HomeMy WebLinkAboutcoa.lu.ex.125 W Hyman St.1977
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ning Office
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1611
MEMORANDUM
DATE: March 16, 1977
TO: Clayton Meyring, Dorothy Nuttall, Mick Mahoney, D~n Hlndelang
FROM: Planning Staff (HC)
RE: Mouse House Redevelopment
This is a proposal to remodel the existing Mouse House building into an
apartment house. The use of the building has historically been for short-
term and long-term occupancy. The present buildings have 17 bedroo~s with
the owner's residence having a kitchen and the lodge having one central
common kitchen. The proposed remodeling would contain the following units:
Owner's Residence: (305 South Aspen Street)
First floor: Two one-bedroom each 512 sq. ft.
Second floor: One three-bedroom 1050 sq. ft.
Third floor: One studio apartment 75 sq. ft.
Mouse House: (125 West Hyman Street)
Two one-bedroom units each 800 sq. ft.
Two two-bedroom units each 960 sq. ft.
The remodeling would consist of altering the interior spaces of the buildings
and not involve an extension of the building envelope. The number of bedrooms
would be reduced from 17 to 12 bedrooms.
Two questions arise concerning the application:
1. Whether subdivision review is required;
2. Whether a zoning variance is required due to the fact that
the proposed dens ity is in excess of that a 11 owed in the R/'lF
zone, i.e., 12,800 sq. ft. of land ~ needed for this dwelling
unit density. IS
The comments of the Planning Office are as follows:
1. We feel this propos.al is in conformance with City policy to
promote long-term housing and reduce tourist lodging capacity.
Further, its location in the R/11F zone indicates the appropriate
use to be for long-term housing.
----I
"
Clayton Meyring, Dorothy Nuttall, Mick Mahoney, Don Hendelang
March 16, 1977
Page 2
2. The use of the building historically has included long-term
occupancy and as such a legal precedent exists for its use as
multi-family housing.
3. The building envelopes will not change as a result of the remodel
and no open space reduction is involved.
4. The apartment units are not proposed for sale but to be retained
in one ownership and managed on site.
5. For the above-cited reasons we feel no significant purpose will
be served by processing this remodeling as a subdivision and
determine that subdivision processing is not required.
6. We are unclear as to whether the proposed density would
necessitate a zoning variance. It appears that if the value
of the re~odel is in excess of 50% of the value of the building
that zoning conformance is required.
Should anyone have reservations concerning these comments, or disagree with
our conclusions, please contact us.
Thank you.
mc
CUI.:CEPIUAL PRES EliTA'i'IOl,;
BRIlL\ ~\Pj\ltT:..."SE?S
PH.OPOS:~D 1,;,,\;-[4;: Brixia i\partmentn
r,;;X:;,\L miSCRIPTIO:;: Lots G,B,I.
3lock 69
City and TOl~site
of Aspen, Pitkin Couni;y, Colorado.
NU;i;i02R Aim SIZE OF LOTS: 'I'hree lots. contiguous, each measuring 30 ft. by
100 ft. for 3.000. sq. ft. each.
T07.4L SQUAR.E FEET OF LUJD 1J-.7 PRGJ~~CT:
9.000. sq. ft.
EtOPCSFD :'rln':23:~1 0'0' GXI'~B: E:IGET '.J:'JI'.rS
rITPT:: CF .:),iIF.LLII'1G 'C!.!ITS J\~~;J SIZE OF l"ii1CH:
o:.n,;KFtS ILSSIDENCE( 305 3. .;\spen st.)
First floor: tlm one bedroom each 512. sq. ft.
Second floor: one three bedroom 1050. sq. ft.
Third floor: one studio apt. 750 sq. ft.
:. DUSE HOUSS (125:;. iiyman st. )
tHO one bedroom'. each 800 sq. ft.
tlm tHO bedroom each 960 sq. ft.
1.10'1.'.;\L p{l.OJECrrP.:D POPL'LATIC'I.~: ~~t'rolve people
PR;~iSErT Pt)PUL1TICI~ DSI,;3ITY OF L;\~,:D ".-;EICH ~"lOULD 137 DISPLACED:
Thero aro t~R) buildings on the 9000 sq. ft. lot. ~no ovmors rosidence
( 305 3. J\spen st. ) contains one five bedroom apartment. Additionally. four
dormitory rooms of tho ~-;OUfjO HaHne lod~o arc locatod. in this building.
The remaining building, :,ouso House lodge(125 w. ;i:fraan stJ. has eight or
so dornitory bedrooms. plus a common kitchen and living area.
Our propoRed remodeling l10uld reduce tho number of bedrooms by 30;;. from
17 to 12 bodrooms.
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COirCSPTGJ\L PRESP;X~.I\ 'rrOI';
FOR PB.OP03ED
,,-,nXL\ im\RTi:EH'ES
SITE: LeT3 G, H, I, BLOCK 69,CITY Al,]D TC,'JN3ITE 0.2 ASPE}~, CCWRAIXJ.
APPLICAt:T: DA~TIEL HIlillELAT',G, P.O. .2OX 3151(621 ',1. FRANCIS ST. )
,\SPEl,. COLORAOO 81611
Di\"T:2 3tE31'uTTED ;~;o PLAI',TNING OFFICE:
~,\RCH 16. 1977
P~~GE TliO
P:tSSEl\T PCPUINrIOlT DZl,SITY OF L\,W ~,';rr.ICH '.IOuLD BE DISPL\CED, can't:
,;ore significantly. tho population donsi ty of the property ,-muld be lOllored
from a full occupancy of 35-40 guests to 12-14 long term renters. A
2/3 reduction of population donnity.
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MEMORANDUM
DATE:
September 19, 1977
TO:
Members of City Council
Dorothy Nuttall ~
FROM:
RE: . House House Up-date
//
The owner of the Mouse House has offered to sign an
agreement with the City which would inpose the following limita-
tions and conditions upon his project:
1.
Six-month rental restrictions.
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Payment of park dedication fees.
3.
Presentation for approval of a landscaping plan.
4.
Submission to subdivision design standards.
5.
Agreement to charge moderate rentals and a state-
nent of intent not to condominiumize.
This proposal imposes the major conditions that would
have been applicable had the project gone through subdivision.
If this approach is acceptable, I will draft an agreement and
distribute it to you for comments prior to its execution.
If this approach is not acceptable to any member of
Council, I would appreciate being informed of that as soon as
possible.
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asp en, :: 0 I ~H :: t ij 81611
I1ElIoORAIlDUt1
DATE: Harch 16, 1977
TO: Cl Clyton ~leyri n9, Dorothy Nuttall, IIIi ck !,1ahoney, Can Po inde 1 an9
FRat.l: planning Staff (He)
RE: l,louse House Redevelopment
//
This is a proposal to remodel the existing I.louse House building into an
apartl'K:nt house. The use of the building has historically been for short-
term ane! long-tem occu;nncy. The present buildings h}ve 17 bedroons \'lith
the ovmCr's residence havin'J a kitchen and the lodge havin'J one central
common kitchen. The proposed remodeling would contain the follO\'ling units:
Owner's Residence: (305 South Aspen Street)
First floor:
Second fl oor:
Third floor:
TVlo one-bedroom each 512 sq. ft.
One three-bedroom 1050 sq. ft.
One studio apartment 75 sq. ft.
110llse House: (125 \-lest HYr:13n Street)
TI'IO one-b2dt'oom units each 800 sq. ft.
TvlO tvlo-bedroom uni ts each 960 sq. ft.
The re~oc!eling would consist of altering the interior spaces of the buildings
and not i nvo 1 ve an e,:tens i on of the buil di ng enve lope. The nUFo:,e)' of bedroor:1s
woul d be reduced from 17 to 12 bedl'oo~S.
TI.:o questions arise concerning the application:
1.
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Whether s~bdivision review is required;
Whether a zoning variance is required due to the fact that
the proposed d::'ns -i t.y is in excess of that a 11 O\.:ed in thc !;/rlF
zone~ i.e., l2,300 sq. ft. of land ~~~ needed for' this d\o,el1ing
't I . .~
Unl C2:1s1ty.
The COI::r.lents of the Pl::r,ning Office are as follo\<s:
1. lie feel this Pl'opo'-al is in confon::ancl' \'Iith City policy to
prN":d.e l();l~-t('1'i\ h'cusil1'! ilntl rrdi!cc tourist lod'Jin~ C'Ti\cit,v.
r-urt!ler, i i..s 1 uC~~'Li 0:\ in till' RFH:: ZO:1C ind'j Ciltes the appropl'i a tc
use tu ;'c' fur IOII~-t.Lnl housi!1~.
,
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Clayton Meyring, Dorothy Nuttall, Mick Mahoney, Don Hendelang
March 16, 1977
Page 2
2. The use of the building historically has included long-term
occupancy and as such.a legal precedent exists for its use as
multi-family ~ousing.
3. The building envelopes will not change as a result of the remodel
an no open space reduction is involved.
4. The apartment units are not proposed for sale but to be retained
in one ownership and managed on site.
5. For the above-cited reasons we feel no significant purpose will
be served by processing this remodeling as a subdivision and
determine that subdivision processin0 is not required.
//
6. We .are unclear as to \'Ihethel' the prooosed density \'Iould
necessitate a zoning variance. It appears that if the value
of the rCDodel is in excess of 50% of the value of the building
that zoning confor~ance is re~uired.
Should anyone have reservations concerning these cOclments, or disagree with
our conclusions, please contact us.
Thank you.
mc
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8J611
MEMORANDUM
DATE: September 15, 1977
TO: Members of City Council
FROM: . Dorothy Nuttall S)N
RE: House House
/
Introduction
Questions have been raised regarding whether the con-
struction currently being undertaken at the site of the old
"Mouse House" is legal. The background is as follows:
1. The use of the Mouse House was historically for short
term and long term residency (basically boarding house, ~ooming
house or dormitory). This use is non-conforming under current
R/MF zoning.
2. This spring, a proposal for "remodeling" the Mouse
House was presented which contained two one-bedroom units (800 sq.
ft. each) and two one-bedroom units (960 sq. ft. each). This
use is permitted under R/MF zoning but the proposed density is in
excess of that allowed.
3. Because the old Mouse House was a non-conforming
use the question was raised whether the proposed "remodeling" con-
stituted a subdivision or was impermissible under the Code pro-
visions pertaining to non-conforming uses. A memo from the Planning
Office dated March 16, 1977, concluded that subdivision processing
was not required. The Building Department concluded that the
proposed changes were permissible under the Code and consequently
issued a building permit.
4. The owners have now essentially torn down the old
Mouse House and construction of the new building is anticipated
to commence shortly.
Issues Presented
1. Whether the building permit should have been issued.
2. Presuming the permit should not have been issued,
can the City stop the construction.
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September 15, 1977
Page 2
Discussion
1. Whether the permit should have been issued.
The pertinent Code provision
"Non-Conforming Uses and Structures".
pertinent part as follows:
are contained in Article XII
Sec. 24-12.4 provides in
a. No existing structure devoted to a use not permitted
by this code in the district in which it is located shall
be enlarged, extended, constructed, reconstructed, moved
or structurally altered except in changing the use of
the structure to a use permitted in the district in which
it is located.
c. If no structural alterations are made, any non-con-
forming use of a structure, or structure and premises,
may be changed to another use of the same or higher
Classification, but such use shall not be changed to
a use of a lower or less restrictive classification.
d. Any structure, or structure and land in combination,
in or on which a non-conforming use is superseded by
a permitted use, shall thereafter conform to the regu-
lations for the district, and the non-conforming use may
not thereafter be resumed.
Under these provisions, an argument can be made that
a building permit should not have been issued for a building which
would exceed the density requirements in the R/MF zone. I do
not, however, believe that this determination is without legal
difficulties. The alternative argument is that the Mouse House could
be reconstructed so long as it did not increase its non-conforming
density. There are no Colorado cases directly on point on this
issue.
2. Presuming the permit should not have been issued, can
the City stop the construction.
.
The general rule followed in the majority of jurisdictions
is that a non-conforming use of land may not be established under
an illegally issued permit. In most jurisdictions this is true
even though the holder of the building permit has detrimentally
relied upon the improper permit.
Colorado courts do not follow this general rule. In the
City and County of Denver v. Stackhouse, 310 P2d 296 (1957) a building
permit was erroneously issued for construction of a four-unit mul-
tiple dwelling. The City subsequently determined that the applicable
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Members of City Council
September 15, 1977
Page 3
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zoning did not permit such a use. Prior to this determination,
the owner commenced work on the project. The City was estopped
from contesting the validity of the building permit because the
owner had commenced work.
In Miller v. 30ard of Trustees of the Town of Palmer
Lake, 534 P2d 1232 (1975) this rule was reiterated, with the Court
stating:
"Colorado has recognized that, in a situation where a
building permit was erroneously issued, ~he doctrine of
estoppel in pais is fully applicable against a munici-
pality if it is necessary to invoke it to prevent manifest
injustice."
In order for the City to be held to be estopped to deny
the validity of the building permit in the Mouse House case, the
owners would need to establish (1) their good faith, (2) that the
permit was not obtained under false premises or as a a "tactic",
and (3) that they have acted in reliance upon the permit, i.e.
commenced work and expended money.
My review of the file and discussions with Hal Clark,
Clayton Meyring, and the contractor do not indicate existence of
any reasons why estoppel would not apply in the present case. I
will, however, pursue this possibility.
Conclusions
1. It is arguable whether or not the permit should have
been issued.
2. The City is probably estopped at this point to deny
the validity of the permit.
3. Litigation on this case could be pursued if, in the
Council's opinion, the principal of a City's being estopped to deny
the validity of a permit is important enough to justify an attempt
to have the Colorado courts alter their current position.
.
4. In any event, Council should consider whether this
situation and the possibility of similar occurrences justifies
changes in City ordinances.
DN:mc
cc: Mick Mahoney
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DATE: narch 16, 1977
TO: Cl Clyton ~leyri ng, Dorothy Nutta 11, r1i ck r,1ahoney, Can H tnde 1 an9
FROt1: P1M,ning Staff (He)
RE: Mouse House Redevelopment
This is a proposal to remodel the existing Mouse House building into an
apClrtmfnt house. The use of the building has historically been for short-
term ane! long-term occu)Jilncy. The present build;n~s have 17 bedrooms with
the ol'ln>':", s residence having a kitch2n and the lodge having one central
common kitcllen. The proposed r~modelinrJ l'Iould contain the following units:
.owner's Resi dence_: (30S South rispen Street)
Fil'st floor:
Second floor:
Third floor:
Two one-bedroom each 512 sq. ft.
01e three-bedroom 1050 sq. ft.
One s :udi 0 Clpai'tment 75 sq. ft.
"Ol'C~ HO'J""o' ("12t:. 1,lost I'YI"'''n c~r:)c:"l.)
~_.!.:?'_':...-~~.2-.':"_'-"" ',,-, 1 ."_'- ....l. \::.....1..
Two one-b2droom units each 800 sq. ft.
Two tl'm,hedrocm un;:s each 960 sq. ft.
The re~odeling would consist of altering the interior spaces of the buildings
and not involve an extension of thp building envelope. The number of bedrooms
would be reduced from 17 to 12 bedrooms.
1\-.'0 questions trise ccnc:erning the application:
i.
')
/,_.
W~jether subdivi~ion r'evicw is required;
Whether d zoning vari~nce is required due to the fact that
the l,lI'opcsed (j2~is'ity is in excess of that allowed in the R/r,IF
zone~ i.e., -~2,300 sq. ft. of land 2.~-~ needed for' this d\velling
unit c~~~isity. i~~
The CC""!':l~nts of thf' PLi.liing Office ,.re as follo':is:
1. lie fe"j this I-'I"opo':al is in conformance \'lith City policy to
pr'(lj;:)te 'iOil~}-t('\Tl h~~usin:J ~Ind I'edu.ce tour'ist lod~]ing ci..:rncity.
FurU"T, its luucio:1 'in th,,~ R;:1F zone indicates the apDropl'iar.[>
\Jse tn for !ol-'0,-t.ll'Ti h()'Jsin~.
""'"
'-/
"""
-
Cl ayton Meyri ng, Dorothy Nuttall. ~1i ck Mahoney, Don Hendel ang
f'larch 16, 1977
Page 2
2. The use of the building historically has included long-term
occupancy and as such.a legal precedent exists for its use as
multi-family housing.
3. The building envelopes will not change as a result of the remodel
and no open space reduction is involved. .
4. The apartment units are not proposed for sale but to be retained
in one ownership and nanaged on site.
5. For the above-cited reasons we feel no significant purpose will
be served by Drocessing this remodeling as a subdivision and
determine that subdivision processing is not required.
6. We are uncleaj" as to \',hethej' the proposed density would
necessitate a zoning variance. It appears that if the value
of the reGodel is in excess of 50% of the value of the building
that zoning confor~ance is re~uired.
. "'--, '-~ '," '-.,.,-
Should anyone have reservations concerning these co~ments, or disagree with
our conclusions, please contact us.
Thank you.
mc
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recorded at 4:18PM July 8, 'i~81 Loretta Banner,Recorder ~:l"<1():J~
41~&X
SUBDIVISION EXEMPTION AGREEMENT
~{Im 410 i'~: 992
WHEREAS, BRIXIA, INC., a Nevada corporation, (hereinafter
referred to as "owner") is the owner of a parcel of land
located in the City of Aspen, Pitkin County, Colorado, more
particularly described as Lots G, H and I, Block 69, CITY AND
TOWNSITE OF ASPEN, on which there is situate two (2) existing
four-plexes, and
WHEREAS, owner has requested an exemption from subdivision
regulation for the purpose of subdividing the existing four-plexes
through condominiumization, and
WHEREAS, the Aspen Planning and Zoning Commission, at
its meeting held on the ~ day of ~~
, 1926,
determined that an exemption from subdivision regulation is
appropriate and recommended that the same be granted, and
WHEREAS, the City Council of Aspen, Colorado, has
determined that the subdivision of the existing four-plexes
through condominiumization is not within the intents and
purposes of the subdivision ordinance set forth in Chapter
20 of the Aspen Municipal Code,
NOW, THEREFORE, the City Council of Aspen, Colorado,
does hereby determine that the proposed subdivision of the
four-plexes located on Lots G, H and I, Block 69, CITY AND
TOWNSITE OF ASPEN, City of Aspen, Pitkin County, Colorado,
by its condominiumization is not within the intents and
purposes of the subdivision ordinance and does, for such
reason, grant an exemption from the regulation of such
action subject to the following:
1. Any existing tenant shall be given written
notice in the event that tenant's unit is offered for sale,
-
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8QOK 410 PAGE 993
which notice shall specify the sales price. Each tenant
shall have an exclusive non assignable right for the ninety
(90) days following the tenant's receipt of the notice to
purchase his/her unit at the price specified in the notice.
2. Each tenant shall have a ninety (90) day
exclusive non assignable right of first refusal to purchase
his/her unit, which shall commence when a bona fide offer is
made by a third person and accepted by the owner and notice
of the offer and acceptance and a copy thereof have been
delivered to the tenant.
In the event this notice of offer
and acceptance is delivered to the tenant while the ninety
(90) day right set forth in paragraph one (Ill) above is
still in effect, the tenant may purchase the unit for the
amount of the initial specified sales price or the amount of
the bona fide offer, whichever is less.
3. Each unit of the four-plexes shall be restricted
to six (6) month minimum leases with no more than two (2)
shorter tenancies per year.
4. For a period of five (5) years from the date of
this agreement, Unit 4 at 125 East Hyman Street and Unit 4 at
305 South Aspen are hereby rent restricted and shall not be
rented for a rental amount greater than the present rental for
each unit, subject however, to increases as permitted by the
City of Aspen Housing Authority as dictated by increases in the
cost of living.
Dated this 13th day of May
Attest:
&~~yt~
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OOOK 410 [',',CE 994
BRIXIA, INC., the owner of the herein described property
,hereby agrees to the provisions and restrictions contained herein.
BRIXIA, INC.
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11";'1\'\)\' .
Attest:
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Bv. (y~~
s dent
O(~
REPUBLIC OF PANAMA
PROVINCE OF PANAMA 1
CITY OF PANAMA S. 5.:
EMBASSY OF THE UNITED
STATES OF AMERICA
,.
Secretary 0
Jill{'~XXlllX
ss.
~~8NlrXXlllX
K~~~k~~, Subscribed and sworn to before me this
l7thday of March , 1981, by THOMAS E. BECK
as President and THOMAS E. BECK as Secretary of
BRIXIA,INC.
Witness my hand and official
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seal.
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vice
Martin W. Smith III
Consul of the United
of America
States
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