HomeMy WebLinkAboutLanduse Case.CO.101 Oregon Trl.A023-98
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MEMORANDUM
TO:
Stan Clauson, Community Development Director
Christopher Bendon, Planner ~'''''
FROM:
RE:
Maroon Creek Club Lot 17 Condominiumization Plat
"Maroon Creek Townhomes"
DATE:
July 29,1998
Ferdinand Belz, representing Maroon Creek Townhouse Development, L.L.C., has
applied for a subdivision exemption for the Condorniniumization of Lot 17 of the Maroon
Creek Club Subdivision, commonly known as the "Maroon Creek Townhomes."
Currently, the project is developed as 16 units in multi-family configuration and in single
ownership.
I have referred this application to the Development Review Committee and the applicant
has resporided_t<l ~e suggested modifications to the draft plat. The land use is a
permitted use in the R- MF A PUD Zone District as approved in Pitkin COUl1ty prior to
annexation.
The Community Development Director may approve subdivision exemptions pursuant to
Section 26.88.070. I am recommending approval of this condominiUlllization plat
contingent upon final recordation.
APPROVED
Approved, contingent upon final recordation of the plat: JUlt \) '\998
, opt.!tNI DiREC10f\
COlAt.\lltU'l'i~~~
~~-
Stan Clauson, Director
date: 10 "- q._t5
/
"
..-....
GARfIELD & HECHt, f.C.
ATTORNEYS AT LAW
RONALD GARFIELD'
ANDREW V. HECHT"
MICHAEL J. HERRON'"
DAVID L. LENYO
MATTHEW C. FERGUSON'
KRISTI S. FERRARO****
VICTORIAN SQUARE BUILDING
601 EAST HYMAN AVENUE
ASPEN. COLORADO 8I61l
TELEPHONE
(970) 925-1936
TELECOPIER
(970) 925-3008
E.mail
atty@garfieldhecht.com
*also admftted to
New York Bar
**alsoadmittedto
Distrfct of Columbia Bar
**"'also admitted to
Florida Bar
u*"'also admitted to
Pennsylvania Bar
Via Facsimile 920-5119 and First Class Mail
John P.Worcester, Esq.
City Attorney
City of Aspen
1 30 South Galena Street
Aspen, CO 81611
June 5, 1998
Re: Maroon Creek Lot No. 17
Dear Mr. Worcester:
I am writing in response to your letter of May 22, 1998. I do note your prompt
attention to this matter, but I am quite disappointed and concerned by the response.
Upon receipt of your letter, we talked with the attorney (from a different law firm) that
represented an identical project (i.e., Maroon Greens) on Lot 18. We learned that their plat
was approved administratively (i.e., only a Planning Director sign-off). A review of the plat
for the Maroon Greens shows only a Planning Director approval and no City Council approval.
In regards to your letter of May 22, 1998, I respectfully disagree with your analysis
that 26.88.03(A)(3) of the Land Use Code applies. This is not, as you now suggest, a
condominium conversion. This is new development and not the conversion of an existing
development. To apply your line of reasoning would be to hold that every new condominium
project in the City is not really new but rather a conversion. I submit to you that the
applicable Land Use Code section (which the City has apparently applied to the other project
I mentioned and probably others) is 26.88.070(A) "Where a proposed development is to
include a condominium form of ownership. . . a plat. . . shall be submitted to the planning
director for review and approval as a subdivision exemption pursuant to th~ terrns and
provisions of this section." The Colorado Common Interest Ownership Act (the "Act")
recognizes the planned community form of ownership. As you know, the only difference
between a planned community and a condominium under the Act is whether the common
areas are owned by a homeowners association or by individual unit owners. Both Maroon
Greens and The Enclave at Aspen (as well as Lot 17) are planned communities.
* Printed 'qn,recyc1ed paper
GARfiELD Ii< IfIECHT, r.c.
Mr. John P. Worcester
City Attorney
City of Aspen
Page 2
June 5, 1998
After reviewing my file on this matter, I find I have no choice but to raise with you
some disturbing issues surrounding the processing (or lack of it) of the Lot 1 7 plat by the City.
Initially, I attributed Chris Bendon's May 6, 1998 letter and its out of hand rejection of my
client's plat to the fact that Mr. Bendon is relatively new at his job or didn't understand the
applicable provisions of the Land Use Code or the Act or some combination thereof. Now
I see something more sinister. His letter to me of May 6 is, at best, reckless. One statement
"With regards to the condominiumization of Maroon Greens, separate lots were not created"
is absolutely not true. Anybody who bothered to look at the Maroon Greens plat would
immediately see that separate lots were created. His statement that". . . an exemption from
the subdivision requirements for the purpose of condominiumization does not allow for the
creation of new lots." evidences a disregard for the City's own Land Use Code. Your letter
to me of May 22 makes that clear. His threat that "A plat describing each interest as a "lot"
will be rejected" is arbitrary and capricious in light of the City's approval of the Maroon
Greens. The record of my correspondence with Mr. Bendon is clear that I brought to his
attention (prior to his letter of May 6) the Maroon Greens approval consisting of separate lots.
Your letter of May 22, 1998, while at least confirming that Lot 17 could be treated
as an exemption from subdivision, still puts the project back before City Council with its
attendant costs and time to my client, application forms, more staff involvement, another
review of the project, hearings and ordinance adoption. On a common sense approach, what
could there possibly be for City Council to review or approve in regard to Lot 1 7? The
project obtained all requisite land use approvals as well as a building permit and is now
complete, other than interior finishes. How is it that the Land Use Code is being interpreted
to the prejudice of the Lot 1 7 owners? How is it that Lot 1 7 is not being treated the same
as an identical project on Lot 18? For over a month now, this plat has been stymied by the
City. Please advise whether or not this plat can be approved by the Planning Director, like
other applicants are treated.
I await your immediate advices.
RG/mal
M:\mannleonardl\Prevlous\RON\MCDC\lETTERS\3worcester.05.wpd
..
Memorandum
TO:'
Stan C., David H., Chris B., Julie W., Chuck R., Nick A.
FROM:
John P. Worcester
DATE:
May 21; 1998
RE:
CCOIA and City Condomfuiumization Regs.
, ' ,
. .
. . . . . . . ... . . . . . . . .. . . .; . . . . . . . . . . . . . . . . . ~. .'. '. . . . . ... . . . . . . . .. . . . . .'. . . . . .
Attached please find a memo which I hope is self-explanatoty. Before I "officially" send this out as
, a response to Rdn Garfield's issue relating to Lot 17 at Maroon Creek, I would like to make sure it
is self-explanatory anct" more importantly, that I haven't missed something and am flat wrong.
, .
Some three.years ago I suggested that the Land Use Code be amended to avoid just this problem.
We have a situation where a developer is in essence subdividing land aiJd we have to treat it as an
exemption from subdivision. Fortunately, in this case the Qeveloper already received land use
approval for the Lot as a multi-family townhome project from the COl,nty. But, what are we going
to do if someone comes in without any prior approvals and simply wants a subdivision exemption?
PI~ase review the memo' and get back to me as quickly as you can as I have to respond to Ron
Garfield soon. Thanks. ~
.mem
1
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Memorandum
('
TO:
Chris Bendon, Chuck Roth, Stan Clauson, Nick Adeh ,
DATE:
May 21, 1998
'~,'~
FROM:
John P. Worcester
RE: '
M~oon Cr:eek Lot 17
, ' .
..........~...................................................'....
I have been asked to review this land use application as there seems .to be' a disagreement between
our PlanninglEngineering Department and Rim Garfield, the attorney representing the applicant,
regarding the appropriateness of proceeding with a "condominiumization" of the parcel as an
~. \ I ~
exemption frpm subdiVision.
As everyone kno~s, Sections 26.88.030(A)(3) and 26.88.070 'Of the City's Land Use Code exempts
, condominiumization from the subdivision requirements of the Code. The dispute, apparently,
centers on whether the applicant's plat for a "CollUnon futerest Community" which describes
private interests in land as "lots" can be treated as a condominiumization and thus exempt from
subdivision regulations.
With passage of the Colorado Common futer~st Ownership Act ("CCIOA") in 1992, there has bee~
considerable confusion regarding this issue. and others. With respegt to this issue,CCIOS comes
into play in a number of wiLys. First, it makes dear that local land use regulations may not
discriminate between types of ownership within a common interest community. What this means to
the City is that our current condominium conyersionregulations must be applied equally to other
forms of common interest communities.
CCIOA'spells out three types of common interest' communities: (1) condominiums, (2)
cooperatives, and (3.) planrted communities. What distinguishes these ;tyPes is who owns the
property and/or cOllUnon elements. fu a condominium, the common elements are held in undivided
interests among the unit,owners.If the common elements are titled in the name of-an association of
'unit owners, aylanned community exists. ,fu a cooperative, all the property; including the individual
units, .is owned by an association. .-
I have not seen the Declaration of Covenants Conditions and Restrictions for this common interest
cOlrununity. Assuming, however, 'that Mr. Garfield's representations are correct that the cQmmon
1
elements shown on the plat are to be owned by the lot owners', association, (S~e Garfield letter
dated May 5, 1998) then this common interest community is defined as a planned coIiununity.
.-
CCOIA also detines ownership interests differently than we all may be used to. The' Act uses the
term "unit" when describing Qwnership interests, A "unit" is defined as "a physical portion of the
common interest community which is designated for separate ownership or occupancy and the
boundaries of which are des'qibed in or deterrn,ined from the declarant." Please note that it does not
mention "air space" or horizontal boundaries which were typically used to define condominiums, In
other words, a ''unit'' includes land. Even more specific is the section of CCOIA which defines
titles and interests. "Each unit that has been created, together with its interest in the common
elements, constitutes for all purposes a separate parcel of real estate..." Real estate is defined as any
interest "in, over, or under land, including structures...." It goes on to make clear that real estate
includes parcels "with or without horizontal boundaries. I,
For tl1e above reasons, I am of thy opinion that the applicant is entitled to rely upon the exemption
from subdivision regUlations set forth at Section 26.88.030(A)(3)of the Land'Use Code. To do
otherwise wOl,lld violate the anticdiscrimination provision of the Act. I should point out that Lot 17
was created by the County as a multi-family parcel with development rights for up ro 18
townhomes. (See Final Subdivision Plat and PUD). The approvals, granted by the County for this
Lot were subject to the annexation which accepted :J!l BOCC1and use approvals.
,
. There has-been some discussion as to whether the Plat should make reference to "units" or "lots".
Our EngineeringIPlanning.Department has taken the position t)lat they shouldbe labeled as "units"
to mak~ clear that no further subdivision is intended. Mr. Garfield has specifically asked that they
be-!abeled as "lots" to make clear-that they are, in fact, separate legal parcels which include "dirt".
CCOIA uses the term "units" throughout so the preferred practice_ should be to label t)l<; interests on
the plat as "units". The Act states, however, that "it shall not be necessary to use the term "unit" as
a part of a legally sufficient description of a unit." In other words,' a unif by any other word is still a
unit. Calling the units "lots" will not alter their essential character as a "unit" within the meaning of
the Act. Again, I think the preferred practice shol,lld be to label units as units, but it is not a fatal
flaw if that is nQt done.' '
Before apprqving the Plat, someone needs to review the Declaration of Covenants, Dedications anI;!
, Restrictions to ensure that it complies with Section 38-333-205, C.R.S.,and the Plat itself to ensure
that it. contains the certification reCjuired by Section 38-33.3-209, C.R.S. (J have looked at the
proposed Plat and do not see any such certification.)
2
Stan Clauson, 12:40 PM 5/19198 , Re: Maroon Creek Lot 17 Condom
X-Sender: stanc@comdev
Date: Tue, 19 May 1998 12:40:42 -0600
To: johnw@ci.aspen.co.us
From: Stan Clauson <stanc@ci.aspen.co.us>
Subject: Re: Maroon Creek Lot 17 Condominiumization
FYI
Stan
>X-Sender: chuckr@comdev.ci.aspen.co.us
>Date: Tue, 19 May 1998 08:08:03 -0600
>To: Stan Clauson <stanc@ci.aspen.co.us>
>From: Chuck Roth <chuckr@ci.aspen.co.us>
>Subject: Re: Maroon Creek Lot 17 Condominiumization
>Cc: nicka@ci.aspen.co.us, jeffw@ci.aspen.co.us
>
>Stan,
>
>Ferd Belz (Bells?) called yesterday regarding the Lot E comment. I hve
>referred that one to Jeff Woods since it is a landscaping requirement.
Ferd
>said that the surveyor is working on the plat.
>
>Chuck
>
>At 04:49 PM 5/18/98 -0600, you wrote:
>>Does anyone know anything about this condo plat?
>>
>>Thanks,
>>
>>Stan
>>
>>>Date: Mon, 18 May 1998 15:17:27 -0600 (MDT)
>>>X-Sender: johnw@commons
>>>To: juliew@ci.aspen.co.us, stanc@ci.aspen.co.us, davidho@ci.aspen.co.us
>>>From: John Worcester <johnw@ci.aspen.co.us>
>>>Subject: Maroon Creek Lot 17 Condominiumization
>>>
>>>Ron Garfield stopped by to see if I could interceed in his efforts to get
>>>the plat for Lot 17 approved. He is apparently trying to get Director's
>>>sign-off on a condominiumization for this Lot. He gave me a bunch of
>>>letters, etc. and asked me to check into it. Do any of you have any idea
>>>what this is about and what the dispute is about? Thanks
>>>
>>>
>>>
>>
>>
>>
>
>
.~. !
lPrinted for'John Worcester <johnW@ci.aspen.co.us>
1
David Hoefer, 10:02 AM 5/22/98 , CCOIA and City Condominimizati
Date: Fri, 22 May 1998 10:02:25 -0600 (MDT)
X-Sender: davidho@commons
To: johnw@ci.aspen.co.us
From: David Hoefer <davidho@ci.aspen.co.us>
Subject: CCOIA and City Condominimization Regs.
I have reviewed your memorandum which appears to me
to be legally correct. I don't like the result,
but the ordinance needs to be changed.
~inted for John Worcester <johnW@ci.aspen.co.us>
1
Julie Ann Woods, 04:14 PM 5/21/98 , MCDC Lot 17
X-Sender: juliew@comdev
Date: Thu, 21 May 1998 16:14:50 -0600
To: Johnw@ci.aspen.co.us
From: Julie Ann Woods <juliew@ci.aspen.co.us>
Subject: MCDC Lot 17
Cc: Stanc@ci.aspen.co.us
John--
I reviewed your legal opinion.
should call it units, but I can
read CCR's. that's why we send
JA.
I'm okay with the logic, I still think we
asassure you that we (planners) will not
those to you and the plat to Nick. FYI.
Iprinted for John Worcester <johnW@ci.aspen.co.us>
1
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GARfIElD & HECHT, f.C.
ATTORNEYS AT LAW
RONALD GARFIELD'
ANDREW V. HECHT"
MICHAEL I. HERRON'"
DAVID L. LENYO
MATTHEW C. FERGUSON'
KRIST! S.FERRARO****
VICTORIAN SQUARE BUILDING
601 EAST HYMAN AVENUE
ASPEN. COLORADO 81611
TELEPHONE
(970) 925-1936
TELECOPIER
(970) 925-3008
E~mail
atty@garfieldhecht.com
* also admitted to
New York Bar
Ualso admitted to
District of Columbia Bar
u*alsoadmiltedto
Florida Bar
'"***also admitted to
Pennsylvania Bar
May 19,1998
Via Hand Delivery
Mr. John P. Worcester
City Attorney
City of Aspen
1 30 South Galena Street
Aspen, CO 81611
Re: Maroon Creek Lot No. 17
Dear John:
Thank you for taking the time to meet with me yesterday. As you requested, I am enclosing
evidence of the land use approvals for the development of 16 townhomes on Lot 17, Maroon Creek. This
evidence consists of BOCC Resolution No. 91-111 (Detailed Submission, see Paragraph 2 at Page 6,
General Conditions of Approval) and No. 93-104 (Final Plat Approval, see Paragraph 4(b) at Page 2).
These Resolutions approve the entire Maroon Creek project for 37 townhomes. The actual allocation of
the townhomes to individual lots (Lots 17, 18 and 50) appears in the Final Plat. A copy of the relevant
sheets of the Final Plat are also enclosed. Please refer to Sheet 8 of the plat which states, with regard to Lot
17, that, "This lot, subject to development rights for eighteen (18) multi-family units". Development on
this lot is for sixteen town homes only.
So far, staff has been reluctant to approve the plat because separate lots are created. Chris Bendon
told me, in his letter of May 6, 1998, that "a plat describing each interest as a "lot" will be rejected".
Without repeating the legal arguments set forth in my memo of May 5, 1998 and letter of May 8, 1998,
I would submit to you that my client is entitled to an administrative approval (i.e., Planning Director sign-
off) of the plat as a subdivision exemption regardless of whether the" condominiumization" takes the form
of separate lots or condominium units.
I want to correct one item in my May 8, 1998 letter to Chris where I stated, in the first paragraph,
that the plat for the already approved Lot 18, Maroon Greens allowing 11 townhomes on 11 separate lots
was signed by Chuck Roth for Engineering. This was a mistake on my part. Tjle plat was signed by Nick
Adeh for Engineering. I did look again at the plat for The Enclave at Aspen creating 10 separate lots for
10 individual townhomes, and I am correct that this plat was Signed by Chuck on behalf of Engineering.
Thank you for your attention to this matter.
Id
RG/mal Enclosures
Copies to: Julie Ann Woods (via facsimile without enclosures)
Chuck Roth (via facsimile without enclosures)
Ferd Belz (via facsimile without enclosures)
M:\mannleonardl\Prevlous\RON\MCDC\LETTERS\worcester.03.wpd
@ Printed on recycled paper
, : 041'V1 PITKIN CoUtfry' GOY"': Rec :1;. 00 SIC 721 "r;
ft.lG 17 '33 _H '... .....",1. Pi tld n Cnty Cl er'k. Doc: $', )
NORTH PARCEL
P.8
251
b Parcel of Land situated in Sections 2, 3 and 11, Township 10 South,
Range 85 West of the 6th PoMo, pitkin County, Colorado, being more
f~lly described as follows:
BEGINNING at the intersection of the Northeasterrly Right-of-way line of
Colorado state Highway No. 82 whence the 1/4 Corner common to said
said Sections 2 and 3 bears N 59019'12" E 777.77 feet;
thence generally along fence lines South of stage Road the following
courses and distances:
S 60013'00" E 308.40 feet;
S 64030'00" E 37.66 feet;
S 42012'16" E 2.57 feet;
s 64030'00" E 328.51 feet;
S 62000'00" E 70.17 feet;
S 58008'00 E 86.98 feet;
S 55044'00 E 75014 feet;
s 64010'00 E 79.10 feet;
S 73003'00 E 50.29 feet;
S 78'44'00 E 203.36 feet;
S 75047'00 E 94.37 feet;
S 69014'00 E 39.52 feet;
S 59014'00 E 131.07 feet;
S 48035'00" E 15.27 feet;
S 10026'00" E 26.19 feet;
S 87011'08" E 67.69 feet;
9 87048'18" E 142.90 feet;
S 87038'24" E 105.68 feet;
18009'03' E 109.76 feet;
~ dB052'09' E 1B9.99 feet;
:, 8,.051'40" E 136.14 feet;
i 88'06'39" E 144.94 feet;
, 88018'02" E 156.94 feet;
, 88'09'17" E 228.21 feet;
.hence departing said fenceline S 07016'09" W 762.37 feet;
:hence S 36021'42" E 725.00 feet;
:hence S 00058'04" W 967.68 feet to a point on the Northerly Right-af-way line
.f'said Colorado State Highway No. 82 and continuing along said Right-Of-Way
:he following courses and distances;
I 60048'00" W 746.61 feet;
641.94 feet along the arc of a curve to the right having a radius of 5680000
eet;
, 34009'00"
93.17 feet
eet to the
W 124.60 feet;
along the arc of a curve to the right
point of Deginning, containing 83.795
having a radius of 2242000
Acres, more or lesso
RUG 17 'Sl3
SOUTH PARCEL
11''''4RM..~~1!,<JNf'tfiV1~,}".J'3 15,;';4 Re~ $.00,
Silvi Davis. Pitkin Cnty Clerk,
P.'3
721 P6 2:52
-,oe: $.00
A Parcel of Land situated in Sections 2, 10, 11 and 14, Township 10
South, Range 85 West of the 6th PoM., Pitkin County, Colorado, being
~ore fully described as follows:
~EGINNING at the Southwest corner of said Section 11; thence N 000
33'02" W 2683.01 feet along the West line of said Section 11 to the
West 1/4 corner of said Section 11;
thence N 00032'10" W 1672.45 feet along the west line of. said Section
11;
thence S 89058'10" W 6.05 feet;
thence N 27047'03" E 58089 feet;
thence N 47000'40" W 49.01 feet;
thence N 17053'07" W 81.02 feet;
thence N 44012'11" E 73.99 feet;
thence N 29055'54" W 124.00 feet;
thence N 54014'02" W 47.08 feet;
thence N 33'04'19" W 2.32 feet;
thence N 46005'43" E 483.91 feet;
thence N 01037'15" E 661.88 feet;
thence N 37002'00" E 249.40 feet to a point on the Southerly Right-Of-
Way line of Colorado State Highway No. 82;
thence following said right-of-way line 1289.18 feet along the arc of a
curve to the left having a radius of 5790000 feet, the chord of which
curve bears S 51033'17" Ii; 1285051 feet;
thence following said right-of-way N 32'04'00' E 10.00 feet;
thence following said right-of-way 289.19 feet along the arc of a curve
to the left having a radius of 5780.00 feet, the chord of which curve
bears S 59022'00" E 289.16 feet;
nce following said right-Of-way S 6004B'00" E ~B2.76 feet;
tudnce S 18'09'00' W 176.89 feet;
thence N 60043'00' W 311.07 feet;
:hence S 29017'00" W 72.28 feet;
thence S 60'43'00" E 60.57 feet;
:hence S 29017'00" W 86.80 feet;
:hence S 89035'00' E 304.56 feet;
:hence South 1412.20 feet;
:hence N 87'00'00" E 256.69
_hence S 00007'55" E 288.61
:hence N 89031'44" W 297.34
:hence S OB'17'26" W 3BO.64
.hence S 43046'26" W 253.29
.hence S 02014'04" W 495.46
.h,ence S 41015'20" W 310.B9
hence S 14000'40' W 536.21
hence S 02016'09" E 422.00
hence S 33001'14" W 281.07
hence S 00014'51" E 201.82
ection 11;
hence N 89'48'20" W 294.43 feet along said South line;
hence S 01009'00" E 1321099 feet;
hence N B9044'56" W 1297.75 feet;
hence N 02001'16" W 1321.33 feet to tlle point of beginning, containing
i9.403 Acres, more or less.
feet;
feet;
feet;
feet;
feet;
feet;
feet;
feet;
feet;
feet;
feet to
a point on the South line of said
:"..,):'..:.i'::.,'"".'"".",'i,":'" __ ._
RUG 17 '93 _H.'~1!'1 ELTJ<]I:!..COfJl1r.:;,':WT.:;rfi""'Cl'Eirk, Doo: $ "10
EXCEPTING from the above d~~cribedParce1s the fo1low~ng described Tracts:
P.llil
1. A tract of land situated in Sections 10 and 11 of said Township and Range,
being more fully described as follows:
Beginning at a point on the West line of said Section 11 whence the West
1/4 Corner of said Section 11 bears S 00'32'10. E 1672.45 feet;
thence S 69.56'10" W 6.05 feet;
thence N 27.47'03" E 58.09 feet;
thence N 47.00'40" W 49.01 feet;
thence N 17.53'07" W 81.02 feet;
thence N 44.21'11" E 73.99 feet;
thence N 29.55'54" W 124.00 feet;
thence N 54.14'02" W 47.08 feet;
thence N 33.04'16" W 2.32 feet;
thence N 46.05'43" E 537.75 feet;
thence S 37.45'00" E 734.52 feet;
thence S 20.30'16" E 40.00 feet;
thence S 70.54'16" W 227.93 feet;
thence N 45'58'00. W 339.24 feet;
thence S 55.53'00" W 54.70 feet;
thence S 26.04'00. W 267.30 feet;
thence s 89.58'10" W 116.23 feet to the point of beginning.
2. A tract of land situated in Section 11 of said Township and Range being
more fully described as follows:
Beginning at a point whence the Northwest Corner of said section 11 bears N
23.51'27" W 3064.58 feet;
thence S 77.27'55" E 180.00 feet;
thence N 12.32'05" E 190.00 feet;
thence S 77.27'55" E 335.00 feet;
thence S 25.57'30" E 187.83 feet;
thence East 120.00 feet;
thence South 345.00 feet;
thence West 235.00 feet;
thence N 09'59'48~ W 220.58 feet;
thence N 77.27'55" W 260.00 feet;
thence S 12'32'05" W 135.00 feet;
thence N 77.27'55" W 250.00 feet;
thence N 12.32'05" E 250.00 feet to the point of beginning.
J. A tract of land situated in Section 11 of said Township and Range being
more fully described as follows:
Beginning at a point whence the West 1/4 Corner of said Section 11 bears N
62.42'34" W 1781.80 feet;
thence N 55.1a'02" E 27.00 feet;
thence s 03.13'00" W 282.23 feet;
thence S 23.17'54" W 318.82 feet;
thence West 7.00 feat;
thence N 03.38'00" W 28.00 feet;
thence 96.53 feet along the arc of a curve to the left having a radius of
65.00 feet, the chord of which bears N 46'10'37" W 87.90 feet;
thence 46.89 feet along the arc of a non-tangent curve to the right having
~ radius of 170.00 feet, the chord qf which bears N 05.50'02" E 46.74 feet;
chance N 13.44'05" E 44.28 feet;
- --._. ,.-.... ....v'-, ~".... (...::;1. r-'G 254 P.ll
F'VG 11 '93 ll:~Bt;1.PJlKli'A<<'M!1'Y ~'{\'in Cnty Cl&,d(. D'S. 00
thence 140.30 feet a1~ J the arc of a curve to the left having a radius of
245.00 feet, the chord of which bears ~ 02.40'13" W 138.39 feet;
thence N 19.04'31" W 102.12 feet;
thence 54.33 feet along the arc of a curve to the right having a radius of
240.00 feet, the chord of which bears N 12.35'23" W 54.22 feet;
thence N 06.05'14" W 115.31 feet;
thence S 84.41'01" E 241.71 feet to the point of beginning.
RUG 17 '93 11: lil5AM PITKIN COUNTY GOVT.
., _ 3 15.54 Rec: $.00 ElK 121 F. 2$S
#360QO. 08.11- P"1tk1n cnty Clark, Dee;: $."__
511 'oil a Davll",
P.1Z
.'
FRIEDL PFEIFER LEGAL
A parcel of land situated in Sections 2 and 1, Township 10 South, Range
85 West of the 6th P.M., pitkin County, Colorado, being more fully
described as follows:
Beginning at a point on the Southerly right-of-way line of Colorado
State Highway No. 82 whence the Southwest corner of said Section 2
bears S 76.44'00" W 832.92 feet;
thence S 46.05'43" W 751.70 feet;
thence N 01.37'15" E 661.88 feet;
thence N 37.02'00" E 249,40 feet to a point on the Southerly right-of-
way line of said Highway No. 82;
thence following said right-of-way line 504.23 feet along the arc of a
curve to the left having a radius of 5,790.00 feet, the chord of which
curve bears S 47'40'16" E 504.08 feet to the point of beginning.
COUNTY OF PITKIN, STATE OF COLORADO.
AL:G 17 '93 ll:06Al'n"1'TKtN COWTY GOYT..54 Rae: $.00 Elt< v"'~ PC3 Z56
Silvi... C .$, Pitkin Cnty C1G!l"k, Do, ...00
. .
1""'...l..:I
FRIEDL PFEIFER ASPEN REAL ESTATE IRREVOCABLE TRUST NO. 1
LEGAL
A tract of land situate in Lot 20f Section 2, Lot 5 of Section 11 and
Lot 1 of Section 10, Township 10 South, Range 85 West of the 6th P.M.,
Pitkin County, Colorado, being more fully described as follows:
Beginning at a point on the Southeasterly line of a parcel of land
described in Book 338 at Page 684 of the records of the Clerk and
Recorder of Pitkin County, Colorado, whence the Northwest corner of
said Section 11 bears N 06.46'03~ E 669.76 feet;
thence N 46.05'43" E 1246.03 feet along said Southerly line to the
Southwesterly right-of-way line of Colorado State Highway No. 82;
thence 501.56 feet along the arc of a 5780.00 foot radius curve to the
left having a central angle of 04.58'19" and subtendinq a chord bearing
S 52.40'54" E 501.40 feet along said Southwesterly right-of-way line to
a point on the East line of Lot 5 of said Section 11;
thence S 00.46'18" E 912.80 feet along said East line of Lot 5 to the
Southeast corner of Lot 5;
thence N 90.00'00" W 1225.63 feet along the South line of said Lot 5
and Lot 1 to the Southeast corner of a tract of Land described in Book
264 at Page 997 of the records of the Clerk and Recorder of Pitkin
County, Colorado;
thence along the East boundary of said tract described in Book 264 at
Page 997 the following seven (7) courses:
1 ) thence N 27.47'03" E 58.89 feet;
2 ) thence N 47'00'40" W 49.01 feet;
3) thence N 17.53'07" W 61. 02 feet;
4 ) thence N 44.12'11" E 73.99 feet;
5 ) thence N 29.55'54" W 124.00 feet;
6 ) thence N 54.14'02" W 47.00 feet;
7 ) thence N 33.04'18" W 2.32 feet to the point of beginning.
EXCEPTING THEREFROM:
A tract of land situated in Sections 10 and 11, Township 10 South,
Range 85 West of the 6th P.M., being more fully described as follows:
Beginning at a point on the West line of said Section 11 whence the
West 1/4 corner of said Section 11 bears S 00.32'10. E 1672.45 feet;
thence S 89 .58'10" W 6.05 feet;
thence N 27.47'03" E 58.89 feet;
thence N 47.00'40" W 49.01 feet;
thence N 17.53'07" W 81.02 feet;
thence N 44.21'11" E 73.99 feet;
--
thence N 29.55'54" W 124.00 feet;
RUG 17 '93 l1:I36AM PITKIN COUtiTY GOVT.
#360002 06/131 15154 Rec -.00 BK 721 PG
S11vl. O.vis, Pltkin Cnty Cle~k, Doc ..00
.&;~
thence N 54.14'02" W 47.08 feet;
thence N 33.04'lS" W 2.32 feet;
thence N 46.05'43. E 537.75 feet;
thance S 37.45'00. E 734.52 feet;
thence s 20'30'16" E 40.00 feet;
thence S 70.S4'16" W 227.93 feet;
thenca N 45.58'00. W 339.24 faet;
thence S 55.53'00. W 54.70 feet;
thence S 26.04'00. W 267.30 feet;
thence S 89.58'10. W 116.23 feet to the point of beginning.
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#336728 09 /23/ 9 1 1 5 : 26 Rec $ . 00 BK 657 F'G 326
~ , , - " - ; ~ ~' ; " I' i " r" t v r 1 I?r' k Doc '" . 0(:1
GARf][JELD & HECHT, Re.
RONALD GARFIELD'
ANDREW V. HECHT"
MICHAEL J. HERRON'"
DAVID L, LI!N'YO
MATTHEW C, FERGUSON'
KRISTX S, FBRRARO....
ATTORNEYS AT LAW
VICTORlAN SQUARE BUILDING
601 SAST HYMAN AVENUE
ASPEN, COLORADO 81611
TELEPHONE
(970) 92'.1936
TBl..ECOPIBR
(970) 925.3008
E.man
sarhccht@rof.nct
DATE:
I .
5f1r
611lsClldmillr::!d to
New York BIlt
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FACSIMILE COVER SHEET
To:
Business Phone No.
Facsimile No.
John I/VtJrcesffr
9~~..5~50"
9.20'5119
,
Clie~tlMatter: hltl/'Mn eNd 7avI7I1{)11~/ fJld
No. of Pages (including this one): ..j,,'_
Hard Copy to Follow: yes ~ no
FROM:
Ronald Garfield, Esq.
MESSAGE:
IMPORTANT: THIS COMMUNICA,TION IS INTBNDW SOLELY ,FOR ,THE USE OF''I'HB PERSONS
NAMBP ABOW OR OTHERS AUTHORIZBl) TO RBCBIVB IT; THIS COMMUNICATION MAY
INCLUDB PRIVILBGED ANI) CONPlDBNTIAL INPORMATIONAND ANYUSB, DISSBMINATION OR
REPRODUCTION BY UNAUTHOlUZBP PERSONS IS ABSOLUTBLYPROmBITBD. IF YOU HAW
RBCBIVBD THIS COMMUNICATION IN BRROR. PLEASB NOTIFY THE SENDER IMMEDIATELY,
Please take the foUowing actiOJl.:
For information
Return
For your signature
For review B1l.\i comment
Call upon receipt/review
Call if you have questions
None
As requested
We are transuli~from a Ricoh PAX 3100L or PAX 27001.. If you do not receive all of the pages.
please call Mary Annat (970) 925-1936, ext. 2OiauoOl1 as possible.
e Primed 00 recycled, ?'l''''
I'd
IHJ3H CIl3I~I;~ Wd0t:€0 86. 80 AI;W
GAlRfJIELD&HECHT. P.G.
ATTORNEYS AT LAW
TELIlPHONl!
(970) 925-1936
Tl!LECOPIBR
(970) 925.3008
i-mail
o"y @80tfiol~b..hl,.om
RONALD GARFIELD'
ANDREW v, HECIIT'"
MICHAEL J. HERRON'"
DAVID L, LBNYO
MA'I"I'll!iWC. PIlRGtlSON'
KII.lSTI S. PIlRRARO....
VICTORIAN SQUARE BUILIiING
601 EAST HYMAN AVENUE
ASPEN. COLORADO 81611
-1l1&OI41l1i,\is6lO
NCWYClfk811t
..1I1~4lIlftinedcO
Dilma&afCoJlltrItliollr
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....;r,11111aamilt8dto
PlnnarIYoJ~iia;\r
I
MEM<O RA NO U M
I
From:
Via Facsimile to 920.5439
Chris Bendon,' Planner
Aspen/Pitkin Commurtlty. Development
Ron Garfield
To:
Date:
May 5, 1998
Re:
Maroon Townhouses Subdivision EltemptIon for Condominiumizatlon
This memo addresses Paragraph 1 f., .Mi.s}inl!' ~latContent ReQuirements of Chuck
Roth's April 24, 1998 memo to you stating that:
"f. Re-subdIvlslon of Lot 17Is11otperrnltted. The limited
common element areas containing each unit must be
indicated as limIted, cornman elements' artd not as,lots."
The Plat which Chuck reviewed Is for one of the ,Maroon Creek subdivision lots (Lot
17) approved for free-market townhomes. BOCCResolution No. 91-111 (approved prior
to annexation into the City) provides, at Paragraph 14 of the General Conditions of Approval
that:
"No further subdivision of ,the PUD shall. beaUowed exceDt In
connection with the condominiumlution of an v elements of the
Droiea. . ." (emphasis add~d)
Since Colorado adopted on]ulyt, 1992 the Colorado Common Interest .ownership
Act (the "Aa"),the term "condominiumlzatlon", as used in the aty of Aspen Land Use
p'd
Ii PrinlOd on recycled paper
lHJ3H al3I~~~~ Wd,,:E0 86, 80 ^~W
GARfiELD a HECHT,P.C.
Chris Bendon, Planner
Page 2
May 5, 1998
ResuIations (26.88.070), applies to any of the forms of ownership recognized by the Act
(i.e., planned community, condominiumization and cooperatiVe forms of ownership).
The City has reco8ftIzed the application of the Act to its land use code as evidenced by
similar plat approvals glven.to the Enclave at Aspen and, most recently, the Maroon Greens.
The City approval for the Maroon, Greens (Lot 18) in the same Maroon Creek subdivision on
February 12, 1997 was fora form of ownershIp Identical to Lot 17. (See Final PIatapproved
by the City in Plat Book 4 t at Page 91. ) Approving the plat for Lot 17 is nota further
subdMsion of the pue but rather an allowed "condominiumlzation" just like Lot t 8.
Regarding Chuck's comment that "The limited common element areas containing each
unit must be Indicated as limited common elements and not as lot", I want to point out that
the limited common element areas ,do not contain any units. The "condominiumlzation" of
Lot t 7 Is the creation of 16 lots to be owned by individual owners with all common areas
(including limited common elements) to be owned by the lot owners association. Under the
Act, if the common areas are owned in undivided Interests by all the lot (or building) owners,
you have a condominium; and, if the common areas are owned by alot.(or home) owners
assocIation (as in the case of Lot 17), you have a planned community. Both condominiums
and planned communities' are forms of ownership recognized by the Act and the CIty of
Aspen. Accordingly, the Pla~ as submitted, Is correct for it is a, "condominiumization"
consisting of t 6 separate units (or lots) each with limited common elements (e.g., garage and
cart storage) and common areas for the entire project. .In order to avoid any confusion, I am
instructing the surveyor to change the designation of "units" to "lots" on the plat.
In summary, I would indicate that the Plat (at least with regard to Chuck's comments
in Paragraph t f.) is correct as submitted, 1$ not "missing" anything and should be approved
by the Planning Omcewithout requirement for further changes.
I understand that all other issues raised in Chuck's memo of April 24, 1998 will be
addressed (and any necessary changes or corrections made) by Mr. Ferd Belz, the project
manager.
Thank you for your attention to thIs memo. If the re-subdivision of Lot 1 7 is stIlI an
Issue, please let me know immediately.
kG/mal
Copies "', Chuck Roth, F~rcl B.I. (via fwlmlltl '
M.\mannloonardI\Prevlous\kON\MCDC\MEMOS\mwnhouses
S'd
lHJ3H a13I~~~~ Wdll.Ee 86, 80 ^~
~
1'1
RECEIVED
MAY 0 8 1998
GARfIELD & HECHT, f.C.
ASPEN I PITKIN
COMMUNITY DEVeLOPMeNT
ATTORNEYS AT LAW
RONALD GARFIELD'
ANDREW V. HECHT**
MICHAEL J. HERRON***
DAVID L. LENYO
MATTHEW C, FERGUSON'
KRIST! S. FERRARO****
VICTORIAN SQUARE BUILDING
601 EAST HYMAN AVENUE
ASPEN, COLORADO 81611
TELEPHONE
(970) 925-1936
TELECOPIER
(970) 925-3008
E-mail
atty@garfieldhecht.com
*alsoadmittedto
New York Bar
~*also admitted to
District of Columbia Bar
u*also admitted to
Florida Bar
h**alsoadmittedto
Pennsylvania Bar
May 8, 1998
Via Hand Deliverv
Chris Bendon, Planner
Aspen/Pitkin Community Development
1 30 South Galena Street, 3'd Floor
Aspen, CO 81611
Re: Maroon Creek Lot No. 1 7
Dear Chris:
Thank you for your letter of May 6, 1998 wherein you state that "With regards to the
condominiumization of the Maroon Greens, separate lots were not created". I thought it might
be helpful if I enclosed, for your review, a copy of the first page of the approved plat for The
Maroon Greens dividing Maroon Creek Lot 1 8 into eleven (11) lots. On this plat, Chuck Roth
did sign off for Engineering and Stan Clauson for Community Development. You might want to
look at the Certification of Dedication and Ownership wherein it is stated that the owner of Lot
18:
"Have by these presents laid out, platted and subdivided the same
into eleven (11 ) lots and common area as shown on this plat. . ."
(emphasis added)
You might also want to look at the Notes for this plat under which reference is made to
the "Townhome Lots (11)". (emphasis added) I was unable to find any mention in this plat of
"units" except in the Notes where there is reference to "Unit Storage Areas", which reference
does not constitute operative language as to the form of ownership. Immediately following the
mention of storage, it is stated that "All Subsurface improvements outside lot boundaries
constitute Common Area on all Sheets" (emphasis added). The Maroon Greens project consists
of lots with buildings on them and common areas outside the lots. This is the same ownership
concept as the Lot 1 7 plat you have.
In regard to the Maroon Greens, I am also' enclosing, for your review, copies of deeds for
the first two (2) conveyances in this project. Only two lots have been sold thus far. As you can
see, the conveyances are for lots, not units and not condominiums. This plat, approved
administratively by the Planning Director as a subdivision exemption, created 11 lots.
* Printed on recycled paper
,........,
,~
GARfiELD 6< HECHT, P.C.
Chris Bendon, Planner
Page 2
May 5, 1998
For your further review, I am enclosing a copy of the approved plat for The Enclave at
Aspen. I apologize for the poor copy but the relevant parts are legible. Chuck Roth did sign off
for Engineering and Stan Clauson for Community Development. If you would look at the
Certificate of Dedication and Ownership, you will observe that the owners of property:
"HAVE BY THESE PRESENTS LAID OUT, PLATTED AND
SUBDIVIDED THE SAME INTO LOTS AND TRACTS.. ." (emphasis
added)
In regard to The Enclave at Aspen, I am also providing, for your review, copies of deeds
for the last two conveyances in this project. All these lots have been sold and the last two deeds
are representative of the manner of the conveyances. As you can see, the conveyances are for
lots, not units and not condominiums. This plat, approved administratively by the Planning
Director as a subdivision exemption, created 1 0 lots.
In my memo to you of May 5, 1998, I explained that, under the Colorado Common
Interest Ownership Act as recognized by the City, you can, as a subdivision exemption,
"condominiumize" dirt (i.e., divide into lots), which division is called a planned community.
Provided the requisite land use approvals are obtained (e.g., for the Maroon Creek subdivision,
BOCC Resolution No. 91-111 and for the Enclave at Aspen Ordinance No. 28, Series of 1 993),
it makes no difference (i.e., there is no new density or development rights) whether you
"condominiumize" dirt into lots with buildings on them or "condominiumize" buildings into units.
I hope this letter and enclosures will cause you to reconsider your position about rejecting
a plat that describes "lots". If you still have any questions, you might want to consult with John
Worcester who is well verSed in the legal issues involved. By submitting the plat for Maroon Creek
Townhomes showing "lots", my client is only asking for an administrative approval (i.e., Planning
Director sign-off) for a subdivision exemption in accordance with City land use regulations. If
necessary, I will be happy to meet with you or Chuck to discuss this further.
Thank you for your attention to this letter. If you still believe the City's position should
be a rejection of the plat as submitted because separate "lots" are being created, I would ask that
you so inform me at your first opportunity.
field
P. S. I did see Ferd Belz, the project manager, today. Mr. Belz has told me he will be
responding to Engineering on all the other issues raised in Chuck's memo of April 24, 1998.
RG/mal Enclosures
Copies [0: Chuck Roth (via facsimile without enclosures)
Ferd Belz(via facsimile without enclosures)
John Worcester (via facslml1e with Ronald Garfield 5/5/98 memo)
M:\mannleonardl\Prevlous\RON\MCDC\LETTERS\townhouses.O 1.wpd
.
~
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MEMORANDUM
To: Chris Bendan, Plarmer
Thru: Nick Adeh, City Engine~U
From: Chuck Roth, Project Engineer (!'fr-
Date: April 24, 1998
Re: The Maroon Townhouses Subdivision Exemption for Condominiurnization
1. Missinl! Dlat content reauirements
a, The property must be fully monUlllented and so indicated on the plat.
b, Show and dimension parking spaces, This is typically done with a dashed line rectangle
with dashed diagonals.
c. The surveyor's certificate and "Note T' are incomplete by lacking the date of the title
commitment upon which the easement information is based. The commitment must be
current within the past 12 months, and with no "exceptions" listed on the title commitment.
d. The date of the survey must be within the past 12 months.
e. The surveyor's certificate, or note on the plat must state that the survey "balances and
closes within a limit on: 10,000" per City Code ~26.88.040.D.2.a(l)(a).
f, Re-subdivision of Lot 17 is not permitted. The limited common element areas containing
each unit must be indicated as limited common elements and not as lots.
g. ~City Code ~26.88,04O.D.2.a(I)(c) - "Names of all adjoining subdivisions with dotted
lines of abutting lots. If adjoining land is unplatted, it shall be shown as such." ,
2. Fire Marshal - The construction of the project has been poorly coordinated regarding fire
protection requirements. The contractors and sub-contractors are not acknowledging the Fire
Marshal's requirements from the Fire Protection Code regarding sprinklers and alarms.
1
.
. ,~.
.
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The sprinkler and alarm system must be cohesive and uniform for the entire building and
each of the component condominiums. Individual sprinkler systems and alarms for individual
condominium units must be tied into the entire building, sprinklers and alarms in garage spaces and
common areas must all be installed by a single sub-contractor. (This last sentence should be
included in the notes on the plat.)
3, Sidewalk. Curb and Gutter Al!reement - A note on the plat should state: Any damaged
sections of sidewalk, curb and gutter must be replaced prior to the issuance of certificates of
occupancy for any unit.
4, Subdivision LandscaDinll, and Site Restoration - Parcel E of the Maroon Creek Club
Subdivision has not yet been restored and landscaped: No further approvals should be granted for
the project until that work is completed.
5, Work in the Public Rieht-of-wav - Given the continuous problems of unapproved work and
development in public rights-of-way adjacent to private property, we advise the applicant as
follows:
The applicant must receive approval from city engineering (920-5080) for design of
improvements, including landscaping, within public rights-of-way, parks department (920-5120) ,
for vegetation species and for public trail disturbance, and streets department (920-5130) for
mailboxes, street and alley cuts, and shall obtain permits for any work or development, including
landscaping, within public rights-of-way from the city community development department.
98Ml06
2
juliew,stanc,davidh, 03:21 PM 5/18/98, Maroon Creek Lot 17 Condominiu
To: juliew,stanc,davidho
From: John Worcester <johnw@ci.aspen.co.us>
Subject: Maroon Creek Lot 17 Condominiumization
Cc:
Bc,c:
X-Attachments:
Ron Garfield stopped by to see if I could interceed in his efforts to get
the plat for Lot 17 approved. He is apparently trying to get Director's
sign-off on a condominiumization for this Lot. He gave me a bunch of
letters, etc. and asked me to check into it. Do any of you have any idea
what this is about and what the dispute is about? Thanks
!printed for John Worcester <johnW@cioaspenocoous>
1
'.
,
GARfIELD & HEGHT, P.G.
RONALD OARFIBLD"
ANDREW y, HECHT"
MICHABL J, HIlRRON.'.
DAVID L, LENYO
MATTHEW C. PEROUSON"
KRISTI S, FERRARO....
ATTORNEYS AT L.AW
VICTORIAN SQUARB BUILDING
60\IlAST HYMAN AVBNUE
ASPEN, COLORADO 81611
TELEPHONB
(970) 9ZS.\936
TELBCOPIER
(970) 925-3008
E.maU
garhc:cht@rof.nct
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FACSIMILE COVER SHEET
DATE:
To; '-fohn
Business Phone No.
Facsimile No.
/IlI()/'c esk'r
92()- 511Y
Client/Matter: 17lcJrar; Otb( ~m
No. of Pages (including this one):
Hard Copy to Follow: yes
,no
FROM:
Ronald Garfield, Esq.
MESSAGE:
IMPORTANT: THIS COMMUNICA.TION IS INTENDED SOLELY FOa THE USE OF THE PERSONS
NAMBD ABOVE OR OTHERS AUTHORIZED TORBCEIVE IT. THIS COMMUNICATION MAY
INCLUDB PRIVILEGED A.ND CONPIDBNTIAL INPORMATlON AND ANY USE, DISSEMINA.TION OR.
RBPRODUCnON BY UNA1.I11l0RIZED PERSONS IS ABSOLtITEL Y PROHIBITED. Ifl YOU HA VB
RECEIVED COMMUNICATION IN BRROR PLBASE NOTIFY THE SENDER. IMMEDIATELY.
Please take tbe following action:
For information
Por your signature
For review and comment
Return
all upon receipt/review
Call if you have questions
None
As requested
We are transmitting from a Ricoh FAX 3100L or FAX 2700L. If you do not receive all of the pages,
please call Mary Ann at (970) 925-1936,ext, 201 as ~on as possible,
~ 'd LlEO 'ON
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GARfJ!EJLD & HECHT, RC.
RONA!.D GARf'lBLD'
ANDREW v, HllCHT'.
MICHAEL 1. BERRON'"
DAVID !., LBNYO
MATTHBW C, fBRGUSON'
KIUSTI S, PllIUlARO....
ATTOM'BYSAT LAW
VICTORIAN SQUARll BUILDING
601 BAST IlYMAN AVENUE
ASPEN, COLORADO 81611
TBLBPHONB
(970) 92'-]9'6
TI!I..IlCOPII!R
(970) 925-3008
B.mail
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May 20, 1998
Via Facsimile 920-5119
Mr. John P. Worcester
City Attorney
City of Aspen
130 South Galena Street
Aspen, CO 81611
ReI Maroon Creek Lot No. f 7
Dear John:
One additional item to add to the letter f sent you yesterday. On Sepwmber 5, 1996, the Maroon
Creek Townhomes received an administrative apPl'OVlI1 from the Cit)'for the densitY reduction from 18 to
16 lI1'Iiu. 'The application was processed by Bruce Hauard and approved by Cindy Houben. A copy of
the approval is attached.
RG/mal ' Enclosure
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MEMORANDUM
DATE:
September 4,1996
TO:
FROM:
Cindy Houben, Community Development Director
~t.,
Lance Clarke, Deputy Director
SUBJECT: Maroon Creek Club, Minor
Amendment toa Development Permit
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REQUEST: ,The applicant requests administrative approval for a Minor Amendment I
a Development Pennitfor a site plan alternative and architectural character changes fOl
Lot 17- mu1ti~family parcel townhomes. The revisionsincIJJdechanges to the siteplar
layout, building charaCter, and a reductiol1 in density, These changes alter the plans
presented with DecaiIed Submission and subsequently recorded.
APPLICANT: MlIrOOn Creek Club Limited Lillbility Company (MCC).
APPLICANT'S REPRESENTATIVE: Bruce Hazzard, Design Workshop,lnc.
LOCATION: Highway 82, VIest of Aspen.
ZONING: AR.2
PROCEDURElPROCESS: Administrlltive Review.
BACKGROUNDIDESCRImON OF PROPOSAL: A series of meetings between
the applicant's representatives and Community Development staffhas led to agreement
on minor revisions to the Lot 17 development plans. These revisions include changes to'
the sjte plan layout, eharIps in building architectural character, and reduction in density
and buildillg musillg (see attaehedB1ChibitsB. 1 throughB.7). These changes are felt by
theappliC8llt to be minor in nltU1'eand in keeping with thc graphic, written and verbal
presentations made by the applicant in the original public hearingsand in keepi~ with
the intent of the Detailed Submission.
STAFF ANALYSIS OF PROPOSAL: The fOllowing isa summarY review and
analysis of the applicant's proposal relative.to Section 3-200.80 of the Land Use Code.
Miflft' AIftAftd"'eI\ttO 'an~I~8ftt Pennit
AMinor Amendment to a Development Permit may be approved by the CommunitY
Development l>irector subject to compliance with the following standards:
PAGE
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A. The amendment must be a clarification or a technical correction to a plat.
StaO" Comment: The changes to the site plan are technical adjustments to the plat and
Detailed Submission generated by additional discussions with Community Development
staff.
B. The amendment must not change the use of the proposed development.
StatYComment:There is no change of use as a result of this amendment.
C. The amendment must be consistent with action taken during the review ofthe original
development and does not constitute a new land development activity.
StatY Comment: The uses of land. their size and. impact are consistent with the original
approval.
D. The proposed activity does not:
I. Change the basic character of the approved use oflMd on which the actiVity
occurs including basiO visual appearance and methOd of operation.
2,Inerease the off-site impacts in the SlllT()lInding neighborhood,
J. EndllllgeJ'the public health, safety. or welfare.
4. Violate any Land Use Code Standard,
5. Substantially increase the need for on.site paricing or utilities, or affeel
affordable housing genemion.
6. Increase the floor area of the IIse by more than (2) percent or decrease the open
space on the site by more than (3) percent.
ST AFl COMMENT: The character and. use orthe land will be the same. The number
or units is being reduced from 18 to 16. The total square footage remains the same. The
visual impact is being lessened. The proposed activity is not in conflict with any of the
above criteria.
RECOMMENDATION AND CONDITIONS OF APPROVAL:
Pursuant to Section 4-40 of the Land Use Code the Community Development Director
may approve a minor amendment to a development permit that meets the criteria of
Section )-200.80. StaffRCommends approval of the proposed MCC Minor Amendment
to a Development Permit based.on compliance with the Land Use Code. This
memorandwn wilI.serve as a reference document authOrizing approval of said
application. The Community Development Director will sign this document and an
approvecl amended plat to complete the review process. The amended plat shall be
tecorded in the Clerk and Reeorder's Office and. a copy shall be placed in the file. This
approval is subjtrct to the follOWing collditions:
:2
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I. The applieant shill submit 24,"x36" myIarscIepicling the amended plat/site plan for
Lot 17 to be reviewed andtpproved by the Community Development Din:ctor. ,The.
revised siteplanlplat shall be recorded prior to submission of any building pe\Tl1it
applications.
2. The applicant shall adhere to the conditions of all previous approvals for the Maroon
Creek Club PUD, unless revised, and! or supplemented by this document.
3. All material representations made by the applicant in the application shall be adhered
to and considered conditions ofapproval unless amended by other eonditions, By signing
this document. the applicant accepts responsibility for compliance with the conditions of
approval listed herein,
4. Prior to building pennit submission the applicant shall consult with the Aspen
Consolidated Sanitation District and maIce required revisions n:garding the plans for the
main sewer service to Lot 17.
\ ,1 ,.r'
~~rn~--
Cindy Houben,
Community Development Director
~
0/.,6 . q II
Date
q s.~4 ',.
Date
Attadunents:
1. Application
2. Revised Site Plan
3
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May 6, 1998
Mr, Ron Garfield
Garfield and Hecht
601 East Hyman Avenue
Aspen, CO 81611
.
Re: Maroon Creek Lot #17
ASPEN ' PITKIN
COMMUNITY DEVELOPMEr-iT DEPARTMENT
Dear Mr, Garfield: ,
In response to your May 5 letter, 1 agree, the City's condominiUlll plat requirements apply
to types of ownership as identified in the Common Interest Ownership Act.
However, an exemption from the subdivision requirements for the purpose of ,
, condominiumization does not allow for the creation of hew lots, An existing developed
lot may be divided into classifications ofliving units, limited commons areas associated
with a unit, and general corrmlOn areas for the whole parcel. The parcel may only be
subdivided into separate lots by City Council through the regular subdivision process.
, With regards to the condominiUlllization of the N:[aroon <JreelUi, separate lo~ were not
created. Individual units, their associated limited common areas, and general common
areas were indicated for Lot #18 of the Maroon Creek-Club,
To correct the submitted plat, please label each unit (not as a lot), its associated limited
common area, general common areas for parcel #17 of the Maroon Creek Club, and
respond to all delineated requirements of the attached memorandUlll as requested by the
City Engineer.
A plat describing each interest as a "lot" will be rejected.
If you wish to further subdivide this parcel, please contact me; or a member of the
Community Development Department, regarding the process for subdivision. Otherwise,
I, and our City Engineer, look forward to reviewing and accepting a correctly prepared
condominiUlll plat.
Vm;t~
~~~.
City of Aspen
cc: John Worcester, City Attorney
Chuck Rolli, Proj~ct Engineer
Nick Adeh, City Engineer
130 SoUTH GALENA STREET' AsPEN, COLORADO 81611-1975 . ~ONE 970.920.5090 . FAX 970.920.5439
Printed on Recycled Pap<!t
Tele, (970) 925-3601
, 11"""\ rf',
Cllspe., Uonsofidaledr!3amlalion .&Lslricf ,
565 North Mill Street
Aspen, Colorado 81611
R€.C€.\\I€.O
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FAX #(970) 925-2537
, Sy Kelly, Chairman
Paul Smith "Treas,
Louis Popish, 'Seey,
Michael Kelly,
Frank Loushin
Bruce Matherly, Mgr.
Apri19, 1998
Chris Bendon
Communitypevelopment
130.8, Galena-Street
Aspen, C08l611
. Re: Condominimization MCC lot 17
Dear Chris:
The proposed condominimization of lot .17 at the MCC development does not affect our ability to
serve this proje~t, There are sQme loose ends that need to be addressed, ,We Will need to inspect
the on-site .collection system with closed circuit televising prior W accepting the system for ,
, maintenance, All ofthe on~i\ite manholes need to be inspected, We al,so need to make sure that the
proper easements have been dedicated for the collection system and a bill 'of sale bas been
pr,eRared to dedicate, the systelU to our District,
Please call if you have any questions,
Sincerely,
~~'N--~~
Bruce Matherly' " , U
District Manager '
EPA Awards of Excellence
1976,1986,1990
Regional and National
.""',,-, ~
~
~
Maroon Creek Townhouse Development, LLC
P. O. Box 2852
Aspen, CO 81612
April 3, 1998
City of Aspen
Planning Department
Aspen; Colorado 81611
Attn: Chris Benton
Re: Lot # 17, Maroon Creek Club
Dear Chris:
We would like to request your consideration of our Land Use Application with regard to
Lot #17 at the Maroon Creek Club Subdivision, The purpose for this request is as follows:
1, This application is for a Subdivision exemption for condominiUlllization to be given
to the above referenced location because of the sixteen (16) townhouse!
condominiUllls currently being constructed on the property,
2, The property land use was vacant .land upon which these townhouses are being
constructed. It meets the standards of the Land Use Code Section 26,88.070, 26,52
and 26,52.030,
3, The applicant's name, address and telephone nUlllber and the representative's name,
address and telephone nUlllber, along with the legal description is on the application,
4, Ferdinand 1. Belz, III is the authorized Owner's Representative and has Power of
Attorney to sign this application,
J
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City of Aspen
April 3, 1998
Page 2
Please contact me at your earliest convenience at 303-595-7200 with any questions or
concerns regarding this application,
Thank you for your consideration,
Sincerely,
FLB:kkw
enclosures
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l'IRR-30-1998 16: 39
FRDI1 ASPEIVP!TV I N COM DEV
~,
TO ,~
913035957219090
P.02
,
PROJECT:
LAND USE ApPLICATION
, ,
Name: Maroon Creek Townhouse Develooment 'II r
Location: rl"h I ~> 111,
(Indicate street address, lot & block numbcr, legal description where appropriate)
ApPUCANT:
N<une:
c 0 Garfield & Hecht
CO 81611
REPRESENTATIVE:
Rp17r III
TYPE OF ApPLICATION: (please 9heck all that apply):
0 Conditional Use 0 Conceptual PU 0 0 Conceptual Historic Devt,
0 Special Review 0 Final PLID (& pun Amendment) 0 Final Historic Development
0 Design Review Appeal 0 Conceptual SPA 0 Minor Historic De\iL
0 GMQS Allotment 0 Final SPA (& SPA Amcndment) 0 Historic Demolition
0 GMQS Exemption, 0 Subdivision 0 Historic Designation
0 ESA . 8040 Greenline, Stream :rn Subdivision ,Exemption (inclUdes 0 Small L:>dge Conversion!
Margin, Hallam Lake Bluff, condominiumization) Expansion
Mountain View Plane
0 Lot Split 0 Temporal)' Use 0 Other:
0 Lot Line Adjustment 0 TextfMap Amendment
EXISTING CONDITIONS: (description of existing buildings, lises, previoLls approvals, etc.) ,
I Ilnrl"rr~n<>rllr~; ~n
PROPOSAL: (description of proposed buildings, uses, modifications, etc,)
I :~::::~::~~YO:'N~~:;~~ in form ~f >o,.mholl<" .m;t, A tot~l of 16 townhollm b~in9
Have you attached the following? FEES DUE: $ 51 5.00
o Pre-Application Conference SUlnmary f1. ~
o Attachment #1, Signed Fee Agreement rrW tl(tP~ :
f'Il-.~ Response to Attachrnent#2,Dimensional Requiremenls Form J/)...J /'._ /'/../ 4".L'/'-.,~. -
w--,0- Response to Attachment #3, Minimum Submission Contents 1'~/lJ7\ifdfi f..PU/" ~~
w-,@ Response to Attachment #4, Specific SubmissioJ1 Contents ~ f't4;(-
\NA~ Response to Attachment #5, Review Standards for Your Application 1!fpzt () ~ 1'0 .-- j1()f
~-n-f ~_iJ;f7
nAR-30-1'398 16:39 FROI'1 ASPEWPITKIN COM DEI)
,~,
TO ~ 913(135357219090 P. 03
c
ASPENII'ITKIN COMMUNITY DE"1ELOP'MENT DEPARTMENT
~nt'for :P~ofCD:y. ofAspett Di;Velopmem:.AppliQQoD FellS
(plesse l"l:int C1eluiy)
CII'Y OF ASPEN' (herei:c3fte:rCITYJ and Ma roon Creek Townhouse Deve 1 opment , LLC
(h~""""""" .A"pPUc..~'IT) AGREE AS FOLLOWS:
L .APPUc..~'lTb:as 5Ub~t.tdto CITY an application for t1a r,oon ,C reek C 1 u b,
I M il1 7 (b,e::eimlfter. r.dE PROJECT).
2. APPUCi0lT 1JI1de::stmds and agrees t!lat CIty of Aspen, Ordi=ce No. d.3 CSeries or 1996)
establishes a fee s= for land use ~iica:rions and the paymero: of all processing t~::s is a.
condi:tion precee.= to a der,....,.,;"~rion of :l:ppucaxion completeness.
3. i1.PPUC."u"l"!'and CIIT ~ee ti!llJ: oec=e oithe size. =ure or scope of me proposed
project, it is not possible at !his time to ascertain rte full ~lttent of:,.';,e costs invoi-;ed in proc<:ssmg
the am:uc:mon. APPUCA."<"'T end CITY further agree that it ~ i." me :nre,es, ofche :carries to allow
..\PPUC~-r to make paymeJ::.'t of:Jll initial deposit and m ili~..:rl;e:: pe=it ~~o:oci COS-LS m be
billed to APPLIC.~"'-r on a :nomhly basis. ..\.P?LICA.l.'rr :a=es :Je will be oe:::eo:ted bv =e!1'l;"iT1O'
g:r=er ciJSb.liquidity and .;vjJl :::mke additional pa:ymems ll'!l~n ::J.odnC<1IlOll Oy :he L~.l. 'L:'N"hen m;y
are necessary QS cOstS are inC""...u....,;.~ e!"rt :.lgree5 it will be be:e::ited. Lb.ro11~n ~e ~-te= ce:!aimy or
=overing irs full costs to process APPUC.>U"<TS J.;lplicmion.
J. CITi' 'lIld ":'''pprjC>u'-l'7 :Urtb.e:: tlZrel:'dJ.at;t is ~cabie for. <-.;11 '1.' staif'to cOmDiete
,. , - ~
proc-.."Ssing or praseD.'!: suiilcieIIt inIormmon to the ?IWllring Commilosion IJJJ.cilor City Council m
enable ilie Pl~T'lT'l;T1:: Commission ancilor City Counc'..l to make legally required ;:;T1';;"::~ fer project
approvai, unless C'Jn"em bi1l.i.I.1.gs <.Ie paid in full ;;:rior to de::ision.
5. Tnerefore. .-\PPLlC.~1-i 1 ~ that in consicie:mion of ':he CIT'Cs "'mv~ or hs cismt to
collect full fees prior to a det""""n,$\OIl of ~lic:ttion completeness, _~LICA,J."i-r shall P;Y an
initial denosit in the amount oiS Sl S. 00 which is for ho1.lIS ofP],m,,;,.," staff time, and if
actIJal ~crded COSTS excel:d the initial deposit. APPLICAJ."iT sb.a.il pay additio~ mo!J!bJ.y billing3
to CITI iOreiJ:oburse the CITY for the processing of the m>tllic:mon mendoned above_ inciudi:o.l1.
post approval review. Sucb.per.iodic payments shclr be ~e within 30 days ofthe'b;iiiT'lg da:te.-
APPLIC.~'IT further agrees that f;illUl'e to pay sucb. acc:ucl COSts sb.ail be grounds for suspewiOll
of processing.
CITY OF ASPEN
~a-
APl'LICAJ."'IT
Commuoi!)" Development DiIec".or
Cit"j of A..open
Signature:
Date:
Printed Name:
l\o'bm"O' AddrllSs:
-
~~~~\
- TOTAL P.03
MAR-30-1998 16:38 FR,~ ASPEWPITKIN COM DEV
TO,~ 913035957219090 P.01
CITY OF ASPEN
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER:
Chris Bendon, 920.5072 DATE: 3,30,98
PROJECT:
REPRESENTATIVE:
OWNER:
TYPE OF APPLICATION:
DESCRIPTION:
Lot #17 Maroon Creek Club
Ferd Belz
~rlr()on Crp-p.k Tnwnhnllc;p Op\Jplnpmpont, LLC
Subdivision exemption for Condominiumization
16 duplex units to be condominiuized
Land Use Code $ection(s)
26.88.070 Condominiumization
26.52 Development Review Procedures
26.52.030 Application and Fees
Review by:
Stafffor complete application, referral agencies for technical considerations, Community
Development Director for final approval.
No,
Engineering, Parks, Building, Streets, Sanitation, Water, Zoning, fire
Plalming Flat Fee $245
Engineering $270
$515
Public Heal'ing:
Referral Agencies:
Planning Fees:
Referral Agency Fees:
Total Deposit:
io apply, submit the fOllowing information:
I , T otat deposit for review of the application
2, Signed fee agreement
3. Proof of ownership
4, Applicant's name, address and telephone number in a letter signed by the applicant, which also states the name,
address and telepholle number ofthe representative, Include street address and legal description of the property.
5, Summary letter explaining the request (existing conditions and proposed uses) and addressing the standard.~ of
the Land Use Code sections listed above,
6, AuS 1/2" by 11" vicinity map locating the parcel within the City ofAspcn.
7, Old (existing) plat if one exists, (from City Engineering or County Recorder)
8, Proposed plat from a registered land surveyor. Call City Engineer for plat requirements. 920.5080
9, Copies of prior approvals (from City Clerk) ,
10. 10 Copies of the complete application packet (items 3-9).
Process:
Apply, Planner reviews case for completeness and sends to Ellgincel'ing and referral agencies, 1-2 weeks later planner
will contact applicant with the suggestions from Engineering for preparation of the Hnal Plat The applicant's surveyor
makes those changes and brings in 2 reproducible mylar copies to the planner, l'l=er reviews plat for 90nsistency with
Engineering suggestions and the Director approves, approves with conditions, or denies application based on consistency
with the review criteria and technical considerations, Plat is the" be silZM.i.Q.y.City EngineQt'. ..A.J>'p'UQant then can record
the final plat at the County Clerk and Recorder (fee),
F""'~. 5) ,":) _ Fax'
PllGHt" F{lX NIlIIl 7en
To
CoJOeOl
Phona #