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HomeMy WebLinkAboutcoa.lu.ec.Aspen Club Lodge A39-91 n",' ~, r( CASELOAD SUMMARy SHEET City of Aspen DATE RECEIVED: 7101;91 DATE COMPLETE: ;;;- _ "r _ q I ( . 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 -----------------------~---~---------------------------------- -------------------------------------------------------------- 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: --------------------------------------------------------------- --------------------------------------------------------------- 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- " , ;~;~~=;~~~;~7================~~;;=;~~;~7~=;~/;:3=~;~;~~~7~= I --- city Engineer ___Zoning ___Env. Health Other: ___ city Atty ___ Housing FILE STATUS AND LOCATION: r"\ t) 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 -----------------------------..--.---'--.---.-------.----........---'--.............-.-....-.-....-.........--....-......---- 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. -------========x========------- (] () f 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. r-, ~ , 1 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 ,......, n , MEMORANDUM L-~3.". ~ a-Hach 'f.IVroSJ(.J oM {lw.rt\ ~ 1M ()v'-Q-(h~ *~ t'^-0fW1O . --rn PrN ~ , 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: ------------------------------------------------------------- ------------------------------------------------------------- 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 t;" < ~...10t6 f;.~ ~ ~fl1 \,1~t'J l......\ ~ 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 - . -H. 0 f\vl'\o.I<tt I 0 ~ , 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. ~~) "'Jv;JQ ~~ Lf (lO~/. cdVlh~i 0.) ..~) IV ~{~ f/l-j ~\ ~ 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 2 ~ I~ ~: 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 1'1Jf\ J 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 ~ , n 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. ~' \ 't 'lI-r; ~~ [As:e (j;J..;>-~~~ @ii~<lif ~ 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 ~ (\ [VIw,w L.J I 1'- 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 ;,~ -+~r ..;V4- #-c 2 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 ' . . ~(JM IS ~ 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 ~~~ ;:QAst Wl'j/ 3 ~, ~ ~ ~S:~*;:';~~t~~~ :~~?~ f) n 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. -'(VI t ~\\ ~' (WAITING FOR REST. INFO. TO ESTABLISH A BASELINe FOR FUTURE CONDo tA\vJAV~ USE REVIEW) ~. L --t It' OPAM5 ~ RECOMMENDATION: Staff recommends approval of the plat amendment Yl~". for the Aspen Club Lodge with the following conditions: !'lot In ~~ ~' 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. ~ ~ ~ -pu:\llOOS ~ ~ Su.ck <u -tk ~h~ f.w.,1":) uvcc\.dWJ tr \~5 ~ ~ ts fu.t ~14/( ~ G'')~IJ~~'' tj;~~Ti"- ~tli;2 ,......, ^ , C I T COMMENTS: y M A N A G E R ATTACHMENTS: A. Ordinance B. Approval History c. Site Plan 5 r-,. i""'\ 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. 3 f', f''. 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. 4 I"': 1'1 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. -, 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 5 /--, ,,,..-........,. 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 6 ,......, ~ 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) 7 ,'" /--..~ 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. (".,"'/'i; \':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. 8 ,......, ~ 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 9 /"-\.r--", 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 10 ("'; n 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 ~}4~,b 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 12 -~ , . r,- 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 l t ~ ~ ~ ~ ~ ~L ~ ~ ~..; , '0:" ~ ;; .. 'Ii .. "II ~ I:l Il ~ .;'" ~ t~" ~ ~ ~:~ i ~i~ ~ ~ Il ~t: ~" ~ ~I:l~ ,:" ~ h.c; l~~ ~,.,',~ ~~~~.l- IllI .. 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". >- ~~~~$;~Z~1: .~ ~r ~~ ~~~~.~~~S~: , ~; !~ 'g ~::~iv;;i~~ ~~l~ ~- ,oz,,"~~.~z~ .~-~ t;!~,:~, I ., S . 1 ; 1 ~ . i;: ~..' '" c ~ .. ~~;~~r:~:~~i::~~ ;~~:~;: dg~~i:.n:1~'a8i ~..;:I.t (I (I, 8.. c ~ ~. ~ Q 1 (I .' - " .. (I 8 >~~!~~~i'~;~81~:;J~~~~~, ~f{;fe!~~ :~!;~~:;~:~iu; <~O(~~i~6 ~~lf;~~~!~~;~~ ~~~S~S;~. ~'r~~(€;I~~g~~ (I~~J;o:~~ ':~~~~::~;z~-~ '.. () - 0 _ ".:i . ~: <l ii ~ ~ i~ i~jW~.. ~.J .~c ._ ~~ :~.~~c ~9 ~,='i ~ ~~ "'.. ~:~,~: o~ Ie' "'~ ~~ ~'..->; ~~~. ~S~:~~::; ;;~ ,! g. .! . , . " t . " , .. , , , . , ( LI1 " \ . I " :h ") , .. j I . .. ~H . . \i < , i " i ! , " .' :. ! :: " . . . , , , ~ . . . " . ~ ~ ho "," " ~ , ~ it oj P ,., ,.. ;. . . ~ ~ ., " ,,< f' 0'"" I; '". i; ~~ F~ " , oj H" ~ ~ .' " t~llo '" , ~ <:~:). q . ",o.t f' . ~ "': I; . ~ ~ ~ '" ;' q ~: ~; q~ IS . t;: ;;j .. : ~ : ~ .. ~ ~ 2 c H. " " ~~ ~~ jo.: ! ~ , ,. ~: (2 . ..' ~ ~ ,. i " ", ;, ., .. "I , t ~ ~ '.:: ~ " , '" . " ~. ! :zi<j " ." ",. , iH. ~t,;,~ " '. S' " ..~... '. .}: . ~ <>. ~1( .. .. , '.. H ih " , .., .. . ; I' I .] l I "', . , j I jl"';';'i:. ! r~~\~~. 1 1 i I . ,I i ; . j ! i j f\ ~) "~_.,_(;tt'-(": '.\I......l'''. / ':0-.''''4. 4.~-8'i',,' EX.HIBIT 3 AGREEMENT - ,> ,-? /-l5? ;';P,c"/ L. ' 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 'j ro. "), r) . 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 ,..; 'j". ." " ~/ -4.;::... /./. ~ ~.--c.rr A e~?.::'C7 :Charles T. Collins, l1ayor Pro Tern ATTEST: 1/,' ) J ;;.! l /I....?"U:;r.-'t.t...l,.,...../ ):..tr(!.r--- 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. ....... ........ :..... \'t. ^. r ...., ..' '<-"t'....,....-1v/ '. .' ~ ..' ".' ~ My ! .....,\'0;rAf/r....' \ .~.!,:..~ ;'; \ ,,'-.,I"UO\.\"/",i '<:~?:?:,::,~:,~,~~~::"'/ Wi tness my ,hand and official seal. " eXPi2-~~~~4L-_ Notary Public' Address: 101 Lone Pine Rd.. frIO ~spcn. Colorudo 81G11 commission -3- . '", -, (~, ") 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. , , )j<. 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 , J f > 1"l\;t~'\. -2- .,er'J.i3'liIl/",t . -'~-'-~ ..-.-...'---..---.'-'" .~--_. I I i I I' I , , I ; . .~) )1 " C'; I 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 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. i -5- . .,,-,\ -, STATE OF COLORADO ) ) 55. -) COUNTY OF PITKIN , 7-"\' 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 .' -' . \ -4- " '1 ' l..!.lJ..d'1J'''''''') ... / , IL c'.,::l..C'-7f--':7f- "fl" II I -, ~I' I ,I , . ;;, " ("""')') ----- . , 1,;'1 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 " I AND BY: Roberts Aspen Properties, Inc. a Texas-~orporation, Venturer fllft',(,~1 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 -2- hY , I I. -,-~ "'") -' ('-',. I CANCELLATION AND RELEASE AGREEMENT EXHIBIT 4 . pO 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"), , I 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- 1 w'r.;o.'<f. "I1rj,~W~~~ :).}l.(t>~ , , .,,0. 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:: "' , 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 , 'v .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 " // .. - 1. 2. ... ('l1 1 ,~ 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. // / ~, ") ,- EXHIBIT 5 . 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 /.-..:...... "0 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, . ,,~I_.,' 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. o 0. r-i:) \.....-/ 1f) 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 ,'-'" " " '\ ~ , '"'\ , EXHIBIT 7 , 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 '. ') ,C\, ') EXHIBIT 6 ~ 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 /"""\ ) ~ :1 ") ::! 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 ," r-c" ') , ' ') " 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 f""'\ I rv 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 ,^" ('\ '\ 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 ;=:;: d1N ~t6MC-6- \(y.?\,:.,.:<l'l\~,\ -$1.' "_ I-h..cm'. "?-:::l\.l.~ 'Q..t.'. (.i.:>pt;.n CO, . . \-0<:.1.'\..... . " , \l::) w.... '. s/~laL. i i ! 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 C,"",.." ~~. i t Co Owner -f\ _r.~ ~\ b l.otj i(, Rev. 1/85 . 1 " ' ;'''~ t') n 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,) f"""j n 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 () .' . 221S square feet 1408 3623 ..fIli1, 4250 17M (in basement; not FAR) 2416 4180 llJ.Z(in hasement; not FAR) 5897 square feet ,......., ~ 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 "". r-<,' . 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. rj 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 --t !(I!ct/ /"'I [. ~ r) () Pi rr-J))' r2~C;-'-~"""T~T -""""-[,"i:~"'''YR\"_.-! ! f' ! ,.~'.. \ \, ~', " , t t""> ,~\ , il'D ,L,':.,,);:,' 1"..",._',:,::'.," if j ~, ' it " ,,' ; t, lilt/I JUL - 11991 " l 1\\ '" , ' i'U'\L !Vi t' .1,,/ 1 W __,.___---'. L f::,;?;,q,q, !IlIII'Il "" ~<,j , n ":>"; ",'J /"'\ /"" ;,", ... ;,"..: r: Pi , ~',A , ... Itc': !;'..C)j ASPEN CLUB LODGE SUBDIVISION EXEMPTION APPLICATION /"'I ,~ b,:3 ",',. ,,"'," "'" ;',.,.j ,.. ~ ~ /"'I ~ n n ,,,,,,' ,... f""'" ~ A SUBDIVISION EXEMPTION APPLICATION FOR ANAMENIiMENT TO THE WOODS TONE INN CONDOMINIUMIZATION APPROVAL <- ,..-, '- ,... r-'1 .... Submitted by REINHOLD ASPEN INCORPORATED 709 East Durant Aspen, CO 81611 (303) 925-6760 .... ,.. .... ",..~ r',~ , -,.-: - ".. Prepared by VANN ASSOCIATES, INC. Planning Consultants 230 East Hopkins Avenue Aspen, Colorado 81611 e:303) 925-6958 .. ... ... JI!lIlI!',. f'") ,~,-:'; ~, PROJECT CONSULTANTS ~ PLANNER .... r sunny Vann, AICP Vann Associates, Inc. 230 East Hopkins Avenue Aspen, CO 81611 (303) 925-6958 r- ARCHITECTS f"'" stryker-Brown Architects 300 South Spring Street Aspen, CO 81611 (303) 925-2254 ~ r-: 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 l!"""; ... ,... .... , i t r"! i ":;,,:..,j ~ () ...... .... ~ section ,......, \- } (j page .... I.. l'"' TABLE OF CONTENTS INTRODUCTION II. APPROVAL HISTORY ~ III.. EXISTING CONDITIONS ...' IV.. PROPOSED RENOVATION ~' V. REVIEW REQUIREMENTS - /; ... .... .... /!IIMr ..... .... .'- .... , ,...., - 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 i""'J ,....., t1 ~ TABLE OF CONTENTS ,... i, , Section Page ,... APPENDIX ,.., B. eContinued) ,.." 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 ... ~ ,... I"'" ,... ,,... ... - ./"', ,... iii 1"'" ~ ,......, t} t'" I.. INTRODUCTION '"" ~ , The following application requests an exemption from subdivision for the purpose of amending the existing condominiumization approval of the Woodstone Inn Condomini- I""i 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~ ,..> f" , 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 1"'\ 1 ".. ..... k - , ~ ..... t"': r": ~ ,.... , I"'" ~ F'" ~ k....., I"'" , ..... , ~;.. .1 "'..'" r- t. 1"' F ~, ,.... ..-" """ ,....... If""'\ . I '\ \ \'$ :0 i c Q) c. o <C z ~ " .' ~ ~ ~ '\' 'fi),lolJ ~n~.J tI ",~ ~~ 'l;a&.I':) , . 1 .1 ~~~.".~ j ~ e "i .... o .... '9 ~ & ~ c.. <C ~ >- I- - Z - () - > I"'" r-, " , fi I JJIII\ III. EXISTING CONDITIONS - - 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, I"'" I"'" -~ below. - I"'" Table 1 Dimensional Requirements L/TR Zone District 1. site Area eSq. Ft.)' Minimum Lot Area/Dwelling unit Minimum Setbacks eFeet) 42,650 I!!!""! 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 I"'" - 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 - 14 - I"" t""""'I , ~ ~ "--....,' 8. Minimum Parking Required3 0.7 Space/Bedroom i-' { I"" ~; 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. r'J 3 May be reduced to 0.5 spaces/bedroom upon payment of cash in lieu. "'" ~ 1:; As Table 1 indicates, the maximum external floor area of the lodge is limited to forty-two thousand six hundred "r'\ """ 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 !I"! third e1/3) of the additional increase is used for afford- able housing purposes. t~ 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 k.." 'r"'i parking garage. Floor plans depicting the existing lodge's r-: design are provided on the following pages. The lOdge's b room count, external and internal floor areas, open space, ~ ......',0 16 'f""'! .... fj 0", F. 1:,'1"'2 ~ ~ ~ ~ S ::r ~, " .... - !'"" ~ ,... ,r'" 1 T- o -- r , , ~--~j-------' I I I L, r- I , I L, , I rJ I ., I ; 51 I I I "" I ~1 , I L, ! , I rJ I'" ... ~ I"'" - f :i , I I I " _J I I ..... r i , , r Ln ~ I ....".., -'''---1'- .... c;= ~ ~ ~ , . 5 ~ ,-- t/) Z o E o ~ (!l Z ~ . " , , r- , ~- - 1 L- __"1 ~: r --. , I ! I I, , , , I , I 1'1, , , , , L, I , r-, I I . I: 1~ :: h , ' o , , , _ot I I , L, I , I ~ I I ~ ----r , . , ' , ..._'_....1. L. , , ' II I I .,.,.. ~ II ~ 1i ., ~ " .... . I I .... t. ~ ,.. ,r-' - ~,./ r - ~r- ... r "''''''' ... I ,.... ~ " " .. ~ . \- r- z < ~ 0 . \- , < '" f"\ f I"" -~ t '" ~" I'" r-. , '0, , IF . i > , < , , , c , " . < Z c 1 :} , f l- I- , i ~I i J I ~ f ! " j.- ..;. - ~ - ."";"'h ~..~ - -..; ,,~, _: ...;,,~_ _ ~..: _ _.,..;.. __.. ..~_..;"l. _ ~ ~.....;. __ r- i' - J < . . . , --__-.0;,...-,1"1 "'~-'M J. ~ ;;I ':II .J._~_ ':;l N I ':II "" .;. .... L,., n '-....___ ~ ~ ~ ~ z r (/) z o ;:: is z o () <!l z ;:: (/) x w ,.. ... "'" I!"', J'Oo: ,... """", ,~' .... , - f!', r-, ;",''':'! ,~ t-. -,- ,,..~ ~-'..,' ~ .... ,.. , +---- ,.. ,......, ,;----r,;j'---1~r---"l~'r___;n , . o , < " '-, , , I I j .----l~~.. ,~ I, " R--l. ~L.......l~1--...l" ~ ~ 0::{ ~ :- ~ ' c.:t::l , ~'Lii - Jgl ~, L"~-#~l <: ,~f!l~ u~ [ I,j ~~~ 7~~ ~[J Jj J :~:, L;; _~~,,_,"! ,!G CIJ Z o i= is z o c; <!J z ~ X u. - -~ , . '" ~r---:u , Ei~~ r- l'~ t ~ , , , I .L-.-! 1 . t::::'-. 1M", ~ '" .' .- .... , "",., ~ iI,,,,J r, h'~ .,. "",. 't: .... ;,; - ,.. h: ' I<,..,..~ ~, ...J-'_ ""', f"> r'" u "'" k..' ,... r"\ ,! T--::-- --:;- I: I ,'=- \ p: , ' ~: ~~ III F I L , ~ i~- --, ~ro ~~,,~~ '~!I.r-'~,.---T~ ~r-1~ , , o , ~, I' ,T[I II 'II II' .,. '\. ' , II 1\ II Ii I ~ i I' ' ' , I '~~ +" !, r't'! I +,'"" ., .:l~ -.0<:: --d'......, ,! I 'I,!' _-:.-_ I ,:1] .~ '" "I ,,<'=>=" ==..,J\__~=""".,_.._.....,~ ~TT"i, 'f-~;",l'lr(l" \ 11tj'T, I' 'I " \I'! I I' II " . j ~---l" ~l..--_~......-." " "'---l --j L.___~ ~ I , :Ir I :: ~ I I " , , , ~, , j=' ,J t -I I'--~ w , ~ ~ ~ (/) z o E o z o (,) C) z F' U; X u. r f""'\ ~ r- t,,',,,, ~ , _'d '~ -~ , "" ,.. r-- "f',"' I'"" '>"- .~. j>,':"'\ 'r'" +- I ,.... F\ ,... , , po I L- r i., ,:' I"" 'i [!0) ~ ~ w z .;: 1S::' _'I I , r '1 I ~ , , 1 I I I ~ 1 , 1 I I c' '1 I I cl , , '1 I I I I I I I tl 11 , I fl J I , , I I I ~ r f "'" . ,~ k ..... t O;:--w" r--, .,;,,; - f""*, """.l ,... , t'" 1i ~ """ f - , ~ '; ,..., .111 r"' '- I~ ~ r-, . , , / Ir a l ; 'l f 1-; l ~ c '\ i I . D. I 1,1 t~ r , 1~H , ;1 ~ l I! i2.*' , , ~li , I \ ;(''r. , I m < I I I ,/! ~:J~ I I [,\-w!- 1 &IH '~ I I I , i I , l ! ! j . , '\~.....~~ '""\ ) ,-. . f--- , , I I " , I 1 w z << -> ~ o z ~ ~ Q z << ~ ~. III ? z. 11.\. 1d ,..., f", (') ~ ,.., 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- e..',<( r I"" i!...., r-I quired. Non-unit space, however, exceeds the minimum ~"'f requirement. No on...site affordable housing is provided. ~.. , A As the Aspen Club Lodge does not comply with several of f!"', ~ the dimensional requirements of the L/TR zone district, it 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- -.J fore, cannot increase the lodge's existing external floor .... I ~ ~,..../ L :.; ~, 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~ 1"" '7""spa:ce-; however, may be increaS'ed'or decreased, provided that '~,,,,,,,,,~,~:"''':~'''~'~''''r~'70,,:,:'"',",,",e''''''''A'''-;':-''?;'_';'_'C':"'~:7;,,,>,'i~'f"'N""'''',,v,:~,~cC'',:'~'''~'~:'':''~_";"~-:":,,~,,;;"<;-"-q:0\~jI.:;'\'~\1f\.4.%~~,:lliJ2:f)ji6'}%tti'0i%f$;.rb"~f.:'"::.c,,;;<~,,:-:;~.; 'S'G.'Ch -spac~- <foeshotfari""'1le1~t~rnimmii:requ'ireq .;~ -_" ",'"'~"_\-",.."q,..w<'" ... >;i IV. PROPOSED RENOVATION ,,.. ".. 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. r-. 24 .... ,..., ~!, '.... .... {i .. 1""\. "".,','" /l!liiIl' I .." ~, ,{ .. -4; ,... " 1"" ~ , , "'-.'..~' ,.., /~ . ~ ~_'" ,,I .... " /~ , ,.., - ... _\ -R'~l ""'Z::~....:\ l : I , i' , r-, .'"..{ (.,.....,,)1....,_, , < t , (....,..'...., ~,) """""',-'. Ir I l .._~,~---_.~ '---1 .._-~ ~ ,- " " ~ . \ , , " ~ , \ , j ~l Ii !. ,\,-- .) --- ..-+ , [10) OIL c;= w I-I{ ~il$ 1. lit ,," <l 1'> :z .:'\ \l. Z C) :0 '> UI lt' ~ {' (J. \L. " ". " . (!"" ~"""J .,..... r ~, '... f," !"" ,',r ~ ~ "..' ~"" r'" (r' r, Iii !"" , JI11"iit , ill ~ ~ , ... ~ r Z < " " o "..., r , . . 1"*, ,f rr-" ,..... ~ , ,......., ~ 'f==="~ ll.:t!~~~=:1==~r=====~ nl~:; II g; __ ,~,,-l T" Jk'lv I~===="'''-'' " ~;~ II II .",] :;'".,,[ ~""i !~ II ;;::<>--..., II ~h I;~: " II I~ I:':;~ If II I!- ~ "',,: =,- II - ====== . , , :<: 1 ~ " - II ~ I!.=;r';:" " 11=-=.=,: " (, " t:!/' ~ : ;r l[~:i : -i1::1 .. ~ ii > 1;1'/ ifi~ Ii " iU'l ' -1 i j :-"--, r,:.~ ;; ~ ~ ~ . ,~ +- . ~ ..... I' I r r' l' ~, m '::> N 1M .J,.. "" SI M ..J. SI 3 ~ j.. S '? N I 21 .:j ~ H J,. no,,::> ~ . , . , I i I' , ~ i .1 Q0) OL ~ w ! tiJ , :z <l --l (L ~ t l'\ ~ ~ [\ uJ ~ \L Cl &: ) I ,~, 21 '1 'I "' >JII i " WI I ~ ,..., r", ~ o (i0) ...-, .... ",... w lI' ~ D ..J 1>- D 7. S uI ,(' Z .;: ...J Q 7. o Ji ~ u D Ul .[' (:, \l. () U <L ~r-- ~ ".. ,.... ~i .....'I.rt~!h r- '-' -- I =( fB t ' 1 i.., ,,1~ ~! [E: l ~ ,>,,';- ~ ,.... ~, M, ... t < ~ - ~, r-- . r--1 , ", . . ~ 3 . . ~ .. .. .. 3 g 'I""l ~ ~ . '" , I ~ . 0 . , n j ,... .. . " .. " S 3 '----' ,... , i ~' i'~, ~ h it (0) OL ~ 'tr ,..., 1"""") ff ~3 ;i '" ,..., ,... w- r "... '"",jo I""> ,,' '~ F j r" I ~r L r ~r ~ 9 II 'I ~/ ~ I rl I'" ~ I ,=1 ~ I I 8 ., .. ;, li'!",_,j l"" ~ /;"'-"" n ..... II 1\ /""I Ii; ; .... ~. ..... " r-----1~r____:,---~ r- jI!tIJit ~ ~ ~ ~ ~ L ~ ~~ ~19r - r'\ ,.... - I""i :-' " r- l.:~ . ~ \l ~ t"', C'Jo'",.; r t"" r" - I"' l ' +- i I .- , '"^ fi ;- , "I"'" ki ,... I L. ~ ~ ,..., r-, Q0) OIL Q0) o ~ . ~l w - -, I & " < > i i i I . I , I [ f I '" ~ 1 i ) ,... f""'"1 () ,... ,... 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 ,... .... o (') ~ 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' j!""\ 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 ,- ... !"""\ r\ . ) I"" .. 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:,, ','.. _ ,', ".."",_..',.._'......-.'-,"-~:..:,"':' ':"';':',_::"..',;',_'...."..,,, __..',........_"'..,.... ',..' ',',<.........' :','"..:, :,.;,"" l"" 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 I"" ......, 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 """ 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 " , ,-~.~~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. 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'7'" ,. f',''''4, 4M'l, 'EXHIBIT 3 AGREEMENT' .<...0 4P,bc..: /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 ("" " , . ~ !""" .....:,'"' . !"" ,... c r- ii: t,,'I' ~ .... ~ ~ , ~ <0,,,'; ,1'1"'I .... r fe' , ~: ,... ,... )l<, .... I"'" "., (""I ') rA 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 ') Itl\i\'$'\. "'2- .,e.'Jo11'l'O/,,,t r'1 r- - . ,. k' ,... - i"" ~ ..... to, """ ,.. ~ - ..... , ,..., r. & i"" ,.". n ') ~ 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. ,.. ...... :.......\i- ^. r~..... " ,<-'t' ....... u/. ...~.... ...." ". My f i"\\'U1Af!,.'\ .., :.:.~ :',: ~ ,.\.:PUO~ \\, .In J \:~~~::?,.~~,~:./<../ commission eXPi~7)~0~~{/; Notary Public Address: 101 Lone Pine Rd.. r.10 Aspen, Colorudo 81611 --. " -3- r ,.... ... k,,'" . ~ f." ,., .... - "'"' - , ,.. .~ ,... - ~ f" .... "" ,... f ,... - r" --., (4 , ';>' 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 I " ;" I ,I , -4- r" "'" - ~ .... ..... ..... ..... ~, "'" ..... r l""" /, ,..., .... ,... ..... [ , , , f"""l ,... I I i I' I , I ! . ,...." ') ?) 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. I -5- r'" ~,' ,~ r-, () ~ and parking have been tabulated and are summarized in Table ~""-'-'" 2, below. f""', i",-,! - } iIlf'OIII!, '4>....,j A ~ ~' """,,;,,; ,..... ~' , A"\ ... ~ 'I" ,~ I""; r I"'" , .... ,... """ 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 !"J"I": ... ~, . .... !""! ... ... ~ ~ ... r ... i I""" f- pi , !""! r ... I"" b..i ... r--.. J e' .- e " ::: t t Q ~ ~:.!q~~~~'~ ~~~::~~:;.Hl n~;nr.l~e~ ;n~i~:Je~!j .. ~t;~q~:~s~~ q.Q",,~~~...~: ;; ; ~c:r;'n:c~~" 5 c4"C~.~~~0;~e ~ '1 ~!~IIl~L,!':: .~ l '::: ' .. . 0. C ~ , ~ .... " J. 0_'.1 d~~,,~h"~"!:' . ... 8~~,.~~.c~n).,~ 0..1..0 ~ t ,i.,(1 .. ':;1 <l~~u~~! "H~ .. ~I ~~~~".H~~:~ t~: ~I !~~n~;"~"i~~ ~lt! 5 I ~~~"'~~ ,h~i<' ~ ; 5~"~'~q,~~~= ;~" ~ ~" . c ~ 'It....:: ~ " " 'd :~~"pt~c~ ~ ~ \-.....hHHH~~~ ~ ~ , , ..,.1 .. Q ~ 1 ~ ~ ~~ ~i~"e ~~ , , '" . ~I"t ~~~~~ ~Q !' ' !! .'~ II iH~' ,. ~~~l!~~I~~'l ~ :~~ ! ~ ~ 0' ~~ !!!~ ~ ~~ ~ ~ n~ II II ~. ~~ Ull ~~~~~ H ! ~ _ "i t ~ ~ ~ ~;:.. ~ 3 ~ ~!:! 't'fl ~ ::; ~ ~ ~~_ ~~~ ~ ~ ~ ~~~:: i~~~~~H~ ~~i ~ :! ~!: ,l! ~:,,: ~l'llpll !" : < ,I .. ,1' j 1 I,il: ,\1,1-',: II: ' . ~ ~ n ~~~ ; ~ ~ ~).~c "'~""~"h: ~"~ , I' " l ' ,.,llllll""'" ll' , ~ ... rlfln~ 1" fl ,,~.. ~" ~~.." ~ll"- .. ~ ::!\ "~ ::." ,t.. )." ~~a3,lt ~i.;~ilo;~~&lilt~ i ~ \~ ..~~ lfl ~ .~<o;~~ 112~~. ~~~t~l' Q ~ ; ~ ~ i~ '!..~ <l? ""~. ~ ~h'l~I::,l ..,l..~' ~l' .. ~ ~l:~;~ ~ ~~~~ ,,"I::~ "l ~ _ ,I ::0; ~ '! ~<l" ~ ~ ~ a ...~~~~ h~I::'~,J~~a..~~ l ). ~ III ..~.. 1:l~~ i <l <l ..~ ~<l ;;"..~..."~Q.."'od' II ; i 11 \;: HI I I j i!'i: II!l8!111:!~: . i' \ Ill. ,. l,l ~l ~l', ~.lll 'lllll,'l~li' I,ll,;; II! l':~ ; !lll i' ,11'/ ll"l...l,:ll:i I" I." .",'" , '-.'" q. ~ ~\'l.l. ,." d ,.1 ii' ,I, '1'1 1'\ .1 ,; irl. II:!: 1;'l1l!~' ..., ,',~ ~ ~.h hH ~ :.~~~: fli: ~~~ .. l! ~ ~!\l~..HJf~ ." a:t~ ~~ .:~~~( ~h~~~~ih~I'I~ ~ ::: :, ~ 'II" '0'11 ., (J) lj; ::l ~ ::< o o z o u Z Z IlJ Z o ~ (J) o o o ~ , ,;; 1$ , 1 1YNI9Ii/O s.5 , n " ~ ~ ;! U ~ ~ I i j , I q 4 ~!? ~ , L,~ ! II . 1 h ~ ~.... t .. t U..I ~ 14_~. I &..-::' ~ . I , 1\ i , . ~ - J.S !)NIWS S . : " , , ' ' ---1f. ~., ! Il H ~ . u ~, ;:<'> .. " ~ J 0 ~ Iill ~O< --=f~ 1 l \ ;~() . .,,,.'" 1:.\>' 'I.... """"O'S....,... "''''''''_'''''''0<< ,. ~: ~ ... ,. {3l J.J.JI:JJ~ "..::;:3 ,r-;';"'-~'1J.--- o 'I 11 , ' ~ " . ;" ~ o ~ < " . H ~ . , " , . ~~! "!I 11' ",: ~ii ~ ., ~ii. ~ ~ ~ : 31!.n~ ~I; ~; ~ ;1',1 i:l ~, 'I"'" ~ir '.1 ,; r ~:: '1',1 ~ ~I " , , .; '~,\','!l'",,: ',>1,,0. '", , S" 0 . 1 . ~c P ! ., i ," . ~ , . , , 1 s , g' ~ " . 0, ~ . , _ _ <:>00'1 0..............' -I .,..~,.~-"- ; ~ ~ ~ ~ ~ ,I: "' . L .-\...2<'>:~F " I, ........... "_._~. 1+'-"-~"- ~ ~ ~ H , . ~ 4 ~ >.' " ~ I f ~ ;. ~ s ,l' ~ p~ ~-~'" ~--'"- ,~~~== gSo: ~ .. , : n'; ! 0' ; \" ,< , .~- , ,~r "~'~'~ --:- I " ! ~ i2 .-- ~ - ~ J ~ --i- .-i-' .:; ldiJ~~.-J.J:-!lc ! 0 ; - - '. '-! -.}~ iJIT"" ,. 1;:T'O:~ i:' .jl]l~. JJ~' ,~, '- ~l ::El )-,1 ~:l zll U"'e - , >' .'''1::",<; " -, , '. ~ ~ ; ,. () i) ,. 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 ,..., ,.., r"'\ ,... ,.. r-' l"'" - f' ,.. ,.. ~ ~ fIl"I'l ~ ,., .., ,... .., APPENDIX A ,... ,... ,... .; ~ I ~, r ~ ~ ~ ~ . ,.. ,... ~ In r-'- r.,.l ,... ,... ~ ,... ~, ,.. """" ,... f"j (") 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!""""'; .... ... ~, ... ,.. ,.., ,.., r Ii'" .-.. ,... ,.. , n >-",', 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. f' ,... - 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----- ~(Q)[PW . ... ., r) tl .' ~ Commonwealth", Land Title Insurance Company ".. f;;. , "'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. fO,' , 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 I I ! I I i ".,.. . l"'" ",,""'" ... 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. ,...., ,... EXCEPTIONS NUMBERED I, 2, 3 & 4 ARE HEREBY OMITTED. ".... t) () ~ Commonwealth", Land Title Insurance Company :., ,.. ,.. ENDORSEMENT FORM 100.29 ~TTACHED TO AND MADE A PART OF COMMONWEALTH LAND TITLE INSURANCE COMPANY NO. 128-034756 PCT-5358 t~ , 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. f ,.. ,... 1-! ~(Q)U2Jt7j ,... ; ,.. ,..., 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. ~ r- <' ",., I"" .() l?einh()ld r'1 · Aspen EXHIBIT 3 ,. ........~ "'" ii"".T ~ HAND DELIVERED ~ 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. ... I""l k Should you have any questions, or if we can be of any further assistance, please do not hesitate to call. ",.. Sincerely, "'" REINHOLD ASPEN ~ ~~~~~~-~~_ r Authorized Representative - - - b , ... l"'" ..., { ~ '""' . 700 I'lISt (Juran" Aspen. (;fllflf'adfl Sltlll 3tl3/\n,j.tl7W f'iIX(JV3/92,j.tlnS r.""J t""'j n ~ r- 1'. r , ~ ... ... ~, I"": ~ , ..., - , r....' ~ r-;. " ~ ,... APPENDIX B ,... ... - r: l"'" <1<'"" l"'" r" ,.. ..... I"" - 'i',.-., !!", ~ ,... ... ,... I"" ~ - fI"'I-:, ,... 1""', I I, . ~ w\(';.j_"~ ~..~W' ... ...., \P\'" :.~..tt.tI'> , 1 .,,0, ~ ') ~ 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 ,: ';:;rt\!\f<>t;)'j;~1i]!!:!j''l.t':t':t_;-;,;;:;;;;;!,:~. f"". ... f I"'" . f'; ... ,... .~ ,... I"'" "... ~ I"'" ,... .~ , ,I!IlIIII ~~ I"'" , i"'" 1""', '. f"j -") ~ , -J 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 h'W I 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 , -2- oupds all~ ~~ ssaoO~ padd~o1'PU~ll ap1'hoJd n~lls ~u~o"dde allJ.(/<1 'pahOJdd~ ~ou S; 0, ~uaUlpuaUle uall~ 'uah,o 'IOU s" U ,ehoJdde lions ~ell~ ~uaha all~ UI '~~,d all~ ~o UOnepJooaJ o~ Jopd ,ehOJc1de s ,aoH~O oU1'uue,a u1'e~qo ~snUl ~ueondde allJ. 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