HomeMy WebLinkAboutcoa.lu.ec.420 E Cooper.1982
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MEMORANDUM
TO: Aspen City Council
FROM: Colette Penne, Planning Office
RE: Red Onion Subdivision Exception (Condominiumization) and GMP Exemption
for Uni t #3
DATE: March 8, 1982
APPROVED AS TO FORM:
Location:
Lots N, 0, and P, Block 89, O. A. 1. (420 E
Zoning:
CC
Applicant's
Request:
Recondominiumization of the Red Onion building to include
the new unit (Unit #5) alloted in the 1981 GMP competition
and the southerly 1,081 square feet of Unit #3 for conversion
to office space as part of Unit #5. The remainder of Unit #3
will be converted to other commercial uses. Both sections
of Unit #3 must be exempted from GMP competition for the
conversions to office and commercial uses to be allowed.
Referra 1
Agency
Comments:
City Attorney
Compliance with Section 20-22 of the Municipal Code has
traditionally not been applied to the condominiumization of
commercial units.
Building Department
Electrical services are outdated, exits are inadequate, and
typical contruction is not allowed. The applicant will have
to work with the Building Department to rectify existing
problems.
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Engineering Department
1. The applicant should submit a revised plat following
construction when a field survey may be undertaken to
verify the dimensions and location of the new space.
2. The applicant should be required to relocate all of the
existing gas, electric, telephone and TV meters and
pedestals into the protected area off the alley north of
Unit #4. The estimated cost of this work should be
escrowed.
3. The applicant should update the plat to show last summer's
significant renovation work.
Planning
Office
Review:
In June of 1980, the Red Onion originally condominiumized
their complex on the Cooper Street Mall. The applicant's
proposal is to split off the southerly 1,081 square feet of
Unit #3 (which is at present sealed off from use) and convey
it as part of Unit #5. Unit #5 is a new second-story unit
which has been awarded an allotment in the 1981 Growth
Management competition. All of the Unit #5 space will be
used for offices. The remaining northerly portion of Unit #3
will be converted for other commercial uses.
The Red Onion has been identified in the Inventory of Historic
Sites and Structures for the City of Aspen as being an "Excep-
tional" structure (the highest category). Section 24-
11.2(b) of the Municipal Code lists an exemption from the GMP
allotment procedure for "the enlargement of, or change of use in,
a structure which has received individual historic designation."
Memo: Red Onion
Page Two
March 8, 1982
Planning and
Zoning
Commission
Action and
Planning Office
Recommendation:
Council Acti on:
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The owners requested designation in late October and the
process has not been completed because the building is in
the Commercial Core Historic District and designation of
those buildings in historic districts was given a lower
priority. First reading of the designation ordinance listing
the Red Onion is on tonight's agenda.
The Planning Office recommends that the action recommended
by the Planning and Zoning Commission be followed by Council.
That action is to grant subdivision exception for the purposes
of condominiumization of Unit #5 (which includes the southerly
1,081 square feet of the present Unit #3) with the three
conditions outlined in the Engineering Department's memo.
Further, that Unit #3 be exempted from the GMP competition
due to the provision in Sec. 24-11.2(b) of the Municipal
Code under the conditions that the individual historic
designation of the building be obtained and the recommendation
of the Building Department be followed.
The appropriate motion is as follows:
"I move to grant subdivision exception for the purposes
of condominiumization for the new Unit #5 of the Red
Onion Condominiums (which will include the southerly
1,081 square feet of the present Unit #3) with the following
conditions:
1. The applicant should submit a revised plat following
construction when a field survey may be undertaken to
verify the dimensions and location of the new space.
2. The applicant should be required to relocate all of
the existing gas, electric, telephone and TV meters
and pedestals into a protected area off the alley
north of Unit #4. The estimated cost of this work
should be escrowed.
3. The applicant should update the plat to show last
summer's significant renovation work.
I further move to exempt Unit #3 from GMP competition due
to the provision in Sec. 24-11.2(b)of the Municipal Code
under the following conditions:
~ That the historic designation be obtained for the Red
Onion.
.. That the recommendations of the Building Department
concerning the necessary revisions to meet life,
health, and safety standards are followed."
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LAW OFFICES
OATES, HUGHES & KNEZEvICH
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
DEBORAH QUINN
PROFESSIONAL CORPORATION
SUITE 200
600 EAST HOPKINS AVENUE
ASPEN, COL.ORADO 81611
Mr. Alan Richman
Assistant Director, City of
Aspen Planning Office
130 So. Galena
Aspen, Colorado 81611
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~l~EC 211981
ASPEN / PITKIN CO.
PlANNING OFFtCf
AREA CODE 303
TELEPHONE 920-1700
TELECOPIER: 9201121
December 17, 1981
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Re: Condominium Unit #3, Red Onion Condominiums -
Resubdivision
Dear Alan:
Following up on our meeting held in your office prior to
Thanksgiving regarding resubdivision of Condominium Unit
#3, Red Onion Condominiums, at which you, myself, Chris
Tolk, and Charles Israel were present, I am forwarding to
you this letter which shall constitute our application for
the granting of the required approvals for the resubdivi-
sion of Condominium Unit #3 of the Red Onion Condominiums.
The sense of that meeting was that if the space did not
constitute a suitable area for employee housing, that no
requirement would likely be placed upon the owners to
develop the same into adequate employee housing. You and
I visited the site to determine the layout and condition
of the unit and you were going to have someone from the
building department look at the space for verification.
Generally, I think that you and I were in agreement that
the area is currently either unoccupied or being used for
storage and/or office uses in connection with the Red Robin
at the Red Onion operation, and its condition is obviously
flop-house or slum like and has clearly been in that con-
dition for some period of time.
The redevelopment which we would like to occur with respect
to Unit #3 would be the ability to break off the southerly
1,081 square feet of the unit (that is the portion which is
sealed off from current use) and convey that to Reese
Henry and Associates, the group who has sought and obtained
Growth Management approval for the new development over and
above unit #4. That southerly 1,081 square feet is pro-
posed to become a part of that accounting firm's offices.
As long as we are going through the procedure, we would
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OATES, HUGHES & KNEZEVICH, P. C.
Mr. Alan Richman
City of Aspen Planning Office
December 17, 1981
Page Two
like to then utilize the remainder, i.e., the northerly
portion of the unit consisting of numerous rooms into
other suitable commercial use or uses, both of which
spaces will gain access to the property by virtue of the
accesses which have been reserved in unit #4 and have
been presented as a part of the Growth Management applica-
tion previously approved.
As a part of this overall process, we would as well like
to create a new additional Condominium unit #5 under the
framework of the Condominium Declaration for the Red Onion.
This new Unit #5 would be the property for which develop-
ment rights were obtained under the recent Growth Management
proceedings. The current condominium documentation and
condominium map are proposed to be supplemented in order
to accomodate the creation of the new air space unit there-
under.
I am really not certain what the fee structure is for what
we propose. If you would be so kind as to calculate the
requisite fee, I will tender Red Onion Investor's check
so as to commence the process. My belief is that with the
development of the working drawings for the new Condominium
unit #5 and the existing map for the remainder of the units
that we have enough engineering and technical data with
which to currently go forward with the request. We would,
of course, be ready, willing and able to supplement the
currently existing documentation with that which will be
required to go of record upon completion of the approvals.
I would anticipate that material being developed in the course
of the various approval stages for this request.
Very truly yours,
OATES, HUGHES & KNEZEVICH, P.C.
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LEONARD M. OATES
LMO/mlp
cc: Charles Israel
Chris Tolk, Reese Henry & Asso~iates
John Seigle, Sachs, Klein & Seigle
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LAW 0 FFICES
OATES, HUGHES & KNEZEVICH
PROFESSIONAL CORPORATION
SUITE 200
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
DEBORAH QUINN
600 EAST HOPKINS AVENUE
ASPEN, COLORADO 81611
December 29, 1981
AREA CODE 303
TELEPHONE 920-1700
TELECOPIER 920-1121
Mr. Alan Richman
Assitant Director
City of Aspen Planning Office
130 So. Galena
Aspen, Colorado 81611
Re: Red Onion Condominium
Expansion and Resubdivision
Dear Alan:
You will please find enclosed herewith the following items
which, as we discussed previously by phone, are the items
required by you to complete the application which I pre-
viously submitted by letter:
1. An ownership and encumbrance report to evidence
title to the subject property.
2. A copy of the conceptual plat for the additional
and resubdivision.
3. A check in the amount of $50.00 in payment of
the filing fee for the application.
Please contact me with respect to any additional items which
you need and we will provide them as soon as possible.
Very truly yours,
OA~~.
LEONAHD M. OATES
P.c.
LMO/mlp
Enclosures
cc: Charles Israel
P.S. The conceptual Plat is based
which Lou Beuttner has had with Jim
projects. Jim feels that it is the
in time.
upon previous conversations
Reser on other unbuilt
best he can do at this point
LMO
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RecOrded at 10:01AM March 2. 1981 Loretta Danoer
Recorder
P.ecept icn riG.
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. .. , .. STATEHENT OF EXEHPTION FROI.
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I .. :,>...........i<~f.parcel of.land located in Pitkin County, Colc..rado, more oart-
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i . .'::'.: .;:'1'. icul.>rly described .Is:
t ~/.j:'(,;~~;~;"{~.:.... . Lots N, 0 and P, Blo,:k 89, City.
~ . ~..:.-.~:ii:~~~:,.n.~-~J.)- .:". And Townsite ot. Aspen, Pitkin
:. - .~.:::~, ~:)~::~;;{-..?.[f::.~ ',~' .' County, Colorado
:~.:.~jt{~ji~1i~~.~f;:::..:....i~;~ ..~~EREAS; there exists on said property a structure
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;;;;i;?;;iP~:;?:;,.:t! ;!lit~hich 'the p~rtnership wishes to create separate interests
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;;<~t3;i.;.s1z":?1~thout P!"~celing the land on which said stru(.ture is si tua ted;
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~.':':<~.,:,/..:.~:/jr::'.neniPt1on..for. the. definition of subdivision for such conveyance
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.::,-.:;..'r:;i~t~:1t~flnt;~'~st~ ~~rs~ant' to Section 20-19 of Chapter 20 of the
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.c :- ',';. ,. j; ..: ..."..;..., WHEREAS, the Aspen Planning and Zoning Commission,
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."'~::)":."~':7{at. it;".m~~ting held June 17, 1980. has determined that such
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.><:>: .....,..; -I... ,~.,. '-: WHEREAS, the City Council has found t~e p.roposed
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. :.',.. '.":' . :;..~1'division..of interests .'in. the existing structure to be ",'ithout
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. [j"' the intents and purposes of subdivision regulation, Ilnd on
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. July 14, :1980 approved the partnership's appliclltion for
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'I exemption from the definition of subdivision.
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ii THEREFOllli, the Ci ty Council of the Ci ty of Aspen
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:: does hereby determine that the proposed division of the interest
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the..~.n.~e.nts.and purposelJ of 5uhdivision regulation,.and does,
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for such reason, grant an exemption from the definition of
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subdivision for such action.
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The ~onorable P.erman Edel,
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CERTIFICATION
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I, KATHRYN S. KOCII, .30 certify that the foregoing
Statement of Exemption from the Definition of Subdivision ~as
considered and approved by the Aspen City Council at its regular
: ~etin9 held ':uly .14,-1980, at ~hich time the Mayor. IIERMJllI
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EDEL,.~as authorized to execute the same on behalf of the
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Kat ryn S,. Koch
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:' COUNTY OF PITKIN
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., ",. The forol/oing ~as subscribed and s~orn to before me
.,. this.7.'7 day ofl'.~'_u~._, , 1981 by Herman Edel, Mayor of
I . tb~ cIty of Aspen. t/. .
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My commission expires.~~~/B'~
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STATE OF COLORADO
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COUNTY OF PITKIN
The foregoing ~as subscribed 'worn to before me
.; ~io.t2. day of -:'C..M:~ ._' 1981 by Ka. ,\ S. Koch.
Witneos my h d and official seal.
My commission expires. ..5a/93
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RECORD OF PROCEEDINGS
100 Leaves
'__'f C,L""rn[n.......CD.
Aspen Planning and Zoning Conunission
June 17, 1900
Regular Heeting
The Aspen Planning and Zoning Comn\ission held a regular meeting on June 17, 1980,
at 5:00 P.M. in the City Council Chambers. Members present were Olof Hedstrom
Welton Anderson, Roger Hunt, Lee Pardee and Joan Klar. Also present \....ere Sunny
Vann of the Planning Office, City Attorney Ron Stock and Assistant, and Bill.
Dunaway of the Aspen Times.
Approval of
Minutes
commissionmembers
Comments
Red Onion Subdivi-
sion Exemption
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Roger Hunt questioned the wording of minutes of April 22,
1980 for the can, then of the minutes of May 06, 1980
page 2, is Peter Guy and in paragraph mechanizium, should
be corrected. Olof Hedstrom corrected obstained to
abstained in all minutes and with those corrections he
entertained a motion to approve with corrections noted,
the minutes of .April 22, 1980 .and May 06, 1980. Lee
Pardee so moved, Welton Anderson seconded the motion,
all in favor, motion c~rried.
Olof Hedstrom noted the letter for a Special Meeting
to be held July 1, 1980. Karen Smith commented there
will be a discussion on the Condominiumization Policy,
and the purpose Council has initiated an Ordinance for
Subdivision which would repeal the Condominiumization
Review and repeal that section, which has the P & Z and
Council look at displa~ement for the reason that it is
rewarding the person who has gouged their tenants over
the years and penalized the person that has been fair.
Roger Hunt commented that if the City Council wants to
be the policemen of paperwork then let us do the planning
and maybe we should streamline the subdivision procedures
so it goes directly to Council. If they are not interest-
ed in our recoR~endations then we could be just doing
the planning. Most of our regular meeting times is spent
being a rubber stamp and the planning takes special times.
Karen Smith commented that the Planning OFfice is also
spending more time on administrative matters and with
.more of a streamline process that they should be able to
do more planning themselves. As far as the Pro Shop, it
is proceeding along the lines that you have approved and
it has been painted and to be landscaped and to be refer-
red to the City Engineer for approval by the Parks Direc-
tor as recommended by you. The Aspen Institute will comc
up for its second reading on July 14, 1980.
Sunny Vann of the Planning Office introduced the Red
Onion Subdivision Exemption and stated this is in the
packets again and the discussion on employee housing is
before you again.
Ashley Anderson commented that the points of interest are
concerning the description of the units and the unit 1,
is the old resturant, unit 2 is the old bar, unit 3 are
the units on the second floor, and unit 4 is the old
Gormet Room and the night-club. The units on the second
floor consist of 6 rooms, one being an eighth of the
space is an office. and has been, the other 5 were used
for employee housing and not rented but used for thc
employees working there. It is not our intent to use this
space for residential space and if we did we would sub-
mit to any reasonable c"'ployee restrictions. These units
are not legal housing units but just rooms.
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RECORD OF PROCEEDINGS
100 LC:lVCS
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Aspen Planning and zoning commission
June 17, 1980
:egular Mecting
tream Margin
eview- Visual Arts
~
Welton Anderson moved to recommend approval of the Red
Onion Subdivision Exemption subject to thc. owner/appli-
cant complying with the stipulations outlined in the
Engineering Department's memorandum ,dated May 21, 1980,
subject to the compliance with the provisions of Section
2p-22 concerning deed restrictions for employee housing,
if occupied. Lee Pardee seconded the motion. Roger Hunt
strongly urged the members to vote against this motion
as there is no obligation on the part of the developer to
maintain employee housing units as has been recorded in
the past and further the splitting of this property is
such that it appears that they are dividing all these in
.such a way to be profitable for no one except the bar
and loose the resturant future. I believe it is not in
the best interest of the community to allow this condo-
miniumization. Welton Anderson then stated he would like'
to amend his motion to include reference in the condomi-
nitooization recorded deed, a subdivision exemption state-
ment noting the existing present uses or prior uses of
unit 3, which has a previous history of residential
housing and now that the use is modified to commercial in
the future, that Growth Management Plan approval is
necessary, (suggested by Ron Stock). Lee Pardee seconded
the motion as amended. Lee Pardee, Welton Anderson and
Olof Hedstrom voted aye. Joan Klar and 'Roger Hunt voted
nay. Motion is carried 3 to 2.
Karen Smith introduced the Stream Margin Review for the
Aspen Center for the Visual Arts by the City of Aspen,
for landscaping work done on the old Holy Cross property.
In the memorandum Karen had tried to review what the
Roaring Fork Greenway Plan says about this area, because
one of the criteria the P & Z is charged to looking to,
is consistency with the Roaring Fork Greenway Plan. In
the 1972 Greenway Plan this site was recommended for Public
Aquisition and is being used in consistence with this Plan.
The landscaping program only inhances its consistency with
that plan, if done under criteria that are consistent with
the plan. The only recommendation the Planning Office
would make is that the sodding of the area be limited to
an area very close to the building and the rest of the
area be seeded with a grass mixture that is recommended in
the plan. The tree planting that is proposed is very
consistent with the vegetation designated with that area.
The addition of the berm is the only thing that conflicts
with flood plain but, the County Engineer has recommended
that it would not increase the flood hazard either to this
property or up stream, and if plans consistent with the
Roaring Fork Greenway are implimented to rechannel the
river to its original coarse, the flood hazard on ,this
property would be mitigated. Your recommendation, we
would suggest, be conditioned on the eventual paving of
the trails linkage and construction should be overseen by
the Building Inspector and sodding be limited to the area
immediately surrounding the building and that a seeding
mixture consistent with that recommendation in the appen-
dices of the plan and consistent with the recommendation
of the County Engineer, there should be no placing of
improvements or materials that could float in the circum-
stance of a flood and non of those improvements should be
placed anywhere on this property.
Olof Hedstrom entertained a motion to recommend approval
of the Stream Margin Review to the Building Inspector
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RECORD OF PROCEEDINGS
1 00 Leaves
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Aspen Planning and Zoning Commission
June 03, 1980
Regular Meetinq
Red Onion Subdivi-
sion Exemption
Joan Klar moved to recommend subdivision exemption for
the Duvike Subdivision, subject to the Engineering Depart-
ment's CO@illents in their memorandum dated May 21, 1980
.and the underground conduit will be done in a manner that
meets the approval of the applicant and the Engineering
Department. Perry Harvey seconded the motion. All in
favor, motion carried.
Richard Grice introduced the Red Onion Subdivision Exemp-
tion, which consist of condominiumization of a conuner-
cial space and there is no displacement issue involved.
The Planning Office has included in the packet, the
Engineering Department's complete recommendations dated
May 21, 1980 and subject to the conditions outlined,
and we do recommend approval.
Roger Hunt commented that there are four employee-type
units on the second floor and we have insufficient in-
formation.
Ashley Anderson commented that we are not doing anything
to the units in question that could not be done anyway.
I thought it. was office and is going to be used for
commercial space.
Olof Hedstrom entertained a motion to table this appli-
cation pending the use occupancy, rental history infor-
mation and clarification and whether long term residen-
tial housing for the second floor, for the last 18 months
to two years and clarification of the descrepancies in
the condominium map and written discription. Perry
Harvey so moved. Joan Klar seconded the motion, all in
favor. Motion carried.
Perry Harvey moved to adjourn the meeting
Pardee seconded the motion, all in favor.
adjourned.
at 6:45.
Meeting
Lee
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Sandi Meredith, Deputy City Clerk
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MEMORANDUM OF OWNERSJr{P
ACCOMMODATION - NO LIABILITY
Pleaae direct correspondence to:
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530 E. MAIN STREET
ADDRESS
OATES, HUGHES & KNEZEVICH
600 E. HOPKINS
ASPEN, COLORADO 81611
ATTN: LENNY OATES
ASPEN, COLORADO 81611
CITY ST A TJ: ZIP CODE
ORDER NUM8ER 7300231
L
J
Description:
RED ONION CONDOMINIUMS, according to the Plat thereof
recorded in Plat Book 11 at Page 15 of the records of
the pitkin County, Colorado Clerk and Recorder and as
defined and described in Condominium Declarations re-
corded in Book 404 at Page 941; statement of Exemption
recorded in Book 404 at Page 937; and Covenants recor-
ded in .Book 404 at Page 939.
Grantee in last instrument apparently transferring ownership:
RED ONION INVESTORS, A JOINT VENTURE RECORDED IN BOOK 406 AT PAGE 463.
Trust deeds and mortgages apparently unreleased:
BOOK PAGE
--
417 315
Liens and judgements
(against last grantee) apparently un released :
LIEN 418-637
LIEN 418-750
LEASE 407-552
LEASE & OPTION 412-582
This information is for your sole use and benefit and is furnished as an accommodation. The information has
been taken from our tract indices, without reference to, or examination of, instruments which purport to
affect the real property. The information is neither guaranteed nor certified, and is not an Abstract of Title,
Opinion of Title, nor a Guaranty of Title, and our liability is limited to the amount of the fees.
Date: DECEMBER 18
.1981 ,at 8:00 A.M.
TransamBrlCa TmB InsurancB Company
BykJJ-J-4fm
.Form No. C....U7
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TRANSCRIPT OF JUDGMENT
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Aspen/Pitkin Planning Office
130 south galena street
aspen, colorado. 81611
.'
.; .~
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.
MEMORANDUM
TO: City Attorney
City Engineer
Building Inspector
FROM: Colette Penne, Planning Office
RE: Red Onion Condominiumization
DATE: December 30, 1981
Attached is an application by the Red Onion Investors to re-
condominiumize their building, including a new unit related to
their recent GMP approval. This application is scheduled to be
heard before P & Z on February 2, 1982. Therefore, may I please
have your comments no later than January 20, 1982. .
Thank you for your assistance.
.
.
'J:,?-
~9\O
CASELOAD SUMMARY SHEET
Ci ty of Aspen
1. DATE CERTIFIED COMPLETE: ~ ~a ,''\(,\ STAFF: (~lL-"'L Dl1-".
,
2. APPLICANT: ~ 0"'-,0_ 3:"~H"<;~oi<<'
No. 1 s - 25 I
-'~' Ie.
-::: C('L 110
,~
3. REPRESENTATIVE: Le" "''\
,
o A. ~~ <
4. PROJECT NAME:
5, LOCATION:
u
Coo~
o t/\" 0\1'.. (o....ll..o...._, '^ \'~", ~-, '~A ~ '. ~ ~.
(~ . ""'-" \ \
6. TYPE OF APPLICATION:
4 Step:
GMP (
PUD (
)
}
Co~\-'~-'I...L
)
)
2 Step:
)
SPA
. 1 Step:
Use Determination
_____Conditional Use
Specia 1 ReQi ew (
HPC
No. of Steps:
Other:
7. CONCEPTUAL REFERRALS:
/Attorney
~Engineering Dept.
_Housing
_Water
_City Electric
_Sanitation District
~ountain Bell
Parks
~oly Cross Electric
~Fire Marshal/Building
_School District
Rocky Mtn. Nat. Gas
State Highway Dept.
Other
Dept.
8. DISPOSITION - CONCEPTUAL REVIEW:
P & z ./ APprOYed~/ Deoied
.' : I I 1-
Date .,.: I In '"
Condominiumization of Unit #5 (to be built) and the southerly 1,081 square
feet of Unit #3 as part of Unit #5 for use as office space. The northerly
portion of Unit #3 be exempted from GMP competition due to the provision in
Sec. 24-l1.2(b) of the Municipal Code under the following conditions:
1. That the historic designation be obtained for the building.
2. That the recontllendation of the Bld. Dept. concerning the necessary
revisiQns to meet life, health and safety standards are followed.
-
~
,0"""'\
,- ,.
.
Counci l-L Approved /'
/
( ... .~;, ."-------~A<h) ,
D~nied
Date
~J~ 1'15 2-
Cl. . ~
-, -....
/ \
,-1 )
\ d .
t\~;? r' CLI--J,,,J u-y-.... 1- 12/02-
. ~ 'j
9. PRELIMINARY PLAT REFERRALS:
Attorney
____Engineering Dept.
____Housing
____Water
____City Electric
____Sanitation District
_____Mountain Bell
Parks
____Holy Cross Electric
~ire Marshal/Building Dept.
_____School District
_____Rocky Mtn. Nat. Gas
____State Highway Dept.
Other
10. PRELIMINARY PLAT - PUBLIC HEARING
P & z Approved Denied
Date
11. FINAL PLAT
Council
Denied
Date
Approved
12. ROUTING:
~ttorney
~lding
Engineering
Other
~'"
"-""
-
.' ",
SPEN
aspe
MEMORANDUM
DATE:
Januat'y 15, 191:$2
TO:
Colette Penne
--
Paul. Taddun~1 \
FROM:
RE:
Red Onion CondominiUl.tization
To tile extent applicable with t'espect to existing dwell-
ing units, the t'equit'ements of Section 20-22 of the
Code, which imposes additional t'equit'ements tot' condo-
mi.niumizati?1' sUbdivision applications, should be ,?om-
plied with.Uith t'espect to the commet'cial units, It is
my undet'standing that the t'equit'ements ot Section 20-22
have tt'aditionally not been applied to the condominiumi-
zation of comlllet'cial units.
PJT:mc
..r'.,
J....,
'->.#
MEMORANDUM
TO: Collette Penne, Planning Officers
FROM:
Jay Hammond, Engineering Department
-*
DATE:
January 21, 1982
RE:
Recondominiumization of the Red Onion, Lots N, 0,
and P, Block 89, O.A.T.
Having reviewed the above application for condominiumization
of a new unit proposed for constrcution on the existing Red
Onion, the Engineering Department has the following comments:
1. The applicant has submitted a revision of the
condominium plat that was recorded originally in March of
1981. The plat has been revised to indicate the floor plan
of a proposed unit 5 that was recently granted a GMP allotment.
While it may be possible to obtain condominium approval for
a unit that does not exist, it is not possible to record a survey
plat of same. The applicant should be required to submit the
revised plat, signed and sealed by a surveyor, following
construction when a field survey may be undertaken to verify
the dimensions and location of the new space.
2. When the Red Onion was first submitted for condominium
approval, in May of 1980, I wrote some comments to Sunny Vann
in a memo dated May 21. One comment of particular concern
to this office involved the provision of concrete-filled steel
pipe pedestals to protect the telephone box and gas meter in
the alley. In further correspondence with the planning office
as well as the renovation contractor in July and September of
1981, we further requested that these meters and pedestals be
relocated to the protected traSh/utility area being created
adjacent to the alley. The applicant has done neither.
The owner/applicant should be required to relocate all of the
existing gas, electric, telephone and TV meters and pedestals
into the protected area off the alley north of unit 4. They
should further be required to obtain estimates for the work
from the utilities and contractors and escrow the amount in
an interest bearing account to be released following completion
of the work after approval by this office.
3. The plat should be updated to reflect the significant
changes due to last summers renovation work.
JH/co
,
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ASPEN.PITKIN ]:aEGIONAL BUILDINIG DEPARTMENT
ME;,IORMwU:~
TO: Alan Richman, City Planning Dept ;/
FROM: Herb Paddock, Chief Building Official
DATE: January 28, 1982
RE: Condominization of Red Onion #3
------------------------------------------------------------------
This is approximately the third review process asked for in
the last 12 months on the proposed condominization. The Building
Department has reviewed this several times with Onion owners,
architects, and potential contractors.
The proposed condominization versusfype of occupancy does not
comply with typical mandatory construction practices in so
much as fire, life and safety. Electrical services are outdated,
exits are inadequate, and typical construction is not allowed.
Perhaps the owner requesting said condominization would lend
the Building Department assistance in rectifying existing
problems, I would not, at this time, recommend or support
condominization without additional information from the
applicant.
50B East: Msin St:rsat:
Aspsn, Colorado 81B11
303/925-5973
1'"'
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Colette Penne, Planning Office
RE: Recondomi n i umi za ti on of the Red On ion
DATE: February 2, 1982
Location:
Zoning:
Applicant's
Request:
Referra 1 Agency
Comments:
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Planning Office
Review:
Lots N, 0, and P, Block 89, O.A.T. (420 E, Cooper)
CC
Recondominiumization of the Red Onion building to include the
new unit (Unit #5) allotted in the 1981 GMP competition and
conversion of space in a previously-formed unit CUnit #3).
City Attorney
Compliance with Section 20-22 of the Municipal Code has tradi-
tionally not been appl ied to the condaminiumi.zation of commer-
cial units, but should be required with respect to any existing
dwe 11 ing un its.
Engineering Department
1. The applicant should submit a revised plat following con-
struction when a field survey may be undertaken to verify
the dimensions and location of the new space.
2. The applicant should be required to relocate all of the
existing gas, electric, telephone and TlI lTIeterS and pedestals
into the protected area off the alley north of Unit 4. The
estimated cost of this work should be escrowed.
3. The applicant should update the plat to show last summer's
significant renovation work.
Building Inspector
Electrical services are outdated, exits are inadequate, and
typical construction is not allowed. The applicant will have
to work wi.th the Building Department to rectlfy existing
problems. The Building Department would not, at this time,
recommend or support condomi ni umi zati on of Unit .#3 without
additional information from the applicant.
In June of 1980, the Red Onion originally condominiumized their
complex on the Cooper Street Mall. At that time, one of
the condominium units formed (Unit #3) was considered to have
had a previous history of residential housing and language was
attached to the condominium plat which reads, "A change in the
use of Unit No, 3 from employee housing to commercial must pro-
ceed through the City of Aspen Growth Managment Plan unless
otherwise exempted therefrom."
The l~ Growth Management competition awarded an allotment for
a new second-story unit (Unit #5) which is also before you for
condominiumization.
The proposal for Unit #3 is to split off the southerly 1,081
square feet of the unit (which is at present sealed off from
use) and convey it as part of Unit #5. It would then oe used
as part of the offi ce space whi ch will occupy Unit .#5. The
applicant would further like to convert the northerly portion
of Unit #3 into other commercial uses,
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-..I
Memo: Recondominiumization
Page Two
February 2, 1982
of the Red Onion
A site inspection revealed that on the top floor, the present
restaurant operation is occupying a space for office use and
other rooms were in a sort of "flophouse" condition with no
evidence of occupancy.
This section of the building was at one time used as a sleeping
room accommodation for employees of the restaurant. There is
not a kitchen in this space and bath accommodations are minimal.
It is unlikely that this living space has been occupied in the
past 18-month period, It is the opinion Of the Planning Office
that requiring conversion of this space to employee housing is
probably unwarranted. Further conversion of it to commercial
and office use without an allotment being granted through the
Growth Management process is equally unwarranted. This space
could have been included in the 1981 Growth Management competi-
tion.
Planning Office
Recommendation:
The Planning Office recommends approval of the request for
subdivision exception for the purposes of condominiumization
of UnIt #5 of the Red Onion Condominiums and denial of the
inclusion of a portion of Unit #3 in that newly-formed
condominium unit or any conversion of UnIt #3 to commercial
use without:
1. Growth Management review and approval; and
2. The recommendation of the Building Department that the
necessary revi s ions have been made to meet 1 iJe , health
and safety standards,
The following condItions are recommended for attachment to the
approval for Unit #5;
1. The applicant should be required to s.ubmIt the revised
plat, signed and sealed by a surveyor, following con-
struction.
2. The owner/applicant should be required to relocate all
of the existing gas, electric, telephone and TV meters
and pedestals into the protected area off the alley north
of Unit #4. The estimated cost of this work should be
escrowed prior to the work,
3. The applicant should update the plat to show last summer's
signiJicant renovation work.
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AGENDA
ASPEN PLANNING AND ZONING COMMISSION
February 2, 1982 - Tuesday
5:00 P.M.
CITY COUNCIL CHAMBERS
Regular Meeting
I. COMMISSIONERS' COMMENTS
II. MINUTES
I I I. NE~!3..~~ESL_..____ ... ------ . ..- ---__.
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A. Red Onion Subdivision Exception (Condominiumization)
IV. PUBLIC HEARINGS
A. 700 South Galena - Preliminary Plat
B. Golf Course Subdivision - Preliminary Plat
C. 1982 Residential GMP Applications
. Sunny Park
V. ADJOURN MEETING
f"
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MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Colette Penne, Planning Office
RE: Recondominiumization of the Red Onion -- Exemption from GMP for conversion
of the space of Unit #3
DATE: February 16, 1982
Background:
At the February 2 meeting of the Commission, Unit #5 at the
Red Onion (tne new second-story unit which received an allot-
ment in the 1981 GMP competition) was approved for condominiumi-
zation with three conditions attached.
Still to be decided is the future of the space comprising Unit #3.
This space is unimproved, and the applicant's request is to con-
vert the southerly 1,081 square feet of the uni.t for use as office
space and convey it as part of Unit #5. The applicant would
further like to convert the northerly portion of Unit #3 into
other commercial uses.
Investigation as to prior use indicated (from the GMP Inventory
sheets) that the use was residential. However, in Section
24-11.2(b) of the Municipal Code, an exemption from the GMP
allotment procedure is provided for "the enlargement of, or
change of use in, a structure which has received individual
historic designation." The Red Onion building has been identi-
fted in the Inventory of Historic Sites and Structures for the
City of Aspen as being an "Exceptional" structure, which is
the highest category. The owners have sent a written reply
requesting the designation and this process has not been completed
because the building is in tne Commercial Core Historic District,
and those buildings have not been through the process. HPC has
reviewed des ignation of the Red Onion buil di ng and recommended
it to Council, It now has to be processed through ordinance
adoption.
Planning Office
Recommendation: The Planning Office recommends that the Planning and Zoning
Commission recommend to City Council subdivision exception for
the purposes of condomi niumizatton of the southerly 1,081 square
feet of Unit #3 as part of Unit #5, for use as office space.
Further, that the northerly portion of Unit #3 be exempted from
the GMP competition due to the provision in Sec. 24-11.2(b) of
the Municipal Code under the following conditions:
Ic'p" ...1
1, That the histori.c designation fll"6EESS be C61"1l1cLcJ for ~
the buil ding.
2. That the recommendation of the Building Department concerning
the necessary revisions to meet 1 He, health and safety
standards are followed.
o
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LAW OFFICES
OATES, HUGHES & KNEZEvICH
LEONARD M. OATES
ROBERT W. HUGHES
RICHARD A. KNEZEVICH
DEBORAH QUINN
PROFESSIONAL CORPORATION
SUITE 200
600 EAST HOPKINS AVENUE
ASPEN, COLORADO BIBII
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AREA CODE 303
TELEPHONE 920-1700
_--'!~. COPIER 920-1121
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February 25, 1982
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Ms. Colette Penny
City of Aspen Planning Department
130 So. Galena
Aspen, Colorado 81611
;'1: i";,: / .:/t~, r'
Re: Condominium Unit #3, Red Onion Condominiums
Dear Colette:
Confirming our telephone conversation of February 24,
1982, this letter is to advise you that upon the removal of
restrictions relating to Condominium unit #3, Red Onion Condo-
miniums by virtue of its Growth Management Exemption as a
historic structure, Red Onion Investors fully intends to pro-
ceed in the process of the redevelopment of Unit #3, and the
construction of the new Unit #5 which has been approved under
Growth Management in the 1982 allotment to fully renovate
unit #3 so as to remove the deficiencies from a building
code standpoint which obviously exists with respect to unit
#3 and its current condition. We have been constrained against
doing so up to now because of the limitations upon the utiliza-
tion thereof imposed upon the property.
Very truly yours,
OATES, HUGHES & KNEZEVICH, P.C.
,-~ Dt;;
LEONARD M. OATES
LMO/mlp
cc: Red Onion Investors
qSPEN/PITKIN PLANNING OFFICE d
130 South Galena Street
Aspen, Colorado 81611
LAND USE APPLICATION FEES
County
00100 - 63711 09009 - 00000 Subdivision/PUD
63712 Special Review
63713 P& Z Review Onl y
63714 Detailed Review
63715 Final Plat
63716 Special Approval
63717 Specially Assigned
City
00100 - 63721 09009 - 00000 Conceptual Application
63722 Preliminary Application
63723 Fi nal Application
63724 ~_bd E ~:-~ .~-h. I')... 50 co
xemptlon., .
63725 Rezoning
63726 Conditional Use
PLANNING OFFICE SALES
00100 - 63061 09009 - 00000
63062
63063
County Land Use Sales
GMP Sales
Almanac Sales
Copy Fees
Other
Name: Vbol'> l~\(^-\
':'/oC\\ct tr...J \..:l
Address: t",or- E,
i I\J\Jf'] ( to" pfOjectt', cl
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f\.;,1 ,\ \,O,i.c)'rHI J
Phone:
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Check No. I ,
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Date:
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I / '61
I
Receipt No. P
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