional use is
consistent with the intent of the CC zone district. There are
already a number of historically designated buildings in the CC
zone with dwelling units located in them.
In 1986, the City of Aspen approved a Code amendment
allowing non - accessory dwelling units as a conditional use for
designated historic structures in the CC zone district,
recognizing that there were legitimate problems regarding the
viability of second floor commercial uses in the downtown area.
Further, the City found that adding dwelling units to permitted
uses for historically designated structures would provide new
incentives for historic preservation. In addition it was noted
that some people prefer to live in the downtown area and that
residents living above ground level commercial uses let
:WM
"vitality" to the downtown area because of attendant upper level
landscaping and use of outdoor areas. Therefore, granting
Applicant's request for conditional use approval would be
consistent with the zoning regulations affecting the Property and
would not be inconsistent with the Aspen Area Comprehensive Plan.
B. Compatibility With Immediate Vicinity.
Applicant's proposed use is consistent and compatible with
the character of the immediate vicinity of the Property. As
noted above, three (3) of the seven (7) apartments are already
permitted to be leased with no minimum rental restrictions so
removing the minimum lease restrictions from the remaining four
(4) apartments would be consistent. Further, as noted above,
residential uses above first floor levels are common in the area.
The removal of the minimum lease restrictions from
Applicant's property will have no effect on any current
residents, for although Applicant has adhered to the lease
restrictions when renting the apartments, to date none of the
apartments have been used as a primary residence. Thus, those
people who have leased the apartments for a minimum of six (6)
months as required by the Deed Restriction placed of record at
Book 532 Page 108 of the Pitkin County real estate records (a
copy of which is attached as Exhibit " A " ) still use the
apartments on only an intermittent basis. Thus, removal of the
lease restrictions will not displace any long -term residents.
C. Minimization of Adverse Impacts
Granting approval to Applicant's proposed conditional use
will not create any visual impacts, pedestrian or vehicular
circulation impacts or create any adverse parking, trash, service
delivery, noise, vibrations or odor impacts on surrounding
properties because the conditional use applied for is no
different from the actual current use of the Property. As stated
in Section 5- 209(E), there are no off - street parking requirements
for residential uses in historic landmarks. Thus, Applicant is
not currently required to provide off - street parking nor would
grant of his conditional use application require him to provide
any off - street parking.
e
D. Availability of Public Facilities and services.
As all adequate public faciliti
exist for the Brand Building, the
conditional use application will not
such public facilities. Therefore,
sewer, solid waste, parks, police,
medical services, hospital and medical
and school services are available
Building.
es and services currently
approval of Applicant's
change the availability of
all roads, potable water,
fire protection, emergency
services, drainage systems
to tenants of the Brand
-3-
E. Compliance With Additional Standards.
The proposed conditional use complies all additional
standards imposed by the Aspen Area Comprehensive Plan and any
other applicable requirements of the Aspen Land Use Regulations.
IV CONCLUSION
As demonstrated above, Applicant's proposal conforms with
all of the conditional use standards set forth in the Code.
Therefore, Applicant respectfully requests conditional use
approval for residential dwelling units located above street
level commercial uses in his historic landmark building which are
not restricted to six month minimum leases.
4-
J e Ellen Hamilton,
orney for Applicant
-4-
I, Harley Baldwin, hereby authorize Garfield & Hecht, P.C.,
601 East Hyman Avenue, Aspen, Colorado (925 -1936) to act on my
behalf as my authorized representative in all aspects required by
my Development Application.
Dated: J /toe
oA
Harley Baldw'
330 East 59thI Street
New York, NY 10022
(212) 593 -1155
i.
American Land Title Association Commitment - MOf 10/73
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
STEWART TITLE
GUARANTY COMPANY
STEWART TITLE GUARANTY COMPANY, A Texas Corporation, herein called the Company, for
valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in
Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate
or interest covered hereby in the land. ; t} rlttad4 16lf0to,io in $chedule A, upon payment of the
..
premiums and charges therefor; all subs t0 ifs pro onsof.Sehed les A and B and to the Conditions
and Stipulations hereof.
This Commitment shall be effective
of the policy or policies committec
either at the time of the issuance of t
This Commitment is preliminary to
liability and obligations hereunder s
or when the policy or policies core
failure to issue such policy or polici
valid or binding until countersigned I:
vyhgnIhe.iderrtittr of4he proposed Insured and the amount 11
a l . 'd,_iN Schedule A hereof by the Company,
rmrptitmerai or fay sj{ ' uent endorsement.
ssuance of sucht polity or policies of title insurance and all
and termietete six months after the effective date hereof
d for shall isWe, whichever first occurs, provided that the
rttAhe faulvef,the Company, This Commitment shall not be
authorized`Offieer or agent.
IN WITNESS WHEREOF, the Comp#t}+ir has caused this Commitment to be signed and sealed, to
become valid when countersigned by ah- authorized officer or agent of the Company, all in accordance
with its By -Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date."
STEWART TITLE
O.IIAHANTY
ANY
aQ' pRPpq '•'>`��
Chairman of the Board {, o_ �r�o : President
Countersigned by
Authorized Signatory
Serial No. C -1601- 144043
165 25M 7 -87
SCHEDULE A
Order Number: I c_, p' = Commitment Number:
1. Effective date: H7v 24 17?'N At 8:00 A,M.
2. Policy or Policies to be issued: Amount of Insurance
A. ALTA Owner's Policy $ TBD
Proposed Insured:
Harley Baldwin
B. ALTA Loan Policy IS
Proposed Insured:
Premium
TBD
C. $
1 The estate or interest in the land described or refereed to in this commitment and covered herein is fee simple and title thereto is at the effective date hereof
vested in
Harley Baldwin
4. The land referred to in this commitment is described as follows:
Lots G, H and 1,
Plock 88,
CITY A!JD TOWNSITE OF ASPEN
County of F'itE:iri, State of Colorado
Authorized Countersign adire Page 2
1652125M 111871 U
STEWART TITLE
GUARANTY COMPANY
SCHEDULE B — Section 1
Order Number:
L6 0I5
Commitment Number:
Requirements
The following are the requirements to be complied with:
Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest
to be insured.
Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record,
to wit:
Release of Deed of '-'rust: dated August 9, 1976, executed by
Harley Baldwin, aka Harley A. Baldwin, to ?he Public_ Trustee of
Pitkin Count to secure an indebtedness of $560,000.00, in
favor of Maiestic Savings and Loan Association, recorded August.
9, 1 976 in Book 31.5 at Page 251 as Reception No. 186030.
NOTE: Assignment of Rents recorded August 9, 1976 in Book 315
at Page 255 as Reception No. 180 given in connection with
the above 'geed of Trust.
3. Certificate of Satisfactitm issued by the Clerk of the Court,
of judgement in favor of Ronald Weissman, against Harley
Baldwin, in the amount., of $1,000.00, plus court costs, interest
and attorneys fees entered in Civil Action No. 79 C 090, County
Court, Pitkin County, transcript of which was recorded August
8, 1980 in Book 392 at Page 848 as Reception No. 225844.
3. Duly acknowledged release by Chemical Bank, a New York banking
corporation, Mortgagee, of Mortgage from Harley Baldwin in
favor of Chemical Bank, in the amount of $400,000.00, dated
November 12, 1985, recorded November 14, 1485 in Book 498 at
Palle 994 as Reception No. 273090.
4. Duly acknowledged release by Chemical Bank, a New York banking
- :nrporation, Mortgagee, of Mortgage from Harley Baldwin in
favor of Chemical Bank, in the amount of $500,000.00, dated May
14, 1986, recorded May 16, 1986 in Doek 510 at Page 998 as
Reception N--. 2790
NOTE: Agreement of Consolidation and Modification of Mortgage
recorded May 16, 1986 in Book `11 at Page 18 as Reception No.
i'e mination St,al:ernent t' Financing Statement from C.T. Knight,
inc, 1 /b /a C•untry Flower and /or' Rachel Collection, debtor(s),
to f;:.trley Baldwin, secured party, recorded October 10, 1986 in
Boos. 520 at Page 535 as Reception No. 282272, Filing No. 10284,
giving notice of a security interest pursuant. tro the Unitorm
Commer. "ial Code.
6. Ref e a. - e by the Shi =riff of ttie County of Pitkin, of levy in
Civil Action No. Not Stated ", in the Small Claims Court of the
('ounty •_4 Pitkin, Ronald L. Weissman, Plaintiff(s), vs. Harley
Sze Continuation Page
STEWART TITLE
1653 (25M 3186) Page 3 GUARANTY COMPANY
A.�..
CONTINUATION SHEET
SCHEDULE B- Section 1.
Order Number: 160'31) Commitment Number:
Baldwin, Defendant(s), recorded December 12, 1980 in Book 401
at Fsae 341 as Reception No. 229457.
Page
STEWART TITLE
0055 (.QOM 10-87) GUARANTY COMPANY
SCHEDULE B — Section 2
Exceptions
16035
Order Number: Commitment Number:
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the
satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires
f reco for value th a tate or interest or mort a e there n covered by this Commitment.
6. Any ar�d a -d1 urioai� Taxes and ass Psments and any unredeemed
tax sales.
7. The effect_ of inclusions in any general or specific water
conservancv, fire protection, soil conservation or other
district or inclusion in anv_ water service or street
improvement area.
8. Exceptions and Mineral Reservations as contained in Patent to
Aspen Townsite recorded March 1, 1897 in Book 139 at Page 216
as Reception No. 60156.
9. Terms, conditions, obligations and restrictions as set forth
in Encroachment Agreement between the City of Aspen and Harley
Baldwin, recorded January 21, 1986 in Book 503 at Page 726 as
Reception No, 274958.
10. Terms, conditions and restrictions as set forth in Deed Restriction
for the Brand Building Conditional Use Apartments, recorded March
25, 1987 in Book 532 at Page 108 as Reception No. 287128.
11. Any and all Leases and Tenancies. (Leases evidenced by documents
recorded March 25, 1987 in Book 532 at Page 108 as Reception No.
28 7128, and recorded June 6, 1978 in Book 349 at Page 333 as
Reception No. 201610 et.al.)
NOTE: Policies issued hereunder will be subiect to the terms,
conditions, and exclusions set forth in the ALTA 1987 Policv
form. Copies of the 1987 form Policy Jacket, setting forth
said terms, conditions and exclusions, will be made available
upon request.
Exceptions numbered
1654 (25M 11 /87)
are hereby omitted.
Page 4
STEWART TITLE
GUARANTY COMPANY
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STEWART TITLE
OF ASPEN, INC.
602 E. HVMAN • ASPEN, COLORADO 81611 • (303) 925 -3577
June 8, 1988
Garfield and Hecht
601 East Hyman
Aspen, Co. 81611
Attn: Jane Ellen Hamilton
Re: Adjacent owners search (Our Order No. 2655AB)
Dear Jane,
Attached is a list of owners of property within 300 feet of
Lots G, H and I, Block 88, Aspen (The Brand Building).
Although we believe the facts stated are true, this letter is
not to be construed as an abstract of title, nor an opinion of
title, nor a guaranty of title, and it is understood and agreed that
Stewart Title of Aspen, Inc., neither assumes, nor will be charged
with any financial obligations or liability whatever on any
statement contained herein.
If I can be of any further assistance, please give me a call.
Sincerely,
Peter P. Delany (/ L
Title Examiner
OWNERS WITHIN 300 FEET OF LOTS G, H AND I, BLACK 88, ASPEN
Block 80
Aspen Bancorp, Inc.
119 S. Mill St.
Aspen, CO 81611
Block 81
Mill Street Plaza Associates
434 East Cooper
Aspen, CO 81611
City of Aspen /Wheerler Opera
House
130 S. Galena
Aspen, CO 81611
Block 87
Chitwood Plaza Company
C/O David J. Myler
106 S. Mill St.
Suite 202
Aspen, CO 81611
The Maddalone Family Trust
C/O Central Bank of Grand
Junction
2265 Tanglewood Rd.
Grand Junction, Co. 81503
M & W Associates
433 East Cooper St.
Aspen, CO 8161.1
Aspen Fire Protection District
420 East Hopkins
Aspen, CO 81611
Marjorie P. Jenki.nson
403 West Hallam St.
Aspen, CO 81611
C. Associates
C/0 i. MCA Cunninqham
Box 11629
Aspen, CO 81612
Block 88
Aspen Hardware and Supply, Inc
204 S. Mill St.
Aspen, CO 81611
Laura Donnelley
Box 589
Aspen, CO 81612
Mountain Enterprises 80B
4001 Clasen Blvd.
Oklahoma City, Ok 73118
Duvike Condos
William R. Dunaway
P.O. Box E
Aspen, CO 81612
Sabbatini Sport, Inc.
208 South Mill St.
Aspen, CO 81611
Yurt and Lotte Bresntz
Box 70
Aspen, CO 81612
Walter F. Hanysel, Jr.
Box 1034
Aspen, CO 81612
George Vicenzi
Box 2238
Aspen, CO 81612
Albert Kern
430 E. Hyman
Aspen, CO 81611
Levant America
C/O Colonial Naviaqation Co.
17 Battery Place #2246
New York, N.Y. 10004
Barbara G. Seidel
3378 North Lake Drive
Milwaukee, Wi
Co- Ordinated Liquor Services
210 S. Mill St.
Aspen, CO 81611
Block 89
B & K Associates
308 S. Mill St.
Aspen, CO 81611
Robert L. Zupancis & Stanley Kopp
312 S. Hunter
Aspen, CO 81612
Birkwood Associates
Box 3421
Aspen, CO 81612
Lis G. Sorensen
P.O. Box 4994
Aspen, CO 81612
Roarinq Fork Condo (in Block 89)
Bruce E. Carlson
Box 3587
Aspen, CO 81612
Roaring Fork Arms (Block 89)
Robert Brower
423 East Hyman #C -1
Aspen, CO 81611
Loma Alta Corp.
6210 North Central Expressway
Dallas, Tx 75206
Richard A. Galvim
2635 North Terrance Ave.
Milwaukee, Wi
Amelia L. Kopp
Box 100
Aspen, CO 81612
Fritz & Erika Lindner
Graf Eberstein STR7
7570 Baden -Baden
Ebersteinburg, West Germany
Frank J. Woods III
Suite 301A
205 S. Mill St.
Aspen, CO 81611
James D. & Anthony E. Cox
C/0 Aerscape Ltd.
314 S. Mill
Aspen, CO 81612
International Lace, U.S.A. Ltd.
675 E. Cooper Ave
Aspen, CO 81611
Theodore A. Koutsoubos
Paragon Enterprises
419 E. Hyman
Aspen, CO 81611
4.
Joan L. Klar
Box 722
Aspen, CO 81612
Charles W. Racine
Box E -2
Snowmass Village,
Co 81615
Block 93
The Archdiocese of Denver
No Address Available in Public
Records (St. Mary's Church,
Main & Hunter, Aspen, Co. 8161].)
Margaret A. Conner
534 East Hopkins
Aspen, CO 81611
Block 94
W.G. Bullock
Grant E. Bullock
Lavone Kay Staton
Lois Ann Hartman
John E. Mc Nulty
P.O. Box 609
Glenwood Springs, Cc
Aspen Plaza Co.
Box 1709
Aspen, CO 81611
Mason & Morse, Inc.
514 E. Hyman Av
Aspen, CO 81611
Block 95
81601
Arcades Associates, Ltd.
C/O AAirscape Ltd.
314 S. Mill
Aspen, CO 61611
Christine DiBartolo
104 Magnolia Lane
Covinqton, LA 70433
City of Aspen
130 S. Galena
Aspen, CO 81611
Warren J. Conner, Geraldine
Conner, Margie Ann Conner
Johnson, Claude Conner
534 E. Hopkins
Aspen, CO 81611
Maurice Beririo
Suite 912
3475 Mountain St.
Montreal, Quebec
Canada H3G2A4
BPOE #224
P.O. Box 327
Aspen, CO 81612
William G. Clark
1060 W. North Shore Av
Chicago, IL 60626
T & E Restaurant Corp.
Box 4069
Aspen, CO 81612