HomeMy WebLinkAboutcoa.lu.ec.Block 46 Lots n, o - Behrendt 53A-86
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CASELOAD SUMMARY SaEEl'"
City of Aspen
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DATE RECENED: Ic2////,?6' J CASE NO.
DATE RECENED COMPLETE:__ ': , STAFF:
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PROJECT NAME: 15ehrend-l- .s;.t'/';Is/~n Exc~I/$r)
~PPLlCANT: II, /'1/c.h~Lh€-hrtd:1-dr
Applicant Address/Phone: 331/,/,/1,/""<<.,, ,-s-sd-;;U)
REPRESENTA'l'NE: t!-/;Je-oh /{aId.L~
Representative Address/Phone: 3156:-'17mCU'7
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;2 735 -/;2tf-b'l-tit76
53A-R6
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Type of Application:
GMP/Subdivision/PUD
1. Conce pi: ual Su bmi ssion
2 . Pr el imi na ry PI a t
3. Final Plat
20
12
6
$2,730.00
1 , 6 40 . 0 0
820 .00
II. Subdivision/PUD
1. Conceptual Submission
2. Pr el imi na ry PI a t
3. Final Plat
14'
9
6
$"1',900--.00'
1,220.00
820.00
III. All "Two Step" Appl ications
IV. All "0ne Step" Appl ications
V. Referral Fees - Env i ronmental
Heal t h, Housing Office
11
$1,490.00
5/
$ 680.00
1. Minor Appl ications
2
$
50 ..0.0,
40 v- _..
2. Major Applications
Referral Fees-
Engineering
Minor Applications
Major Applications
5
$ 125.00
80.00---
200.00
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~ @ MEETING DATE: ~,\t\~,~7. PUBLIC HEAR~N,G: YES (@)
DATE REFERRED: :j{i.i/ ,.I.),;'! J " IN IT IALS : 7Lt~
~~;~;;;Z~~=================;T========================================
Aspen Consolo S.D. _ School District
Mtn. Bell _ Rocky 11tn. Nat. Gas
Par ks Dept. _ State Hwy Dept (Glenwd)
Holy Cross Electric _ StateHwy Dept (Gr.Jtn)
Fire Marshall _ Bldg: Zoning/lnspectn
Fire Chief _ Other:
Roaring Fork Transit Roaring Fork Energ~Center
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.'INAL YOUTING: <..-/'.// DATE ROUTED: v'lf ~INITIAL~
~ity Atty __ City Engineer =---- Building Dept.
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Ci ty Atty
Ci ty Engi neer
Housing Dir.
Aspen ~iater
City Electric
Envir. Hlth.
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MEMbMNtiuM
TO:
Mayor and City Council
Robert S. Anderson, Jr., City Manager ~
Glenn Horn, Assistant Planning Director~
Behrendt Subdivision Exception: Condominiumization
THRU:
FROM:
RE:
DATE:
June 8, 1987
=============================================================
SUMMARY AND RECOMMENDATION
Michael Behrendt, seeks a subdivision exception for the purpose
of condominiumization for a four-plex located at 332 W. Hyman
Avenue. The Planning Office recommends denial of the condomini-
umization request, unless the applicant is willing to meet the
requirements of Section 20-23, Lodge Condominiumization. The
Planning Commission recommends approval subject to certain
conditions listed in the memo.
BACKGROUND INFORMATION
APPLICANT: Michael Behrendt.
APPLICANT'S REPRESENTATIVE: Rich Luhman.
LOCATION: Lots N & 0, Block 46/322 W. Hyman Avenue.
SIZE: 6,000 square feet.
ZONING: R-6 Residential.
APPLICANT'S REQUEST: Michael Behrendt, the owner of a four-plex
located at 322 W. Hyman seeks a SUbdivision exception for the
purpose of condominiumization. The applicant also requests an
exemption from the condominiumization requirement in Section 20-
22(b) that units be restricted to six month minimum leases with
no more than two shorter tenancies per year.
SITE DESCRIPTION: The subject site is located just to the east of
the st. Moritz Lodge. Michael Behrendt is the former owner of
the st. Moritz lodge. In 1982, the City approved a lot split
which legally separated the four-plex from the st. Moritz. In
spite of the lot split, there still remain two staircases from
Unit 1 of the four-plex which crosses the property boundary from
the four-plex to the st. Mori tz. Occupants of the four-plex
share the pool facility with the st. Moritz, and the units have
been managed through the st. Moritz.
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APPLICABLE SECTIONS OF THE MUNICIPAL CODE: section 20-22 of the
Municipal Code states requirements with which an applicant must
comply. In summary, the requirements are:
a. Existing tenants shall be given written notice when
their unit is offered for sale and a ninety-day option
to purchase their unit or first right of refusal to
purchase.
b. All units shall be restricted to six month minimum
leases with no more than two shorter tenancies per
year.
c. The applicant shall demonstrate that approval will not
reduce the supply of low and moderate income housing.
d. If the applicant fails to demonstrate that approval
will not reduce the supply of low and moderate income
housing, then the applicant shall be required to
present a proposal to reduce or eliminate the adverse
effects of the condominiumization upon such housing for
a minimum of five years.
e. A fire, health and safety inspection by the Building
Department shall be conducted prior to Planning and
Zoning commission review.
Section 20-19(c) allows the council to "grant exceptions from the
strict application of the standards or requirements, of this
(subdivision) chapter when, in its sole discretion and judgement,
it deems certain requirements to be redundant, serve no public
purpose and be unnecessary in relation to the land use policies
of the city of Aspen..."
It is also important to note that Section 20-23 (Condominiumiza-
tion of Lodges) defines a "lodge as a building containing three
(3) or more units intended for temporary occupancy of guests..."
Section 20-23 further states that "the condominium units created
shall remain in the short-term rental markettoble used as
temporary accommodations available to the general public."
PROBLEM DISCUSSION
Referral Comments:
1. Building Department - John Ostwald of the Building Depart-
ment made the following comments in his February 11, 1987
memorandum (see Attachment 1).
a. A handrail should be installed down to the front
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bedroom of unit #3.
b. A Smoke detector should be installed in the bedroom
referenced above. This is not required, however, it
would be desirable.
The stairs to the upstairs
reconstructed in conformance
the 1970 Building Code.
d. A handrail should be installed on the stairs to the
entry of unit 3.
of unit 1 need to
with Section 3305 (c)
be
of
c.
e. A separate electric panel should be installed for unit
3.
f. Each sub-panel for each unit should have a main
disconnect of not more than 6 switches or breakers or a
service disconnect should be provided at a remote
location for each unit and permanently identified.
g. The electric panels on the exterior of the building
need to have their branch circuits identified.
h. Assurances should be made that exterior panels are
grounded and that sub-panels are bonded to the service
equipment according to Article 250-72 of the 1971
National Electric Code. If panels are found to be
improperly grounded and bonded, then they shall be made
to meet the most modern electric code adopted by the
state of Colorado.
2. Engineering Department (Attachment 2)
a. A dumpster location should be provided on-site.
b. The applicant should obtain an access easement from the
st. Moritz for the stairway which accesses Unit 4 and
the brick patio of Unit 1. Such access easements
should be shown on the plat.
3. Housing (Attachment 3)
The Housing Authority recommends that employee housing not
be required for this application. The condominiumization is
not creating a short-fall in the employee housing stock as
the units in question have not supplied employee housing in
the past.
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4. City Attorney (Attachment 4)
Erin Hazen, City Attorney's office, indicates in her
referral comments of February 3, 1987, that this application
should be received under Section 20-23, Lodge Condominium-
ization, not Section 20-22, Condominiumization.
PLANNING OFFICE COMMENTS: TheJ?:Li;\nning Office and city Attorney
have a basic problem with this application being considered under
Section 20-22 (Condominiumization). We find that the subject
property fits the description of a lodge under Section 20-23 and,
therefore, should be reviewed under Section 20-23, the lodge
condominiumization section of the Code. The four-plex which has
been operated in the past as a short-term accommodations facil-
ity, is presently managed by the st. Moritz Lodge for short-term
rental purposes and is intended to be used that way in the
future. The following language from the application demonstrates
this point.
"H. Michael Behrendt owns all four (4) units. At the time
of acquisition, he also owned the st. Moritz Lodge which is
located directly west of the subj ect units. The subj ect
units have been leased on a short-term basis through the
office located in the st. Moritz Lodge for over twelve (12)
years. The lodge contains private rooms and dormitory style
rooms, whereas the four (4) units separate from the lodge
were considered apartments which could accommodate families
on a short-term basis. Due to the close proximity of the
subject units to the st. Moritz Lodge, the subject units
have historically been managed through the st. Moritz
office, and the occupants enjoy the use of the st. Moritz
Lodge pool. Although H. Michael Behrendt recently sold the
st. Moritz Lodge, the four (4) st. Moritz rental units
continue to be managed by the new owners of the st. Moritz
Lodge and rented through the st. Moritz Lodge office."
As attested to in the attached affidavit signed by Irene Russi,
(manager st. Moritz Lodge), the four-plex has been used as a
short-term use in the past, it is presently a short-term use and
will be a short-term use in the future (see Attachment 5). Also
attached is a contract between Behrendt and the st. Moritz Lodge
for management of the four-plex as a short-term operation (see
Attachment 6). Additionally, in 1982, when the planning Office
and the Aspen Lodging Association surveyed short-term accommoda-
tion units, the st. Moritz reported the four-plex as a part of
the short-term accommodations inventory.
The applicant's representative, Richard Luhman has argued that
the four-plex is used on a short-term basis to help persuade the
ci ty Council to exempt the application from the City's 6 month
minimum lease restriction. In our opinion, the applicant has
argued his case so well it became clear to us that the applica-
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tion is subject to lodge condominiumization. When we notified
the applicant of our position, we asked him to present evidence
to us that the condominiumization should be reviewed under 20-22.
The attached letter dated February 12, 1987 argues the fOllowing
three points (see Attachment 7):
1) There are no shared facilities within the four-plex
which would suggest that it is a lodge and Unit 1 is
the personal residence of the applicant, Michael
Behrendt. The st. Moritz Lodge was legally split from
the four-plex in 1982.
2) Section 20-23 states that a lodge is defined as "a
building containing three (3) or more units intended
for temporary occupancy of guests..." The key work is
"intended." Luhman says that the City Council could
have used a standard of actual use but opted instead
for "intended for temporary occupancy of guests."
3) Finally, it is argued that the intent of 20-23 was to
provide a mechanism to generate capital to provide for
renovation and upgrading.
We offer the following responses to these points. The st. Moritz
pool and the staircases, leading from the four-plex to the pool
and the common trash facilities. represent the common facilities
of the four-p1ex with the st. Moritz. When staff visited the
property, it was clear that all units in the four-p1ex including
the Behrendt residence are being leased on a short-term basis.
In our opinion, the best indicator of the "intended use" of the
four-plex is the historic use, present use and planned use in the
future of the units (see attached affidavit). We concur with the
applicant that section 20-23 is intended to provide capital for
renovation. A portion of the capital resulting from condo-
miniumization should be used to upgrade the four-plex to meet the
life, health, safety requirements of the Building Inspector.
Such upgrades are consistent with onE! of ti:le objectives of the
Growth Management Policy Plan update, improve lodging quality.
PREVIOUS COUNCIL ACTION:
On May 11, 1987, the City Council tabled this item at the request
of the applicant.
P&Z RECOMMENDATION:
The city P&Z at a meeting held on April 7, 1987 considered the
staff recommendation. The P&Z concurredw!tht:h~ argument that
the applicant should be provided the maximum degree of flexibi-
lity by waving six month minimum lease re~trictions and rejecting
the staff contention that Lodge Condominiumization is the
appropriate review process. They therefore recommend approval of
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the condominiumization request subj ect to conditions 5, 6, 7
recommended by staff.
STAFF RECOMMENDATION:
We sympathize with what the applicant is trying to do. On the
one hand, he is trying to avoid six month minimum lease restric-
tions because he generates income from the short-te~ use of the
four-plex. On the other hand, the applicant wants to potentially
generate even more income from the fo~r-plex by condominiumizing
the units and making them available for sale, but is not willing
to be subject to lodge condominiumization ~equirements. In our
opinion, the applicant should follow either the course of placing
six month minimum lease restrictions on the units, making them
comply with Section 20-22, or the other course of meeting the
requirements of Section 20-23, lodge condominiumization. Lodge
condominiumization is the approach which we recommend. Lodge
condominiumization is intended for older facilities such as the
four-plex which are in need of upgrading.
Therefore, based upon findings made in this memorandum, the
Planning Office recommends denial of the Behrendt condominiumiza-
tion request, unless the applicant is willing to meet the
requirements of Section 20-23, Lodge Condominiumization for the
condominiumization of the four-plex. If the applicant is willing
to meet these requirements, you could grant approval, subject to
the following conditions:
1) The dwelling units shall remain in the short-term
rental market and the applicant shall file condominium
declarations which stipulate personal use restrictions
for the owners consistent with Section 20-23{A) (1).
2) The applicant shall provide two (2) pillows of employee
housing or the amount of employee housing which has
been provided for three (3) years previous to the time
of condominiumization whichever is greater.
3) The applicant shall continue to provide management for
the four-plex by the st. Moritz Lodge or a similar
quality of management.
4) The common areas of the lodge shall remain common (i.e.
patios) and be maintained in a manner consistent with
its previous character. Any changes, alterations or
renovations shall not diminish the size or quality of
the common areas.
5) The lodge shall be physically upgraded in accordance
with the Building Departments recommendations and
Section 20-23(6) of the Code.
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6) The applicant shall prepare a condominium plat consis-
tent with Section 20-23 of the Code. The plat shall
designate access easements with the st. Moritz Lodge
for the two staircases which traverse the west boundary
of the property.
7) Prior to consideration of this application by city
council the applicant shall submit an improvement plan
for review by staff.
PROPOSED MOTION:
Move to approve the Behrendt Lodge Condominiumization subject to
the seven conditions proposed by staff.
CITY MANAGER RECOMMENDATIONS: J: ,>ul'l'ofl.r
~ >rltfF fO>/v/o";
Pyp-
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GR.BER
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APPLICATION FOR APP~OVAL OF PLAN FOR CONP-OMINIUMIZATION
PURSUANT TO SECTION 20-19(c) SUBDIVISION EXCEPTION
THIS APPLICATION, submitted on behalf of H. MICHAEL
BEHRENDT, requests exception from the full subdivision
process for the condominiumization of four (4) existing units
located in the structure known as the St. Moritz rental
units. The real property is described as follows: Lots N
and 0, Block 46, City and Townsite of Aspen, Pitkin County,
Colorado (commonly known as 322 West Hyman Avenue). Section
20-22 of the Municipal Code sets forth the requirements by
which this condominiumization may be approved. Included in
this section are the following requirements:
(I) Existing tenants shall be given notice of sale and
right of first refusal [Subparagraph (a)].
(2) All units shall be restricted to six (6)
minimum lease restrictions with no more than two (2)
tenancies per year [Subparagraph (b)].
month
shorter
(3) Demonstration that approval will not reduce the
supply of low and moderate income housing must be provided
[Subparagraph (c)].
(4) The units shall be inspected for fire, health and
safety ~Ohditions prior to condominiumization [Subparagraph
(e)] .
The applicant is requesting an exception under Section
20-19(c) from requirement (I) the notice of sale and right of
first refusal provision, requirement (2) the six-month
minimum lease restriction, and requirement (3) the approval
will not reduce the supply of low and moderate income
housing. This application is submitted under Section
~20-l9(c) because of the review standards contained therein,
namely that certain requirements be deemed "to be redundant,
serve no public purpose, and to be unnecessary in relation to
the land use policies of the City of Aspen under the facts
and circumstances presented", are the most appropriate to
apply when dealing with the condominiumization of an existing
structure and, further, because the review standards of
Section 20-19{a) requiring a determihation of undue hardship,
deprivation of reasonable use of land, and the destruction
and loss of a substantial property right should an exception
not be granted, are totally nonsensical when applied to a
plan which merely changes the form of ownership without
impacting the physical development or historical use of the
property in question.
Adherence to the full subdivision process makes no sense
since the proposed condominiumization has no effect on the
allowable density or distribution, proposed use, or pattern
of development for the subject parcel.
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Condominiumization permits the separate ownership of
each unit and th(: common OWI18rship of certain designated
common areas. Thi:o application contemplates the creation of
a declaration of covenants and restrictions Vlhich shall
govern the subject units, and a condominium map which shall
depict the areas in separate ownership and the areas in
common ownership. .
The condominium format results in no impact on the
density or use of the units. The units will remain as
residential units, occupied by the owner and/or tenants. The
development pattern for the parcel is not impacted in that
Code requirements for building setbacks and floor area ratio
remain in effect. The approval of this application for
subdivision exception does not contravene the intent and
purpose of the full subdivision procedure. The purpose of
the full subdivision procedure is:
To assist the orderly, efficient and integrated
development of the City of Aspen; to insure the
proper distribution of population and coordinate
the need for public services with governmental
improvement programs; to encourage well-planned
subdivision by setting standards for subdivision
design and improvement; to improve land records and
survey monuments by establishing standards for
surveys, plans and plats; to safeguard the
interests of the public and the subdivider and
pr~vide consumer protection for the purchaser; to
acquire desirable public areas; and to otherwise
promote the health, safety and general welfare of
the residents and visitors to the City of Aspen.
Aspen Municipal Code, Subsection 20-2,"Purpose and
Intent."
The proposed condominiumization does not impact the
following concerns expressed as the purposes for the
subdivision regulations: the need for public services,
planned subdivision, survey standards, and consumer
protection. The granting of this application is not
detrimental to the public welfare or injurious to other
property in the area since the result of the proposed
condominiumization is merely a change in the ownership
format.
An inspection of the four units was requested on
December 3, 1986, and the applicant will comply with the Fire
Marshall's requirements. The units require no physical
adaptation to effect individual ownership through
condominiumization. The units are zohed R-6.
The requirements for providing a right of first refusal
to existing tenants and a six (6) month minimum lease
requirement should be ~x~epted in this case due to the unique
character of these units.
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H. MICHAEL BEHRENDT owns all four (4) units. At the
time of acquisition, he also owned the St. Moritz Lodge which
is located directly West of the subject units. The subject
uni ts have been leased ori a short-term basis through the
office located in the St. Moritz Lodge for over twelve (12)
years. The Lodge contains private rooms and dormitory style
rooms, whereas the four (4) units separate from the Lodge
were considered apartments which could accommodate families
on a short-term basis. Due to the close proximity of the
subject units to the St. Moritz Lodge, the subject units have
historically been managed through the St. Moritz Lodge
office, and the occupants enjoy the use of the St. Moritz
Lodge pool. Although H. MICHAEL BEHRENDT recently sold the
St. Moritz Lodge, the four (4) St. Moritz rental units
continue to be managed by the new owners of the St. Moritz
Lodge, and rented throught the St. Moritz Lodge office.
The requirement ,for providing a right of first refusal
to existing tenants as stated in Section 20-22(a), and the
six (6) month minimum lease requirement specified in Section
20-22 (b) are inappropriate in this instance due to the
short-term nature of the rental arrangements for the subject
property.
The approval of this application will not reduce the
supply of low and moderate income housing, a requirement for
condominiumization under Section 20-22{c), since the proposal
has no effect on the size or number of units. The units have
been re~ted on a short-term basis, and continue to be rented
as "short-term units". Therefore, the approval of the
subject proposal would not result in the "displacement n of
any tenants, nor in any adverse impact to employee housing.
Attached to this application are the following described
documents which are submitted as part of this application:
(l)
(2)
(3)
BEHRENDT
Proposed Condominium Map;
Improvement Survey; and
Power of Attorney executed by H. H. MICHAEL
naming Gideon Kaufman his attorney-in-fact.
DATED this 11th day of
December,
, 1986.
Respectfully submitted,
By
OF GIDEON I. KAUFMAN, P.C.
1 Corporation
Kaufman
behrendt app/DCONOO
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VERIFICATION OF APPLICATON
I, GIDEON KAUFMAN, as attorney-in-fact for H. MICHAEL
BEHREND'r, a/k/a MICHAEL BEHRENDT, hereby state that the
information contained in the preceding Application For
Approval of Plan For Condominiumization is true and correct
to the best of my knowledge.
,
I
~ KAUFMAN as attorney-in-
fact xor H. MICHAEL BEHRENDT
v
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STATE OF COLORADO )
)
COUNTY OF PITKIN )
AFFIDAVIT
IRENE A. RUSSI, being first duly sworn, on oath, states
and deposes as follows:
1. I have been continuously involved in the management
of the St. Moritz Lodge since November of 1975.
2. During that time, the adjoining rental units at 322
West Hyman Avenue have been continuously leased on a
short-term basis as part of the lodge operation.
3. The copies of the ~omPttt:e'r,pr'i-nteuts~ ledger
sheets attached hereto as group Exhibit "A" and incorporated
herein by this reference are representative of the income
flow generated by these rental units during this entire
period.
4. Although the ownership of the St. Moritz Lodge was
recently transferred separate and apart from the rental
units, the rental units continue to be leased on a short-term
basis through the St. Moritz Lodge office.
5. Affiant makes these statements for the purpose of
disclosing the rental pattern established in conjunction with
the rental units at 322 West Hyman Avenue, Aspen, Colorado.
c9z~cvJ2, i1~~
IRENE A. RUSSI
STATE OF COLORADO
ss.
COUNTY OF PITKIN
The foregoing instrument was acknowledged
day of(j(tNU/l-f!.(/ , 1987, by IRENE A. RUSSI.
f
my hand and official seal.
s expires:
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before me this
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behrendt aff/DCONDO
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MANAGEMENT CONTRACT
WHEREAS, H. MICHAEL BEHRENDT is the owner of certain
rental units located at Lots Nand 0, Block 46, on West Hyman
Street in Aspen, Colorado; and
WHEREAS, REEDCO MANAGEMENT, INC. is in the business of
managing rental units;
IT IS HEREBY AGREED, that REEDCO MANAGEMENT, INC.
(hereinafter called "Reedco") shall manage H. MICHAEL
BEHRENDT'S (hereinafter called "OWner") rental units per
above for a period of five (5) years, commencing July 15,
1986, subject to the following terms:
1. Reedco shall actively market and maintain all of
these rental units in consideration for a fee equal to fifty
percent (50%) of the gross rental income excluding phone and
other charges paid by guests over and above any rent due.
Travel agency and tour operator commissions shall be deducted
before rental income division.
2. Owner an? any occupants of the rental units shall
have access to th~ool, amenities and other common aeras of
the lodge west of the rental units so long as this management
contract is in effect.
3. OWner is responsible for payment of all real estate
taxes an such insurance as he deems necessary, which must
include liability insurance in the amount of Two Million
Dollars ($2,000,000.00). Said liability insurance shall name
OWner and Reedco as co-insureds. Reedco shall reimburse
OWner for the costs associated with said liability insurance.
Reedco shall pay all expenses incurred for day-to-day
operations, incuding all utility costs, management, and minor
maintenance in the apartments including utilities. OWner is
responsible for major maintenance and repairs over $300.00
per item unless caused by the negligence of the management.
In such case, Reedco shall bear such costs. Any and all such
repairs must be approved by Owner or his represntative in
wri ting. Housekeeping, maintenance and repairs must be
continued in the same standard of quality as presently
verified by the "excellent " rating assigned by the Aspen
Resort Association Inspection Code. Reedco shall .maintain
Workman's Compensation coverage for all employees or laborers
associated with the apartments.
4. Any payments or statements due from Reedco to the
OWner shall be made c/o Irene Russi, 910 Hallam, Unit #6,
Aspen, Colorado 81611, or any other address designated by
OWenr, not later than the 20th of each and any month
commencin July 15, 1996, for any amounts due for the previous
month according to applicable Colorado Real Estate Commission
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guidelines. Such statements shall itemize any unit occupied
in trade or less than market value. OWner may demand an
audit at his expense any time upon thirty (30) days written
notice to Reedco at 140 East 19th Avenue, Denver, Colorado
80203. Stuart A. Potter and William S. Reed shall be
personally liable for payment of any and all income due to
Owner and have a duty to act reasonably in the rental of
units.
5. Owner reserves the right to convert any or all of
these units to condominium proeprty at any time on the
condition that William S. Reed and Stuart A. Potter shall
have the right of first refusal for a period of thirty (30)
days from the date Potter and Reed are in receipt of any
offer for the purchase of any and all of the units.
6. OWner reserves the right to have his family members
or guests stay in his three (3) bedroom unit upon
availability for a flat fee of $10.00 per day, payable to
Reedco when Owner is not present. No charges accrue to Owner
when he resides in his unit or alternative units when OWner's
unit is reserved. Reedco agrees to maintain Owner's unit at
all times, including such times as Owner, Owner's family or
guests occupy such unit.
7. The following described event shall also be deemed
a breach of this agreement by Reedco: initiation of a
bankruptcy or action for re-organization;
8. Ei th~f,. party may terminate this contract upon
breach of sam~~pbn sixty (60) days notice to the other party
any time during the first three (3) years of the contract.
Thereafter, either party may terminate this contract upon
sixty (60) days notice to the other party for any or no
reason. Upon said termination, parties agree to divide
equally any and all costs associated with installing or
providing for separate utili ties for the apartment renatl
units including, but not limited to telephone and sprinkling
systems. The termination of this agreement does not
prejudice the rights or remedies of the parties arising from
a default hereof. In the event that a dispute arises under
the terms and provisions of this Management Contract, the
prevailing party shall be awarded its costs, including
attorney's fees.
9. This contract is not assignable without Owner's
express permission in writing.
DATED this 15th day of July, 1986.
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WILLIAM S. REED, l~l.IJ,~
im -
personally
^
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and
personally
STATE OF COLORADO )
) ss.
COUNTY OF PITKIN )
'~~l The foregoing instrument was acknowledged before me this
~ day of July, 1986, by H. MICHAEL BEHRENDT.
WITNESS my hand and official
My commission expires:
7
STATE OF COLORADO
COUNTY OF ~
IZ~The foregoing instrument was acknowledged ~~fore me this
~ day of July, 1986, by STUART A. POTTER, as .JLIO-:p":'\,rQt.0-
of REEDCO MANAGEMENT, INC., a Colorado corporation.
ss.
WITNESS my hand and 0
My commission expires'
(ADDITIONAL NOTARY ACKNOWLEDGEMENTS ON FOLLOWING PAGE)
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STATE OF COLORADO )
COUNTY OF ~ l
-jf'U/The foregoing instrument was acknowledged ~fore me this
1'aay of July, 1986, by WILLIAM S. REED, as f~~~~,rlR'~
f REEDCO MANAGEMENT, INC., a Colorado corporation.
ss.
WITNESS my hand and of
My commission expires:
STATE OF COLORADO )
COUNTY OF I?f ~,"-" l
~ The foregoing instrument was
~ ~ay of July, 1986, by STUART
~ndividually.
ss.
acknowledged before me this
A. POTTER, personally and
WITNESS my hand and of
My commission expires:
7L~.
STATE OF COLORADO )
COUNTY OFfJlk'^-'- l ss.
f.g The foregoing instrument was acknowledged before me this
{~ay of July, 1986, by WILLIAM S. REED, personally and
ndividually.
WITNESS my hand and of
My commission expire .
management cont/RLEST3
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APPLICATION FOR APPROVAL OF PLAN FOR CONDOMINIUMIZATION
PURSUANT TO SECTION 20-19{c) SUBDIVISION EXCEPTION
THIS APPLICATION, submitted on behalf of H. MICHAEL
BEHREND'l', requests exception from the full subdivision
process for the condominiumization of four (4) existing units
located in the structure known as the St. Moritz rental
units. The real property is described as follows: Lots N
and 0, Block 46, City and Townsite of Aspen, pitkin County,
Colorado (commonly known as 322 West Hyman Avenue). Section
20-22 of the Municipal Code sets forth the requirements by
which this condominiumization may be approved. Included in
this section are the following requirements:
(1) Existing tenants shall be given notice of sale and
right of first refusal [Subparagraph (a)].
(2) All units shall be restricted to six (6) month
minimum lease restrictions with no more than two (2) shorter
tenancies per year [Subparagraph (b)].
(3) Demonstration that approval will not reduce the
supply of low and moderate income housing must be provided
[Subparagraph (c)].
(4) The units shall be inspected for fire, health and
safety conditions prior to condominiumization [Subparagraph
(e)] .
The applicant is requesting an exception under Section
20-19{c) from requirement (l) the notice of sale and right of
first refusal provision, requirement (2) the six-month
minimum lease restriction, and requirement (3) the approval
will not reduce the supply of low and moderate income
housing. This application is submitted under Section
~20-19{c) because of the review standards contained therein,
namely that certain requirements be deemed "to be redundant,
serve no public purpose, and to be unnecessary inrelation to
the land use' policies of the City of A'spen under the facts
and circumstances presented", are the most appropriate to
apply when dealing with the condominiumization of an existing
structure and, further, because the review standards of
Section 20-19{a) requiring a determination of undue hardship,
deprivation of r~asonable use of land, and the destruction
and loss of a substantial property right should an exception
not be granted, are totally nonsensical when applied to a
plan which merely changes the form of ownership without
impacting the physical development or historical use of the
property in question.
Adherence to the full subdivision process makes no sense
since the proposed condominiumization has no effect on the
allowable density or distribution, proposed use, or pattern
of development for the subject parcel.
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Condominiumization permits the separate ownership of
each unit and the conunon ownership of certain designated
common areas. This application contemplates the creation of
a declaration of covenants and restrictions which shall
govern the subject units, and a condominium map which shall
depict the areas in separate ownership and the areas in
conunon ownership.
The condominium format results in no impact on the
density or use of the units. The units will remain as
residential units, occupied by the owner and/or tenants. The
development pattern for the parcel is not impacted in that
Code requirements for building setbacks and floor area ratio
remain in effect. The approval of this application for
subdivision exception does not contravene the intent and
purpose of the full subdivision procedure. The purpose of
the full subdivision procedure is:
To assist the orderly, efficient and integrated
development of the City of Aspen, to insure the
proper distribution of population and coordinate
the need for public services with governmental
improvement programs, to encourage well-planned
subdivision by setting standards for subdivision
design and improvement, to improve land records and
survey monuments by establishing standards for
surveys, plans and plats, to safeguard the
interests of the public and the subdivider and
provide consumer protection for the purchaser, to
acquire desirable public areas,. and to otherwise
promote the health, safety and general welfare of
the residents and visitors to the City of Aspen.
Aspen Municipal Code, Subsection 20-2," Purpose and
Intent."
The proposed condominiumization does not impact the
following concerns expressed as the purposes for the
subdivision regulations: the need for public services,
planned subdivision, survey standards, and consumer
prcitection-:- The granting'of this 'application is not
detrimental to the public welfare or injurious to other
property in the area since the resp.lt of the proposed
condominiumization is merely a change in the ownership
format.
An inspection of the four units was requested on
December 3, 1986, and the applicant will comply with the Fire
Marshall's requirements. The units require no physical
adaptation to effect individual ownership through
condominiumization. The units are zoned R-6.
The requirements for providing a right of first refusal
to existing tenants and a six (6) month minimum lease
requirement should be excepted in this case due to the unique
character of these units.
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H. MICHAEL BEHRENDT owns all four (4) units. At the
time of acquisition, he also owned the St. Moritz Lodge which
is located directly West of the subject units. The subject
units have been leased on a short-term basis through the
office located in the St. Moritz Lodge for over twelve (12)
years. The Lodge contains private rooms and dormitory style
rooms, whereas the four (4) units separate from the Lodge
were considered apartments which could accommodate families
on a short-term basis. Due to the close proximity of the
subject units to the St. Moritz Lodge, the subject units have
historically been managed through the St. Moritz Lodge
office, and the occupants enjoy the use .of the St. Moritz
Lodge pool. Although H. MICHAEL BEHRENDT recently sold the
St. Moritz Lodge, the four (4) St. Moritz rental units
continue to be managed by the new owners of the St. Moritz
Lodge, and rented throught the St. Moritz Lodge office.
The requirement for providing a right of first refusal
to existing tenants as stated in Section 20-22{a), and the
six (6) month minimum lease requirement specified in Section
20-22{b) are inappropriate in this instance due to the
short-term nature of the rental arrangements for the subject
property.
The approval of this application will not reduce the
supply of low and moderate income housing, a requirement for
condominiumization under Section 20-22{c), since the proposal
has no effect on the size or number of units. The units have
been rented on a short-term basis, and continue to be rented
as "short-term units". Therefore, the approval of the
subject proposal would not result in the "displacement" of
any tenants, nor in any adverse impact to employee housing.
Attached to this application are the following described
documents which are submitted as part of this application:
(l)
(2)
(3)
BEHRENDT
Proposed Condominium Map;
Improvement Survey; and
Power of Atto:rney execuj::edby H. H. MICHAEL
naming Gideon Kaufman his attorney-in-fact.
DATED this 11th day of December:
Respectfully submitted,
, 1986.
By
OF GIDEON I. KAUFMAN, P.C.
1 Corporation
behrendt app/DCONDO
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VERIFICATION OF APPLICATON
I, GIDEON KAUFMAN, as attorney-in-fact for H. l1ICHAEL
BEHRENDT, a/k/a l1ICHAEL BEHRENDT, hereby state that the
information contained in the preceding Application For
Approval of Plan For Condominiumization is true and correct
to the best of my knowledge.
GIDE ~ KAUFMAN as attorney in-
factvfor H. l1ICHAEL BEHRENDT
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LAW OFFICES
GIDEON 1. KAUFMAN
GIDEON I. KAUFMAN
A PROFESSIONAL CORPORATION
BOX 10001
315 EAST HYMAN AVENUE, SUITE 305
A~PEN, COLOR",O,Q 816\19 8 7
FeDruary lL., l
TELEPHONE
AREA CODE 303
925-8166
RICHARD 5. LUHMAN
Mr. Glenn Horn
Aspen/Pitkin County Planning Office
130 South Galena Street
Aspen, Colorado 81611
Re: Behrendt Condominium
Dear Glenn:
You have directed my attention to Section 20-23 of the
Aspen, Colorado Subdivision Regulations entitled
"Condominiumization of Lodges" as possibly applying to
this project. When the City Council enacted Section 20-23 (A)
it established only two definitional standards, the very
objective standard of three units or more, and the very
subjective standard of "intended for temporary occupancy of
guests". The City Council could have easily used the
objective standard of actual use; but, instead, they opted
for their stated standard of "intended for temporary
occupancy of guests".
The four units comprising this project were originally
designed and constructed as dwelling units. Each has its own
kitchen, and there are no shared facilities such as office,
dining area, commons room, game room, laundry area, or other
community areas normally associated with a lodge or hotel
operation. The applicant's use of one of these units as his
permanent personal residence attests to their intended use.
Section 20-23 was first enacted in 1980 and then
modified in 1981. At the same time as it was actively
engaged in formulating this legislation, the City Council
also approved a lot split separating this property from the
St. Moritz Lodge, and implicitly recognized this property as
different in character from that comprising the St. Moritz
Lodge.
In my review of the circumstances surrounding the
enactment of Section 20-23, "Condominiumization of Lodges", I
also learned that the motivating intent was to provide a
mechanism by which old existing lodges could generate
sufficient capital to accomplish much needed renovation and
modernization to current lodging sta.ndards. While we all can
agree with the desirability of achieving this end, it is
inconsistent with the legislative intent to allow this
beneficial enactment to inhibit a property owner's desires
.
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Mr. Glenn Horn
February 12, 1987
Page 2
when its protective provisions are neither needed nor
appropriate.
The fact that this condominiumization is more
appropriate under Section 20-22 brings me to your concern
regarding the appropriateness of excepting this project from
the six-month minimum lease restriction. Our City Council
set the precedent of excepting condominiums from this
requirement in connection with the Butera and Blitz
condominium applications. In those cases, they determined
the public interest would be better served by excepting those
projects from the six-month minimum rental restriction
because they recognized a localized pattern of shorter-term
rentals surrounding the proposed condominium. Since this
same localized pattern exists at this location, the granting
of an exception from the six-month minimum rental restriction
is clearly appropriate.
While I trust the above allays your specific concerns
regarding the application of Section 20-23 and the requested
exception from the six-month minimum rental restriction under
Section 20-22, please do not hesitate to contact me should
you require any additional information or care to discuss
this matter further. Thank you for your thoughtful
attention.
Very truly yours,
LAW OFFICES OF. GIDEON I. KAUFMAN,
a Professional Corporation
By
RSL/bw
.RE:
.DATE:
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reet
611
TO:
Steve Burstein
Glenn Horn, Planning Office
FHOM:
Erin Hazen, City Attorney's Office
HE:
Behrendt Condominiumization
DATE:
February 3, 1987
Please review Code Section 20-23 entitled
Condominiumization of Lodge which defines lodge as a "building
containing 3 or more units intended for temporary occupancy of
guests in addition to other requirements set forth in
Chapter 20 of the Aspen City Code (the Aspen Colorado
Subdivision regulations)".
I believe the 4 "St. Moritz rental units" which appear to
be managed by the St. Moritz Lodge are subject to the
requirements of this provision. Code ~20-23(C) sets forth the
p~ocedure to be followed by the applicant for subdivision
exemption or exception.
It appears that the application needs to address the
f911owing: personal use restrictions and the condominium
documents enforcement provisions, employee housing (2 pillows),
on site management, need or lack thereof for improvements,
affidavit re: consistency with previously offered amenities,
etc.
Please note I didn't receive a copy of the Management
Contract cited in Mr. Luhnan's letter nor the Certificate of
Ownership.
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MEMORANDUM
t \ J 1
RE:
Glen HQrn, planning Office
Elyse Elliott, Engineering Department t'f.'(cu
February 4, 1987
Behrendt Condominization
TO:
FROM:
DATE:
-----------------------------------------------------------------
------------------------------------~-~-~-~-----------------~-----~
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The Engineering Department has the following comments on the
above application:
1. There is no dumpster location on-site.
2. There is a stairway that accesses Unit 4 that encroachs on
Lot M. Another stairway that accesses the brick patio of Unit 1
leads directly to Lot M. These should be granted access
easements from the St. Moritz.
3. There are 6 parking spaces (S in front, 1 in back) for this
four unit complex. This is an adequate amount.
4. The plat submitted is sufficient for the exiiSting conditions.
However, if further easements or arrangements are made, these
should be recorded on the plat.
EE/co/BehrendtCondo
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TO: STEVE BURSTE IN, PLANN ING
F!{OM: ANN BOWMAN, PROPERTY MANAGER
DA'l'E: FEBRUARY 4, 1987
RE: BEHRENDT CONDOMINIUMIZATION
ISSUE: Do these units currElntly supply housing for employees in
Aspen?
BACKGROUND: The application submitted onbehalf of H. Michael
Behrendt, requests exemption form the fUll subdivision process
for the condominiumization .of four (4) existing units located in
the structure known as the st. Moritz rental units.
This applicant is requesting an exception under Section 20-19 (c)
from requirement (I) the notice of sale and right of first
refusal provision, requirement (2) the six...month miniInuIn.lease
restriction, and requirement (3) the approval will not reduce the
supply of low and moderate inC:()lTIE!ho~sing. This application is
submitted under Section 20-19 (c) because of the review standards
contained therein, namely that certain requirements be deemed "to
be redundant, serve no public purpose, and to be unnecessary i
relation to the land use plicies of the City of Aspen under the
facts and circumstances presented", are the most appropirate to
apply when dealing with the condominiumization of an existing
structure.
The applicant has supplied a rental history of the four units
which indicates that the units nilVepeEln used Clll1y for short term
rentals at rates well above tge employee housIng guidelines.
STAFF RECOMMENDATION: The sta++ approves the condominiumization
and does not require employee housing for this application. The
condominiumization is not creilting a short fall in the employee
housing stock as the units in question have not supplied employee
housing in the past.
HOUSING AUTHORITY RECOMMENDATION: Approved staff recommendation.
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A
MEMORANDUM
TO:
Aspen Planning and Zoning Commission
Glenn Horn, Assistant Planning Director
FROM:
RE:
Behrendt Subdivision Exception: Condominiumization
DATE:
February 26, 1987
-------------------------------------------------------------
-------------------------------------------------------------
BACKGROUND INFORMATION
APPLICANT: Michael Behrendt.
APPLICANT'S REPRESENTATIVE: Rich Luhman.
LOCATION: Lots N & 0, Block 46/322 W. Hyman Avenue.
SIZE: 6,000 square feet.
ZONING: R-6 Residential.
APPLICANT'S REQUEST: Michael Behrendt, the owner of a four-plex
located at 322 W. Hyman seeks a subdivision exception for the
purpose of condOIninit.:m\4.zation. The app,ucant also requests an
exemption from the condominiumization requirement in Section 20-
22(h) Th~t units be restricted to six month minimum leases with
no more than two shorter teancies per year.
SITE DESCRIPTION: The subject site is located just to the east of
the st. Moritz Lodge. Michael Behrendt is the former owner of
the st. Moritz lodge. In 1982, the City approved a lot split
which legally separated the four-plex from the st. Moritz. In
spite of the lot split, there still remain two staircases from
Unit 1 of the four-plex which crosses the property boundary from
the four-plex to the st. Moritz. Occupants of the four-plex
share the pool facility with the St. Moritz, and the units have
been managed through the st. Moritz.
APPLICABLE SECTIONS OF THE MUNICIPAL CODE: Section 20-22 of the
Municipal Code states requirements with which an applicant must
comply. In summary, the requirements are:
a. Existing tenants shall be given written notice when
their unit is offered for sale and a ninety-day option
to purchase their unit or first right of refusal to
purchase.
b. All units shall be restricted to six month minimum
leases with no more than two shorter tenancies per
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year.
c. The applicant shall demonstrate that approval will not
reduce the supply of low and moderate income housing.
d. If the applicant fails to demonstrate that approval
will not reduce the supply of low and moderate income
housing, then the applicant shall be required to
present a proposal to reduce or eliminate the adverse
effects of the condominiumization upon such housing for
a minimum of five years.
e. A fire, health and safety inspection by the Building
Department shall be conducted prior to Planning and
zoning Commission review.
section 20-19(c) allows the Council to "grant exceptions from the
strict application of the standards or requirements, of this
(subdivision) chapter when, in its sole discretion and judgement,
it deems certain requirements to be redundant, serve no public
purpose and be unnecessary in relation to the land use policies
of the City of Aspen..."
It is also important for P&Z to note that section 20-23 (Condo-
miniumization of Lodges) defines a "lodge as a building contain-
ing three (3) or more units intended for temporary occupancy of
guests. . ." section 20-23 further states that "the condominium
units created shall remain in the short-term rental market to be
used as temporary accommodations available to the general
public."
PROBLEM DISCUSSION
Referral Comments:
1. Building Department - John Ostwald of the Building Depart-
ment made the following comments in his February 11, 1987
memorandum.
a. A handrail should be installed down to the front
bedroom of unit #3.
b. A Smoke detector should be installed in the bedroom
referenced above. This is not required, however, it
would be desirable.
c.
The stairs to the upstairs
reconstructed in conformance
the 1970 Building Code.
of Unit 1 need to
with section 3305 (c)
be
of
d. A handrail should be installed on the stairs to the
entry of Unit 3.
2
^
e. A separate electric panel should be installed for unit
3.
f. Each sUb-panel for each unit should have a main
disconnect of not more than 6 switches or breakers or a
service disconnect should be provided at a remote
location for each unit and permanently identified.
g. The electric panels on the exterior of the building
need to have their branch circuits identified.
h. Assurances should be made that e:x:ter.i,or panels are
grounded and that sub-panels are bonded to the service
equipment according to Article 250-72 of the 1971
National Electric Code. If panels are found to be
improperly grounded and bonded, then they shall be made
to meet the most modern electric code adopted by the
state of Colorado.
2. Engineering Department -
a. A dumpster location should be provided on-site.
b. The applicant should obtain an access easement from the
st. Moritz for the stairway which accesses unit 4 and
the brick patio of unit 1. Such access easements
should be shown on the plat.
3 . Housing
The Housing Authority recommends that employee housing not
be required for this application. The condominiumization is
not creating a short-fall in the employee housing stock as
the units in question have not supplied employee housing in
the past.
4. City Attorney
Erin Hazen, City Attorney's office, indicates in her
referral comments of February 3, 1987, that this application
should be received under Section 20-23, Lodge Condominium-
ization, not Section 20-22, Condominiumization.
PLANNING OFFICE COMMENTS: The Planning Office and city Attorney
have a basic problem with this application being considered under
Section 20-22 (Condominiumization). We find that the subject
property fits the description of a lodge under Section 20-23 and,
therefore, should be reviewed under Section 20-23, the lodge
condominiumization section of the Code. The four-plex which has
been operated in the past as a short-term accommodations facil-
ity, is presently managed by the st. Moritz Lodge for short-term
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rental purposes and is intended to be used that way in the
future. The fOllowing language from the application demonstrates
this point.
"H. Michael Behrendt owns all four (4) units. At the time
of acquisition, he also owned the st. Moritz Lodge which is
located directly west of the subject units. The subject
units have been leased on a .short-term basis through the
office located in the st. Moritz Lodge for over twelve (12)
years. The lodge contains private rooms and dormitory style
rooms, whereas the four (4) units separate from the lodge
were considered apartments which could accommodate families
on a short-term basis. Due to the c!()s~ proximity of the
subject units to the st. Moritz Lodge, the subject units
have historically been managed through the st. Moritz
office, and the occupants enjoy the use of the st. Moritz
Lodge pool. Although H. Michael Behrendt recently sold the
st. Moritz Lodge, the four (4) st. Moritz rental units
continue to be managed by the new owners of the st. Moritz
Lodge and rented through the st. Moritz Lodge office."
As attested to in the attached affida:vit. signed by Irene Russi,
(manager st. ..J'Ioritz Lodge), the t-ollr-plel' has bee!. ubeo as a
short-te~e in the past, it is presently a short-term use and
will be~t-term use in the future. Also attached is a
contract between Behrendt and the st. Moritz Lodge for management
of the four-plex as a short-term operation. Addi tionally, in
1982, when the Planning Office and the Aspen Lodging Association
surveyed short-term accommodation units, the st. Moritz reported
the four-plex as a part of the short-term accommodations inven-
tory.
The applicant's representative, Richard Luhman has argued that
the four-plex is used on a short-term basist(l help persuade the
city Council in order to exempt the application from the city's 6
month minimum lease restriction. In our opinion, the applicant
has argued his case so well it became clear to us that the
application is subject to lodge condominiumization. When we
notified the applicant of our position, we asked him to present
evidence to us that the condominiumization should be reviewed
under 20-22. The attached letter dated February 12, 1987 argues
the following three points:
1) There are no shared facilities within the four-plex
which would suggest that it is a lodge and Unit 1 is
the personal residence of the applicant, Michael
Behrendt. The st. Moritz Lodge was legally split from
the four-plex in 1982.
2) Section 20-23 states that a lodge is defined as "a
building containing three (3) or more units intended
for temporary occupancy of guests..." The key work is
4
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"intended." Lul1man says that the City Council could
have used a standard ,of actual use but opted instead
for "intended for temporary occupancy of guests."
3) Finally, it is argued that the intent of 20-23 was to
provide a mechanism to generate capital to provide for
renovation and upgrading.
We offer the following responses to these points. The st. Moritz
pool and the staircases, leading from the four-plex to the pool
and the common trash facilities represent the common facilities
of the four-plex with the st. Moritz. When staff visited the
property, it was clear that all units in the four-plex including
the Behrendt residence are being leased on a short-term basis.
In our opinion, the best indicator of the "intended use" of the
four-plex is the historic use, present use and planned use in the
future of the units (see attached affidavit). We concur with the
applicant that Section 20-23 is intended to provide capital for
renovation. A portion of the capital resulting from condo-
miniumization should be used to upgrade the four-plex to meet the
life, health, safety requirements of the Building Inspector.
Such upgrades are consistent with one of the objectives of the
Growth Management Policy Plan Update, improve lodging quality.
RECOMMENDATION:
We sympathize with what the applicant is trying to do. On the
one hand, he is trying to avoid six month minimum lease restric-
tions because he generates income from the short-term use of the
four-plex. On the other hand, the applicant wants to potentially
generate even more income from the four-plex by condominiumizing
the units and making them available for sale, but is not willing
to be SUbject to lodge condominiumization requirements. In our
opinion, the applicant should follow either the course of placing
six month minimum lease restrictions on the units, making them
comply with Section 20-22, or the other course of meeting the
requirements of Section 20-23, lodge condominiumization. Lodge
condominiumization is the approach which we recommend. Lodge
condominiumization is intended for older facilities such as the
four-plex which are in need of upgrading.
Therefore, based upon findings made in this memorandum, the
Planning Office recommends denial of the Behrendt condominiumiza-
tion request, unless the applicant is willing to meet the
requirements of Section 20-23, Lodge Condominiumization for the
condominiumization of the four-plex. If the applicant is willing
to meet these requirements, you could recommend approval, subject
to the following conditions:
1) The dwelling units shall remain in the short-term
rental market and the applicant shall file condominium
declarations which stipulate personal use restrictions
5
,.-.,
1"'\
for the owners consistent with section 20-23(A) (1).
2) The applicant shall provide two (2) pillows of employee
housing or the amount of employee housing which has
been provided for three (3) years previous to the time
of condominiumization whichever is greater.
3) The applicant shall continue to provide management for
the four-plex by the st. Moritz Lodge or a similar
quality of management.
4) The common areas of the lodge shall remain common (i.e.
patios) and be maintained in a manner consistent with
its previous character. Any changes, alterations or
renovations shall not diminish the size or quality of
the common areas.
5) The lodge shall be physically upgraded in accordance
with the Building Departments recommendations and
section 20-23(6) of the Code.
6) The applicant shall prepare a condominium plat consis-
tent with Section 20-23 of the Code. The plat shall
designate access easements with the st. Moritz Lodge
for the two staircases which traverse the west boundary
of the property.
7) Prior to consideration of this application by city
council the applicant shall submit an improvement plan
for review by staff.
GR.BER
6
t"r
f)
";";.j:'
MEMORANDUM
TO:
Jim Wilson, Chief Building Official
FROM:
steve Burstein, Planning Office
RE:
Behrendt Condominiumization
DATE:
January 16, 1987
----------------------------------------------------------------
----------------------------------------------------------------
\
Jim, due to the requested condominiumization of the existing four
units of this structure we need your referral comments' to us as
soon as possible identifying any life, health and safety viola-
tions you uncover during your inspection of this property.
Please submit your comments no later than February 3, 1987 so we
can prepa~e for our presentation to P&Z.
Thank you very much for your cooperation to this matter.
If"""oo,.,
~
_;i
MEMORANDUM
FROM:
City Attorney
City Engineer
Housing Director
Steve Burstein, Planning Office
TO:
RE:
Behrendt Condominiumization
DATE:
January 12, 1987
======= ========== ===,= ==,==:=:::=:==5:::.==:::::::::::=:::::::==:::::::::.::::::=====.::::::::::::::::,,=':==:=========
Attached for your review and comments is an application submitted
by Rich Luhman on behalf of his client, H. Michael Behrendt
requesting condominiumization of four existing units located in
the structure known as the St. Moritz rental units. The property
consists of Lots Nand 0, Block 46, City and Townsite of Aspen,
Pitkin County, Colorado (also known as 322 West Hyman Avenue).
Please review this material and return your comments to this
office no later than February 3, 1987 so Steve has adequate time
to prepare for its presentation before P&Z on February 17.
Thank you.
I"""';
~
LAW OFFICES
GIDEON I. KAUFMAN
GIDEON I. KAUFMAN
A PROFESSIONAL CORPORATION
BOX 10001
31:5 EAST HYMAN AVENUE, SUITE 305
ASPEN, COLORADO 81611
January 8, 1986
TELEPHONE
AREA CODE 303
925-8166
HAND-DELIVERED
Mr. Alan Richman, Director
Aspen/Pitkin County Planning Office
130 South Galena Street
Aspen, Colorado 81611
Re: Behrendt Exception Application for
Condominiumization of Former St. Moritz Rental
Units at 322 W. Hyman, Aspen, Colorado
Dear Alan:
Pursuant to your request, I have enclosed the following:
1. Certificate of Ownership issued by Pitkin County
Title as of January 6, 1987 at 8:00 a.m.
2. Affidavit executed by Irene A. Russi, Michael's
manager since 1975, describing the short-term rental
operation for these units, together with weekly ledger sheets
disclosing the representative leasing of the property for
various weeks during the past few years.
3. Copy of the Management Contract entered into by
Michael with Reedco Management, Inc. for the continued
short-term rental of these units by the St. Moritz rental
office. It is my understanding that this Contract went into
effect at the time Michael sold the St. Moritz and continues
in full force and effect to this day.
While I trust the enclosed will enable you to certify
the referenced Application as complete and schedule an early
hearing onihis matter, please do not hesitate to contact me
should you require anything further. Thank you for your
thoughtful attention.
Very truly yours,
LAW OFFICES OF GIDEON I. KAUFMAN,
a Profess'onal Corporation
chard S.
By
RSL/bw
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PITKINCOl.lNTYTlf1..E, Inc.
Title Insurance Company
601 E. Hopkins
Aspen, Colorado 81611
(303) 925-1766
r)
V:'.~..<
CERTIFICATE OF OWNERSHIP
Pitkin County Title, Inc., a duly licensed Title Insurance Agent in the
State of Colorado, hereby certifies that H. Michael Behrendt a/k/a Michael
Behrendt is the owner in fee simple of the following described property:
LOTS Nand 0,
BLOCK 46,
CITY AND TOWNSITE OF ASPEN.
COUNTY OF PITKIN,
STATE OF COLORADO.
That as of January 6, .1987 at 8:00 A.M. the following encumbrances are
against the subject property:
I). Deed of Trust from: H. Michael Behrendt and Susan G. Behrendt
to the Public Trustee of the County of Pitkin
for the use of Mary Iris Sampson
to secure $90,000.00
dated June I, 1973
recorded June 4, 1973 in Book 276 at Page 431
2) .
Deed of Trust
to the Public
for the use of
to secure
dated
recorded
from Michael Behrendt a/k/a H. Michael Behrendt
Trustee of the County of pitkin
The Bank of Aspen
$50,000.00
March I, 1977
March II, 1977 in Book 325 at Page 857
3). Deed of Trust from Michael Behrendt a/k/a H. Michael Behrendt
to the Public Trustee of the County of Pitkin
for the use of The Bank of Aspen
to secure $90,000.00
dated May 12, 1986
recorded May 23, 1986 in Book 511 at Page 435
That the subject property is subject to Reservations and Exceptions as
contained in the Deed from the City of Aspen, common to all lots in the
City and Townsite of Aspen.
CERTIFIED THIS 6th DAY OF JANUARY, 1987 AT 8:00 A.M.
BY:
, INC.
signature
ASPEN/PITK.II-i i".....,\lI'."",_
(""'. 130 South Galena Street
Aspen, Colorado 81611
(303) 925.2020
LAND USE APPLICATION FEES
City
00113 - 63721 - 47331 - 52100 GMP/CONCEPTUAL
- 63722 ' 47332 - 52100 GMP/PRELlMINARY
- 63723 - 47333 .52100 GMP/FINAL
- 63724 -47341 - 52100 SUB/CONCEPTUAL
- 63725 - 47342 - 52100 SUB/PRELIMINARY
- 63726 - 47343 - 52100 SUB/FINAL
, 63727 ' 47350 ,52100 ALL 2-STEP APPLlCA TIONS
- 63728 - 47360 - 52100 ALL l-STEP APPLICATIONS
REFERRAL FEES:
00125 - 63730 - 47380 - 52100 ENVIRONMENTAL HEALTH
00123 - 63730 - 47380 - 52100 HOUSING
00115 - 63730 - 47380 ,52100 ENGINEERING
SUB-TOTAL
County
00113 - 63711 -47331 - 52200 GMP/GENERAL
- 63712 - 47332 - 52200 GMP/OETAiLED
- 63713 - 47333 - 52200 GMP/FINAL
-63714 -47341 ' 52200 SUB/GENERAL
-63715 .47342 - 52200 SUB/DETAILED
-63716 - 47343 - 52200 SUB/FINAL
- 63717 - 47350 - 52200 ALL 2-STEP APPLICATIONS
- 63718 - 47360 - 52200 ALL 1-5TEP APPLICATIONS
REFERRAL FEES:
00125 - 63730 - 47380 - 52200 ENVIRONMENTAL HEALTH
00123 ' 63730 ' 47380 - 52200 HOUSING
00113 -63731 - 09000 - 52200 ENVIRONMENTAL COORD.
00113 - 63732 - 09000 - 52200 ENGINEERING
SUB-TOTAL
PLANNING OFFICE SALES
00113 -63061 - 09000 - 52200 COUNTY CODE
. 63063 - 09000 - 52200 ALMANAC
- 63062 - 09000 - 0??oo COMPo PLAN
. 63066 ' 09000 - ??oo0 COPY FEES
, 63069 ' 09000 OTHER
SUB~TOTAL
Add
Additional Billing:
Phone:
P ject
Date:
# of Hours: S
.;;2 7.r--/""I-6<1~W~
-53A-J"6
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