HomeMy WebLinkAboutcoa.lu.ec.Aspen Club Lodge A39-91
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CASELOAD SUMMARy SHEET
City of Aspen
DATE RECEIVED: 7101;91
DATE COMPLETE: ;;;- _ "r _ q I
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STAFF MEMBER: LL
PARCEL ID AND CASE NO.
A39-91
PROJECT NAME: Aspen Club Lodqe SUbdivision Exemption ApPlic.
Project Address:
Legal Address:
APPLICANT: Reinhold Aspen Inc
Applicant Address: 709 E. Durant Aspen. CO 81611
925-6760
REPRESENTATIVE: Sunnv Vann. Vann Associates. Inc
Representative Address/Phone: 230 East Hopkins Avenue
Aspen. CO 81611 925-6958
PAID: YES
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NO AMOUNT: $870.00 NO. OF COPIES RECEIVED 4
TYPE OF APPLICATION:
1 STEP:
2 STEP:
P&Z Meeting Date
PUBLIC HEARING: YES
NO
CC Meeting Date~/ / Q.
VESTED RIGHTS: YES NO
PUBLIC HEARING: YES c(3)
VESTED RIGHTS: YES NO
Planning Director Approval:
Insubstantial Amendment or Exemption:
Paid:
Date:
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REFERRALS:
. city Attorney
Y.. cft~ Engineer
- Housing Dir.
Aspen Water
City Electric
Envir.Hlth.
Aspen Con. S.D.
Mtn Bell School District
Parks Dept. Rocky Mtn NatGas
Holy Cross State HWYDept(GW)
Fire Marshall State HwyDept(GJ)
Building Inspecto~ .
Roaring Fork ~ Other '
Energy Center "';":~\'U:...-.Jn. ' , wJc'l
I ~\\ \ c "V ~' IV,'..<)
DATE REFERRED: I / /1 / if / INITIALS: . W- "
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--- city Engineer ___Zoning ___Env. Health
Other:
___ city Atty
___ Housing
FILE STATUS AND LOCATION:
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MESSAGE DISPLAY
TO
CC
Leslie Lamont
Diane Moore
CC
Amy Margerum
From:
Postmark:
Jed Caswall
Aug 07,91 4:52 PM
Subject: Aspen Club Plat Amendment
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Message:
This is to confirm my discussion with you in which I suggested that
the ordinance related to the above noted matter is, in my view, un-
necessary and not called for by the Code. Assuming the remodeling of
the lodge is undertaken per all applicable building/zoning codes and
is duly permitted, the plat amendment illustrating the modified re-
configuration of the lodge can be presented for approval. The
proposed ordinance that I reviewed is more of a site specific develop-
ment plan and I do not feel the Code calls for Council to approve all
the details for a plat amendment.
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May 14, ,1993
Mr. Sunny Vann
Vann Associates
230 East Hopkins
Aspen, Colorado
Avenue
81611
Dear Sunny,
Staff has reviewed your letter dated April 5, 1993 regarding the
Aspen Club Lodge. As I understand your letter, you are requesting
a code interpretation for the reconstruction of the Aspen Club
Lodge's east wing. More specifically:
1. Whether at grade spaces, which are located beneath an
overhang or roof, but which are not surrounded by an exterior
wall, count in the calculation of floor area and at what point
the calculation is triggered; and
2. Above-grade existing deck area that is counted in floor
area calculationS (because it is covered by a projection from
a building) may be enclosed without increasing the building's
floor area.
Your letter does not reference a specific section of the code,
however staff has assumed that your questions refer to section 24-
3-101 Definition of Floor Area subparagraph Band C of the
Municipal Code. That section defines floor area and the measures
by which it is calculated.
Exhibit 3, furnished with your letter, depicts a carport for the
east wing of the Aspen Club Lodge. Paragraph "1" of your letter
refers to "spaces" and staff assumes you mean parking spaces.
According to the Code section 24-3-101 Floor Area subparagraph eC),
carports and garages are exempt from floor area calculations, up
to 500 square feet per dwelling unit, for a lot whose principal use
is residential, but the parking area for lodges is not exempt.
Exhibit 3 portrays a carport design under the east wing of the
Aspen Club Lodge.
In addition, Exhibit 3 includes a retaining wall approximately 2-
3 ft. into natural grade. Staff has interpreted that the wall is
considered an exterior wall and therefore this area would be
included in floor area calculations.
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In reference to the second question regarding existing above grade
decks, staff has referred to section 24-9-105 Floor Area
subparagraph (A) (1). Although the April 5, 1993 letter does not
provide floor area calculations for the existing Aspen Club Lodge,
staff believes that the lodge already exceeds the allowable floor
area as calculated by current code. This interpretation is based
upon conversations with lodge representatives and reviews of the
lodge during their recent renovation. A non-conforming lodge may
be restored as of right if less than 75% of the floor area or
exterior wall area of the entire structure is demolished or
destroyed. Staff's interpretation of "restored" is to put back
into it's original state. Therefore, the above grade deck space
that has been calculated as floor area may be used in restoration
of the east wing.
However, a complete demolition and reconfiguration of the east wing
would not be interpreted as restoration and redevelopment will be
required to comply with the existing zone district regulations.
For the L/TR zone district, the floor area ratio is 1:1 for the
entire parcel.
Before further review by staff or
take-offs of the existing building
determine the floor area of the
portions of the building are exempt
building permits are issued,
must be reviewed by staff to
existing structure and what
from floor area calculations.
In summary, the-.proposed "carport" beneath the east wing would not
be exempt from floor area calculations and only "restoration" of
the east wing may include all the calculable floor area of. the
existing building.
Please call me if you have questions regarding this interpretation.
Sincerely,
Diane Moore, City Planning Director
cc: Stryker/Brown Architects
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MEMORANDUM
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TO:
Mayor and Council
Carol ~d, City Manager
Amy Mar~um, Planning Director
THRU:
THRU:
FROM:
Leslie Lamont, Planning
DATE:
August 12, 1991
Aspen Club Lodge Condominumization Plat Amendment and
Vesting- 1st Reading Ordinance __
RE:
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SUMMARY: The new owners of the Aspen Club Lodge propose structural
and programmatic changes to the lodge and wish to vest those
amendments. The lodge was condominiumized in 1983. Pursuant to
Section 7-1007 C (2), a condominumization shall only be modified
by approval of city Council.
Staff recommends approval of Ordinance
see attachment A.
at first reading, please
COUNCIL GOALS: This review process is consistent with Council Goal
# 14.
PREVIOUS COUNCIL ACTION: Subsequent to the Aspen Club Lodge
ea.k.a. Woodstone Inn) condominiumization, several significant
development changes were reviewed by the&1anning Department and
city Council. Attached for your review is a summary of the history
and documents attesting to the approved changes, please see
attachment B. .
IN
BACKGROUND: Tl.e Aspen Club Lodge ea.k.a. Woodstone Inn) was
condominiumized{pebruary of 1983. ,The condominiumization has been
amended several times. Please see attached history with supporting
documents.
The current Lodge is a non-conforming structure in the
Lodge/Tourist Residential zone district in several aspects: the
Lodge exceeds the allowable external floor area, rental space
exceeds allowable internal floor area~~ired open space and on-
site parking are non-conforming. ~
Pursuant to Section 9-103.C.1 a nonconforming structure may be
extended or altered in a manner that does not change or that
decreases the nonconformity. The applicant's propose to reduce
the number of lodge rooms, relocate the restaurant downstairs to
the existing bar/lounge area, relocate the kitchen and bar,
construct a new conference room, and provide new guest and staff
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support space including ski-tuning area, men's and women's spas,
and office, lockers and a lounge for the staff.
The renovation is intended to slightly reduce the external floor
area by removing a portion of the roof overhang~ ~ the basic
vOlumxwill remain virtually unchanged. !cxA.+
The internal floor area rental space will remain the same and the
non-unit space will increase slightly. The renovation will not
increase the building's total internal floor area.
There are no proposed changes to the on-site parking or open space.
The renovation of the Aspen Club Lodge ~ mplished in two
phases. The first phase include ?????????.... intended to be
completed by December of 1991. Phase wo will commence in the
spring of 1992. Each phase has been developed to stand on its own.
')lI:ttS Upon completion of phase one, -:tr'the owners (deCide to sell or
not pursue~~h~~ two~the ~uture operation of the lodge or the site
appearanc nr not co promJ.sed. f'l?1((y
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In summarY;~he proposed renovation does not increase the
nonconforming aspects of the Lodge. The renovation will either
decrease or alter the structure in a manner that does not increase
the nonconformities.
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frtf 3. All encroachments and their licence numbers need to be shown on
. ' the new plat. This includes the licence for the awning on Spring
~ street and any new encroachment licenses that may be issued.
~ 4. A handicap access was installed from the sidewalk to the lodge
V ~~-as a requirement of the last review but there is no handicap access
nCWld',O from the street onto the sidewalk in this area. We recommend that
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REFERRAL COMMENTS:
a site visit, the
comments:
1. The existing parking spaces which are numbered 9-18 on the :;;'5 ~Ij
submitted plans and the curbs which define these spaces appear tOA ~
encroach into the alley. A survey needs to be done by a licenced JO~
surveyor to determine the amount of encroachment. . Since Municipal ~ l~
Code requires an emergency access width of 20 feet for alleys, a? (). _,/
these parking spaces will have to be located within the propertY'D';}\k;q~" \,$ '.'
boundary. "_ eM I fJ/"t.1
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2. There is a stone wall which appears to extend out into the '.)oM"') .()
right-of-way of Spring Street and is not a licenced encroachment. vJ~
The applicant must submit a survey by a registered surveyor which ~'1I5.
determines whether or not this wall encroaches into the right-of-
way and if necessary obtain an encroachment licence before issuance
of a building permit.
Having reviewed the above application and made
Engineering Department has the following
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one be constructed in the sidewalk in this area before a building
permit is issued.
5. Trash storage access is adequate. Since this area is different
than what is shown on the original plat, it needs to be shown on
the new plat.
6. The applicant needs to submit a plat which complies with the
requirements in section 24, article 7-1004 D. 2. a. (2) of
Municipal Code.
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P DISCUSSION: Pursuant to Sec~'on 7-1003 C (2) a
condominiumization shall be modified only by approval of City
Council. There are no specific standards for an amendment.
A.,S However, staff reviewed the application for compliance with past
-lVII, I h. approvals and the extent to which the proposed renovation is
~~ ~ consistent with the dimensional requirements of the zone district.
~~1. Compliance with original approval ~
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4m ~~~. RESPONSE: It appears from the documents that the only conditions
~W U of approval that have not been m~..,"i ~I:r.e the recordation of the
~j\ amended condominiumization Plat~t.~u'f affordable houling unitsk
.eo- be provided upon \:he sale .r "'Vllv..yance or ~~ individual
condominium unit, WftS mrcondition of the 1985 agreemen~. T,ha~ is ~(~
condition is still binding. Therefor~ at such time when individual
condominiums are sold/the four affordable units shall be provided
pursuant to the regulations set forth in the 1985 agreement. eI
SHOULD TIE THIS TO CURRENT APCHA GUIDELINES)..--. y~- is ~t f?2<c.e ct ;,~
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The 1985 amendment also requiredA2,22~ square feet of the former .
Anchorage restaurant,( in ~the basement) 't1e; be closed off through
removal of natural light ventilatip}l, and all mechanical
systems. In ~ / belo grade space j'e:ounted in floor area
ons. Currently, the Land Use Code excludes below grade
space from floor area calculations so the renovation will U~i1iZ
the p eviously closed off,space for conference facilitie~ . . ... ,'.L
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The applicant's shall obtain encr achment licensesX from the l..:l( l ~
Engineering Department eht8. Those <It.\o O~e.
encroachments and the recorda ion number shall be identified on the eocLz,
final plat. It ~ ~c..roa~ Dds+.
2. Compliance with L/TR Zone r~Jct will
RESPONSE: The Aspen Clu~odge is c"~ntlY nonconforming in
several aspects. The re~~ation~rnrn~L~ either decrease some
nonconformities or alter without increasing the nonconformities.
However, parking spaces 9-18 eas indicated on the site plan)
encroach into the alley by approximately 2-3 feet. Phase.~wo of
the renovation proposes to remodel the east wing. During the
-; remodel the applicant may either pull the parking spaces further
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If parallel parking were used, the applicant would have to
eliminate some parking spaces resulting in an increase in the on-
site parking nonconformity. The L/TR zone district enables the
reduction of parking via a cash-in-lieu payment. The applicant
will then be required to make a cash-in-lieu payment for any
further reduction in on-site parking. ???111111?????1?11?????
fT on Officer will review the plans to make a final
nn ~ eterminati regarding the incre ecrease' floor area,
~ both externa and intern nd shall determine wn er the
~ renovation does J. maintain or decrease the nonconfo 'ies
.i'is / of the lodge.
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~' (WAITING FOR REST. INFO. TO ESTABLISH A BASELINe FOR FUTURE CONDo
tA\vJAV~ USE REVIEW) ~.
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OPAM5 ~ RECOMMENDATION: Staff recommends approval of the plat amendment
Yl~". for the Aspen Club Lodge with the following conditions:
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1. the issuance any 'lding permits th g
Offic r shall eview and a ove the ren tion inclu ' g but not
limi ed to the decrease in nonconformitie the teration of
non.onformities ransfer of internal floor are~.
2. Prior to the issuance of any building permit for Phase One, the
eant shall deposit a performance bond for $ in ensure the
finin of a final plat and the elimination of~he encroaching
p 'ng spaces 9-18 in the alley.
,I. ~ ^i' 3. A final plat shall be recorded prior to the issuance of a
~ I~ CertifIcate of Occupancy for Phase Two of the renovation. If Phase
Two of the renovation does no~ commence construction by May
~~~ then the applicant shall have 30 days to file the final amended
~ condominiumization plat. If said plat is not filed the applicant
~ ? shall forfeit the $ performance bond.
. . 4. Prior to the recordation of the amended final plat the
Engineering Deparmtnet shall review and approve the amended plat
for compliance with the requirements in section 24, article 7-1004
D. 2. a. (2) of Municipal Code. The plat shall include all
encroachments and their licence numbers and the new trash storage
area.
5. Prior to the issuance of any building permits for Phase One a
handicap access from the street onto the sidewalk shall be
constructed.
~PROPOSED MOTION: I move to read Ordinance , series of 1991.
\ I move to adopt, on first reading, ordinance~, series of 1991.
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COMMENTS:
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ATTACHMENTS:
A. Ordinance
B. Approval History
c. Site Plan
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The third part, or section IV.,
ibes the proposed renovation. The fourth part addre
compliance with the applicable
Aspen Land Use Regulations.
reviewer's nience, all pertinent suppor J.ng documents
relating to the (e. g. ,
While
provided in the
various appendices to th
relevant provisions
provide sufficient
at ion of the appl'
in the request for further
The Applicant
information as may be required
of the application's review.
attempted to address all
Regulations, and to
a thorough evalu-
result
and/or
to provide
:II.. APPROVAL HISTORY
The Aspen Club Lodge, which was formerly known as the
Woodstone Inn, has been the subject of numerous land use
applications and reviews. While the various land use files
contained in the City Clerk's office contain a considerable
amount of information with respect to these applications,
the lodge's prior approval history can be briefly summarized
as follows.
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On May 11, 1981, the city council approved a subdivi-
sion exception application submitted by Hans B. Cantrup ethe
owner of the property) and Ronald E. Soderling ea prospec-
tive purchaser) to condominiumize the Woodstone Inn and the
Anchorage restaurant. The approval was subject to various
conditions, the most relevant of which was a requirement for
'the provision of four (4) deed restricted affordable housing
units. i,One (1) unit was to be provided on-site at the
Woodstone Inn. The remaining (3) units were to be leased to
Mr. Solderling at the Alpina Haus, a multi-family structure
that apparently was also owned by Mr. Cantrup. The remain-
ing conditions of approval were as follows.
, 1. Twenty-three (23) parking spaces were to be
provided off-site at the Continental Inn (a.k.a., the Grand
Aspen Hotel), for the use of the Woods tone Inn and the
Anchorage restaurant.
2. Condominium unit #121 of the Woodstone Inn, and
units #42, 43 and 44 of the A1pina Haus Lodge were to be
deed restricted for a period of fifty (50) years as low
income affordable housing units.
3. A sign was to be placed in the continental Inn
parking lot to ensure the twenty-three spaces were reserved
for use by patrons of the Woods tone Inn and the Anchorage
restaurant.
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4. The proposed condominium map was to be revised to
reflect the removal of a temporary second floor located over
the Woodstone Inn's lobby.
5. Three (3) encroacbment license agreements approved
by the City council were to be executed and recorded by the
applicants ..
6. All requirements for the condominiumization of
existinq lodqes were to be met by the applicants and all
aqreements were to be approved as to form by the city
Attorney.
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Apparently, Mr. Cantrup's proposed sale of the Wood-
stone Inn to Mr. Soderling fell through. On June 14, 1982,
the Council approved the assignment of the May 11, 1981,
cantrupjSoderling condominiumization approval to Resort
Hotel Development, Inc. eRHD), subject to the same condi-
tions as the original approval. All of the conditions were
subsequently met by RHD following their acquisition of the
Woodstone Inn. A condominium map, a subdivision exception
statement, restrictive covenants and a master lease pertain-
ing to the Alpina Haus affordable housing units, a parking
lot lease for the twenty-three parking spaces at the
Continental Inn, and the condominium declarations were
recorded '. by RHD on March 11, 1983. These documents are
recorded at Book 14, Page 45, and at Book 441, Pages 789,
794, 803, 811 and 814, respectively, in the office of the
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Pitkin County Clerk and Recorder. The subdivision exception
statement, which memorialized the conditions of approval, is
attached hereto as Exhibit 1, Appendix B. The Woods tone Inn
condominium map is attached as Exhibit 2, Appendix B.
It should be noted that the three (3) Alpina Haus
affordable housing units, and the twenty-three (23) parking
spaces at the Continental Inn were leased from Mr. cantrup,
the owner of the properties. The city was a third party
beneficiary to the leases, which were to run for fifty (50)
and twenty (20) years, respectively. \The three (3) en-
croachment license agreements were executed and recorded on
April 30, 1982, apparently prior to the assignment of the
\ Woodstone Inn condominium approval to Resort Hotel Develop-
ment. The agreements are recorded in the Pitkin County
Clerk and Recorder's office in Book 425 at Pages 907, 913
and 919.
No condominiumized hotel units were ever sold by Resort
Hotel Development, who operated the Woodstone Inn until its
sale to Woodstone Associates in 1984. Upon purchase of the
property, Woods tone Associates became the successor in
interest to the Woods tone Inn condominium approval and to
the affordable housing and parking lot leases between Mr.
Cantrup, Resort Hotel Development, and the City. On April
2, 1985, Woodstone Associates entered into an agreement with
the city e see Agreement between Woods tone Associates and the
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City of Aspen, Exhibit 3, Appendix B) that amended the
conditions of the May 11, 1981, Woodstone Inn condominium
approval.
The amended conditions were apparently dictated by Mr.
Cantrup's bankruptcy, the acquisition of his properties by
John H. Roberts (d.b.a., Aspen Mountain Joint venture), and
the foreclosure of the Alpina Haus by its former owner. As
a result of the foreclosure, the Woodstone Inn's lease of
three (3) affordable housing units at the Alpina Haus was
terminated. The agreement in question, however, permitted
Woodstone Associates to delay the replacement ~f the units
until individual condominiumized hotel units were sold. The
agreement also waived the City's requirement for twenty-
,
three (23) off-site parking spaces. A second agreement was
executed on April 2, 1985, which canceled and rele,as.ed the
Continental Inn parking lot lease (see Cancellation and
Release Agreement, Exhibit 4, Appendix B).
An application to amend the Woodstone Inn condominiumi-
zation approval (Planning Office Case #23A-85) was submitted
by Woodstone Associates on July 25, 1985.
The proposed
amendment involved various revisions to several of the
rooms, the relocation of the building's trash storage area
and the on-site affordable housing unit, and other miscella-
neous building improvements. The city Council approved the
application on August 26, 1985, subject to seven (7)
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conditions esee Planning Office Approval summary, Exhibit 5,
Appendix B). The conditions of approval can be summarized
as follows.
1. A new condominium plat and narrative description
explaining the various amendments was to be recorded..
2. A new statement of Subdivision exception was to be
recorded.
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\':3'. An. encroachment license for a proposed new awning
was to be obtained and the agreement recorded.
4. permission to relocate the on-site affordable
housing unit was conditioned upon the approval of the
Housing Authority and city council of a new plan for the
four (4) affordable housing units required pursuant to the
original
Woodstone
Inn
condominiumization
approval.
"Approval was to be obtained prior to recordation of the
revised condominium map.
5. permission to relocate the building's trash area
was conditioned upon the provision of one (1) new parking
space on-site.
The new space was to be approved by the
Planning Office prior to recordation of the revised condo-
minium map.
6. Handicapped access was to be provided at the
building's spring street entrance.
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7.. All conditions of the Kay 11, 1981, condominiumiz-
ation approval, and the subsequent aqreements pertaining
thereto, were to remain in full force and effect.
A second amendment application eplanning Office Case
#43A-85) was submitted by Woodstone Associates (d.b.a., The
Aspen Club Lodge) on November 12, 1985. This application
requested permission to transfer approximately two thousand
two hundred (2 , 200) square feet of floor area from the
Anchorage restaurant in the lodge's basement to a new
restaurant to be constructed over the lobby. The existing
Anchorage restaurant would cease to exist, and the basement
area in question would be.sealed to prevent further use.
Apparently, subgrade space, with the exception of parking
and storage areas, was included in the ~~lculation of floor
area in 1985. 'l'he application again requested permission to
relocate the on-site affordable housing unit, and included
a new proposal to increase its size.
The second application was revised by Woods tone
Associates on November 21, 1985, to substitute an employee
parking area for the area of the basement that had been
proposed to be sealed. As parking was exempt from the
calculation of floor area, the revised request effectively
accomplished the same result as sealing the space from use.
The parking idea apparently originated with the Planning
Office, who was concerned about the abili:ty to preclude
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future use of the sealed area. A new garage ramp was also
proposed with access to ute Avenue.
The city Council
approved the revised application on December 16, 1985,
subject to four (4) conditions esee Planning Office Approval
Summary, Exhibit 6, Appendix B).
summarized as follows.
The conditions can be
11. A portion of the Anchorage restaurant was to be
converted to employee parking or sealed to the satisfaction
of the Planning Office and Building Department. A variance
was to be obtained from the Board of Adjustment for the
parking ramp in the event required.
2. Woodstone Associates was required to complete its
purchase of the airspace above the lobby from the cantrup
Estate prior to recordati~n of a revised condominium map.
3. A revised condominium map was to be prepared and
recorded which incorporated the amendments approved on
August 26 and December 16, 1985, prior to issuance of a
certificate of occupancy for the relocated restaurant.
4. A new subdivision exception statement was to be
recorded which reflected the August 26 and December 16,
1985, approvals.
On February 19, 1986, Woodstone Associates informed the
Planning Office that they did not intend to follow through
with the condominiumization of the Aspen Club Lodge. As no
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1. The concept of using a portion of the old Anchor-
age resta\lr~t- space for employee parking was allandoned.
rnstead, the space was to be sealed to the satisfaction of
the Bui~ding Department. As a result, a variance from the
Board of adjustment was no longer required.
2. An agreement was to made between Woodstone
Associates and the city which would impose a fine for the
unauthorized use of the sealed area.
13. Woodstone Associates agreed to record a revised
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condominium map and subdivision exemption statement with the
understanding that no employee deed restrictions were
required until such time as individual condominium lodge
units were sold. A tl1irty (30) day temporary certificate of
occupancy was to be issued for the new restaurant, during
which time the revised condominium map was to be prepared
and recorded.
The Building Department inspected the sealed space in
the old Anchorage restaurant on April 24, 1986. The Depart-
ment's Building Inspection Checklist indicates that the area
in question was in fact sealed esee Permit #9015, Exhibit 9,
Appendix B). Woodstone Associates' request for a variance
from the Board of Adjustment was withdrawn on March 18,
1986. To the best of the Applicant's knowledge, there is no
record of the recordation of a revised condominium map or
subdivision exception statement. It is also unknown whether
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amended condominium map was to be recorded, Woodstone
Associates believed that their affordable housing require-
ments were null and void. Apparently, they wished to "undo"
the prior condominiumization approval of the Woodstone Inn
and the conditions attendant thereto.
This decision is
believed to have been motivated by their need to obtain a
Certificate of Occupancy for the new restaurant, and the
fact that a revised condominium map and statement of
subdivision exception had not been prepared.
The Planning Office's comments with respect to Wood-
stone Associates' position are summarized in a memorandum
from former planner steve Burstein to Paul Taddune, the city
Attorney esee Exhibit 7, Appendix B).
According to the
memorandum, the majority of the conditions of the August 26
and December 16, 1985 approvals had been met.
The only
conditions which apparently remained were the requirements
that a revised subdivision exemption statement and condomin-
ium map be prepared and recorded, and that a portion of the
Anchorage restaurant be converted to parking or sealed.
On March 6, 1986, a meeting was held between Woodstone
Associates, the city Attorney, and the Planning Office to
discuss the status of the two approvals.
The results of
that meeting are discussed in a memorandum from steve
Burstein to the Building Department dated March 17, 1986,
esee Exhibit 8, Appendix B) and are summarized below.
11
tJ
f1
an agreement exists between Woods tone Associates and the
City regarding the unauthorized use of the sealed area of
the former Anchorage restaurant.
The August 26 and December 16, 1985 approvals to amend
the original Woodstone Inn condominiumization are believed
to be the last land use approvals obtained by Woodstone
Associates with respect to the Aspen Club Lodge. While most
of the conditions attendant to these two approvals appear to
have been met, a revised condominium map and subdivision
exception statement apparently were never recorded. As no
condominium lodge units have ever been sold, the requirement
that four (4) affordable housing Unit be provided as a
condition of condominiumization approval does not appear to
have been triggered.
<
In summary, the May 11, 1981, condominiumization
approval of the Woodstone Inn appears to be in full force
and effect, except as otherwise modified by the April 2,
1985, Woodstone Associates agreement with the city, and the
August 26 and December 16, 1985, approval amendments. While
a revised condominium map and statement of subdivision
exception apparently were never recorded, this oversight is
most likely insufficient to void the various approvals. As
such approvals normally run with the land, they would appear
to have been transferred to Reinhold Aspen upon their
purchase of the Aspen Club Lodge.
13
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AGREEMENT -
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TlIIS AGP.EEMENT is made this ".-- day of't-lm:'CIi, 1985,
by and between the CITY OF ASPEN, a Colorado municipal
corporation (the "City") and WOODSTONE .l\SSOC., a Colorado general
partnership for itself, and as representative for WOODS TONE INN
ASSOCIATION, INC., a Colorado non-profit corporation to be formed
(the "l\ssociationll).
HIT N E SSE T H
I
WHEREAS, Headstone Assoc. is the owner of the Woodstone
Inn Condominiums consisting of the real property described on
Exhibit A, attached hereto and incorporated herein by this
reference: .
\.
WHEREAS, pursuant to the condition of
condominiumization approval' for the ~loodstone Inn Condominiums
that four (4) units be restricted to use as employee housing
under1ENe guidelines of the City of Aspen as lodging for
employees o~ the woodstone Inn Condominiums, the Statement of
E>:;~.eption fr..om t:~e Fu.l~"..~t1,~'1;,~~"~i~I?:.,.Process. for th~_J'urpose of
condomi.~~~~~~~~o~n,. ~~J[~pruarv 17. 1983. and recorded March
-11, 1983 in Book 4 x Page 811, in the records of Pitkin
. cou~~y LSol<?;-~do P.Fg.vi:~e.s._-;tt~t,~ !,?6~st2n~_!:\.~?9_C. . 5 predecessor in
.interest. Resort Hotel Dev~lppm.eD.t.,_Inc:., ,a,_~plorado_c..o.rpC"l"'~+-; f"ITl
- ("RHO") ~ha.ll, as a ccndition..qj: .t;.l)._~__.f,~~_.?p..E....J;:ovina the
condominiumization of the woodstone Inn, restrict Unit 121 of the
woodstone Inn, and lease certain units in the Alpina Haus. 935
East Durant Avenue, Aspen, Colorado, for a term of fifty (50)
years, to meet the employee housing requirements 0= RHO in
connection with said condorniniumization of the.Woodstone Inn; and
WHEREAS, RHO so restricted Unit 121 of the woodstone"
Inn, and RHO, individually, and as representative of the
Associatior, pursuant to the foregoing employee housing
requirements, entered into that. certain Master Lease Employee
Housing Units dated as of May 18, 1982, and record~d March 11,
.1983, in Book 441 at Page 793 of said records, providing for the
lease of apartments numbered 42, 43, "and 44 located in the Alpina
Haus; and
, ' I
WHEREAS, Joseph A. Luciani, holder of a deed of trust
encumbering the Alpina Haus, commenced foreclosure of said deed
of trust, received a Public Trustee's Deed to said property and,
having not previously consented to the aforementioned Haster
Lease, affirmatively elected not to honor thejMaster Lease and
RHD's and the Associationls possessory righ:ts thereunder; and
WHEREAS, Woodstcne Assoc. and the Association desire to
fulfill the emplojree. housing obligations of RHO to the City as
set forth in the aforementioned Statement of Exception by
providing three substitute employee units replacing those at the
Alpina H~us; and ~ ,
hTHEREAS, pursuant to that certain Agreement for
Settlement of Li tiga,tion ("Settlement Agreement") between the
City and the Estate of Hans B. Cantrup and June CcJntrup, dated
~?~~~/r' ~/ ' , 198:?, approved by the City Council on
/"/'?CJ/!";C,l-i ~ ' 198~, the Ci.:tjLJlSilL.p.gr~Q. in paragraph
5 of the Scttl ment Agreement, upon the happening of the events
set forth in paragraph 1 thereof, to "w~i'ye the requirem~_nt for
. twenty-three (23) parking spaces, in addition ',to.. tho.~.~ _E;:~~ntly
_~xiGting' at the \'loodstone Inn, and to join in the canccllat~on
~~d release of record of the related parking space lea$~___
uburdening Lots F, G, and H, Block 91, City andlTownsite of Aspen,
up-on the happening of the following: The execution and deliveEz.
to..-....t'he.. Ci ty by the O\-lners of the Woodstone Inn' of an agree1'!l~D-~
\ (in recordable form) to the effect thu.t no individual condominium
units in the woodstone Inn will ever be offered for sale, sol<!J.'--
or otherwise conveyed, or mortgaged or otherwi~e cncumber,ep...l
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hundred three (1,103) square feet:. may be leased to Woodstone
Assoc. or the Association;an~anapplication shall be s~bmitted
.to the City Council for approval of said units as. being in
conformancE:= with the rcntill and price guidelines, qualification
guidelines and occupancy limitations of the City of Aspen. Said
application shall be considered' in good faith and in a timely
~ nanner and approval thereof shall not be unreasonably withheld.
\~-.Q'" J The restrictions pertaining to any E::mployee uni:ts shall be
{(YII' ..( '>.i.~' approved by the City Attorney as to' form and shall l>~ free from
~"~~ all liens and encumbrances or be protec,ted by non-disturbance or
. subordination.agreements to that the foreclosure of any such lien
or encumbrance will not 'result in the disqualification of such
units as employee 'housing units.
6. This Agreement shall operate as a covenant running
with the real property described in Exhibit A arid shall be
binding on the successors,of th~ parties hereto. Further, this
Agreement shall be reccrdea.in the offic~ of the Pitkin County
'Clerk and Recorder. . Upon s~tisfaction by Noodstone Assoc. of the
'requirements and conditionscontafned,herein t?atatotal of four
(4) units pe restricted to use as employee housing units for
employees of Woodstone Inn Condomi?iums, the City will execute
and deliver to vloodstone Assoc~ 'a recordable itl.s1::r:ument
evidenc;ng the satisfaction of such requirements and conditions
and releasing the restrictions herein on sale, conveyance,
mortgage, or encumbrance of individual condominium units in the
Woodstone Inn. t
IN WITNESS WHEREOF ~
this Agreement on this
have executed
, 1965.
OC.
CITY OF ASPEN, COLORADO
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:Charles T. Collins, l1ayor Pro Tern
ATTEST:
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K~thryn Sz/KOCh, City Clerk
STATE OF COLORADO
ss.
COUNTY OF PITKIN
The foregoing Agreement was acknowledged before me on
this 28th day of March t 1985, by T. Richard
Butera as President of Woodston~Assoc.
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Wi tness my ,hand and official seal.
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Notary Public'
Address: 101 Lone Pine Rd.. frIO
~spcn. Colorudo 81G11
commission
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un1;.,i,..l ,. and unless the Woodstone o\-lIl~rs._hav!=_~J!11..t._ c_ompJied with
the con.4?miniumization condi tien and requirements tha.t a.:__total of
four (4) deed restricted employee houzing units be provide~_for
_cmployees-c"f" ,the 'woodstone Inn Con~orniniums." Said Settlement
.' Agreement is incorporated herein by refe-ienCe.
'~
NOW, THEREFORE, in consideration of the covenants and.
conditions herein the parties hereto hereby agree as follows:
i. woodstone Assoc., individually, and on 'behalf of
the Association, as an inducement to having the city execute this
Agreement, represents and warrants to the City that neither RHO,
woodstone ASSOC., nor the Association has sold, mortgaged,
encumbered, or otherwise conveyed any of theind"ividual
condominium units as of the date of this Agreement. Further, the
Association and Woodstone Assoc. shall not offer for sale, sell,
or otherwise convey, mortgage, or otherwise enc~mberany
individual condominium units in the Woods tone Irm until and
unless Woodstone Assoc. and/or the Association has fully complied
with the requirement and condition (),f condomin.i._~mizntion that a
total of four (4) units be restricted to use 'as employe~ housing
units for employees of Woodstone Inn Condominiums.
.
2, Immediately following the satiifaction of all
three of the conditions~ontai~ed on Page 6 (and numbered l(a),
lIb), and l(c)J of the Settlement Agreem~nt, the parties will
each:
(i) Execute and acknowledge aAd then together
record a cancellation and release of the above-described parking
lot lease covering Lots F, G, and H, Block 91, City and Townsite
of Aspen.
(ii) Cause RHO to 'enter into a stipulaticn of
.dismissal in connection with Luci~ni vs. RHO, Civil Action No.
83-CV-25 with the other parties thereto dismissing with prejudice
said case and the City's cross-claim against RHD and the
Association.
I
3. Woods tone Assoc., for itself, and on behalf of the
Association, acknowledges and agrees that the requirement of four
(4) deed restricted ernn'oy'~"" hOHcdnq l2.;!i.t.s for employees of the
Woods tone Inn Condoniniums is a condit~on of condominiumization
approval and, therefore, must be satisfied prior to the sale,
conveyance, mortgage, or encumbrance of any individual
condominium units in the Woodstone Inn and further represents to
City that there is no mortgage or encumbrance on the \o1oodstone
Inn which does not acknowledge said condition. ,
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4. It is understood and agreed thi'lt Woodstone Assoc.
may refinance, mortgage, or otherwise encumber, sell or convey
the Woodstone Inn and all condominium units therein as an entire
lodge project and that the restrictio'ns.set:. forth herein on sale,
conveyance, mortgage or encu~brance of individual condominium
units shall apply only to any sale, conveyance, mortgage or
encumbrance of any individual condominium unit or of less than
all of the condominium units. Any such sale, conveyance,
mortgage or encumbrance of the Woods tone Inn as an entire project
shall, however, be subject to the terms and provisions of this
Agreement. '
5:) It i; understood and agreed that the required
employee housing units, ~the~haU-NQO~QDe Inn Unit 121, may be
located either in or outside the woodstone Inn.. If located in
the Woods tone Inn, the restrictions on said units shall be in the
surne form as described in Paragrnph 10.3 of the Condominium
Declaration for Hoodstone .Inn q.ated December 30, 1982, and
recorded Harch 11, 1983, in Book 441 at Page 814, Pitkin County
Clerk and Recorder's Office. The employee units, other than
Woodstone Inn Unit 121, unless otherwise agreed to by the City
Council, shall be units not already deed restricted' for employee
housing, shall in total consist of a minimum of one thouoand one
liD". I"~ u..! n I {S8"~ = 1'11'1o.f' "'<1",IIi~/(o,,,;1 eo,I,...;...,,,!,.. "1""1
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EXHIBIT A
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A tract of land situated in the Townsite of Aspen and Ute
Addition, City of Aspen, Colorado, all lying within the Northwest
1/4 of Section 18, Township 10 South, Range 84 West or the 6th
P.!S., described as follows:
Beginning at a point being the Northeast corner of Lot A, Block
107, City and Townsite of Aspen; thence South 14050'49" West
100,00 feet along the Easterly line of said Lot A to the
Southeast corner of r.-etA; thence North 7S00!)lll" West 30.00 feet
,along the SouthE:!rly'line of said Lot A to the South\...est corner of
Lot Ai thence South 14050'49" West 20.00 fe(;!talong the Easterly
line of vacated South Spring Street to the Northwest corner of
Lot X, DIock 107, City and Townsite of Aspen; thence South
75"09'11" East 190,00 feet along the Northerly line of Lots K
through Pand the Westerly 10 feet of Lot Q, Block 107, City and
Townsite of Aspen; thence South 14050'49" West 100.00 feet to the
Southerly line of 'said Block 107, City and Townsite of Aspen;
thence North 75009'1111 West 190.00 feet along the Southerly line
of Block 107, City and Townsite of Aspen, to the Southwest corner
of said Block 107; thence South 14050'49" West 6,42 feet along
the Easterly line of vacated South Spring Street to the Northerl:i'.
line of Lot 38, Ute Addition to the City at Aspen; thence North
74024' West 4.44 feet along the Northerly line of Lot 38, Ute
Addition to the Northwest corner of said Lot 38, Ute Addition to
the City of Aspen; thence South 59051' ~est 44.00 feet; thence
North 38042' West 63.08 feet to the Southwest corner of the
Easterly 10 feet of LotS, Block 102, City and Townsite of Aspen;
thence North 14050'49" East 220.00 feet to the Northerly line of
Block 102, City and Townsite of Aspen; thence South 75009111"
East 116.29 feet along the Northerly line of Blocks 102 and 107,
City and Townsite of Aspen to the Point of Beginning;
TOGETHER WITH 3 non-exclusive licenses to encroach upon public
rights-af-way as contained in 3 Encroachment License Agre~ments,
all dated April 30, 1982, recorded April 30, 1982 in,
respectively, Book 425 at Page 507; Book 425 at Page 913; and
Book 425 at Page 919;
TOGETHER tiITH a perpetual non-exclusive easement for ingress and
egress as established by that" certain Short Form Easement
Agreement dated ~s of April. 1, 1976, recorded April 25, 1977, in
Book 327 at Page 777;
County of Pitkin, State of Colorado.
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STATE OF COLORADO
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COUNTY OF PITKIN
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The foregoingtgreement was
this 1,,\,( , day of ,(!::n'c i._
as Mayor Pro Tern~ and Kathryn S. Koch,
of Aspen, Colorado.
acknowledged before me on
, 1985, by C~arles ~. Collins
as City Clerk 'of the City
Witness my hand and
My commission
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WHEREAS, Woodstone has provided the City with such an agree-
ment and the City .is llOW willing to waive the requirement for
twenty-three (23) parking spaces on the property and, as a
.'...
result, woodstone and Aspen Mountain are desirous of cancelling
and releasing the Lease.
NOW, THEREFORE, in consideration of the covenants and condi-
tions contained herein the parties hereto hereby agree as fol-
lows:.
1. Aspen Mountain and Woodstone hereby cancel and release
the Lease as it burdens the Property and agree that said Lease
shall hereafter have no further force or effect.
2.
City hereby consents to and joins in the cancellation
and release of the Lease as provided in paragraph 1, above.
3. This Agreement may be executed in multiple counterparts
by the parti~s hereto which when taken together sh~ll constitute
one document.
IN WITNESS WHEREOF, the parties hereto have executed this
.
Agreement as of the' day and year first above wri'tten.
AMJV:
ASPEN MOUNTAIN JOINT VENTURE,
a Colorado joint venture
BY: John H. Roberts
Jr~', n urer
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AND BY: Roberts Aspen Properties, Inc.
a Texas-~orporation,
Venturer
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By: It VV;.l...,
t' iPresident
WOODSTONE ASSOC., a Colorado
general partnership~ individually
and as repre~e~ta~~vefor th~
woodstone Inn Association, Inc.~ a
Colorado Nqn-profitlCorporation
By
T. Richard Butera,
General Partner
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CANCELLATION AND RELEASE AGREEMENT
EXHIBIT 4
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THIS CANCELLATION AND RELEASE AGREEMENT is made this ~ -day
of /!/';Z:/{..., 1985, by and between ASPEN MOUNTAIN JOINT VENTURE,
,
a Colorado joint venture ("A~pen Mountain"), THE CITY OF ASPEN
COLORADO, a Colorado municipal corporation ("City"), and
,
'WOODSTONE ASSOC" a Colorado general 'partnership ("Woodstone"),
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individually and as representative for WOODSTONE INN ASSOCIATION,
I~C., a Colorado non-profit corporation.
!i!:!!!~E.E.!!!!
WHEREAS, Aspen Mountain is the successor in interest to
Hans B. Cantrup with respect to the fee simple ownership of
Lots F, G and H, Block 91, Original Aspen Townsite, City of
Aspen, Pitkin County, Colorado ("Property"); and
WHEREAS, Woodstone is the successor in interest to Resort
Hotel Development, Inc., a Colorado corporation, with respect to
I
the fee simple. ownership of the woodstonelnn and as such is the
Successor in interest to Resort Hotel Development, Inc.'s lease-
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hold estate in the Property under that certain Parking Lot Lease
("Lease") date? May 18, 1982.with Hans B. Cantrup and June Allen
Moss Cantrup, as lessors, recorded on March 11, .1983 in Book 441
at page 803, Pitkin County,' Colorado records; and
WHEREAS, The c~y has agreed to waiv~ the requirement for
twenty-three (23) parking spaces on the Property for use by
guests of the Woodstone Inn and to join in the cancellation and
release of ~he Lease which presently burdens the Property upon
P~~~\ :::te::c:::o:f:::td:~~:e::
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Woods tone Inn will ever be
to the City by Woodstone of an agree-
individual condominium units in the
offered for sale, or sold or otherwise
conveyed, or mortgaged or otherwise encumbered until and unless
,
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.the owners of the Woodstone Inn have fully compl~ed with the con-
dominiumization condition and requirement that ~ total of four
,
,
i!l deed restricted employee housing units be provided for
employees of Woodstoine Inn Condominiums; and
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Street entrance.
7. Nothing in this approval shall be construed to reduce,the
ownerls obligation made by the original approval' of co'ridomi-
niurnization and all subsequent agreements.
Representations that were made by the applicant (Dick Butera).: ,,';' '. ",,,+,,,);';")':,
3.
The applicant expects to spend $450,000 on the entire renovation.
One of the major changes which will occur entirely within
the conunon area (Unit 100), and therefore does not require a
plat amendment, is to switch the lobby and bar areas around.
It may be possible to cut down the landscaped area in the
rear of the Woodstone in order to create o~e parking space.
If Amendment 10 is ,allowed (trash pick up area in parking
lot) it should not cause the complete los's of a parking space.
Applicant agreed with Planning office that the rarking arrange-
ment is very tight. It had been designed poorly in the fir st
place, And the appl icant will study the situation further to
determine the net effect of a change prior to bringing a proJ;Osal
to the Planning Office (pursu;>.nt to ConditiontS) .
4.
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EXHIBIT 5
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WOODSTONE FLAT AMENDMENT .
8/26/85" city council approved the Woodstone Flat Amendment. The
following amendments to the Woodstone condominiumization plat subject
to the conditions listed below.
3.
Expand Room 127 from 240 5, f. to 375 s. f. by extending into
Room 100 (Office space) .
Expand Room 137 from 239 5, q. to 450 5, f. by extendi ng into
Unit 100 (Office space) ,
Expand Room 202 from 26 B s. f. to 600 s. f. by extending into
Unit 100 (storage space) .
Expand Room 252 from 224 s. f. to 269 5, f. by extending into
unit 100 (covered ,walkway) .
1.
2.
4.
5. Expand Room 302 from 268 s,f. to 445 s,f. by extending into
unit 100 (storage space j .
6. Construction of a hallway with glassed-in air lock from lobby to
the east wing,
7. Construction of a hallway from lobby to the west wing.
8. Install a new awning on the western entrance extending from
the entranceway to the curb of Spring Street.
9. Change the deed-restricted employee unit from Room 121 to
Room 232 (see Condition 14).
10. Remove the existing trash storage area on the west side of
the building, replacing it with flower box, moving trash storage
area to be the basement, and designating a neW trash pick-uP area
where trash will be moved to for daily pick-uP. (see condition
15)
subj ect to
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the following conditions:
!\ Final Flat Amendment shall be submitted which conforms to
the requirements of Section 20-15, including specifically,
corrections to the deficiencies noted in the Engineering Depart-
ment's memorandum and per verbal discussion. A written narrative
explaining each of the ~ amendments shall be submitted as
part of the Flat !\rnendment.
The applicant shall submit a Statement of Subdivision Exception
through the city Attorney's Office,
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Encroachment for the Spring street awning shall be obtained
prior to recordation of the amended Flat, In the event that
encroachment is not granted, then Amendment 8 shall not be
approved.
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The employee housing deed-restriction shall only be changed
from Room 121 to Room 232 if approval is given by the Housing
Authority and by City council for the four employee units that
are obligations attached to the woodstone Inn. Approvals for the
employee housing proposal must be obtained prior to recordation
G of plat, '
5. ')The amendment fo"r the removal of the existing trash storage
/ area, moving trash storage to basement and designating a new
trash pick-UP area in the Durant street parking lot shall be
approved if a new parking space can be created elsewhere on
the Woodstone Inn site that satisfies the Planning Office.
The applicant must obtain planning Office'S approval prior
to recordation of the plat. In the event that such approval
n .~ys not given, then an,endment 10 is not approved.
V.... The applicant shall provide handicapped access at the Spring
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EXHIBIT 7
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MEMORANDUM:
TO:
Paul Taddune, City Attorney
FROM:
RE:
Steve, Burstein, Planning Office
Woodstone (Aspen Club Lodge) Condominiumization Plat
DATE:
February 25, 1986
==================================================================
The purpose of this memorandum, is to clarify the status of the
conditions of approval given by Council for Woodstone eAspen Club
Lodge) Condominiumization Plat. Cllllendments on August 26, 1985 and
December l6, 1985. Most of thecohdition~of approval were to be
met prior to the recordation, of' the condominiumization plat.
Dick Butera's present intention is to not condominiumize the
Woodstone and therein avoid compliance with certain conditions of
approval. The key conditions Mr. Butera would like to avoid are
the necessity of filing a plat amendment prior to the issuance of
a Certificate of Occupancy and deed restricting employee housing.
We need to determine what further action is needed. I suggest
that we look at the following possible actions relating to
this situation:
l. Consider vacation of the plat of record,
2. Require follow-through with the recordation of the plat
and all conditions attached to it,
3. Consider amending the conditions of approval, or
4. Create an ad-hoc agreement between the City and the
owner to ensure that the conditions; of: approval which
mitigate impacts from the proj ect that are most important
to the City's interest are met.
Each of these alternatives is evaluated below:
1. It appears that' vacation of the Woodstone Condominium map
could be accomplished through resubdivision~ Based on
Section 20-4ea) of the Municipal Code, condominiumization is
a resubdivision activity. To rejoin all condominium units
into a single parcel would be a resubdivision activity and
handled procedurally as a subdivision exception.
The main loss to the City from this approach would be the
employee housing commitment. One on-site unit and four
units in the Cortina Lodge have been approved to meet the
Woodstone's employee housing obligation set through condomin-
iumization. This change effects the Cortina condominiumization
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EXHIBIT 6
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WOODSTONE CONDOMINIUMIZATION PLAT AMENDMENT
On December 16. 1985 City Council approved the request 3 in favor, 1
opposed. to reorganize 2,223 square feet of existing floor area (counted
FAR) from the current Anchorage Restaurant and transferring 2,145
sq. ft. of this space to a new mezzanine level restaurant above the
building, subject to the following conditions:
1. The Anchorage Restaurant shall be reconstructed as an
employee' parking area sO as not to count against FAR.. The
applicant must apply for a variance from the Board of
Adjustment for the open space encroachment of the parking
ramp/cover prior to the issuance of a building permit.
Prior to the issuance of a Certificate Of Occupancy for the
mezzan ine restaurant, approval by the Board of Adjustment
must be obtained or. in the event that the Board denies the
request, a plan to definitively seal up the space from FAR
use with appropriate legal provisions for enforcement must
be approved by the Planning Office and Building Department.
2.
The sa le of the airspace
Associates shall be finalized
above the lobby to Woodstone
prior to recordation of the plat.
3 .
A final Condominiumization Plat Amendment shall
prior to Certificate of Occupanc)'
approved on August 26. 1985. and
shall conform to the requirements
Municipal Code.
containing
on December
of Section
be submitted
all changes
16, 1985 and
20-15 of the
4.
The applicant shall submit prior to Certificate of
a Statement of Subdivision Exception through
Attorney's Office.
Occupancy
the City
SB.51
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by Council and the awning has been constructed.
Condition 14: The Cortina Lodge employee housing proj ect
has been approved including Units l, 9, lO and 17 for
Woodstone employees; however, no Cortina condominiumization
plat nor deed restrictions have been recorded . and no deed-
restriction has been filed on Room 232 (lft:lie~oo<Jstone to
my knowledge. The employee commitment originated with the
Soderling Subdivision Exception, approved May 11, 1981 and
has been reaffirmed throughout all subsequent agreements
between the City and the owner of the Woodstone.
The April 2, 1985 agreement between Woodstol;le Associ.ates .and
the City of Aspen states "...the four (4) deed-restricted
employee housing units for employees of the Woodstone Inn
Condominium is a condition of condominiumization approval,
and therefore, must be satisfied prior to the sale, conveyance,
mortgage, or encumbrance of any individual condominium units
in the woodstone Inn..."
:;
It appears that since approval of the Cortina employee housing
units for Woodstoneemployees has been accomplished, then no
further action eLe., deed-restriction) is required before the
final condominiumization plat can be recorded. The units must
be deed-restricted, however, before the sale, conveyance,
mortgage or encumbrance of individual condominium units.
Condition 15: The Planning Office and Engineering Department
have approved a new parking plan submitted by Jim Colombo
showing 66 spaces that included a new parking space in an
area that had landscaping. The landscaping rocks have been
removed and a new space created. .The exist:ing trash area
has also been removed. The Woodst:()ne's parking is still
non-conforming. section 24-4.5 of the Municipal Code calls
for 1 space per bedroom ( 92 spaces) and 4 spaces per l,OOO
square feet for other uses e 8 spaces for the restaurant), a
total of 100 spaces for this facility. It appears that the
City should still be working with the owner to remedy this
situation esee Condition n of the Decembe;- l~approval).
Condition #6: The handicapped access on Spring Street has
been constructed.
On December 16, 1985 City Council approved a plat amendment
to reorganiz e 2,223 square feet of basement floor area from
the Anchorage Restaurant to the new mezz,anine lE!vel Aspen Club
Lodge Cafe, consisting of 2,l45 square feet. Comments on those
conditions of approval are as follows:
Condition U: The owners must still appear in front of the
Board of Adjustment to apply for an open space variance for
the parking ramp. This meeting has been postponed until
March 20, 1986. The applicant cannot obtain a Certificate
of Occupancy for the mezzanine restaurant u.rlt:il,. al?prova1
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proj ect. The condominium declaration of covenants would
need to reflect the absence of these deed-restricted units
associated with the woodstone. However, the entire Cortina
LOdge was to be deed-restricted as a low income employee
domitory; and units not associated with either the Jerome or
Woodstone would be reserved for future employee housing
obligation. The woodstone vacation would not cause the
Cortina employee housing project to be disolved if Mr. Butera
proceeds with that condominiumization and deed-restric-
tion as approved.
The off-site parking requirement for 23 parking spaces set
as a condition of the original condominiumization approval
has been waived in an April 2, 1985 agreement. On-site
parking would be effected if the applicant does not implement
the parking plan approved through the August 26, 1985
amendments, potentiallY increasing the Woodstone's non-
conformity regarding on-site parking requirements (see
discussion of Condition i5 below).
other conditions of approval have been met, and so would not
appear to be effected by subdivision vacation. However, the
City has no assurance that such features as the handicapped
access and trash storage pick-up arrangements are not changed.
2. Recordation of the plat would be the cleanest and most
desireable alternative, now set in place by City approvals
to occur. It allows the City to address prior to plat
recordation and issuance of a Certificate of Occupancy,
parking, FAR transfer and the other conditions attached to
the August 26 and December 16, 1985 approvals. We could
also address the mezzanine restaurant deck question posed by
the Aspen Alps Homeowner's Association.
3. One possible amendment to the conditions of approval is to
delete the requirement that prior to issuance of a Certificate
of Occupancy the condominiumiz ation plat must be recorded.
The effect of this is to allow the condominium plat is
linger on in limbo; other than that no harm would result
to the City.
4. In the event that the plat was vacated (Alternative 11), it
would be desireable to make an agreement concerning on-site
,parking plans, trash and handicapped access and possibly
employee housing to ensure that these matters are handled to
the City's satisfaction.
Discussed below are the pertinent conditions attached to Council's
approvals of the Woodstone Plat amendments. Council approved the
requested plat amendment on August 26, 1985 subj ect to the seven.
conditions listed on the attachment. I have the ;following
comments and concerns:
Condition 13: The awning encroachment license was granted
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EXHIBIT 8
MEMORANDUM
TO:
FROM:
Jim Wilson, Chief Building Official
Bill Drueding, Zoning Official
Steve Burstein, Planning Office
RE:
Woodstone/Aspen Club Lodge FAR Exemption of Basement Space
DATE:
March l7, 1986
========== ==== ======== == === ========= ==='::: == ===========================
In a meeting with Alan Richman, Paul Taddune, Dick Butera, Jim
Colombo and myself held on March 6, 1916, the transfer of FAR
space and other matters concerning building and zoning code
enforcement were discussed. The results of the meeting are as
follows:
1. The Planning Office is satisfied if the 2,223 square
feet of the former Anchorage Restaurant is (a) closed
off through removal of natural light and ventilation,
and all mechanical systems such as plumbing and heating
such that it does not meet the Uniform Building Code
definition of habitable space, and (b) is not used
for storage or any other use in the C-l zone district
which would count as FAR (I.e., it is totally dead
space). This arrangement, which appears to be preferred
by the owner over the parking area proposal, can be
made to the Building Department. s satisfaction in the
absence of the Board of Adjustment meetings.
2. The Planning Office recommends that a perdiem fine
for violation of this closure, as proposed by Dick
Butera on several occasions, be included in an agreement
with the owner.
3. Mr. Butera agreed to complete the condominiumization
plat with the understanding that no employee deed-
restriction are necessary until the time of sale of any
unit. The Planning Office recommends that a temporary
Certificate of Occupancy be issued for 30 days as
suggested by Mr. Butera, to allow for completion and
filing of the plat.
cc: Paul Taddune, City Attorney
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from the Board of Adjustment is obtained or, in the event of
denial, a plan to close the Anchorage Restaurant space is
approved by the Planning Office and Building Department.
Any change in this condition should be approved by Council.
Condition 13: This condition clearly requires that the
amended plat be submitted prior to a Certificate of Occupancy
for all changes approved in the two meetings of Council.
The issue of FAR transfer must be resolved prior to the
recordation of the plat. Virtually all of the other conditions
of approval appear to have already been met. Employee
housing can be dealt with after plat recordation, given the'
Cortina approval, and need not hold up recordation. For
these reasons, this condition of approval should be retained.
Condition 14: ,The statement of Subdivision Exception must
also be submitted prior to a Certificate of Occupancy.
In conclusion, I believe that the applicant should follow through
with the recordation of the condominium plat. Approval from the
Board of Adjustments for the open space variance and Council
approval of the mezzanine deck must be obtained prior to the plat
recordation. There appear to be no other issues needing resolution
before the plat can be resolved. The plat would finalize a
fairly complicated set of proceedings that otherwise may become
more confusing if much time passes. It would also enable the
owner to sell condominium units after deed-restriction of employee
housing, and result in less delay when he desires to do so.
If Mr. Butera wishes to vacate the Woodstone Condominiumization
plat, then an agreement covering parking, trash area and handicapped
access would bedesireable.
A temporary Certificate of Occupancy could be issued for a period
of no more than 60 days to allow the applicant time to obtain these
approvals and prepare the final plat. The temporary Certificate
of Occupancy should be revoked after 60 days if the plat is not
recorded.
cc: Alan Richman
Jim Wilson
Bill Drueding
SB.nec.26
ASPEN6PI"'-~ REGIONAL BUILDING,~ SPARTMENT
506 Esst Main Street Aupen, Colorado 81611 3031925-5973
EXHIBIT 9
-----...,
Inspection
BUILDING INSPECTION CHECK LIST
Steei "'J !
- Electric - Plumbing - Heating - Building -
,
Footings - Temp - Underground' - Rough - Frame -
Cassions . - Underground - Waste & Vent - Flue - Insul -
Wall - Swim Pool - Water Pipe - F. P. Flue - Drywall -
, Struct Slabs - Rough - Gas - Glass Door - Special' -
Damp Proof - Service - Final - Combust. Air - Mobile Home
Foun. Insul. Final Final Final ,,~
- - - -
Found. Drain - Stove Type Zoning -
FIRE LIFE & SAFETY Stove #
Accepted ,/ Rejected Reinspection Fee $30.00 Yes ,No No. Bdrms.
Reinspection
Partial
Complete
Permit No. '1 ell)'
(You are ordered to make the following corrections on the construction which is nowin progress at the address below)
l5Cf56ffl6'-! r ('oL-D dr^/C:.ifd IZA66) (!.(.C) SG- (l C5 ;=:;:
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Kitchen_ Tub_ Shower _ Lav._ W.C.~'lce_ W. Bar _,Tub/Shower _ Jacuzzi-.:-
Bidit_ Hose Bib_ Laundry _ Auto Washer _ Hot Tub_ D.w._
City _ County _ Time of ArrivaJij.';O Time of Departure~~- ,
Address 'I () ~. E' . DL\ ~ a 1\-+ Phon~ Work; . , Home:'
,.,...,,"", --i ljt$ . +.~~ 9
Request for. M. T. W T FR 1'o.M. P.M, rime 2:z '
, Inspected Date ~ Z i~ Inspe~~rd' 'A-JtL-UJ
Subdivision
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Owner -f\ _r.~ ~\ b l.otj i(,
Rev. 1/85 . 1 " '
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Aspen Club Lodge Renovation
Subdivision Exemption Application
Revised Scope of Work
Definition of Work Phasing
Stryker / Brown Architects, PC
300 S. Spring Street, Suite 300
Aspen, Co 81611
925-2254
AugustS, 1991
PHASE ONE:
1. Exterior of building: New balustrade and rails on new balconies on the west wing; new
decorative canopy over balconies on the west wing, and to a more limited extent rework
the balustrades and canopies on the east wing; and the core shall receive a new facade,
2. Site exterior: Fill swimming pool, build new surface deck on South terrace, install new
jacuzzi;
3. Basement: Limited excavation underneath the deck located in the "core", in order to
accommodate a new staircase and exit from the conference area to the deck; new
elevator from the basement to the upper floors of the west wing; new restrooms; new
commercial kitchen; remodel conference room and lounge areas; and new stairs to the
lobby,
4. First level: Demolish two rooms in the east wing in order to accommodate a new dining
room, remodel existing bar to create new dining room area, provide for restaurant
service area, remodel existing lobby and offices, and re-do the lobby ceiling at a height
of approximately 9'-6".
5, Second and Third Level "Core": West Wing interior finishes only. Core: attic above
lobby; add two rooms and corridor in existing dining room / kitchen area, with storage
adjacent. Remodel four existing Fast Wing'rooms into two suites, leaving the rest of the
East Wing as it exists.
PHASE lWO
1. East Wing: Demolish rooms as shown on original submission plan, remodel second level
roomsper original plans.
2. West Win~: No construction.
3, Basement: Excavate basement esauna, lockers, etc,) per original plan.
4, Second and Third LevelCore: Replace lobby plenum ceiling with stroctural, complete
three large rooms on Second and Third levels per original plan.
5. Site: New swimming pool per original plan. (Modify parking as required by Planning
process,)
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Aspen Club Lodge Renovation
Subdivision Exemption Application
Revised Floor Area Tables
August 5, 1991
Table 3
(Page 31, original application book)
Revised Proposed Conditions
Aspen Club Lodge
1.
Proposed Lodge Rooms
86
First Floor
Second Floor
Third Floor
27
41
18
2.
Proposed External Floor Area
48585
Basement 1
First Floor
Second floor
Third Floor
Roof
1420
18840
19735
7570
1020
3,
Proposed Internal Floor Area (Sq. Ft.)
46716
Lodge Rental Space
Non-Unit Space1
Other3
29910
12452
4354
4.
Proposed Open Space eSq, Ft.)
1385
5,
Proposed Parking
41
Surface
Subgrade Parking Garage
18
23
1
Includes that portion of the basement which is not one hundred percent e100%) below grade.
2
Non-unit space is limited to the floor area within the lodge that is commonly shared by the
public such as lobbies, hallways, stairways, dining and recreational areas, etc.
3
Non-public areas such as storage, mechanical, office, kitchen, etc, Does not include roof
overhangs,
.-...
j
Aspen Club Lodge Renovation
Subdivision Exemption Application
Revised Scope of Work
Restaurant Area Calculations
Stryker / Brown Architects, PC
300 S. Spring Street, Suite 300
Aspen, Co 81611
925-2254
AugustS, 1991
Area of Existing Bar:
Restaurant:
Subtotal
Kitchen:
Total
Area of Proposed Conference Reception:
Restaurant:
Sub-total
Kitchen:
Total
()
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221S square feet
1408
3623
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4250
17M (in basement; not FAR)
2416
4180
llJ.Z(in hasement; not FAR)
5897 square feet
,.......,
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7
MEMORANDUM
TO: Leslie Lamont, Planning Office
FROM: Jim Gibbard, Engineering Department Q1
DATE: August 1, 1991
RE: Aspen Club Lodge Subdivision Exemption
------~-~---~~----~-~--~~-~~_........_....~~---~---~~-~~---------------
-------------------------~-------------------------------------
Having reviewed the above application and made a site visit, the
Engineering Department has the following comments:
1. The existing parking spaces which are numbered 9-18 on the
submitted plans and the curbs which define these spaces appear to
encroach into the alley. A survey needs to be done by a licenced
surveyor to determine the amount of encroachment. Since Municipal
Code requires an emergency access width of 20 feet for alleys,
these parking spaces will have to be located within the property
boundary.
2. There is stone wall which appears to extend out into the right-
of-way of Spring Street and is not a licenced encroachment. The
applicant must submit a survey by a registered surveyor which
determines whether or not this wall encroaches into the right-of-
way and if necessary obtain an encroachment licence before issuance
of a building permit.
3. All encroachments and their licence numbers need to be shown on
the new plat. This includes the licence for the awning on Spring
street and any new encroachment licenses that may be issued.
4. A handicap access was installed from the sidewalk to the lodge
as a requirement of the last review but there is no handicap access
from the street onto the sidewalk in this area. We recommend that
one be constructed in the sidewalk in this area before a building
permit is issued.
5. Trash storage access is adequate. Since this area is different
than what is shown on the original plat, it needs to be shown on
the new plat.
6. The applicant needs to submit a plat which complies with the
requirements in section 24, article 7-1004 D. 2. a. (2) of
Municipal Code.
jgjaclse
cc: Chuck Roth
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MEMORANDUM
TO:
City Engineer
Zoning**
FROM:
Leslie Lamont, Planning Office
Aspen Club Lodge Subdivision Exemption
RE:
DATE:
July 11, 1991
Attached for your review and comments is an application from
Reinhold Aspen Inc. requesting Subdivision Exemption for amendment
to the condominium plat and declaration.
Please return your comments to me no later than July 26, 1991.
Thanks.
**Bill, please check the plans.
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A
ASPEN/PITKIN PLANNING OFFICE
130 S. Galena street
Aspen, Colorado 81611
(303) 920-5090 FAX# (303) 920-5197
July 11, 1991
Sunny Vann
Vann Associates, Inc.
230 East Hopkins Avenue
Aspen, CO 81611
Re: Aspen Club Lodge Subdivision Exemption
Dear Sunny,
This is to inform you that the Planning Office has completed its
preliminary review of the captioned application. We have
determined that this application is complete.
We have scheduled this application for review by the Aspen City
Council on Monday, August 12, 1991 at a meeting to begin at 5:00
P.M. The Friday before the meeting date, we will call to inform
you that a copy of the memo pertaining to the application is
available at the Planning Office.
If you have any questions, please call Leslie Lamont, the planner
assigned to your case.
Sincerely,
Debbie Skehan,
Office Manager
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ASPEN CLUB LODGE
SUBDIVISION EXEMPTION
APPLICATION
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A SUBDIVISION EXEMPTION APPLICATION
FOR ANAMENIiMENT TO
THE WOODS TONE INN CONDOMINIUMIZATION APPROVAL
<-
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Submitted by
REINHOLD ASPEN INCORPORATED
709 East Durant
Aspen, CO 81611
(303) 925-6760
....
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Prepared by
VANN ASSOCIATES, INC.
Planning Consultants
230 East Hopkins Avenue
Aspen, Colorado 81611
e:303) 925-6958
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PROJECT CONSULTANTS
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PLANNER
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sunny Vann, AICP
Vann Associates, Inc.
230 East Hopkins Avenue
Aspen, CO 81611
(303) 925-6958
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ARCHITECTS
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stryker-Brown Architects
300 South Spring Street
Aspen, CO 81611
(303) 925-2254
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C. Rey Grange
Architects d.p.l.g. Urbanists c.s.s.u.
B. Jelensperger
Ingenisur e.c.p. Architects cl.p.l.g.
61 Rue de La Garenne
92310 Sevres
France
,....
....
SURVEYOR
....,
Aspen Survey Engineers, Inc.
210 South Galena Street
Aspen, CO 81611
(303) 925-3816
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TABLE OF CONTENTS
INTRODUCTION
II. APPROVAL HISTORY
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III.. EXISTING CONDITIONS
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IV.. PROPOSED RENOVATION
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V. REVIEW REQUIREMENTS
-
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A.
Subdivision Exemption
B.
Vested Property Rights
APPENDIX
A.
Exhibit 1, Pre-Application Conference
Summa.ry
Exhibit 2, Title Insurance Policy
Exhibit 3, permission to Represent
B.
Exhibit 1, Subdivision Exemption statement
Exhibit 2, Woodstone Inn Condominium Map
Exhibit 3, Woodstone Associates/City of
Aspen Agreement
Exhibit 4, Cancellation and Release
Agreement
Exhibit 5, Planning Office Approval
Summary/Case #23A-85
Exhibit 6, Planning Office Approval
Summary/Case #43A-85
ii
1
3
14
24
33
33
35
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TABLE OF CONTENTS
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Section
Page
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APPENDIX
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B.
eContinued)
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Exhibit 7, Memorandum from steve Burstein
to Paul Taddune
,...
Exhibit 8, Memorandum from steve Burstein
to the Building Department
...
Exhibit 9, Building Department Permit
#9015
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I.. INTRODUCTION
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The following application requests an exemption from
subdivision for the purpose of amending the existing
condominiumization approval of the Woodstone Inn Condomini-
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ums ea.k.a., the Aspen Club Lodge). The Reinhold Group, a
European real estate conglomerate, has purchased the Aspen
,,...
Club Lodge from Woodstone Associates, and wishes to exten-
,...
sively renovate the facility. The extent of the proposed
renovation requires anCilU~!1Clji\'ifrlt'''''t~6crgeT:'''6::5a'Cf~in!Unr~
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iilfap">oa;iicl"aec1.ar'aTion':-";~~,l!.pJ;oplfr€y.rIgE~:S""~~a. tus for the
proposed amendment is also requested e see Pre-Application
Conference Summary, Exhibit 1, Appendix A).
-
....
The application is submitted pursuant to sections 7-
"""
1003.A.3. and 7-1007.C.2. of the Aspen Land Use Regulations
by Reinhold Aspen Incorporated, a subsidiary of The Reinhold
,...
Group and the new owner of the property esee Title Insurance
POlicy, Exhibit 2, Appendix A). The Applicant I s representa-
,..,
tive is Sunny Vann of Vann Associates, Inc., Planning
Consultants esee permission to Represent, Exhibit 3,
,..
Appendix A) .
~
The application has been divided into four (4) parts.
The first part, or section II. of the application, provides
,...
a brief overview of the lodge's prior approval history,
,..
while section III. summarizes the existing lodge's compli-
ance with the dimensional requirements of the property I s
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III. EXISTING CONDITIONS
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As the improvement survey on the following page
illustrates, the property in question contains approximately
forty-two thousand six hundred and forty-five e42,645)
square feet of land area and is presently zoned L/TR,
Lodge/Tourist Residential. The various dimensional require-
ments of the L/TR zone district which limit the renovation
potential of the Aspen Club Lodge are summarized in Table 1,
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below.
-
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Table 1
Dimensional Requirements
L/TR Zone District
1.
site Area eSq. Ft.)'
Minimum Lot Area/Dwelling unit
Minimum Setbacks eFeet)
42,650
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2.
None
-
3.
-
Front Yard
Side Yards
Rear Yards
10
5
10
4.
Maximum Height eFeet)
28
-
5.
Minimum Open Space @ 25% of
site Area eSq. Ft.)
10,660
-
6.
Maximum External Floor Area
@ 1:1 eSq. Ft.)
42,650
~
7.
Internal Floor Area eSq. Ft.)
Minimum Non-unit Space @ 0.25:1
10,660
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Maximum Rental space @ 0.5:1
Maximum Rental Space @ 0.75:12
Lodge Rental space
Affordable Housing
21,330
31,990
28,470
3,520
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8.
Minimum Parking Required3
0.7 Space/Bedroom
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All areas have been rounded to the nearest ten (10)
square feet.
2
Maximum rental space may be increased to 0.75:1
provided, however, that 33-1/3 percent of the addition-
al increase is used for affordable housing pUrposes.
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May be reduced to 0.5 spaces/bedroom upon payment of
cash in lieu.
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As Table 1 indicates, the maximum external floor area
of the lodge is limited to forty-two thousand six hundred
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and fifty (42,650) square feet.
However, there are also
...
internal floor area limitations that effect the proposed
remodel.
Specifically, a minimum of twenty-five (25)
...
"
percent of the lodge's floor area must consist of non-unit
space. Similarly, rental space is limited to a maximum of
...
fifty (50) percent of the lodge's floor area unless on-site
affordable housing is provided.
The rental area may be
increased to seventy-five (75) percent, provided that one
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third e1/3) of the additional increase is used for afford-
able housing purposes.
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The existing Aspen Club LOdge consists of ninety-one
...
(91) guest rooms, a restaurant, bar, and conference room,
with accompanying support spaces, outdoor amenities, and a
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parking garage. Floor plans depicting the existing lodge's
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design are provided on the following pages.
The lOdge's
b
room count, external and internal floor areas, open space,
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Based on the above figures, the Aspen Club Lodge's
existing external floor area exceeds the maximum allowed in
the L/TR zone district. In addition, the lodge's existing
rental space exceeds the maximum allowed pursuant to the
district's internal floor area requirement. Available open
space and on-site parking are also less than the minimum re-
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quired.
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As the Aspen Club Lodge does not comply with several of
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is by definition a non-conforming structure. Pursuant to
section 9-103.C.1., such structures may be extended or
altered, provided that the individual non-conformities are
not increased .!F'on-conformi ties, however, may be maintained
or decreased.\i;he Applicant's proposed renovation, there-
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fore, cannot increase the lodge's existing external floor
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area or its internal rental floor area.
similarly, the
M
,
renovation cannot decrease the lodge's available open space
.
or the amount of on-site parking.
The lodge's ~1'r~
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'S'G.'Ch -spac~- <foeshotfari""'1le1~t~rnimmii:requ'ireq .;~
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IV. PROPOSED RENOVATION
,,..
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As the proposed floor plans on the following pages
illustrate, the Aspen Club Lodge's room count will be
reduced from ninety-one (91) to seventy-four (74) units.
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underlying zone district. The third part, or Section IV.,
describes the proposed renovation. The fourth part address-
es the renovation's compliance with the applicable review
requirements of the Aspen Land Use Regulations. For the
reviewer's convenience, all pertinent supporting documents
relating to the project ee.g., Title Insurance POlicy,
Woodstone Inn Condominium Map, etc.) are provided in the
various appendices to the application.
,...
,...
,...
,...
!"'"'
While the Applicant has attempted to address all
relevant provisions of the Land Use Regulations, and to
provide sufficient information to enable a thorough evalu-
ation of the application, questions may arise which result
in the staff's request for further information and/or
clarification. The Applicant would be pleased to provide
such additional information as may be required in the course
of the application's review.
,...
"""'"
,...
,...
II. APPROVAL HISTORY
....
-
The Aspen Club Lodge, which was formerly known as the
Woodstone Inn, has been the subject of numerous land use
applications and reviews. While the various land use files
contained in the City Clerk's office contain a considerable
amount of information with respect to these applications,
the lodge's prior approval history can be briefly summarized
as follows.
,...
"'"
-
....
3
,...
....
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On May 11, 1981, the city Council approved a subdivi-
~
sion exception application submitted by Hans B. Cantrup ethe
owner of the property) and Ronald E. Soderling ea prospec-
tive purchaser) to condominiumize the Woodstone Inn and the
....
~,
Anchorage restaurant. The approval was subject to various
,..
conditions, the most relevant of which was a requirement for
th~'p'rovisionof four e 4) deed resfr'lct,edafforaaJ:lle. ilc5~sil1q~
;';",""'->" _'-;'>;';';"~4,,'''_''''-"''_''~''', ,'c"" "'.' ....,....... ~';;'~"~'^"_'"'"'_'''^__"_",,,,,'_ ...,_:... ':",'''' ....: ',', ",.'.., ,'" ..', ,"- '-'...., , ,,', ...." , , ~~""___"""_
....:unit:;;. 'One I-munIT"was'-to"1'le"'-rbvided on-site at the
,.:-(, " .. ,"-'," '''-''. p -""-:'.'''''-*.';;Ci.f<&;r-ii'(''i:*Yi~\t''613T~:S1tZ::lk82!Zt3f';Y~~21~-"~.._--~-:-~
.Woodstone J:nn,. ,The remaining (3) units w~re f'o 'be lea:sedto,
~,"'.':'~''':',:::, :'::''''';:-:>~'':':, ;::,-';'-,"..'::'-,"."',',-:'::'..':,::i:":",,C,'-~"""~';:';-',:":"-,:7',:""":':."..,..;:"-' .. :_:,:..:>, :',:,:: :..,,' ,,' ',,:..::::, ,':',':':,...,", ",', ",_ ..'.',_..,~~~-.".'v_::'::"...:'-""""'~'_,,, ,,"":::::.. ,:,,:><.. ,.",' , ,," ,",..' ,_' ,','..' ", ' '.., " "
....
"..-:
~=-;..~()tc<;;:-lJg[""~:t:,'"r!J~.1,'~P~~~~~~~~~!. a . mul ti -family structure
that apparently was also owned by Mr. Cantrup. The remain-
ing conditions of approval were as follows.
"...
~
1. Twenty-three
"'----"~',".-"',.i/.'::c''^,'::-':':'"-''^~,,,, ',_,','
(23.), p~r~~~c;;., spaces
were to be'
.,."<",'""."'''',,4;'''_''NJ_''.;~''..~,."..,'~'''''~~'
provided Off-site at the Continental Inn (a.k..a.., the Grand
.' -,:"",-,,,,,",,;,.,,;,,,,,,<"'.' ~", ," .. ,;..: ;.."'..,;.~,),"""'.';;~"):'ii0/:*'<;;irj;A*~$Oi.;:,,0'..."';.,.',~""~,..'7C':....,: ";:, ' '..",' '...."',!~',..,~',,,"""',,,....-..
,..,
Aspen Hotel), for the use of the Woodstone Inn and the
Anchorage restaurant.
-
tC~"
~: condominium unit #121 of the Woodstone Inn, and
"""
units #42, 43 and 44 of the Alpina Haus Lodge were to be
deed restricted for a period of fifty (50) years as low
'ti.;','O'
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income affordable housing units..
-
3.
A sign was to be placed in the Continental Inn
...,
"
parking lot to ensure the twenty-three spaces were reserved
for use by patrons of the Woods tone Inn and the Anchorage
r"'l
restaurant.
,....
4
,-
...
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.. The proposed condominium map was to be revised to
-
reflect the removal of a temporary second floor located over
the Woodstone Inn's lobby.
-
5.. Three (3) enc?CS1iCliiilen~"rlc8iise'iqreemen'tS'app"i-~ed'-'
".'~"''''"_0,,!...';l:,, ','.. _ ,', ".."",_..',.._'......-.'-,"-~:..:,"':' ':"';':',_::"..',;',_'...."..,,, __..',........_"'..,.... ',..' ',',<.........' :','"..:, :,.;,""
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by the city Council were to be executed and recorded by the
applicants.
~
~
6. All requirements for the condominiumization of
existinq lodges were to be met by the applicants and all
aqreements were to be approved as to form by the City
Attorney.
...
JIll'-
-
Apparently, Mr. Cantrup's proposed sale of the Wood-
stone Inn to Mr. Soderling fell through. On June 14, 1982,
the council approved the assignment of the May 11, 1981,
CantrupjSoderling condominiumization approval to Resort
Hotel Development, Inc. eRHD), subject to the same condi-
tions as the original approval. All of the conditions were
-
.(I'lDt
subsequently met by RHO following their acquisition of the
-
Woodstone Inn. A condominium map, a subdivision exception
-
statement, restrictive covenants and a master lease pertain-
ing to the Alpina Haus affordable housing units, a parking
,...
lot lease for the twenty-three parking spaces at the
continental Inn, and the condominium declarations were
,...
recorded bY' RHO ''OfI-Xarch 11,1983.
.', -", -,-..... _..,.<"-.."-,,,~..~",",.,;...,,-~,-,:~,;..:,,"-:,.,"'<,,":,"
These documents are
~;
recorded at Book 14, Page 45, and at Book 441, Pages 789,
794, 803, 811 and 814, respectively, in the office of the
I""
5
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......,
n
n
~
-
Pitkin County Clerk and Recorder. The subdivision exception
...
statement, which memorialized the conditions of approval, is
attached hereto as Exhibit 1, Appendix B. The Woodstone Inn
,...,
condominium map is attached as Exhibit 2, Appendix B.
~
It should be noted that the three (3) Alpina Haus
...
affordable housing units, and the twenty-three (23) parking
spaces at the Continental Inn were leased from Mr. Cantrup,
,....,
the owner of the properties.
The City was a third party
,"
beneficiary to the leases, which were to run for fifty (50)
and twenty e 20) years , respectively. 'TIle- "t1'i'~-g~()T-- en-
""^~"'%;'i?kyj
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croachment license agreements were executed and rec6rdea- on
~'.' ',' ...,.. -~"""~"-''''''''''''''''''''~'"''''''''''';'"~''''=",,'.,,',r,,\j!~\;'''..~\'$!~f;;~J<;<fPi''1,,"M!,~,;k;""$c~1,~""_''''''^'''''''''''P''J''''',"'','''''{''''''''i''''','''','''''''''''''''''''''."~,~."""y-"""""",,,'''''''',~''"'C~' ,,-.., , " ...,.., ,~""
'1\:pril 30, 1982 ,-apparently -];i:Fior- to ~l:ne.' ii"S'S'ignmenf'of the
.. '...,.."'.......,..,,, .."'..".....,..".,...,..,....'." "'-""..,..'..'.."',..,','""".~,",','("..,""..,',,';..~,,.':,;",,,',..:..;;,x,,,,",,,;;'",<','';;'"'''''' '.' -.. ", '...' ' ',....'..- .,....,,'.., .,.., ,'"".... ,,'.. '....,.. ,.., ",' '''''~''..~',..''',i:'..~.iid
L\I,IIlIll
'W'oodstc:rtre' IntnjbWdominium a--rcriral-to-Resorf--lFoteT~bevelo ~"
.,.."'...~',.,=,.;.:.,,""""",;.;""':,.;""',,;;,,,'~_;"''''\:,,','''''''''''''''''''','''',~~..,,"'..""""'""'....,..c,","';.:".';....,,",Pp ",:" ".." ,'.. ;.." ' .... ....;:...':..,:':':'...-';'..:........,,','^'..','..'.,,',:,.' :"::..::..;..:';'":::",,..""'."'.. P::,:,',:
'~-i1i'E!I1:\<. The.a-g'f"E!~iff@nfs-.are---re.aorded in' tne '-Pitkin Count
';A"';':;:"""",-"./M"~^'~" ' ..:,...... ':.. :,,'..' ""..;,....- .:' '.. ,,', ... ',-' ',,' ," :"', ,..... ,.,,,...., ','.., ':"... ','....., : ...,:"-,,.~~,-",..,,",.."..:~~"f4W.'j;c::'.-,,'WiPAY:'1i!S-'.iJ';~:~;L/J
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,
,-~.~~4i5.Js_.~r~~a~~~~~c;2;;g$E~;~~,~;~.'~9~~~!lt!~g~;;~:t:;~0Ry,~3..'~~i~~~~t~~:t'ZL~i~;;~2~~~~~t,~;~Z,l~~~\'1t~it;~~~i)j~tt5i~J
and 919.
. ""....,..,;...
,..
No condominiumized hotel units were ever sold by Resort
..
Hotel Development, who operated the Woodstone Inn until its
sale to Woodstone Associates in 1984. Upon purchase of the
,...
property, Woods tone Associates became the successor in
"...
interest to the Woodstone Inn condominium approval and to
the affordable housing and parking lot leases between Mr.
-
Cantrup, Resort Hotel Development, and the city. On April
2, 1985, Woods tone Associates entered into an agreement with
....
the City esee Agreement between Woodstone Associates and the
.~
6
If""
....
-
/; ,I
j
n
-
city of Aspen, Exhibit 3, Appendix B) that amended the
,...
conditions of the May 11, 1981, Woodstone Inn condominium
approval.
1l"""III,
~
The amended conditions were apparently dictated by Mr.
Cantrup's bankruptcy, the acquisition of his properties by
John H. Roberts ed.b.a., Aspen Mountain Joint Venture), and
the foreclosure of the Alpina Haus by its former owner. As
(I!IIIM
fI"""
a result of the foreclosure, the Woodstone Inn's lease of
three (3) affordable housing units at the Alpina Haus was
~
terminated. The agreement in question, however, permitted
,..
Woodstone Associates to delay the replacement 9f the units
until individual condominiumized hotel units were sold. The
,..
agreement also waived the city's requirement for twenty-
three (23) off-site parking spaces. A second agreement was
executed on April 2, 1985, which canceled and released the
Continental Inn parking lot lease esee Cancellation and
Release Agreement, Exhibit 4, Appendix B).
",.
""""
....
An application to amend the Woodstone Inn condominiumi-
zation approval ePlanning Office Case #23A-85) was submitted
r"l
by Woodstone Associates on July 25, 1985.
The proposed
",..
amendment involved various revisions to several of the
~
rooms, the relocation of the building's trash storage area
and the on-site affordable housing unit, and other miscella-
neous building improvements. The City Council approved the
application on August 26, 1985, subject to seven (7)
,..
~
7
f!"'.
.....
r"\
r"\
}
JI"!l!I
.....
conditions (see Planning office Approval Summary, Exhibit 5,
Appendix B). The conditions of approval can be summarized
as follows.
.....,
,...
1. A new condominium plat and narrative descfiption
explaining the various amendments was to be recorded.
....
2.
A new statement of subdivision exception was to be
recorded.
.....
~
An encroachment license for a proposed new awning
was to be obtained and the agreement recorded.
4.
Permission to relocate the on-site affordable
r--,
housing unit was conditioned upon the approval of the
".
Housing Authority and city council of a new plan for the
four (4 r~'i?f(jrdaE!'i!'P'1i~'\i'iif~%'irnlts""reqUirl.td 'pud11l'h€~€0' the
"., , -'-~-"""'~6ilii"'"
Qrj,=l nn'. ~~()!Ili]1i1pD.izati()J1 ,approyal.
~~~~~~a'>"_;:;;'l1;,,,,i;_~'~!,=~-'~~'
"Approval W:!I,,~[;t;j?,,]?!,';cQi$"tainid prior to recordation of the
revised condominium map.
....
.....
'"
-
5. permission to relocate the building's trash area
was conditioned upon the provision of one (1) new parking
space on-site.
The new space was to be approved by the
",..
planning Office prior to recordation of the revised condo-
minium map.
.....,
....
6. Handicapped access was to be provided at the
building's spring street entrance.
....
8
.....
~
I)
(i
,
,....
7. All conditions of the May 11, 1981, condominiumiz-
....
ation approval, and the subsequent agreements pertaining
thereto, were to remain in full force and effect.
....
A second amendment application ePlanning Office Case
,....
#43A-85) was submitted by Woods tone Associates ed.b.a., The
....
Aspen Club Lodge) on November 12, 1985. This application
requested permission to transfer approximately two thousand
,...,
two hundred e2, 200) square feet of floor area from the
Anchorage restaurant in the lOdge's basement to a new
i\IIIIIII!
restaurant to be constructed over the lobby. The existing
....
Anchorage restaurant would cease to exist, and the basement
area in question would be ~~~!~p~~~tiurrfi[~a~~;
Apparently, subgrade space, with the exception of parking
'""
and storage areas, was included in the calculation of floor
-
area in 1985. The application again requested permission to
relocate the on-site affordable housing unit, and included
/I'"
a new proposal to increase its size.
....
The second application was revised by Woods tone
,....
Associates on November 21, 1985, to substitute an employee
parking area for the area of the basement that had been
,...
proposed to be sealed.
As parking was exempt from the
....
calculation of floor area, the revised request effectively
accomplished the same result as sealing the space from use.
The parking idea apparently originated with the Planning
Office, who was concerned about the ability to preclude
....
~
9
,...
""'
,......,
tj
....
....
future use of the sealed area. A new garage ramp was also
proposed with access to ute Avenue. The City Council
approved the revised application on December 16, 1985,
subject to four (4) conditions esee Planning Office Approval
Summary, Exhibit 6, Appendix B). The conditions can be
summarized as follows.
~,
....
...
i""'\
A portion of the Anchorage restaurant was to be
converted to employee parking or sealed to the satisfaction
of the Planninq Office and Building Department. A variance
was to be obtained from the Board of Adjustment for the
parking ramp in the event required.
...
~
~
2. Woods tone Associates was required to complete its
purchase of the airspace above the lobby from the Cantrup
Estate prior to recordation of a revised condominium map.
~
,..
3. A revised condominium map was to be prepared and
recorded which incorporated the amendments approved on
Auqust 26 and December 16, 1985, prior to issuance of a
certificate of Occupancy for the relocated restaurant.
""""
Il""!
....
4. A new subdivision exception statement was to be
recorded which reflected the Auqust 26 and December 16,
1985, approvals.
~
~
On February 19, 1986, Woodstone Associates informed the
Planning Office that they did not intend to follow through
with the condominiumization of the Aspen Club Lodge. As no
10
...
....
....
r-:
t1
- ,y
...
amended condominium map was to be recorded, Woodstone
""'"
Associates believed that their affordable housing require-
ments were null and void. Apparently, they wished to "undo"
the prior condominiumization approval of the Woodstone Inn
...
'~
and the conditions attendant thereto.
This decision is
...
believed to have been motivated by their need to obtain a
Certificate of Occupancy for the new restaurant, and the
fact that a revised condominium map and statement of
sUbdivision exception had not been prepared.
...
...
The Planning Office's comments with respect to Wood-
-
stone Associates' position are summarized in a memorandum
from former planner Steve Burstein to Paul Taddune, the City
...
Attorney esee Exhibit 7, Appendix B).
According to the
memorandum, the majority of the conditions of the August 26
...
and December 16, 1985 approvals had been met.
The only
r-
conditions which apparently remained were the requirements
that a revised sUbdivision exemption statement and condomin-
...
ium map be prepared and recorded, and that a portion of the
Anchorage restaurant be converted to parking or sealed.
....
...
On March 6, 1986, a meeting was held between Woodstone
Associates, the City Attorney, and the Planning Office to
discuss the status of the two approvals.
The results of
...
that meeting are discussed in a memorandum from steve
Burstein to the Building Department dated March 17, 1986,
esee Exhibit 8, Appendix B) and are summarized below.
...
....
11
....
""""
~
--/
,~
...
...
1. The concept of usinq a portion of the old Anchor-
aqe restaurant space for employee parking was abandoned.
)I!llIoI
Instead, the space was to be sealed to the satisfaction of
the Buildinq Department. As a result, a variance from the
Board of adjustment was no lonqer required.
,....
2. An aqreement was to made between Woods tone
~
Associates and the City which would impose a fine for the
...
unauthorized use of the sealed area.
.....
Woods tone Associates agreed to record a revised
condominium map and subdivision exemption statement with the
understandinq that no employee deed restrictions were
...
....
required until such time as individual condominium lodqe
units were sold. A thirty (30) day temporary certifica.te of
....
Occupancy was to be issued for the new restaurant, during
which time the revised condominium map was to be prepared
,..
and recorded.
....
The Building Department inspected the sealed space in
the old Anchorage restaurant on April 24, 1986. The Depart-
~
ment's Building Inspection Checklist indicates that the area
-
in question was in fact sealed esee Permit #9015, Exhibit 9,
Appendix B). Woodstone Associates' request for a variance
from the Board of Adjustment was withdrawn on March 18,
1986. To the best of the Applicant's knowledge, there is no
iJ!lIIIII
.....
record of the recordation of a revised condominium map or
subdivision exception statement. It is also unknown whether
~
12
".
~
.~
(")
, .
M
...
an agreement exists between Woods tone Associates and the
City regarding the unauthorized use of the sealed area of
the former Anchorage restaurant.
f'l!IlII
-
The August 26 and December 16, 1985 approvals to amend
the original Woods tone Inn condominiumization are believed
to be the last land use approvals obtained by Woodstone
1-:
Associates with respect to the Aspen Club Lodge. While most
-
of the conditions attendant to these two approvals appear to
have been met, a revised condominium map and subdivision
""'
exception statement apparently were never recorded. As no
condominium lodge units have ever been sold, the requirement
that four (4) affordable housing unit be provided as a
-
condition of condominiumization approval does not appear to
have been triggered.
...
In summary, the May 11, 1981, condominiumization
...
approval of the Woods tone Inn appears to be in full force
and effect, except as otherwise modified by the April 2,
...
1985, Woodstone Associates agreement with the city, and the
August 26 and December 16, 1985, approval amendments. While
iP"l
a revised condominium map and statement of subdivision
...
exception apparently were never recorded, this oversight is
most likely insufficient to void the various approvals. As
such approvals normally run with the land, they would appear
to have been transferred to Reinhold Aspen upon their
...
...
purchase of the Aspen Club Lodge.
-
13
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f',''''4, 4M'l, 'EXHIBIT 3
AGREEMENT'
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/7 - ,7'
TlIIS AGREEMENT is made this ,(-" day of-trnrcJi, 1985,
by and between the CITY OF ASPEN, a Colorado municipal
corporation (the "Cityll) and \<lOCDSTONE ASSOC., i1 Colorado general
partnershir for itself, and as representative for WOODS TONE INN
ASSOCIATION, INC., a Colorado non-profit corpora.tion to be formed
(the t'hssociation").
WIT N E SSE T H
WHEREAS, l-7oodstone Assoc. is the owner of the Woodstone
Inn Condominiums consisting of the real property described on
Exhibit A, attached hereto and incorporated herein by this
reference: .
WHEREAS, pursuant to the condition of
condominiurnization approval'for the Woodstone Inn Condominiums
that four (4) units be restricted to use as employee housing
under10He guidelines of the City of hspen as lodging for
employees of the woodstone Inn Condominiums, the Statement of
E~~.eption fr..oI!l ~he, Fu_l~_..e\1.~c.1;,~~_~i9I?:...Proc'ess . for th~__~!,urpose of
condOmiEj~~~~~~o~n, _ ~~.K~~r~ary 17, 1983, and recorded March
-11, 1983 in Book 4 ~ Page 811, in the records of Pitkin
_ COUt:lj:y ,___ColC?;'.:ido P.F9vi.q.e.s._~!1_~t.-!,?qO:d:st:2E~f?_b,.~~9.C.' s predecessor in
.J....E.terest, Resort Hotel Devel.opm.e!).~.,~Inc;::. ,~...:..Cp'loradQ..c~o.r:pnr,"lt-; t"l11
. ("RHOll) ~h.:l.ll, as a condition.. 9~ :t~.~.~._.f.;ij;Y_.9,P.PJ:;:ovinCl' the
condorniniumization of the Noodstone Inn, restrict Unit 121 of the
Woodstone Inn, and l~ase certain units in the A1pina Haus, 935
East Durant Avenue, Aspen, Colorado, for a term of fifty (50)
years, to meet the ernploy~e housing requirements 0= RHD in
connection with said condominiurnization of the.Woodstone Inn; and
WHEREAS, RIIO so restricted Unit 121 of the l-,'oodstone'
Inn, and RHO, indiVidually, and as representative of the
Associatior, pursuant to the foregoing employee housing
requirements, entered into that. certain Master Lease Employee
Housing Units dated as of May 18, 1982, and record~d March 11,
.1983, in Book 441 at Page 793 of said records, providing for the
lease of apartments numbered 42, 43, .and 44 located in the Alpina
Haus; and
WHEREAS, Joseph A, Luciani, holder df a deed of trust
encumbering the Alpina Haus, commenced foreclosure of said deed
of trust, received a Public Trustee's Deed to said property and,
having not previously consented to the aforementioned Haster
Lease, affirmatively elected not to honor thelMa~ter Lease and
RHO's and the Association's possessory righ:ts'thereunder; and
WHEREAS, Headstone Assoc. and the Association desire to
fulfill the employee'housing obligations of RHO to the City as
set forth in the aforementioned Statement of Exception by
providing three substitute employee units replaCing those at the
Alpina Haus; and ~ ,
\'mEREAS, pursuant to that certain Agreement for
Settlement of Litigation ("Settlcn1ent lI.greementll) between the
City and the Estate of Hans B. Cantrup and June C<lntrup, dated
~~~~c:,/~j ,~/. , 198:;-, approved by the City Council on
/";,/?o/?c.",,t-/::ai ' 19822, the ~lils._..a9re.eQ in paragraph
5 of the Settl ment Agreement, upon the happening of the events
set forth in paragraph 1 thereof, to "w~.iye the requirem,?nt for
. twenty-three (23) parking spaces, in addition .to~.tho.~_~_Q~~~ntly
_t!xisting. at the i1oodstone Inn, and to join in the cancellat.ton
~~d release of record of the r~lated parking space leae~___
..burdening Lots F, G, and H, Block 91, City andl Townsite of Aspen,
upon the 'happening of the following: The execution and deliv~~
to-t'he..,Ci ty by the O\vners of the Woods tone Inn' of an agreernf?~
\ (in recordable form) to the effect th....t no individual condominium
units in the h'oodstone Inn will ever be offered for sale, soleL.-
or otherwise conveyed, or mortgaged or otherwise encurnberepJ
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un1;..\.l.and un..._ssthe Woodstone o~/h.l?rS__h~.v~__~J:!J~~,~1c;=_qrnpJied 'wit~
the cond~miniumization concJ.ition and requirements tha.t 4__total of
four (4-f-- deed restricted employee houtiing units be provide~_ for
_employees cif- ,the Woods tone Inn Con~<?~.?-n~_~ms." Said Settlement
" Agreement is incorporated herein by reference.
''-J
NOW, THEREFORE, in consideration of the covenants and.
conditions herein the parties hereto hereby agree as follows: "
i. Woodstone Assoc., individually, and on behalf of
the Association, as an inducement to having the City execute this
Agreement, represents and warrants to the City that neither RHO,
Woodstone Assoc., nor the Association has sold, mortgaged,
encumbered, or otherwise conveyed any 0= the individual
condominium units as of the date of this Agreement. Further, the
Associat,ionand \.'oods~one f\.ssoc., shall not qffer for, s~le, sell,
or otherwise convey, mortgage, or otherwise encumber any
individual condominium units in the Woodstone Inn until and
unless Woodstone Assoc. and/or'the Association has fully complied
with the requirement and condition of condominiumization that a
~~l of four (4) units be restricted to use as ernploye~ housing
units for employees of Woodstone Inn Condominiums.
,
2, Immediately following the satis'faction of all
three of the conditions contained on Page 6 [and numbered l{a),
l(b), and l(clJ of the Settlement Agreem~nt, the parties will
each:
I
(i) Execute and acknowledge and then together
cancellation and release of the above-described parking
covering Lots F, G, and H, Block 91, City and Townsite
I
(ii) Cause RHD to 'enter into a stipulation of
connec~ion,w~~hLuci~ni vs.RHD, Civil Action No.
the other parties thereto dismissing with prejudice
the City's cross-claim against RHD and the
record a
lot lease
of Aspen,
. dismissal' in
83-CV-25 with
said case and
Association.
I
3. Woodstone Assoc., for itself, and on behalf of the
Association, acknowledges and agrees that the requirement of four
(4) deed restricted emn1ny,p,," 'ho"o:::.;ng ~s for employees of the
Woods tone Inn Condo~iniums is a condit~on of condominiurnization
approval and, therefore, must be satisfied prior to the sale,
conveyance, mortgage, or encumbrance of any individual
condominium units in the Woodstone Inn and further represents to
City that there is no mortgage or encumbrance on the \';oodstone
Inn which does not acknowledge said condition. I
4. It is understood and agreed thilt Woodstone Assoc.
may refinance, mortgage, or otherwise encumber, sell or convey
the Woodstone Inn and all condominium units therein as an Emtire
lodge project and that the restrictions set forth herein on sale,
conveyance, mortgage or encu~brance of individual condominium
units shall apply only to any ~ale, conveyance, mortgage or
encumbrance of any individual condominium unit or of less than
all of the condominium units. Any such sale, conveyance,
mortgage or encumbrance of the woodstone Inn as an ~ntire project
shall, however, be subject to the terms and provisions of this
Agreement. I
5~) It i; understood and agreed that the required
'employee housing units, ~the~ha~Qo~Qn~ Inn Unit 121, may be
located either in or outside the Woodstone Inn., If located in
the Woodstone Inn, the restrictions on said units shall be in the
sume form as described in paragruph 10.3 of the Condominium
Decluration for Woods tone Inn dated December 30, 1962, and
recorded March II, 1983, in Dook 441 at Page 014, Pitkin County
Clerk and Recorder1s Office. The employee units, othar than
Woodstone Inn Unit 121, unless otherwise agreed to by the City
Council, shall be units not ~lready deed restricted- for employee
housing, shall in total consist of a minimum of one thouDund one
',10'3- I'"~ V.,j nl (S8H~ = I,n~.. ""'t1l.1Ij~/(o..,;1 co,J,..;.;....,,,f,~ ./,..,.1
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hundred three (1,103) square feet;. may be leased to Woodstone
Assoc. or the Association; and an application shall be submitted
,to the City Council for approval of ~aid units as being in
conformance with the rental and price guidelines, qualification
guidelines and occupancy limitations of the City of Aspen. Said
application shall be considered in good faith and in a timely
~ nanner and approval thereof shall not be unreasonabll' withheld.
\~jfl"W J The restrictions pertaining to any E::!mployee uni"ts shall be
(cr-t' .,' :..'1-,' approved by the City Attorney as to form and shall bE:: free from
.\;:'.,.\,~i'\ all liens and encumbrances or be protected by non-disturbance or
. subordination agreements to that the foreclosure of any such lien
or encumbrance will not "result in the disqualification of such
units as employee housing units.
6. This Agreement shall operate as a covenant runninq
with the real property described in Exhibit A and shall be
binding on the SUccessors of the parties hereto. Further, this
Agreement shall be recorded in the office of the Pitkin County
'Clerk and Recorder. Upon satisfaction by Woodstone Assoc. of the
'requirements and conditions contained herein that a total of four
(4) units pe restricted to use as employee housing units for
employees of woodstone Inn Condominiums, the City will execute
and deliver to Woodstone Assoc. a recordable instrument
evidencing the satisfaction of such requirements and conditions
and releasing the restrictions herein on sale, conveyance,
mortgage, or encumbrance of individual condominium units in the
Wcodstone Inn. I
IN WITNESS WHEREOF,
this Agreement on this
have executed
, 1985.
OC.
','
CITY OF ASPEN, COLORADO
/,..
" ~/~;;<h.~'
~~lY ~/'ec:?cCJ
:Charles T. COllins, ~~ayor Pro Tern
. j'
ATTEST:
i/,' ) fdl
/l...-cU:A./r-<.A''7<../ l!J ,ct-(!.I"--
Kathryn Sz/KOCh, City Clerk
I."
STATE OF COLORADO
COUNTY OF PITKIN
5S.
this 28 th
Butera
The foregoing Agreement was acknowledged before me
day of March , 1985, by T Richarc'l
as PresJ.dent of \-loodstone Assoc.
on
Witness my ~and and official seal.
,.. ......
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f i"\\'U1Af!,.'\ ..,
:.:.~ :',:
~ ,.\.:PUO~ \\, .In J
\:~~~::?,.~~,~:./<../
commission
eXPi~7)~0~~{/;
Notary Public
Address: 101 Lone Pine Rd.. r.10
Aspen, Colorudo 81611
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, ';>'
STATE OF COLORADO )
) ss.
COUNTY OF PITKIN 'l
,
The foregoing tgreement was
this 1"',(. day of l/:]tL i'..
as "Mayor Pro Tern. and Kattlryn S. Koch,
of Aspen, Colorudo.
acknowledged before me on
, 1985, by C~arles ~. Collins
as City C1erk'of the City
Witness my hand and
My commission
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EXHIBIT A
,
A tract of land situated in the Townsite of Aspen and Ute
Addition, City of Aspen, Colorado, all lying within the Northwest
1/4 of Section 18, Township 10 South, Range 84 W~at of the 6th
P.M., described as follows;
Beginning at a point being the Northeast corner of Lot A, Block
107, City and Townsite of Aspen; thence South 14050'49" West
100.00 feet along the Easterly line of said Lot A to the
Southeast corner of Lot A; thence North 75009'11" West 30.00 feet
. along the Southerly line of said Lot A to the South\iest corner of
Lot A; thence South 14050'49" West 20.00 fe~t along the E~sterly
line of vacated South Spring Street to the Northwest corner of
Lot K, DIock 107, City and Townsite of Aspen: thence South
75'09'11" East 190.00 feet along the Northerly line of Lots 1<
through P and the Westerly 10 feet of Lot Q, Block 107, City and
Townsite of Aspen; thence South 14050'49" West 100.00 feet to the
Southerly line of 'said Block 107, City and Townsite of Aspen;
thence North 75009'11" West 190.00 feet along the Southerly line
of Block 10.7, City and Townsite of Aspen, to the Southwest corner
of said Block 107; thence South 14050'49" West 6.42 feet along
the Easterly line of vacated South Spring Street to the North~rly'.
line ofr.ot 38, Ute Addition to the City o,f Aspen; thence North
74024' West 4.44 feet along the Northerly line of Lot 38, Ute
Addition to the Northwest corner of said Lot 38, Ute Addition to
the City of Aspen; thence South 59'51' West 44.00 feet; thence
North 38042' West 63.08 feet to the Southwest corner of the
Easterly 10 feet of Lot S, Block 102, City and Townsite of Aspen;
thence North 14050'49" East 220.00 feet to the Northerly line of
Block 102, City and Townsite of Aspen; thence South 75009'11"
East 116,29 feet along the Northerly line of Blocks 102 and 107,
City and Townsite of Aspen to the Point of Beginning;
TOGETHER I'IITH 3 non-exclusive licenses to encroach upon public
rights-af-way as contained in 3 Encroachment License Agre~ments,
all dated April 30, 1992, recorded April 30, 1982 in,
respectively, Book 425 at Page 907; Book 425 at Page 913; and
Book 425 at Page 919;
TOGETHER l'lITH a perpetual non-exclusive easement for ingress and
egress as established by that' certain Short Form Easement
Agreement dated .!l.S of April, 1, 1976, recorded April 25, 1977, in
Book 327 at Page 777;
County of Pitkin, State of Colorado.
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and parking have been tabulated and are summarized in Table
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2, below.
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....
,...
"""
Table 2
Existinq Conditions
Aspen Club Lodge
1.
Existing Lodge Rooms
91
First Floor
Second Floor
Third Floor
31
42
18
2.
Existing External Floor Area eSq. Ft.)
48,740
Basement 1
First Floor
Second Floor
Third Floor
Roof2
1,420
18,770
19,960
7,570
1,020
3.
Existing Internal Floor Area eSq. Ft.)
44,280
Lodge Rental sface
Non-Unit Space
Other4
29,910
11,100
3,270
4.
Existing Open Space eSq. Ft.)
Existing Parking
41
1,385
5.
Surface
Subgrade Parking Garage
18
23
Includes that portion of the basement which is not one
hundred (100) percent below grade.
2
Includes the are~ under. the roof overhang which is
greater than three (3) feet in depth.
3
Non-unit space is limited to the floor area within the
lodge that is commonly shared by the public such as
lobbies, hallways, stairways, dining and recreational
areas, etc.
4
Includes non-public areas such as storage, mechanical,
office, kitchen, etc. Does not include roof overhangs.
23
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Six (6) new rooms will be constructed in the existing second
,...
floor restaurant area and the airspace above the lobby. Ten
(10) existing rooms will be deleted from the first floor
,...
~ '.<
while one ell room will be deleted from the second floor.
r--
The twenty-four (24) existing rooms located on the third
floor of the east wing will be reconfigured to provide
r'f,
twelve e 12) new suites.
Additional doors will also be
"",cif
installed between various guest rooms to permit them to be
,...
rented as suites.
All rooms will be extensively redeco-
rated.
....
..
,
'c:'....,
with respect to non-unit space, the lodge's restaurant
,..
will be relocated to the existing bar/lounge area. Two (2)
,...
I
adjacent lodge rooms will be reconfigured to supplement the
restaurant area. The existing kitchen will be relocated to
the basement, and a galley will be provided adjacent to the
new dinning room. The existing bar will be removed and a
J:-:,
~
new bar to serve the restaurant, outdoor pool and terrace
,...
.
area will be constructed adjacent to the lobby.
A new conference room will be constructed in the
~
,...
,
existing excavated area beneath the terrace. The conference
room will include full media capability, and will be
,
accessible to the lobby via a new reception area and
"...,'
~:
connecting stairway.
New guest and staff support spaces
,...
will be constructed under the existing south terrace and the
new pool. These spaces will include new ski lockers, a ski
,....
30
~
,...
r-,
o
~
f:
tuning area, men's and women's spas, and offices, lockers
....,
.
and a lounge for the staff.
r
The lodge's external floor area is projected to
decrease slightly as a result of the proposed remodel,
thereby reducing the extent of the building's present non-
,..
f
conformity. This can be attributed primarily to the removal
"'"
of a portion of the building's roof overhangs which present-
~
ly are counted for floor area purposes.
The building's
basic volume, however, will remain virtually unchanged.
~,-
,
,.
with respect to the lodge's internal floor area, the
proposed lodge rental space will remain the same, while non-
uriit space will increase slightly.
The building's total
t"',
,
I""
internal floor area after renovation, however, will not
increase. It should be noted that the lodge's existing and
proposed internal floor areas are less than its external
....,
floor area.
This apparent inconsistency reflects the
exclusion of the building's roof overhangs from the internal
,
,..,
,
floor area calculations.
No changes in the Aspen Club
~
Lodge's open space or on-site parking are anticipated as a
result of the proposed renovation.
/""
il
Table 3
proposed Conditions
Aspen Club Lodge
Proposed Lodge Rooms
74
~
t
1.
,..
First Floor
Second Floor
Third Floor
21
33
20
!"'"
31
r-;
f)
Proposed External Floor ,Area eSq. Ft.)
Basement'
First Floor
Second Floor
Third Floor
Roof
47,940
1,420
15,530
21,200
8,490
1,300
proposed Internal Floor Area eSq. Ft.)
Lodge Rental sface
Non-Unit space
other
Proposed Open Space eSq. Ft.)
Proposed Parking
44,280
29,910
11,470
2,900
1,385
41
Surface
Subgrade Parking Garage
18
23
i!'"
,..,
2
Includes that portion of the basement which is not one
hundred (100) percent below grade.
Non-unit space is limited to the floor area within the
lodge that is commonly shared by the public such as
lobbies, hallways, stairways, dining and recreational
areas, etc.
,...
~:
kitchen, etc.
The
3
Outdoor amenities will
!"'"
4!fI$'
tub, a new swimming pool, and an improved ter
existing swimming pool will be removed and a new
installed further to the east to provide a more useable
terrace and to give bathers access to the new basement spa
areas.
The lodge's existing facade will be completely
JlIIIII!
,...
renovated to replace the building's skin and balcony
balustrades with new wood siding and shingles. The facade's
profile will also be altered to include the addition of
r"';
32
"...,
t""
,...
t-'
gable dormers and other minor extensions to the existing
,..,
,
flat roof system.
,..
!'
V.
REVIEW REQUIREMENTS
~
The Applicant's proposed renovation of the Aspen Club
Lodge is subject to the receipt of subdivision exemption
t
~
approval. Vested property rights status for the required
....
approval is also requested. Each of these review require-
ments is discussed below.
".,
A.
Subdivision Exemption
,..
Pursuant to section 7-I007.C.2. of the Land Use
,
,
Regulations, any modification of a condominiumized lodge,
and the condominium documents governing the condominiumiz-
ation (Le., condominium map and declaration), is subject to
,..
,..
the review and approval of the City Council. Applications
,...
,
to modify a prior approval are processed as a subdivision
exemption pursuant to the provisions of section 7-1003.A.3.
/""
of the Regulations.
,...
Section 7-1007.A.2. establishes the basic criteria for
the cClndominiumization of lodges.
Since the Aspen Club
f""I
Lodge has already been condominiumized (i.e., the May 11,
f!ll"'>
1981 Woodstone Inn condominiumization approval, as modified
,..
by the April 2, 1985 Woodstone Associates agreement with the
City, and the August 26 and December 16, 1985, amendment
approvals), no further review under these criteria would
,..
33
~,
t
,...,
1,'
~
r";
n
/I'I'fI4
appear to be required. As section 7-1007.C.2. contains no
1:'"".
specific standards for an amendment to an existing condom-
iniumization approval, the review criteria can be assumed to
,.,
be limited to the following considerations.
"..
k
, .
1.
The proposed amendment's compliance with the
conditions of theoriqina1 c:ondomini'llmization approval.
r
~
2. The proposed amendment's compliance with the
dimensional requirements of the underlyinq zone district.
"...
As discussed previously, all conditions of the original
Woods tone Inn condominiumization approval, and the various
~
amendments thereto, have essentially been met or are no
,...
longer applicable.
While a revised condominium ma.p and
,..
subdivision exception statement apparently were not recorded
in connection with Woodstone Associates' August 26 and
December 16, 1985, approvals, this omission can be rectified
,...,
by the recordation of a new map by the Applicant upon
substantial completion of the renovation. A new condominium
,..
,...
map would be desirable to reflect the Aspen Club Lodge's new
ownership and to establish a new baseline condition for the
configuration of the lodge.
A new subdivision exception
,~
statement would not appear to be required as condominiumiza-
tion amendments are now processed as a sUbdivision exemp-
~
,
tion. The provision of four (4) affordable housing units
would also not appear to be required until the actual sale
of the condominium lodge units occurs.
,....
,....
34
,...
,...
~.. ',.'
f"""l
J
n
,..
,..,
With respect to the proposed renovation's compliance
with the dimensional requirements of the L/TR zone district,
no increase in the Aspen Club Lodge's existing non-conformi-
ties is anticipated. In fact, the lodge's external floor
-
l"'"
area is projected to decrease, thereby reducinq the extent
I,'
of this non-conformity.
Similarly, the lodge's on-site
~
parking requirement will also decrease due to the proposed
reduction in the number of guest rooms.
As a detailed
"..,
i;lIlIIItj
zoning analysis of the proposed renovation will occur prior
to issuance of a building permit, no further review with
respect to dimensional requirements would appear to be
,""
required at this time.
,...
~, '
B.
Vested Property Riqhts
~
In order to preserve the land use approval which
may be obtained as a result of this application, the
1'," .
~.
Applicant hereby requests vested property rights status
pursuant to the provisions of Section 6-207 of the Land Use
,..
Regulations.
It is understood by the Applicant that, to
1"",
establish such status, final approval of the requested
subdivision exemption must be granted by ordinance of the
City Council. It is also the Applicant's understanding that
,...
,.
...
no specific Submission requirements, or review criteria
other than a public hearing, are required to confer such
status.
"",.,
l'""l
f"":
35
,...,
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,...
,..
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-
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..,
,...
..,
APPENDIX A
,...
,...
,...
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,...
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In
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,...
,...
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,...
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,..
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,...
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(")
EXHIBIT 1
SUMMARY
PROJECT:
OWNER'S NAME:
SUMMARY
1.
Type of Application:
3 .
Areas is which Applicant has been requested to respond, types
of reports requested:
Policy Area/
Referral Aqent
-0/1,\5 ~,rJ!DJcCJ
3.f-ry) ) Y"-0
Comments
9
Review is: (P&Z Only) ~C on~ (P&Z then to CC)
,-- . . -~
Public Hearing: (YES) __ (NO)~
Number of copies of the application to bel sUbm~tted:~ ' .
What fee was applicant requested to SUb~t: ~:_(Jj- ~() ~ ($-=+0
Anticipated date of sUbmissiond^-"'-'~ {J
COMMENTS/UNI UE CONCERNS: \\ '\S)\-(\)I' r"'1>ll1.-ln l0,!rECb_'U( 1~,
\ " -Q.;; . ~::1 , -:F
( f' \<;: /1 f> L L ./-.1.-.; L..'t 1... . r \' ,J.. ,} ~ elL
Co .I..-~ . .J"O-( { E..Js, frm.pre_app
4.
5.
6.
7.
8.
f!I"-.
,
,...
;,..
,....,
I!""""';
....
...
~,
...
,..
,..,
,..,
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,...
,..
,
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EXHIBIT 2
~
ISSUED BY
Commonwealth.
Land Title Insurance Company
POLlCY NUMBER
128-03Lf15b
~
OWNER'S POLICY OF TITLE INSURANCE
SUBJECT TO THE EXCLUSIONS FIH)M COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B
AND THE CONDITIONS AND STIPULATIONS, COMMONWEALTH LAND TITLE INSURANCE COMPANY, a Pennsylvania
corporation, herein called the Company, insures, as of Date of Policy shown in Schedule. A, against loss or damage. not exceeding the Amount
of Insurance stated. in Schedule A, sustained or incurred by the insured by reason of:
I. Title to the estate or interest described in Schedule A being vested other than as stated therein;
2. Any defect in or lien or encumbrance on the title;
3. UnmarketabiUty of the title;
4. Lack of a right of access to and from the land.
The Company will also pay. the costs, attorneys' fees and expenses incurred. in defense of the . title,. as insured, but only to the extent provided
in the Conditions and Stipulations.
IN WITNESS WHEREOF, COMMONWEALTH LAND TITLIl INSURANCE COMPANY has caused its corporate name and seal to be
hereunto affixed by its duly authorized. officers, the Policy to become. valid whcl1countersigncd by an. authorized officer or agent of the
Company.
COMMONWEALTH LAND TITLE INSURANCE COMPANY
Attest:
",'IJ WiC /~
,,~ i '" ~
~ "r:.
~ %
q - '"
~ '"
~, "~
o~ 'II , ,;.~ 'if
'vOJ. ,\\~
President
By:
$M~
tf-/JJirl
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company wiII not pay loss or damage, costs, attorneys'
fees or expenses which arise by reason of:
I. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws. ordinances. or regulations)
restricting, regulating. prohibiting or relating to (i) the occupancy. use. or enjoyment of the land; (ii) the character, dimensions or location of
any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or
any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or
governmental regulations. except to the extent that a notice of the enforcement thereof or a notice of a defect. lien or encumbrance resulting
from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a
defect. lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date
of Policy.
2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding
from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without
knowledge.
3. Defects. liens. encumbrances, adverse claims or. other matters:
(a) created, suffered, assumed or agreed to by the insured claimant;
(b) not known to the Company, not recorded in the public records at Date of Policy . but known to the insured claimant and not disclosed
in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy;
(c) resulting in no loss or damage to the insured claimant;
(d) attaching or created. subsequent to Date of Policy; or
~ (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured
by this policy.
,...
~
[i
NM 1
American Land Title' Association Owner's Policy (IO~21.87)
Face Page
J:'n~.-n ~, 41.!)
Valid Only If Schedule A. 8 and Cover Are Attached
AGENTS COPY
,...
t<i'
r'J
n
~
Commonwealth"
Land Title Insurance Company
-(Q;(Q)[f2>')f4.
......,
I:'""
,,-,
SCHEDULE A-OWNER'S POLICY
'.i:ASE NUMBER
PCT-5358
r-":
DATE OF POLICY
5/9/91 @ 1:36 P.M.
AMOUNT OF INSURANCE
$ 11,375,000.00
POLICY NUMBER
128-034756
1. NAME OF INSURED:
~
REINHOLD ASPEN INCORPORATED. A COLORADO CORPORATION
.
.
!""2. THE ESTATE OR INTEREST IN THE LAND HEREIN AND WHICH IS COVER.ED BY THIS POLICY IS :
IN FEE SIMPLE
...
}. THE ESTATE OR INTEREST REFERRED TO HEREIN IS AT DATE OF POLICY VESTED IN:
REINHOLD ASPEN INCORPORATED, A COLORADO CORPORATION
-
....
4. THE LAND REFERRED TO IN THIS POLICY IS DESCRIBED AS FOLLOWS:
,...
PLEASE REFER TO EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF.
~
~
1"".
...
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE.
ASPEN, COLORADO 81611
(303) 925-1766
THE POLICY NUMBER SHOWN ON THIS SCHEDULE MUST AGREE WITH THE PREPRINTED NUMBER ON THE
,... COVER SHEET.
~
,..
I
"...,
f'
.r-..
r)
,
~
Commonwealth",
Land Title Insurance Company
....
,...
POLICY NO. 128-034756
~ASE NO. PCT-5358
,..
EXHIBIT "A"
LEGAL DESCRIPTION
"...
; WOODSTONE INN CONDOMINIUMS. according to the Condominium Map thereof recorded March 11.
1983 in Plat Book 14 at Pages 45 through 49. inclusive. at Reception No. 248609 and as
~further defined and described in the Condominium Declaration for Woodstone Inn
Condominiums recorded March II, 1983 in Book 441 at Page 814 at Reception No. 248608.
I""',together wi th:
o A non-exclusive easement and right of way for the purpose of ingress and egress over and
across that certain parcel described in Log Form Easement Agreement unrecorded. notice
r-of which is given by Short Form Easement Agreement recorded May 17, 1963 in Book 202 at
Page 343.
~and
Easements for encroachments as set forth in Encroachment License Agreements recorded
...April 30, 1982 in Book 425 at Page 907, in Book 425 at Page 913, in Book 425 at Page 919
~~nd recorded November 13, 1985 in Book 498 at Page 909.
r-COUNTY OF PITKIN,
STATE OF COLORADO.
,...
~(Q)~W,
,..
....
,
,.,..
",..,
,...
-j
r
~
,...
,-"
..",/
Commonwealth",
Land Title Insurance Company
SCHEDULE B-OWNERS
r'"
:ASE NUMBER
PCT-5358
,...
DATE OF POLICY
5/9/91 @ 1:36 P.M.
POLICY NUMBER
128-034756
THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE BY REASON OF THE FOLLOWING:
~. 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 suryey 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 hereto-
after furnished. imposed by law and not shown by the public records.
,...5. Unpatented mining claims, reservations or exceptions in patents or in Acts authoriz-
ing the issuance thereof; water rights, claims or title to water.
6. Taxes for the year 1991 not yet due or payable.
"""
" 7.
,.-,.
8.
I"""
~.
9.
r--
Terms, conditions and reservations of or conveyance of mineral rights as set forth
in Deed recorded March 30, 1890 in Book 92 at Page 35, and in Deed recorded May 13,
1891 in Book 92 at Page 104, and in Deed recorded June 10. 1891 in Book 98 at Page
497.
Reservations of an easement for th~.use, operation, construction and maintenance of
public utilities to be placed underground and overhead. including, but not
exclusively, power and telephone lines, water lines, gas mains, sewer mains and
other utilities easements of a like nature, but excluding roads and surface
easements as set forth in Ordinance 12 (Series of 1961), City of Aspen recorded
February 16, 1962 iri Book 196 at Page 521.
Easement granted to H.S. Bornefeld, Jr. and George P. Mitchell, as more fully set
forth in Deed recorded May 17, 1963 in Book 202 at Page 343.
10. Covenants, conditions and restrictions as set forth in Agreement between Glory Hole
,... Owners and City of Aspen, recorded March 15, 1977 in Book 325 at Page 939.
11.
,...
12,
~
.
,
13.
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Terms, conditions and obligations as set forth in Short Form Easement Agreement
recorded April 25, 1977 in Book 327 at Page 777.
Terms, conditions and obligations as set forth In Statement of Exception From Full
Subdivision recorded March 11, 1983 in Book 441 at Page 811.
Terms, conditions, obligations, easements and restrictions as contained in the
Condominium Declaration for Woodstone Inn Condominiums recorded March 11. 1983 in
Book 441 at Page 814.
-----CONTINUED-----
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Land Title Insurance Company
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"'OLICY NO. 128-034756
ASE NO. PCT-5358
~CHEDULE B-OWNERS --EXCEPTIONS--CONTINUED--
14.
Terms, conditions and restrictions as contained in Encroachment License Agreements
between The City of Aspen and Hans B, Cantrup and June M. Cantrup, recorded April
30, 1982 in Book 425 at Page 907, in Book 425 at Page 913. in Book 425 at Page 919,
and between The City of Aspen and T. Richard Butera recorded November 13, 1985 in
800k 498 at Page 909.
,...,
,..
'5. A. Encroachment License Agreement for encroachment of stone wall located on the
Westerly corner of Ute Ave at S. Spring St., as recorded in Book 425 at Page
,... 919.
,...,
B. Encroachment License Agreement for S. Spring St. as recorded in Book 498 at Page
909.
C.
...
D.
,...
E.
Encroachment License Agreement for wall located along sidewalk on E. Durant
Ave. recorded in Book 425 at Page 907.
Encroachment License Agreement for curb located in Alley Block 107 as recorded
in Book 425 at Page 913.
Encroachment Easement of stairwell and swimming pool located along the Westerly
corner of Ute Ave., located behind stone wall.
~.6. Terms, conditions, provisions and obligations as set forth in Agreement by and
between the City of Aspen, a Colorado Municipal Corporation and Woods tone Assoc. ,
recorded April 10, 1985 in Book 484 at Page 444.
,..,
l7. Covenants and restrictions as contained in instrument recorded February 12, 1988 in
Book 556 at Page 886 and recorded March 30, 1988 in Book 559 at Page 909 and
~ recorded March 30, 1988 in Book 559 at Page 911.
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, 18.
Deed of Trust from : REINHOLD ASPEN INCORPORATED, A COLORADO CORPORATION
To the Public Trustee of Pitkin County
For the use of COMPTOIR des ENTREPRENEURS
To secure $17,000,000, 00 ~GO:UDJW7
Dated MAY 9. 1991 ~ U U
Recorded MAY 9, 1991 IN BOOK 645 AT PAGE 942 0,
Reception No. 332535
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NOTE: Security interest under the Uniform Commercial Code affecting the subject
property, notice of which is given by Financing State from Reinhold Aspen
Incorporated, Debtors, to Comptoir Des Entrepreneurs, Secured Party, Filed May
9, 1991 in Book 645 at Page 974, at Reception No. 332536.
,....,
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EXCEPTIONS NUMBERED I, 2, 3 & 4 ARE HEREBY OMITTED.
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Commonwealth",
Land Title Insurance Company
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ENDORSEMENT FORM 100.29
~TTACHED TO AND MADE A PART OF COMMONWEALTH LAND TITLE INSURANCE COMPANY
NO. 128-034756 PCT-5358
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The Company insures the Insured against loss which the Insured shall sustain by reason
~of damage to existing improvements. including lawns, shrubbery or trees, resulting from
.the exercise of any right to use the surface of said land for the extraction or
development of the minerals excepted from the description of said land or shown as a
~reservation in Schedule B.
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This endorsement is made a part of the policy or commitment and is subject to all the
terms and provisions thereof and of any prior endorsements thereto. Except to the extent
expressly stated. it neither modifies any of the terms and provisions of the policy or
...
, commitment and prior endorsements, if any. nor does extend the effective date of the
r pOlley or commitment and prior endorsements or increase the face amount thereof.
~ IN WITNESS WHEREOF, the Company has caused this Endorsement to be signed and sealed and
to be valid when countersigned by an authorized officer or agent of the Company, all in
accordance with its By-Laws.
...
ISSUED AT PITKIN COUNTY TITLE, INC., 601 E. HOPKINS AVE.. ASPEN. COLORADO 81611
COUNTERSIGNE~ ~~/?~~//~
,.. . HORIZED OFF CER OR AGENT
DATED: 5/9/91 @ 1:36 P.M.
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EXHIBIT 3
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HAND DELIVERED
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Ms. Leslie Lamont
Aspen/Pitkin Planning Office
130 South Galena Street
Aspen, Colorado 81611
,...
June 25, 1991
Re: Permission to Represent
"'"
Dear Ms. Lamont,
,...
Please consider this letter authorization for Sunny Vann of Vann Associates, Inc.,
Planning Consultants, to represent us in the processing of our application to
renovate the Aspen Club Lodge. Mr Vann is hereby authorized to act on our behalf
with respect to all matters reasonably pertaining to the aforementioned application.
...
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Should you have any questions, or if we can be of any further assistance, please do
not hesitate to call.
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Sincerely,
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REINHOLD ASPEN
~
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Authorized Representative - - - b
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APPENDIX B
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EXHIBIT 4
,CANCELLATION AND RELEASE AGREEMENT
",'0
THIS CANCELLATION AND RELEASE AGREEMENT is made this ~ -day
of ~/7<::IC-, 1985, by and between ASPEN MOUNTAIN JOINT VENTURE,
,
a Colorado joint venture ("A~pen Mountain"), THE CITY OF ASPEN
COLORADO, a Colorado municipal corporation ("City"), and
,
'WOODSTONE ASSOC., a Colorado general 'partnership ("Woodstone"),
, I
individually and as representative for WOODSTONE INN ASSOCIATION,
I~C., a Colorado non-profit corporation a
In.!!i!:~~!:!J!
WHEREAS, Aspen Mountain is the successor in interest to
Hans B. Cantrup with respect to the fee simple ownership of
Lots F, G and H, Block 91, Original Aspen Townsite, City of
Aspen, Pitkin County, Colorado ("Property"); and
WHEREAS, Woodstone is the successor in interest to Resort
Hotel Development, Inc., a Colorado corporation, with respect to
I
the fee simple, ownership of the Woodstone Inn and as such is the
SUCcessor in interest to Resort Hotel Development, Ioc.ls lease-
hold estate in the Property under that certain Parking Lot Lease
("Lease") dated May 18, 1982 ,with Hans B. Cantrup and June Allen
,
Moss Cantrup, as lessors, recorded on March 11, '1983 in Book 441
at page 803, Pitkin County,' Colorado records; and
WHEREAS, The C~y has agreed to waiv~ the requirement for
twenty-three (23) parking spaces on the Property for use by
guests of the Woodstone Inn and to join in the cancellation and
release of the Lease which presently burdens the Property upon
the execution and delivery to the City by Noodstone of an agree-
~..~~~~ ment to the effect that no individual condominium units in the
" .
Woodstone Inn will ever be offered for sale, or sold or otherwise
'v
conveyed, or mortgaged or otherwise encumbered until and unless
,
th~ owners of the Woodstone Inn have fully compl~ed with the coo-
dominiumization condition and requirement that a total of four
;.
{
i!l deed restricted employee housing units be provided for
employees of Woodstoine Inn Condominiums; and
,:
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WHEREAS, Woodstone has provided the City with such an agree-
m~nt and the City is ~ow willing to waive the requirement for
twenty-three (23) parking spaces on the Property and, as a
result, Woodstone and Aspen Mountain are desirous of cancelling
and releasing the tease.
NOW, THEREFORE, in consideration of the covenants and condi-
tions contained herein the parties hereto hereby agree as fol-
lows:.
1. Aspen Mountain and Woodstone hereby cancel and release
the Lease as it burdens the Property and agree that said Lease
shall hereafter have no further force or effect.
2.
City hereby consents to and joins in the cancellation
and release of the Lease as provided in paragraph 1, above.
3.
This Agreement may be executed in multiple counterparts
by the parties hereto which when taken together shall constitute
one document.
IN WITNESS WHEREOF, the parties hereto have executed this
Agreement as of the day and year first above wrltten.
AMJV:
ASPEN MOUNTAIN JOINT VENTURE,
a Colorado joint venture
BY: John H. Roberts
Jrlo", urer
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AND BY: Roberts Aspen Properties, Inc.
a Texas corporation,
Venturer
By: l/l1:(.rU,~
I" !president
WOODS TONE ASSOC., a Colorado
general partnership~ individually
and as representative for the
Woodstone Inn Association, Inc., a
Colorado Nqn-ProfitlCorporation
By
T. Richard Butera,
General Partner
,
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