HomeMy WebLinkAboutcoa.lu.ec.Chateau Snow
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TICE OF PUBLIC HEARING
CASE NO.1 85-1
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE
DESCRIBED BELOW:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council Room, City Hall, Aspen, Colorado,
(or at such other place as the meeting may be then adjourned) to consider
an application filed with the said Board of Adjustment requesting authority
for variance from the provisions of the zoning Ordinance, Chapter 24,
Official Code of Aspen. All persons affected by the proposed variance
are invited to appear and state their views, protests or objections.
If you cannot appear personally at such meeting, then you are urged to
state your views by letter, particularly if you have objection to such
variance, as the Board of Adjustment will give serious consideration to
the opinions of surrounding property owners and others affected in deciding
whether to grant or deny the request for variance.
The particulars of the hearing and of the requested variance are as follows:
D... and .1.. of "A~iD9!
Date:
Time:
Thursday, February 14, 1985
4:00 p.m.
Owner for VArfAn~e!
AD9811an. for VartAn~A!
Name:
Address:
Chateau Snow Condominium Association
926 E. Waters
Aspen, Colorado 81611
same
'~~a~fftn or dAgCrip~ion ftf pr~~r~v~
Location:
Description:
926 East Waters
Lots P&Q, Block 119, Aspen, Colorado
VariAn". R'"<:1".A~.d. Property is located in the R/MF zoning category and
exceeds the allowable floor area ratio. Section 24-3.4, area and bulk
requirements-enclosing decks will increase the floor area of a nonconforming
structure. Section 24-13.3 (a). No such non conforming structure may be
enlarged in a way that increases its nonconformity. Applicant appears to
requesting an undetermined increase in floor area by enclosing the decks.
Dura~ion of Variance!
Temporary _
Permanent
x
The City of Aspen Board of Adjustment
130 South Galena Street, Aspen, Colorado 81611
Remo Lavagnino, Chairman Barbara Norris, Deputy City Clerk
.....
~j H OF I\SPElI
ItVf] I' zz-' g- s-
fll? 17,#'
)A T E November
, ." I
, 1984
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CASE 110.
'II}//
~PPHLMtT
CHATEP.U SNOW. ,
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ADDRESS
. ,
926 E. Waters'
l\il/[R
CONDOMINIUM ASSDCli~ioN
See Exhibit "A" attached
hereto and incorporated'
~eterenca hereln,
PHONE 925-9577
925-5585
ADDRESS
c/o Erin F. Hazen
~i~ b. Monarcn, ~ul~e
. Aspen, Colorado 81611
1154
.GChTIGN OF PADPERTY
926 East l~aters
.
.-:
Lobs p&Q, Block 119, Aspen, .Colorado'
lStrcet. ~ ~jumber of Subd'ivis'ion 61"'. & Lot No.}
Bu1ldln~ Permit. A~p1ication and prints or any other pertinent
_ data mu~t accompany thi~ applic~tion. and will be made part of
.
hSE NO.
.
,
"
THE BQA2D WI~L RETURN THIS.APP(ICATION IF IT DOES NOT CONTAIN
AL~ TH[ FACT~ IN QVEST~ON.
.
[~RIPTIOil .cF PROPOSED EXCEPTLONSHo\-lING JUSTIFICATImIS:
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There are eight exposed deCk$ ,f'l-,c;!ing.soutl1 in ,the <;:hateau Snow
Condom:i.niums which areleakinii .'creationg :d,ama9"e to .the deCKS ,. "Soffits, ,
lighting fixtures, dryw~ll, paint and overall structural detioration
of deck joists., At great ,expense, various. repair measur~s have been
. tried' such as adding trim, cau~kin~" resurfacing the decks with
membrane and coveril'lg deck boards 'but the other 'fl'at surfaces
. .. - ' ' , '.., .
(railing, window.j;)oxe:;; and other weather-exDo,sed wall corners)'
continue to a'llow wq.t.er topeI)etJ;atG soffits and walls 'and continue
to 'leak. The.only permanent~nd' guaranteed s~ution proposed and ,
available is to cov~r:,!-he decks' by g],ass enclosed...sun space decks & patloc
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No . c . /0 /)'."
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SIG~ED-1j 'i~ ~ 1<h~.2-.
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.
ill you be :represented by cOlJqsel 1.Yes x
. '
ROVlSIONS OF THE ZONING ORDINI'.UCE REQUIRING THE BUlLOIrlG INSPECTOR
~ 'ORWARD TKIS APPLJCATION TO THE aOAROOF ADJUSTMENT AND REASON
DR NOT rGRA;n:NG: f ~ ~hRdtd~, ~~!/1tP,~, utif~ ~ '
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Signed
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'Status
~RHlT REJECTED, p^;E\'12"/~'P[cISION'
?rLIC^TION rILED 1 ~f/~ OAlE'tF IIEAn!NG
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DATE
\ILE [)
-
. SECR.ETAnY
'-~1
506 East Main Street
Aspen. CaloradD 81611
303,1925-5973
"'UILDING PERMIT APPLICATION
ABPEN.PITKIN
REGIONAL BUILDING DEPARTMENT
).
General
Construction
Permit
1
Jurisdiction of
NO,
7677
Applicant to complete numbered spaces only.
JOB ADDRESS
1, 926 E. Waters Ave. Aspen, Co
LEGAL. I LOT NO, I SLOl19 1 TRACT OR SUBDIVISION (0 SEE ATTACHED SHEET)
2, OEseR. Lot P&Q
OWNER MAIL ADDRESS m PHONE
3, Chateau Snow Condominium Assoc. 215 s. Monarch Ste 104 Aspen 925-9577
CONTRACTOR MAIL ADDRESS PHONE LICENSE NO.
4.
ARCHITECT OR DESIGNER MAIL ADDRESS PHONE LICENSE NO.
5,
ENGINEER MAIL ADDRESS PHONE LICENSE NO.
6,
USE OF BUILDING
7, Residential-multi-familv
8. Class of work: o NEW o ADDITION o ALTERATION ~REPAIR o MOVE o WRECK
9, Change of use from .fJ~,~/J_~\ L.!. ~ I;/~
I l ' PLAN CHECK FEE I PERMIT FEE TOTAL FEE
Change of use to
Type ot Const"'ctlon Occupancy Group LolArea
1 o.Valuation of work: $
11. REMARKS: Size 01 Building No. 01 Stories M~x. OCG. Load
(Total Square FI.)
NO. Of BEDROOMS Use Zone Fire Sprinklers Required
EXISTING I ADDED f(-htF Cl Yes o No
No. of Dwelling Un,ts Oee'TR"T "ARK'NO "ACT
Covered Uncovered
Special Approvals REQUIRED AUTHORt~D BV ~ DATE
.
ZONING ". , .~ Jf_
HEALTH DEPT ",J.... ~ (lkv A JJ
APPLICATION ACCEPTED PLANS CHECKED APPROVED FOR ISSUANCE .
SOIL REPORT ((1_. M U h. ~7. __-I&. A. h J. J
BY BY BY . f/
PARK DEDICATION
DATE DATE DATE WATER TAP
NOTICE ENG, DEPT
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING,
HEATING, VENTILATING OR AIR CONDITIONING, OTHER (SPECIFY)
THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION
AUTHORIZED IS NOT COMMENCED WITHIN 120 DAYS, OR IF CONSTRUC.
TION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 120
DAYS AT ANY TIME AFTER WORK IS COMMEN,CED
I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION
AND KNOW THE SAME TO BE TRUE AND CORRECT. ALL PROVISIONS OF LAWS
Jl.ND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH THIS FORM IS A PERMIT ONLY WHEN VALIDATED
WHETHER SPECIFIED HEREIN OR NOT. THE GRANTING OF A PERMIT DOES NOT
PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF
ANY OTHER STATE OR LOCAL LAW REGULATING CONSTRUCTION OR THE PER- WORK STARTED WITHOUT PERMIT WILL BE DOUBLE FEE
FORMANCE OF CONSTRUCTION.
"GNAWRO OR CONTRAc:g;"HO""O AG,", ~(~
~f~^
SIG ATURE C ,
~ t/ I I VALIDATION
PERMIT VALIDATION
CK.D
M,O, 0
CASH 0
PLAN CHECK VALIDATION CK. 0
M_O, 0
CASH 0
WHITE - INSPECTOR'S COPY YELLOW - ASSESSOR'S COPY
PINK m_ BUILDING DEPARTMENT FILE
GOLD - CUSTOMER'S COPY
r7'-/
STERLING ASSOCIATES
ARCHITECTS
WOODY CREEK, COLORAOO
MEMBERS AlA PO BOX 97; ZIP CODE 81656, PHONE- :303 923 - 4518
February 9, 1985
Mr, Brian Hazen
Coates, Reid and Waldron
720 Ea, Hyman Ave.
Aspen, Co
Dear Bri an:
At your request in April of 1984, I examined the conditions
on Waters Ave. and calculated the external Floor Area Ratio
for the purpose of a future review with the City of Aspen.
you on April 7, 1984, I summarized my findings as follows:
at Chateau Snow
of the bu 11 ding
In my 1 etter to
Lower Fl oor
First Floor
Second Fl oor
Third Floor
412.070 sf
3,619.337
3,579.728
3,921. 993
This, with a lot size of-6,000 sf, results in an FAR of 1,922
In this calculation, I included all areas to be enclosed with glass. Subsequent
to that calculation I have found that the First Floor patio areas not covered
by overhangs should have been excluded. The adjustment of this area (295.298sf)
revises the AFR to 1.873, Further discussion questions my inclusion of the
deck areas on the Second and Third Floors as part of the overall area.
The Municipal Code, Section 24-3.7, (e), paragraph (1), states: "The calculation
of floor area of a building or a portion thereof shall include above grade decks,
stairways, b1aconies and any other area under a horizontal projection of a roof
or balcony even though those areas are not surrounded by exterior walls, when
such areas are necessary for the function of the building", Since the roof
overhang and deck of each unit serves to form the roof of the unit below, my
interpretation is that these elements are functional in terms of the Code, and
are therefor included,
There is, of course, the likelihood that the City may have a different interp-
retation, In the event they feel those areas should not be included, the ~a1c-
u1ation changes as follows:
Original calculation Net change Reduced area
Lower Fl oor 412.070 -0- 412,070
First Floor 3,619.837 -0- 3,619,837 (patios inc,)
Second Floor 3,579.728 344.062 3,235,666
Third Floor 3, 921. 993 209,810 3,712.183
Totals 11,533.628 553,872 10,979,756
This calculation results in an FAR of 1,830, a net change of 2,3%,
(~~I
Chateau Snow
Page 2
Niether of these Floor Area Ratios seem relevant to me at this point. Since
construction of the building was completed in 1969 and no FAR requirements
existed at that time, the building is already non-conforming under present
regulations. The manner in which the FAR is interpreted now is meaningless,
The relevant point is that some measure must be taken to correct the problems
and it is my opinion that~the glass enclosures contained in the proposal sub-
mitted by JDM Costruction Co. presents the most permanent solution to the leak-
age problems at the balconies. My only advice to you at this time is for you to
assure that the existing structure is capable of supporting the new loads and that
no exposure to liability is presented by melting snow and ice falling on lower
structures from above. During your preparation for this review, you may have
already done this.
For the purpose of the review, I would certainly recommend the approach you have
taken in favor of attempts to solve the problem by rebuilding and repairing
the decks and railings and caulking against moisture entrainment. It appears
that there is too much movement in the building during the freeze-thaw cycle
and these measures result in temporary solutions at best. I would further point
out that whether or not you are increasing,'a non-conforming use is not as import-
ant an issue as lOSing the building, which seems to be the case if further
deterioration continues,
If I can be of further help in this matter, let me know.
Sincerely,
(7,"l
COurl::Y of pitkin
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)
State of Colorado
1?/j
....-,....--...
AFFIDAVIT OF NOTICE BY POSTING OF
A VARIANCE HEARING BEFORE THE
CI'fY OF ASPEN BOARD OF ADJUSTMENT
(Pursuant to Section 2-22(cl or
the Mu~icipal Codel
The undersigned, being first duly sworn, deposes and s~ys as
I, Erin F. Hazen
(print namel
representing an Applicant before the City of Aspen Board of
follo"..s:
1.
, ~eing or
Adjustment, personally certify that the attached photograph
fairly and accurately represents the sign ,posted as Notice of the
varillnce hearing on this matter in a conspicuous place on the
subject p:::operty (as it could be seen from the nearest public
way) and that the said sign was posted and visible continuously
from the 3rd
day of
February
, 19~, to the
(Must be posted for at
14th'
day of
February
, 19~
least ten (leI full days before the hearing date).
APPLICANT
~r =Hx '
, S1.gnature ~
Subscribed and sworn to before me
this 14th' day of February ,
19~, by. Erin F. Hazen
.
WITNESS MY HAND AND OFFICIAL
SEAL.
My commission expires: 6/15/85
~ ,(,{)".:.;
tary Public
215, S. 11onarch, Asoen, CO 816'11
Address
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The City of Aspen Board of Adjustment
Attention Barbara Norris7 Deputy City Clerk
130 South Galena Street
Aspen Colorado 81611 January
""7
~,
1985
Subject: Case No 85-1
The subject case scheduled to appear before the board of
adjustment on February 14th 19857 requests a varIance to
permit the Chateau Snow Condominium Association to increasse
the floor ar~a of an alriady nonconforn~in5 structure.
Apparently the increase in
enclosin~ the now open dECks
buildil1,~.
floor space witl be achieved
on the Waters street side of
by
the
I am the owner of a
East Waters) Sitver910
301, a third floor
Silver~lo property and
condominium unit in the adjacent (940
Condominiums. S~ecificatly I own unit
unit on the southwest corner of the
directt~ adjacent to the Chateau Snow.
In addition to my objection to any nonconforminS use of
property in the City of Aspenr I flnct the pro~osecl varianc~
particularly objectionable since enclosure of the decks at
Chateau Snow will obscure the view of Asperl Mountain which
now eXIsts from the two bedrooms of my property. Grantins of
stIch a variance by the board of acljust~ent would result in a
decrease in the vaLue 0; my property.
I am confident that the Board of Adjustnlent will not permit a
further variance of an already nonconformin~ structure when
the requested variance would da econoffiic harm to adjacent
property owners.
Sincerely
~tv-2;)1/;~
J,ck O. O'Neill
16 ;(resse Circle
HOFkins MN 55343
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A J( November
, I cHATE!.U SNOW, ,
PPElLAIIT
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CI1Y OF. J\:;PEll.
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CASE 110.
1?~1'
_ 1984
..
"
, ,
. ADDRESS 926 E. liaters'
, '
. PHONE' 925-9577,
925-5585
1l/l[R
CONDOMINIUM ASS6cliTION.
See Exh1.bit "~" attached
hereto and incorporated'
DY ~ererenc~ nere1.n.
1(,4
ADDRESS
c/o Erin F. Hazen
"'J..:J ~. Monarcu, ;'UJ.l,.C
,Aspen, Colorado 81611
lIe/lTION OF PAc/PERTY
926 East ~~aters
Lat.s P&Q, 'Block 119-'1 Aspen" .col~rado
.(Street.. :Iumber of :iubdjvjsjon 1I1k.. & Lot 1I0.J
"
. ..
8uildin1 Permit-Application and prints or any other pertinent
_ ~ata must accompany thj,. appljcation, and'wq,1be made part of
ASE NO.
THE B0A.~0 WI U
RETURII THI:i-APP(ICATTOII IF IT
AU THE fA.CTS IN QVESTI"ON.
DOES NOT CONTAIN
'.t.
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ESCRI PTI OiICF PROPOSED EXCEPT! ONSHOH IrlG' JUST! Fl CAT! OtiS: .
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There are' eight exposed' 'deeks"',fa~ing.'sou:e~ in :~he ~hateau Snow'
Condominiums which are- .leaki~g-.'creatj.ng:_d,ama.g.e to .the deck.$,. asoffi.ts-,.
lighting fixtures, dryw~ll, paint and overall .structural detioration
'of deck joists., At great expense, various reoair measur~s have been
:tried' such as adding trim, cau-lkin-g.,. resurfacing the decks with .
, membrane and coveril'lg deck 'boards -but t,.he' other 'flat surfaces
{railing,. window .roxe:i and other weathe'r-expo..sedwal'1' corners)".
continue to a~low w~ter to nenet~at& soffits and walls'and continue
to ..leak.. The ,only permanen'tclnd-guaranteed so.l.ution progosed and
, availdble is to cov~r: the decks. by g}ass e~closed sun space decks & patio~
. .,.', ....'. '. .." . . ..
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ill you be Tepresented by c:ouqscl
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ROVISIONS OF THE ZONING OROINM1Cf RE'OUIRING THE BUllOt/lG INSrECTOR
D ~ORWARO TKIS APPLICATION TO {HE ~O~RDOf ADJUSTMENT AND REASON ,
R 1101 GRArHlNG: : f~ <..0 1..trcdbif,i.,~@!fk.p,~ utif~. "
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Unit' 101
Unit 102
Unit 201
Unit 202
Unit 203
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EXHIBIT "AIt
OWners of Chateau Snow Condominiums
Walter E. Wells
Nicholas Heineman
Meyer Bakeries, Inc.
Gary and Susan Rappaport
Brian and Erin Hazen
Units 301 & 302
Hooligan Properties
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rrvrb /-'3)-35
The City of Aspen Board of Adjustment
Attention Barbara Norris, Deputy City Clerk
130 South Galena Street
Aspen Colorado 81611 January 27 1985
Subject: Case No 85-1
The subject case scheduled to appear before the board of
adjustment on February 14th 1985, requests a yariance to
permit the Chateau Snow Condominium Association to increasse
the floor area of an alreadY nonconformin~ structure.
Apparently the increase i~ floor space will be achieved by
enclosin~ the now open decks on the Waters street side of the
buitdin~.
I am the owner of a condominium unit in the adjacent (940
East Waters) SilYer~lo Condominiums. Specifically I own unit
301, a third floor unit on the southwest corner of the
SilYer~lo property and directly adjacent to the Chateau Snow.
In addition to my objection to any nonconformin~ use of
property in the City of Aspen, I find the proposed yariance
particularly objectionable since enclosure of the decks at
Chateau Snow will obscure the yiew of Aspen Mountain which
now exists from the two bedrooms of my property. Grantin~ of
such a yariance by the board of adjustment would result in a
decrease in the yalue of my property.
I ~m confident that the Board of Adjustment will not permit a
further yariance of an already nonconformin~ structure when
the requested yariance would do economic harm to adjacent
property owners.
.
~-----,
1\ '--
STERLING ABS_';;IATES
ARCHITECTS
n ,~
W~.JOV CREEK, COLORAOO
i~;\
MEMSe~ AlA: PO ~) 97, Zll:~ CODE 8 'see.. P...,ONE 303 9lii!3 . 4!:r1',8
April 7. 1984
Mr. Brian Hazen
Coates, Reid and Waldron
720 Ea. Hyman
Aspen, Co,
Dear Brian,
In accordance with our earlier discussions, I have calculated the
external floor area ratio of the Chateau Snow building.
MY calculations result in the following:
Total
. 412,070 sf
3.619.837 sf
3.579,728 sf
3.921.993 sf
11,533.628 sf
6.000.000 sf
Lower Floor:
First Floor:
Second Floor:
Third Floor:
.
Lot llize:
External Floor Area Ratio: 11,533.628 1.922
6,000
In accordance with Aspen Municipal Code, all of the deck and patio
areas that you are anticipating covering with glass enclosures are in-
cluded in the calculation. Cosnsequently, the FAR is not affected by
enclosing those areas.
I trust this information will be useful in acquiring approval to
continue the project.
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October 16. 1984
Brian Hazen, Director
Chateau Snow Condominium Association
Aspen, Colorado 81611
Dear Brian:
This letter is in response to your request for information on the
deck problem at the Chateau Snow. As Manager of Operations at
Coates, Reid & Waldron who maintains the Chateau Snow, I'm familiar
with the leaking prOblems and have tried, on behalf of the associa-
tion. a wide variety of solutions. The past repairs have been both
inexpensive and very costly but unfortunately and regardless of the
repairs, the prOblem seems to be getting w~rse instead of better.
When I started with CRW, a little over 10 years ago, the decks leak-
ed. A,GAACO surface had been installed 2 years earlier and it hadn't
worked. Repairs were made to the surface of the decks and to soffits
below where water had ruined dry wall and a paint job. Extensive
caulking and trim was added to the balconies in an attempt to make
them water tight. Some of the things that we tried worked temporar-
ily and then failed.
Brian, as you're aware, the problem comes up each year, we discuss
it, make repairs to the building, and then repeat the process the
following year. We spend nearly a $1,000.00 (on the average) every
year and sometimes much more; and the situation is getting worse.
Three years ago we spent nearly $8,000.00 on resurfacing those decks
with a membrane and covering over with deck boards. The deck is
holding now but the other flat surfaces are allowing water to pene-
trate walls and the leaks continue.
A brief tour of the building will show substantial damage to decks,
soffits and lighting fixtures and if we don't have structural damage
already we will soon. I've contacted two architects and both attrib-
ute the deficiencies to the design of the building so far as the decks
are concerned, Both architects recommend covering the decks with a
greenhouse treatment. I know this is drastic but we've tried almost
everything else. We've spent $25,000,00 over the past 12 years and
we're no further ahead now than we were then. The balcony structure
just continues to weaken,
j 720 East Hyman, Aspen. Colorado 81611. (303) 925-1400
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Brian Hazen
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I can have my maintenance people continue to replace boards, dry wall,
plywood and caulk at the building, but we're just putting band-aids on
a broken arm. A more comprehensive solution to the problem should be
considered and I urge you to look carefully at the greenhouse concept.
I feel that it's a very goo~ approach for you at this time.
Please let me know if there is further specific information which you
require.
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John Dillon
Building Manager
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REID&WAlDRON
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Wally Wells
2779 Decatur St.
Cassopolis. MI 49031
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Dear Wally:
At the recent Chateau Snow owners and directors meeting held in February of this
year a proposal was discussed that would dramatically change the face of the
Chateau Snow.
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The reason for even introducing a proposal of this nature was because of some exsisting
problems which the building has. As you are no doubt aware the decks and balconies on
the building still leak and are causing us a continuing problem. These leaks have been
a problem for the past ten years and even with some major work there's no guarentee
at all that we can ever solve these problems. Over the past ten years alot of energy
and dollars have been expended in an effort to correct this problem With no great result.
Coming into this meeting the Chateau Snow directors had asked for other types of solutions
to this particular problem and the attached proposal is one of. those solutions.
At the meeting this proposal was discussed at length and the five owners who were
personally present at the meeting liked this proposal very much. You are being furnished
a copy of the information they recieved at the meeting so that you can see what is
under discussion.
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Obviously the directors have not at this point authorized this construction. It's an
expensive project and one which alters the appearance of the Chateau Snow. As you can
tell from this drawing the solution to the leaking deck problem is simply to cover them
up. In addition to keeping the water off the balcony so that they cannot leak thru the
soffits they do inclose the space and make them useable in the winter time. The long
term advantages.of this correction and gaining some additional living space are obvious.
The purpose of sending you this letter is to familarize you with the proposal which is
being considered. At this time one of the directors of the Chateau Snow Condominium
Association, Brian Hazen, is approaching the city to see if permission could be gained
.to begin this type of project. If Brian's dealings with the city are succeasfull then
the next step would be to convene a directors meeting to see if the consensus is to go
ahead with the project.
This next step, the preparstion of working drawings, will be a project which will cost
80me money. Included in the price quoted from J.D.M. Construction Management Inc.
are the working drawings for this building. If the working drawing are prepared and we
as an association have to pay for the working drawings, that will be deducted from the
$71,000 figure that's mentioned in their letter of February 24, 1984. The idea here
is to, after the working drawings are prepared, bid this project competitively to all
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the major contractors in the area who are capable of delivering a project of tbis type.
Any input that you have either pro or con should be sent to Brian Razen c/o Coates, Reid
and Waldron 720 E. Hyman Ave. Aspen, CO 81611. Brian is the clearing house for all the
comments and suggestions regarding this project and will be in an excellant position, as
a director of the association, to meet with the other directors adn relay your feelings.
If you have any specific questions which I could answer via the phone I would of course
be vet)" pleased to do that. I look fo~~rd to bearing from you. -
Very' t~uly yours,
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. / Building Operations Manager
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Enclosures
cc: Brian Hazen
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June 29. 1982
Mr. Bruce McDonald
23820 West 8 Mile Road
Southfield. Mi. 48075
Dear Bruce:
I received a quote now for the balcony repair that we discussed the last time
that you were in Aspen. The project, as you may recall, was to install a
membrane on the flooring of all the balconies so that the waterproofing was
once again restored. The quote from the roofers for the installation of a
, trocal membrane (this is the same material which- is on the roof) and for
material under the membrane to cushion it from the flooring below is $5,704.00.
This cost would include providing the trocal membrane and flashings and also
the providing of protection material to be used between the membrane and the
proposed decking material to be installed by Coates. Reid & Waldron. What
. we had talked about doing on top of the membrane was some indoor/outdoor
carpeting. If further protection was required, we could then deckboard over the
top of that. It would be my suggestion that we simply lay indoor/outdoor
carpeting over the membrane to protect it from ultraviolet and not install the
deck boards until we've found that the indoor/outdoor carpeting was not as
satiSfactory as a solution.
I am sure that you have access to indoor/outdoor carpeting right there where
you are and perhaps could get a better deal on it than we could here. I'll
get you the yardage measurements for the carpeting so that you can see what
kind of a deal you can put together on that material and just have it
shipped to us out here for installation. If you decide to go ahead with this
project as it is bid, why don't you give me a call so that I can schedule the
roofers and have this jOb done as quickly as possible. As you remember,
we're not going to do any repair work on the soffits beneath the balconies
until we are once again water tight.
,very ,fU1y yours.
~ltkv-/
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Frank Simpson
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Re.J Eatale . Rental. .f'>_.ly Managrment
July 21. 1982
Hr. Bruce McDonald
Chateau Snow Condominium Association
23820 West Eight Mile Road
Southfield. MI 48075
Dear Bruce:
A couple of weeks ago I wrote to you regarding balcony repairs at the Chateau
Snow. As of yet I haven't heard anything back from you and I wondered if
you had had the opportunity to give the matter some thought and come to a
decision on it. '
As you are probably aware" the soffits under those balconies are in bad
o;condition and I have not repaired them because the cause of the problem is
still there. Until we fix the balconies, we are never going to have a per-
manent cure for the soffits. If you would like for me to go ahead and spend
the money to repair the soffits before we deal with the balconies I can,
of course, do that.
At any rate, why don't you drop me a line or give me a call and let me know
how you'd like to handle this situation. We'd like to get the building looking
as nice as possible.
cc: Nick Coates
Frank Simpson
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B(~ES
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Manufacturers of
PONOEROSA PINE . E NCElMANN SPRUCE
WHITE FIR. INLAND DOUGLAS FIR
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p,O BOX '09~
AlBUQUERQUE, NEW MEXICO 8719'
lSO~) 247'''81
Miff
SOUTH SECOND ~ T
ALBUQUERQUE. NEW MEXICO
(3IIS) 877,2010
August 24, 1982
Coates, Reid & Waldron
720 East Hyman
Aspen, Colorado 81611
Gentlemen:
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I was astounded at the totally shabby appearance of
Chateau Snow on my visit to Aspen the week of August
15, 1982.
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As you know I have been trying to sell my unit. I
can now understand why it has not sold even though
I am willing to take far below ,market for it.
I don't belie~e anyone would be- idiotic enough to want
to own a unit in the building. When you walk down the
entry stairs toward the front door you wonder if it is
sate to continue under the falling down sheetrock. It
is not just the entry ceiling; every ceiling under every
balcony in the building is in the same condition.
You have been telling me since June 15, 1976 you were
wonderful managers and were going to take care of the
leaking balconies.
Don't you think it is time you become "wonderful" and
fix the leaks.
Yours very truly,
Bates Lumber Company, Inc.
W. C. Bates
President
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cc: Bruce MacDonald
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November 17, 1982
Dear Owner:
Attached is the special assessment billing for projects which have just been
completed at -the Chateau Snow. During the fall of this year a number of
special projects were undertaken, at the request of the Chateau Snow directors,
to correct problems in the building. Below is a breakdown of the work which
was done and the cost of each one of these projects.
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Carpeting for interior common hallways
$ 5,700.00
700.00
2,200,00
1;900.00
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2)
3)
4)
Balcony repairs done by CBC Enterprises
Soffit repair and repainting
Wooden decking for balconies
TOTAL $10,500.00
The Chateau Snow Contingency Reserve had, as of October 31,1982, a total of
$4,383.10. This leaves a balance due, to complete payment for these special
projects, of $6,116.90. The special assessment which is attached is for one-
seventh of this amount.
All of the work has been completed and all of these bills are due and payable.
We would very much appreciate receiving your check for this amount just as soon
as possible, If you have any questions on the work that was done or the amount
which you have been billed, please don't hesitate to contact me.
ru1y yours,
cc: Frank Simpson
Nick Coates
720 East Hyman, Aspen, Colorado 81611 . (303) 925,1400
Bruce NcDonald
McDonald Mobile Homes, Inc.
23820 W. Eight Mile Road
Southfield, Michigan 48075
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REID&WAlDRON
Real EaUle . Rental. ,Property !lIaM8ement
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October 28. 1982
Dear Bruce:
When we spoke on the phone late last week you indicated that you would like to
have a letter from me breaking out the costs of the various projects which we
have engaged in at the Chateau Snow this fall. You also mentioned that you
would like to have the amount that is presently in the contingency reserve to
offset these costs.
Currently the contingency reserve s $3,800. . _ The projects which we have under-
taken this fall will cost the Cha ondominium Association approximately
$10.500.00. Those costs break down this way:
1) Balcony repairs done by CBC Enterprises
2) Soffit repair and painting
3} Carpeting for interior common hallways
4} Wooden deCking for balconies
TOTAL
$ 5,700.00
700.00
1.900.00
2,200,00
$10.500.00
The balcony work by CBC and the soffit repair and painting has already been
completed. The carpet is also finished. The deck jOb should begin towards the
end of this week and be finished by about the 6th or 7th of November. The
difference between this total bill of $10,500.00 and what is in the contingency
reserve now of $3,800.00 amounts to $6,700.00. This $6,700.00 divided seven
ways works o~t to approximately $958.00 per unit.
We would like very much to do a special assessment to the Chateau Snow owners
immediately for this $958.00. Once you have had a chance to look at this cost
breakdown, why don't you give me a call and perhaps together we can formulate a
letter over the phone which we can send out to the association members so that
we can collect this $958.00 per unit.
I look forward to hearing from you.
!:~~y,"",
(J,?hn Di lIon
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720 East Hyman Street, Aspen, Colorado 8161' Phone (3031 925- 1 40~
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"John French. George Byers and Chuck Frias. '. .
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Approval of Minutes
.A motion was made, seconded and unanimously approved to accept the minutes as
written of the owners meeting of February 24, 1983.
President's Report -
The President had no new business to report.
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Managing Agent's Report -
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Frank Simpson cOllllllented on the Association's financials.As of 12/31/83 statement,
_.-tile Association had a surplus on the budget of :$2.468,20. One main reason for
, --"the overage is the fact that the"pulTanaplow" agreement was negotiated under
budget. The new budget for the year start;lng July 1. 1984 will be presented by the
management company in the late spring. Frank cOllllllented that the North Star
agreement had finally been resolved with the verbal acceptance of Bruce McDonald
and signed on behalf of tbe Association by Frank Simpson. The amount for the 19831
ski season was settled at $300.00 for the use of the pool and $60.00 for the use
of the shuttle service. That agreement would be ;In effect from December 15 to
April 15. a total of four months.
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John Dillon reported next on the condition of the building. He said that the
boiler mechanical system and all electrical s~ystems for the buUding continue
~o be functioning properly. Be sees no major -expenditures or necessary work
needed on any of those systems tn tbe foreseeable future.
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John did say though that there is a problem with the continued leaking througb
the front decks and railings which is causing more damage t~ the drywall soffit
areas. Also, parts of the exterior of the building need to be restrained and
recaulked. Brian Hazen presented a proposal from a local reputable construction
firm (Hansen/Haberman Construction, Inc.) to repair the soffits, cap and
resurface the tops of the flower boxes and railings, ane flashing along the
entire roof facia. Said firm would not g)lSrantee this work aga:l.nst leakage,
"~"11owever. as tbey felt that there were too many variables involved. ~::Jobn Dillon
then sb::>wed a proposal from JDM Construction Company which~ would involve glass
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sun s?a:es c~er all ca:co~ie5 of the b~ilci~~, hC~cfully per-~ne~tly
resolving this c~~t~n~~n~ lea~a~a ?r2~le~ a~: als~ upgraci~~ the a?pearance
of Cha:eau s~c~.
A le~~:hy discUS5ic~ c~~~e~ Fe~tcining tc :~~s Fr:~osa:; it .as fi~ally
decided to ha~e Bria~ atte~pt tC gain city a?~~~Va1 fer suer. a pla~ and sh~ulc
that be app~oveci, the o.~e~s ~~ulc thc~ ~eed tc ~~~lif: all of the particu:a=s
of such a system so that the ma~age~ent co~p~ny co~ld start procuring bids.
Mention was also made of the condominium declarations as to whether unanimo~s
approval for such a major expenditure would be in ~rder or whether there was
,a certain percentage of the o.~e~s which could vote on such a project, F~ank
, Simpson said that he would check the condo~inium declarations and report back
to Brian.
Old Business -
There_was no old busi~ess to disc~5S.
l\e.' B;,siness -
~ick-Heinma~, the OM~,er of #102, Chu=k Meyer, the o~~er of #202, both cCD:e~tec
en the noisy plu=~i~~ a~c ripes t~rough0~~ t~e b~i~di~g. ~r. ~Eyer has sr~~t
approximately $1,00:.00 f0T the ncisy pi?es =~:a~~ t tQ ~i5 ~~st=r bcdroo~ s~ci
has met with li~ited success. After l€~~thy ~:SCUSSi2~ :et~een the O_7ers
and tte mzr.Ege~ent c~=?a~:, it ~~s decided t~ct t~e cost to cure the noisy pi?e
sitcatio~ would be far too great to gain t~e res~lts which would be satisfactory
tcr the o."rrers,
Chuck ~eyer also me~tioneG t~at he felt the b"ilci~g was beginning to sho~ its
age and that measures shOuld be taken to upgrade "its appearance and not on:,
repair current deterioration but think about ?reve~t1ve maintenance as ~el1.
Also disccssed ""~as _.hether or nct to turr.. t:-Je wa~c.:. dcw.':1, it __as menti.oned that t:-_c
hot water seemed '..ay too hot as it came out .e: tho tap. A fe~ of the o'.-::ers
commented that vari~us zo~es or sections of t~eir -nits ~ere cold when othe~s
were quite ~arm. Tnis ~as ex~lained by the ~a~a;c~ent cv=?any to be a prc~~ec
~ith the originsl b~ildi~e design and that i~ cc~:~ be curec at each o_~er's
indi.vidual expense by sectioning off the units i~t:, different zones, All of
the ~~ers were una~irnous in their ~:eling tnat by turning the ~ater do~~ t~e:
may lese some efficiency in tha hea~ing sys:e~ an~ therefore it was decided
to leave the s:ste~ as it presently is. The utili:y bills fer the heating
overall were quite reasonable.
A?p~0val of Acti0~S 0f the BOare -
By U10tion e,f Chuck !'~(:yer, se,:o:1Ged by l\ick B~inca:-_~ the ac:i0~s of t~e bca:-d
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over :he preYio:.;s Y~2r ",-::-e u:-:a:';lt:lcusly a;-rrc.yec.
E:e::i~n c! rirectors -
A c0ti0:': \r:2S se':vncc': anc ur.c:-.i~.J~sly ap;rc\"cG t~.:: Bruce M:D.J:lald, Chuck
Ro~~r~ and Brian P.=Ze~ w~~ld contin~e to act as t~~ Board of Directors for
t~;e As se,c:.a tion.
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There bei~g h0 f~r:~er b~siDess tc discuss) the ~eet~g was adj~u~ed.
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Brian E.szeo
Secretary
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~IX;:TES
BQ~ OF D:RECTORS MEETI~G
CP.ATUc S~0i, co:;nO~:L'\;Il."M ASSOCIAT10~
FEB~cARY 24, 1984
The meeting ~as called to order by our President, Bruce McDonald, at 5:45 p.m.
in the Chateau Roaring Fork Conference Room. All owners present for the
a.~ers meeting were invited to attend the directors' meetin.,
Election of Directors -
The directors decided to maintain their present offices, th~se being:
Bruce McDonald - President
Chuck Ro~ars - \ice President
Brian Hazen - Secre~s=:/Treasurer
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Mesic Festival Contribution -
The board u~a~im0usly decide~ to c:ntribute $50.00 per a?a~:ment as cone so
ror the sunner of 1963,
Conti~~encv Reser~e -
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John French reported that as of 1"/31/&3 the contingency re$erve contained
$3,700.00 and at the present rate, an additional $1,600,00 ~ill be added by
6/30/84, The board unanimously decided to continue the conringency reserve
at its current rate in anticipaticn of the upcoming costs of reapir to the
leaking decks and soffits,
01 d Busi..ess -
There was no old business to discuss.
Nev Bu.siness -
There was nc new business to discuss, all new business ~as covered in depth
during the o~~ers meeting.
There being no further issues before the board, the meeting was adjourned at
6:00 p.m.
~?iUI:Y QZed'
Brian I'.=zen J
Secretar).
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Rt,;;!Al O"~ERS !'!EU:::SG
Ca~T~~r S~0~ CO~'JO~!~:::L~ ASSOCIATOX
FEBRcARY 24, 1984
Winter Season Report -
George Byers explained that as of 2/24/84 the Chateau Snow was approximately
4% off of 1983's rental revenues. George explained that the main reason for
this was the unexplained lack of b~siness during the month of February.
January and the Christmas season has been booked as projected by the management
company.
Frank Simpson explained that he ~as most confident that by the end of the ski
season Chateau Snow would be eq~al to 1983. Frank explained he felt while he
did not feel good about the occupancy figures, he was g:ad that the figures
were not off more due to the fa:t ~~at t~e As?e~ Ski Co~?any is reporting
-busi~ess of apprcximately 8~ f~r the 19E3!8~ ski Sa&50n as of ~id-FebT~ary.
Sc=ner Rates -
Attached is'the proposed Chateau Snow rates for 1984/85. After lengthy discussion,
the s~mcer rates ~Ere una~i~0~s~: o~cepted as proposed by 'the ~~age=e~t c~npany.
Inth.!' event that at tr.e upco::-,ing Chateau Eau Claire or Chateau Roaring Fork
meetings, the o~~ers decided to alter their rates substantially; thE Snow
owners felt that they may ~ant to reconsider their rates at that time.
Winter Rates -
Again, the o.~ers unanimously accepted the winter rates, which you finp attached,
as presented by the ~nag2~nt com?any. Some of the o_~ers tenants felt that
the rates should be reduced even further into January and early February to
aggressively att~act m~re busi~ess, However, due to the fact that the Ski
Company may be coming up .ith a very saleable ticket package next winter which .111
be at the expense of the condo~ni.~ lodge o.~ers; and due to the fact that the
management company is prcpcsing to rent for seven nights at the price of six, the
owners felt comfortable in leaving the January and February rates as proposed.
The owners did give the manage~ent the flexibility to cut the rates further if
that would bring in additional business.
New Contract -
Frank Simpson preser.:ed t~€ ~na~emEnt co~?anyts 38~ contract t~ the re~tal
o.~ers present. After len~~~: disc~ssion, the ~_~€rs ~anted to have adci~i~~al
time to revi~w t~e CJ~t~ac: as pr0p2sed and to i~~ivid~211: ~is:uss t~err ~ith
the rnanasement co=~~~y. ToE ~~e~rs' ~in C0~ce~~ .as the ti=e:y 1ss~ing of
com::.issi..JD d01:zr's fer c.....-:-.E:r :-2: ~rrec reserva tic~s. Ot~,cr..'ise, s:so'...11 C the
m3~age=,ent c0~Fa~y co~ti~~c ~0 rrOdU2€ additions: occu?~ncy ~ig~tSt t~erc ~ere
no major proble~s ~it~ the ne~ contract.
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lo/ine Proj::ram -
All of the O""Ilers ,present contin'c~ to be satisifed with the present wine
progra= as it is prese~tly ad~nistered and agree to continue it for another
year.
There be no further business to discuss, the meeting was adjourned at 6:45 p,m.
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Brian Razen
Secretary
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po box 10495 . .'pcB.co.816It . "0-1558
February 24~ 1964
Brian,
I would recom~end pu~~i~g hea~ tape ~n all the balconies leading
in~o the roof drains.
There are too many variables from ~he old building ~hat I cannot
give a guaranteE against leakag~. All I can guarantee is that the flashing
we provide will be ~ight and no~ leak.
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Hansen-Haberman Construction Inc. Ploposal No. . . "
P.O. -
Box 10493 ,
Aspen. Colorado. 81611 I Sheet No.
. , ..
I Date 2!24/e4 ~
,
.
Proposal Submitted To Work To Be Performed At " -
Brian Hazen , '"
Name Street ~26 E Waters Ave. . :,:"
Street -1126 E. \IIaters Ave. City ;A"pen State Cnln.
City_Asoen Date of PIllns
State Colorado Architect
Telephone Number 925-14::10 I
We hereby propose to furnish the materials and perform the labor necessary for the completion of
1. Provide and install fou= ;:lanter caps (made out of "pain'tlock" flashing)
$336 ea. x 4= $1344.00
2. Provide ond install flashing along botto::; perimeter of facia
$312 per side x 4= $1245.00 Paint- t", 0 coats $50 ea x 4= $200
3. Scffit rCj:air: South Soffits (entry included) $350 East Soffits t-:-.n
.-J.......
West Soffit ;3;:;Q r'worth 5::>ffits'excluded
L.. 50ff:. t Faint . S:;ut~ S:1ff:..ts (ent=y.includedl $L.DU East 50ffits $225
.
IoJest Soffitss ;;225 l\::::'th Soffits excluded -
5. Re,;lace existing \-loDe ca;:s on deck with red,'!Ood 6 decks at ~?7:; e:l.
total ;; 1,65C.:0 Paint- t..o Ci::E-:S '" l:.'- ei). x 6= ~3~O.OO C 'S'l...?~
.w_....
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All material is guaranteed to be as specified, and the above work to be performed in accordance with the drawings
and specifications subm itted for above work and completed in a substantial workmanlike manner for the sum of
See Above Dollars (S ,.
with payments to be made as follows: 10 days follol': in g submission of a c=a~:. All drav..'s
to be giveI'> the first pe=t cf each month to include all labor performed
and materials purchased during the previous month. 2% per month late fee
will be cha:rged on any late paY<:1ent.
Anv alterlticn or deviation from above SPeCifications imotving Respectfully submitted H#hD~ ~~7d Tn,...
eKtfl costs, will be executed only upon written orders:, end
will become an extra charge over and above the estim8te. A.1l ,
~reements contingent upon strikes, accidents 0' delays beyond Per
our contro!. Owner to carry fire, tornado and other n~ry
insurance upon above work, Workmen's Cornpensation and Note - This proposal may be withdrawn
Public Liability tnsurance on above work to be taken out bV
Hansen-hab",=~,an by us if not accepted within 7 days
ACCEPTANCE OF PROPOSAL
The above prices, specifications and conditions are satisfactory and are hereby accepted, Y QU are authorized to do the work as
specified. Payment will be made as outlined above.
Signature
.
Date _. Signature
0-:.,
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Han/cn-Habctman (on/truction.lnc.
po box 10495 · ./pe..co,'8161t. 910-1558
The following are some of our most recent projects listed in
that order:
1.
2.
3.
4.
.
5.
6.
7.
B.
9.
10.
11.
'--C__'I'-'
12.
13.
3500 sq. ,ft. house 0018 Westview Dr., ltno11wood Subdivision
1500 sq. ft. "addition - 28075 Bwy 82
Structural remodel Pitkin County Court Bouse
4,000 sq. ft. house - 838 Mt. Laurel Drive
3,000 sq. ft. addition - 2,500 sq. ft. remodel duplex -
1410 and 1412 Sierra Vista
Major remodel - Gutting 4,000 sq. ft. house Johnson Drive
Starwood.
.
Major structu~al remodel - Aspep Supply
3,200 sq. ft. house 707 Gibson
.
4,500 sq. ft. duplex 1098 & 1100 Cemetery Lane
Parlour Car addition and remodel
Major foundation and structural repair Shadow Mt. Condominiums
Solar house - Kings Row, Missouri Heights
Solar house Thomas Road, Carbondale
i
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Please feel free to contact any of the following references:
1.
David Gibson - Architect
520 E. Hyman
Aspen, CO 81611 925-1666
2.
Randy Wedum - Designer
617 W. Main
'Aspen, CO 81611 925-7400
: 3.
Harry Teague - Architect
Box 4684
Aspen, CO 81612 925-2304
4.
Russell Pielstick - Architect
520 E. Cooper Ave.
Aspen, CO 81611 925-1666
5.
John Midyette, III - Architect
834 Canyon Road
Santa Fe, NM 87501
505/983-2639
"
6. Chick Collins - Engineer
616 E. Hyman
Aspen, CO 816Ll 925-2089
...
12.
13.
14.
15.
Lee Pardee - Homeowner
707 Gibson
Box 4153
'Aspen, CO 81612 925-8737
I
Robert Ray - Starwood Remodel
Box 2780 I
Aspen, CO 81612 925-6595 !
I
Hershel Ross - Homeowner
1098 Cemetery
Box 5777
Snowmass, CO 923-5777
Samual Strasbourger, Jr.
- Homeowner
Mountain Valley
c/o The Travel Agents
300 South Spring
Aspen, CO 81611 925~5212
925-8910
16. Wm. Phillips - Solar Homeowne
1980 Kings Row
Carbondale, CO 963-1541
7. Gary Herbert - Designer
0636 N. Thomas Road 17.
Carbondale, CO 81623 963-3267
8. Ray Lavender - Interior Designer
Box 2780
Aspen, CO 81611 925-1131
9. Logan Bailor - Aspen Supply
Box 330
Aspen, CO 81612 925-3411
10. Monte Miller - Realtor
M. Miller & Co.
825 Roaring Fork Road
Aspen, CO 81611 925-5477
11. Larry Melnick - Homeowner
(1412 Sierra Vista)
3574 S. Poplar St.
Denver, CO 80237 758-2355
Sharon & Ralph Tingle
- Homeowner
(0018 Westview Drivel
711 El Camino del Monte Sol
Santa Fe, NM 87501
505/983-7253
18. Rodney Jacobs - Homeowner
(28075 Highway 82)
Box 599
Aspen, CO 81612 925-2640
19. Pat Dobie
Pitkin County Courthouse
506 East Main Street
Aspen, CO 81611
We believe in the quality of our product and would appreciate the
opportunity to show you a sample of our work. Thank you for your
attention.
Sincerely,
Steve Hansen
Richard Haberman
o
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Construction
Management Inc.
P,O,BOX T IlASAlT,COBI621 (.ll3)927_
3a:as
October 23, 1984
Chateau Snow Condominiums
720 East Hyman Street
Aspen, Colorado
Attn: Mr, Brian Hazen
.'
Dear Mr. Hazen,
Our Company, JDM Construction Company LTD, is located in
Basalt, Colorado, We are General Contractors and Construction
Managers, We have done work allover the state of Colorado.
If you would like further information we have a Contractors
~alification Statement for your review.
'On February 23, 1984 we were contacted by Mr. John Dillon who
is Director of Maintenance and Operations for Coates, Reid
and Waldron, Property Management Inc. He asked us to look at
and suggest solutions for the continued water sepage problems
which have been occuring on the south facing decks at the
Chateau Snow Condominiums. It was apparent to us that
attempts at caulking, flashing and gaco covering in previous
years to solve the problem had failed. It is our opinion
that the building has, at this time, sustained moderate
structural damage and it will continue to get worse unless
a permanent solution is reached.
It is our suggestion that the installation of glass enclosed
sun space patios (greenhouses) would guarantee a solution
to the long range water problems. Also, with these green-
houses facing south, the owner shall have the advantage of
direct gain solar heat during the winter months.
Please feel free to contact us if you have any additional
questions,
Sincerely,
JDM Construction
~-n pJ.lU/h/;'--::-
J ~ Watkins
Jice Engineer
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PATTILLO ASSOCIATES
STRUCTURAL CONSULTANTS
October 4, 1984
Chateau Snow Condominium Association
c/o Coates, Reid & Waldron
720 E. Hyman Avenue
Aspen. Colorado 81611
Attention: Brian Hazen
Gentlemen:
As requested, this firm has recently completed an inspection of the Chateau
Snow Condominiums, located at 926 E. Waters Avenue in Aspen, and has reviewed
the original construction plans, specifically with regard to balcony
construction. Our conclusions are presented herein.
The building is a three story, seven unit timber framed structure, designed and
built in 1969. The architectural firm of Walls and Sterling, Aspen, prepared
the construction plans, The building features south facin9 balconys which
"stairstep" at each level. to allow overhead exposure for each balcony. Large
planter boxes, also exposed to the weather, separate each balcony from adjacent
units. Deck construction typically consists of 2x10 floor joists with a two
inch concrete topping slab and waterproofing. Railings and planter walls are
of timber stud framing and plywood. Drains were provided between balconies
with three inch.risers leading through an unheated chase to a central drywell
below.
It was reported that water infiltration into soffits below the balconies has
been a chronic problem with the building. We understand that extensive repairs
were made about two years ago which included installation of membrane-type
waterproofing on the decks and replacement of all gypsum board soffits.
However, at the time of our inspection, water damage to soffits was noted at
nearly every condition,' Apparently, rain and ice dam moisture is able to find
its way through planters, rails, and numerous weather-exposed wall corners.
Besides causing persistent cosmetic damage to soffits, the water intrusions
will eventually result in decay of load carrying elements if it remains
unchecked. Indeed. some structural deterjoration has probably occurred in the
deck joists.
The cause of the infiltration problem can be traced back to the original
design, which allowed for the relatively extensive weather exposure without a
comparable increase in protection measures, The design details were probably
considered state-of-the-art in the late 1960's, but have since demonstrated
shortcomings. No positive slope was provided to deck drains; the drain risers
are not heated; no flashing was installed at rail caps, corners, or planter
walls; there is an excessive number of exposed wall corners, overhangs, and
niches which are difficult to seal.
I=' \'1 sax 7~" . r.:::1 F"-.!v/n~r'""I c:::o,,'~ 1'-::0:: r'r'" ,"=,CLl.rJO 8" F3Cl2 . f3r"::" q/.1~.C?8c;l~
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Chateau Snow Condominium Association
October 4. 1984
Page Two
As a possible solution. it has been suggested that the balconies be enclosed
with greenhouse-type frames. This would essentially shed snow and water above
the problematic decks, and simplify the moisture barrier details. We believe
. that this proposed option, properly designed and constructed, would indeed be
effective in curing the infiltration ills of this building. We would recommend
that some strengthening of the frame be undertaken to support the additional
loads imposed by the greenhouse, and that warm gutters be used at each level to
intercept runoff and reduce spillover onto the next level. This solution also
offers the advantage that the drain risers would be heated by the enclosed deck
rooms, providing for free drainage outfall. Of course, the joints between
greenhouse roofs and railing walls must be properly flashed.
In conclusion, we believe that the building has experienced ongoing water
infiltration problems at the exposed balconies. These are primarily a result
of detail design flaws which were not responsive to actual climatic conditions.
Water intrusion into the soffited framing, if unchecked, will result in
structural deterioration and possible failure. The addition of greenhouse
-type balcony enclosures would be an effective solution to the problem.
This completes our report. Please contact me should you require any further
information or clarificatjon.
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CHATEAU SNOW CONDOMINIUMS
Lots P & Q, Block 119
Aspen, Colorado
ALL ADJACENT PROPERTY OWNERS:
- Lots F,G,H & I, Block 119 (North and Northeast of Chateau Snow)
- Vacant lot
/ Mr. Hans Cantrup
P,O, Box 388
Aspen, CO 81612
- Lots A,B,D,D, & E, Block 119 (Northwest of Chateau Snow)
- Landaw Townhouse Condominiums
- Unit "A": Nathan Landau.;
4710 Bethesda Ave.
Bethesda, MD 20014
- Unit "B": Landau,.; Associates, a Michigan Company
18860 West Ten Mile Road
Southfield, MI 48075
- Unit "e": Avilla 13, Bales
Reading & Bates Corp.
3800 First National Tower
Tulsa, OK 74lG3
- Unit "n": Haan Real Estate Trust
clo Telic Corp.
6100 Executive Blvd.
Rockville, MD 20852
- Lots M,N, & 0, Block 119 (West of Chateau Snow)
- Northstar Lodge
Bertrand J, McDonall, Jr,.
303 Wac her Drive
Suite 1410
Chicago, IL 60601
- IF:
S, Block 119 (East of Chateau Snow)
Condominiums - Building "A"
Bernard Gray
P.O, Box 10251
Winston-Salem, NC 2710
Robert A. & Melanie C. Dean (50%)
Martin J. & Betty R. (50%)
P.O. Box 80953
San Diego, CA 92138
Burton Davies (50%)
E.N. & Carolyn J, Oldham (50%)
1326 "H" Street
Suite 21
Bakersfield, CA 93302
Don H. & Margi L, Hoff
5451 Vista Del Arroyo Drive
La Crescenta, CA 91214
David & Nora J. Menegretti
10933 Wesrwood Drive
Palos Hills, IL 60465
JAMES Robert and Betteanne Barash
465 Roxbury Circle
Colorado Springs, Co. 80906
- Lots R &
- Silverglo
- IB:
- lC:
- lD:
- IE:
- 2A:
- 2C:
Charles ~. ~ ~narlotte L. Owen
1125 Elmwood
Ann Arbor, MI 48014
Craig E. Liebel and Michael E. Warner
1045 Celestical
Cincinnati, OH 45202
- 2B:
/
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-
..
- 3D:
Brigitta Jacobsen and James Robert Barash
465 Roxbury Circle
Culuradu Springs, CO 80906
Rohert W. and Michelle M. Bilstein
5081 Idylwild TR,
Boulder, CO 80301
TheodoreJaftel and Howard Parkin
873 Emerald Trail
Martinsville. NJ 08836
Jack 0, and Doris A O'Neil
416 Kresse Circle
Hopkins. MN 55343
James C. and Adriana p, Hindman
4500 Downers Drive
Downers Grove. IL 60515
Betty Jane and Louis Gerstley
900 Homestead Rd.
Jenkinson, PA 33156
K,R. & T, Assoc,
6807 Fernshaw
Dallas, TX 75248
Craig E, Liebel and Mich el E. Warner
1045 Cel estical
Cincinnati. OH 45202
Robert A, and Melanie C. Dean
P,O. Box 80953
San Diego. CA 92138
- 20:
- 2E:
- 21':
- 3A:
- 3B:
- 3C:
- 3E:
- 31':
Building "au
- lA:
Michael C, Kravitz
6807 Fernshaw
Dallas, TX 75248
George and Etta Jo
P.O, Box 871
Boulder. CO 80302
L. Richard. Jr. and
1809 Kiki Street
Honolulu, HI 96813
James W, and Sharon B.
4014 Mt. Terminus Drive
San Diego. CA 92111
Karl Baker and Robert
P.O. Box 58
Deptford, NJ 08096
Dr. Richard 1', Jacobs
1150 N.W. 14th Street
Miami. FL 33129
Judith R. Bielinski
1529 Basswood Circle
Glenview. IL 60025
- 2H:
- 2G:
- 3H:
- 3G:
- AAl:
- AA3:
- Lots F & G. Block 120 (South of Chateau Snow)
- Vacant lot
Mountain Capital Trust
P,O. Box 49301
Los Angeles, CA 90049
- Lots 0 & E. Block 120 (Southwest of Chateau Snow)
Barbara C, Lewis
Apartment '6
7575 Bately Court
Sebastapol. CA 95472
- Lots H & I. Block 120 (Southeast of Chateau Snow)
Barry Lefkowitz and Dr. Louis Lefkowitz
P,O. Box 364
Aspen. CO 81612
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. I ERIN F, HAZEN - ATTORNEY AT LAW &",rlitt'/ g7'-/ 144 7 ~
I HOME 925-5585 WORK 925-9577 J1. : or-- ~
". I 215 S, MONARCH - SUITE 203 1f;lJ 19~ ~
1 978 ~ COLORADO 81611 /'J,,11 /1 82-k~4 ~
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