HomeMy WebLinkAboutcoa.lu.ec.Cortina Lodge.36A-853 — CORTINA LODGE - Employee Housing-
1985 (Dutera)
E
CASELOAD SUMMARY SHEET -
City of Aspen
DATE RECEIVEAC-VOPLETE,:_
Wr
DATE RECEIVE
PROJECT NAME • l.wY(G(;/ `
APPLICANT: Wbodmp
Applicant Addres hone
REPRES ENTATIVE:
Representative A dre /Phone:
Type of Application:
CASE N0.
cA
I. GMP/SUBDIV IS ION/PUD (4 step)
Conceptual Submission ($2,730.00)
Preliminary Plat ($1,640.00)
Final Plat ($- 820.00)
II. SUBDIV IS ION/PUD (4 step)
Conceptual Submission ($1,900.00)
Preliminary Plat ($1,220.00)
Final Plat ($ 820.00)
_V III. EXCEPTION/EXEMPTION/REZONING (2 step) ($1,490.00)
IV . SPECIAL REVIEW (1 step) ($ 680.00)
- Special
Review
Use Determination
Conditio
Other:
al Use
LP&Z CC MEETING DATE:
ice° \ 9
PUBLIC HEARING: YES NO
DATE REFERRED: r `!" I%
INITIALS:
REF RRALS:
--------------
City Atty
Aspen Consol.
S.D. School District
City Engineer
Mtn. Bell
Rocky Mtn. Nat. Gas
Housing Dir.
Parks Dept.
State Hwy Dept (Glenwd)
Aspen Water
Holy Cross Electric State Hwy Dept (Gr. Jtn)
City Electric
Fire Marshall
�- Bldg: Zoning/Inspectn - %
Envir. Hlth. +
Fire Chief
Other:
r-------------------------- - ---------------------
FINAL ROUTING: DATE ROUTED_ 1 21 S'% INITIAL_
City Atty City Engineer Building Dept.
Other: Other:
FILE STATUS AN'D LOCATION:
CASE DISPOSITION: A n
LGaJe 01,;me1hU;46A;!L->2,.Pihei. im)AIVol i-)dra')
Reviewed by: A$n P&Z �Coun
DA OecenilX��,I�$S C1:v.1CI c► r pow' '4 , i� C n. v� tic (:MPe►rr, , o��l f
1. All unite shall be deed -restricted to the low income err;ployee
hot sing cuidelires. Units 8, 11, 12, 13, 14, 15 and 16 shall be
associated with the Hotel Jerome's employee housing obliga-
tions. Units 1, 9, 10 and 17 shall be associated with the
Woodstone Ir+n's employee housing obligation. Units 2, 3, 4, 5, 6
and 7 shall be reserved for future employee housing needs in
assoclation in the obligations yet to be determined.
2. The Cortina Lodge facility and grounds shall be upgraded accord-
ing to representations made in "List of Impreverrients, Schedule
A."
3. Unit 232 of the Woodstene Tr:n shall be refurbished with a toaster
oven, microwave and sink.
4. Approval for an am reiment to the iioodstone Condominiumiza.tien
Plat designating storage wage adjacent to Foorr. 232 as L.C.F. as-
FOC.; EteO With thE. room sha'_. 1 be obtain_ec'•.. "
Ca:�.�c,� k,�Yi c:.�::«crr..��� �'/'Fu^;�i 7u� %%�.�-� v�,l-�,��w.. ��; �^ -u'� pu.Gp�� /�r�*.rlelr•��uc�•��,,
1. All Cortina unit_ shall be deed -restricted for rental use for em-
ployees.
2. The sir: month minimun lease restriction with no more than two shorter
tenancies shall be waived.
3. A schedule of improvements shall be drawn up to correct deficiencies
noted in the Building Department memorandum of November 12, 1985. All
improvements shall be made as acceptable to the Building Department
prior to recordation of the condominiumization plat.
4. A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted) 6r qr,-,#�:-
5. The owners a;ree to join any special imprcverr.ent districts formed in
the future, and shall include this agreement in the Statement of
Subdivision Exception.
6. A condominiumization plat shall be submitted meetin-5 all rcqui rement s
of Section 20-15 of the ftni.ciral Code.
CASE DISPOSITION: �oy-rl�4 L id"s ck,11be;n USe(6f,,F e6riro,)44 �pr�tfa,�►uMiin�►�n
Revi�.wed'by: spe &Z City Council•
5 ;n f'a � C�l d or pWj /lslc r1rW14 !�,"A c1 -�k jp:,AJ d4 0 ;"u J. fruc^w�t
1. All units shall be eed-restricted to• .the low income employee housing
guidelines. 11, 12, 13, 14, 15 and 16
shall be associated with the Hotel Jerome's employees housing obliga-
tions. Units 1, 9, 10 and 17 shall be associated with the Woodstone
Inn's employee housing obligation. U,J' �� �T 7 a1ta1( be res�r„a�
c: fI1vtz �n,r�l�ye s'u,at,:a w.i� o��+,�t�t,,s y¢t is b�
2. The Cortina Lodge facility and grounds shall be upgraded according to
representations made in "List of Improvements, Schedule A."
3. Approval from the Housing Authority shall be obtained for the condi-
tions and types of employee deed -restrictions to be placed on the four
Hotel Jerome units.
4. Unit 232 of the Woodstone Inn shall be refurbished with a toaster
over, microwave and sink and a storage area.
5. Approval for an amendment to the Woodstone Condominiumization Plat
desiqnating storage space adjacent to Room 232 as L.C.E. associated
with the room shall be obtained.
' 4'
•`+�'��_� L.1�i:i1•Vr.lf �L r✓v.'/]v•.L I✓�(,�1. }i ^"Y�R/•� I..:ry.. vJV✓�iW TAi1n'•'i •) +V✓IO.1I�'WY�'LG 1+�J•
'"' �c' gin ►C Q
All Cortina units�lshall be deed -restricted for ,rental use,.
M,,
V_ A schedule of improvements shall be drawn up to correct deficiencies
noted in the Building Department memorandum of November 12, 1985. All -
improvements shall be made as acceptable to the Building Department
prior to recordation of the condominiumization plat.
-1, A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted r>t - %° 1' k
`i The owners agree to join any special improvement districts formed in
the future, and shall include this agreement in the Statement of
Subdivision Exception.
J A condominiumization plat shall be submitted meeting all requirements
of Section 20-15 of the municipal Code.
4.
1. A plan for eight parking spaces shall be submitted for the approval of
the Engineering Department prior to review of this application by City
Council.
2. Seven (7) additional off-street parking spaces shall be provided 1*11
the present 60 parking space commitment for the Hotel
Jerome; for use of the Hotel Jerome employees living in the Cortina.
rl
lk fl 5," C664-
October 8, 1985
Alan Richman
Planning Director
City of Aspen
130 S. Galena St.
Aspen, CO 81611
Dear Alan,
Pursuant to our telephone conversation on Monday, October 7th, the
following details our reponse to your request for more information relative to
our application on the Cortina Lodge.
We feel that there will be no major impacts created as a result of
either changing the use to employee housing or condominiumizing the Cortina.
The following gives a synopsis of both the rental history of the Cortina for
the last 18 months and our parking plan for the project, per your request.
1. Rental History
In April of 1984, Raul and Kim Wille took over the management of the
Cortina. The following gives a breakdown of their rental history at the
Cortina.
April 1984 - mid December 1984/ Seven units used as long term
mid December 1984 - March 1985/ Two units used as long term
April 1985 - June 1985/ Eleven units used as long term
July 1985 - September 1985/ Three units used as long term
October 1985 - present/ Nine units used as long term
Our plan is to take 13 of the 17 units and deed restrict them,
limiting their use to only year-round employee housing. As portrayed in the
above chart, the Cortina has a history of being rented long term, however no
more than 11 units were ever used at one time for long term housing. First
off, our plan uses 13 units on a year-round basis for long term housing,
but also goes a step further by specifying use as employee housing as per the
Housing Authority guidelines.
Secondly, the rents that we will be charging for housing will be
approximately one half of what the long term residents at the Cortina
currently pay. (Please see employee profiles Exhibits B and C).
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
October 8, 1985
Alan Richman
Planning Director
City of Aspen
130 S. Galena St.
Aspen, CO 81611
Dear Alan,
Pursuant to our telephone conversation on Monday, October 7th, the
following details our reponse to your request for more information relative to
our application on the Cortina Lodge.
We feel that there will be no major impacts created as a result of
either changing the use to employee housing or condominiumizing the Cortina.
The following gives a synopsis of both the rental history of the Cortina for
the last 18 months and our parking plan for the project, per your request.
1. Rental History
In April of 1984, Raul and Kim Wille took over the management of the
Cortina. The following gives a breakdown of their rental history at the
Cortina. y
1',,fs 14 17 NM'l f
April 1984 - mid December 1984/ Seven units used as long term -ma g,+-ter,.9
mid December 1984 -March 1985/ Two units used as long term
April 1985 - June 1985/ Eleven units used as long term 6 rjw#+erM
July 1985 - September 1985/ Three units used as long term
October 1985 - present/ Nine units used as long term Sbr�-�rrh ���I-P,rSri
Our plan is to take 13 of_t1L 17 ,nits and deed restrict them,
limiting their use to only year-round employee housing. As portrayed in the
above chart, the Cortina has a history of being rented long term, however no
more than 11 units were ever used at one time for long term housing. First
off, our plan uses 13 units on a year-round basis for long term housing,
but also goes a step further by specifying use as employee housing as per the
Housing Authority guidelines.
Secondly, the rents that we will be charging for housing will be
approximately one half of what the long term residents at the Cortina
currently pay. (Please see employee profiles Exhibits B and C).
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
• • • 0
2. Parking Plan for the Cortina
One of the major reasons we are purchasing the Cortina Lodge is
because of its ideal location. The fact that the Cortina is located one block
away from the Jerome, next to major bus stops, and on the fringe of the center
part of town, makes it perfectly suited for our employee that is profiled in
Exhibits B and C. The need for the employee to own or even consider
purchasing a vehicle is greatly diminished. There is also a question of 5�00)UsSuMY
whether the employee, as profiled, can afford to own a car. In fact, in a
recent employee survey we found that 64% of our hourly employees do not own
cars. Their reasons for not owning a car were as follows:
A. Don't need one/use buses for travel
B. Can't afford one
The reasons for owning a car by our employees were as follows:
A. Bus routes don't come near residence
B. Lives down valley
C. For out of town travel only
D. Have family - must cart around valley
Under the reasons given for owning a car, both A and B are resolved
by our plan; C would remain unresolved and D would be left out in that we
don't anticipate families desiring this type of housing in any case.
We would anticipate that when the Cortina is used as short term
housing, one parking space per room would be necessitated, which would equal
sixteen cars. As a result of the proposed change in use, we would certainly
not exacerbate this previously existing parking requirement, but would
probably mitigate the impacts of the parking situation. The following gives a
detailed analysis of our parking plan.
Using the planning criteria from the parking requirement section in
the City Zoning Code, which states that each parallel parking space should be
18 feet long and 8.5 feet wide, the following calculation was made with
respect to the Cortina. The Cortina is 97 feet long on the east side and 90
feet long on the west side, availing 5.39 parking spaces on the east and 5
spaces on the west, totaling 10.39 spaces available on site. Given our
survey, which was taken before our offering ideally located housing to our
employees, which should lessen their needs for cars, we found that 36% of our
hourly employees own cars. By taking the 36% and multiplying it by the 24
employees to be housed, a requirement for 8.64 parking spaces is derived.
This would leave roughly two parking spaces left over for the four units
(units 2-5) not being considered as a part of this application, which we feel
is satisfactory.
-Pvr I e*fjiplees and gbh,+s frte-41,
—�— 17 r pp m S
In summary, we feel that the parking available at the Cortina for
the proposed use is adequate and would actually lessen the parking impacts
found as a result of the project's current use.
Respe ful bmitted,
Dou Carlson
Controller/Woodstone Inn
Hotel Jerome
DC/cr
MEMORANDUM
To: Steve Burstein, Planning Department
From: Elyse Elliott, Engineering Department
Date: November 4, 1985
Re: Cortina Lodge
After reviewing the above application and making a site inspection,
the Engineering Department has the following comments:
The parking requirements in the L-3 zone call for one parking
space per room. The Cortina falls short of this requirement by
at least seven spaces.
The applicant's parking plan allows for each parallel parking
space to be 8 1/2 feet wide and 18 feet long. These dimensions
are listed in Section 24-4.2 of the City Code, however they do
not pertain to parallel parking areas. Each parallel parking
space should by at least 22 feet long, which would allow only 8
parking spaces.
Eight parking spaces are inadequate for a 17 room complex.
However, increasing the number of spaces does not appear feasible
due to the limited area. This is the historical number of
parking spaces for this lodge.
The applicant states that only a small percentage (36%) of the
hourly employees own cars. Perhaps only the employees without
cars should be allowed to reside in the Cortina. This way, the
four units that are not deed restricted will have adequate
parking and there will also be 4 parking spaces for guests.
We request that space #6 be restricted to compact cars only to
allow room for cars to access/egress on Frain Street. This
signage should be supplied by the applicant.
We would not normally permit the curb cut on Main Street.
However, removing the access/egress on Main Street would only
further exacerbate the parking situation.
Other than the parking situation, which does not seem to be
repairable, we have no problem with this application. The
building is adequately serviced by utilities and has sufficient
dum pster space. The applicant is not changing anything on the
exterior that has historically existed.
ASPEN6PITKIN REGIONAL BUILDINPDEPARTMENT
MEMORANDUM
Date: November 4, 1985
TO: Steve Burstein, Planning Department
FROM: Bill Drueding, Zoning Enforcement Officer
SUBJECT: The Cortina
1. If you compare the Cortina's parking plan to the City of
Aspen's Parking Standards, (Example E), there is quite a defi-
ciency.
2. The applicants request is also to condom:in-iumize the prop-
erty. It appears a Health, Life and Safety inspection is needed.
3. Units appear small, but the price appears right.
WLD:lo
offices:
517 East Hopkins Avenue
Aspen, Colorado 81611
303/925-5973
mail address:
506 East Main Street
Aspen, Colorado 81611
Ik Iqs/1e„ ci*G-
November 14, 1985
Steve Burstein
Aspen/Pitkin Planning Office
130 South Galena
Aspen, CO 81611
Dear Steve,
Pursuant to your request, the following will detail our amendment
to the employee housing plan for the Hotel Jerome.
Our plan is to use four rooms at the Hotel Jerome for employee
housing in lieu of using rooms numbered 6 and 7 at the Cortina. The four rooms
at the Jerome would house a total of four employees, (i.e., one in each room).
The four employee units located at the Jerome average 229 square feet
per room. There are two kitchenettes and two bathrooms in the plan, resulting
in a ratio of two employees per kitchen and two employees per bathroom, well
above the Housing Authority minimum standards.
DC/ag
Since y,
I
Doug Carlson
Executive Vice President
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
•
•
LIST OF IMPROVEMENTS
SCHEDULE A
1. Convert office to lounge/kitchen. Recarpet, paint and soundproof.
Refurnish with couch, coffee table, and chairs.
2. Repaint exterior as needed, including all balconies and ceilings over
walkways.
3. Touch up stucco on outside walls as necessary.
4. Furnish all rooms with single beds.
5. Install small kitchen in units 14 & 15.
6. Upgrade storage area beneath lodge to include storage bins, coin -op
laundry, and ski repair table.
7. Install kitchen in unit 13 and furnish for use as a lounge area, by adding
couches and sitting chairs.
8. Patch asphalt in parking area as necessary.
•
EXHIBIT B
EMPLOYEE PROFILE
HOTEL EMPLOYEE
Age: 18-25 years
Hourly Wage: $5.00 - 6.25
Type of Job: Bellman, Front Desk, Housekeeping, Maintenance
Employee/Current Monthly Rent (Average): $350.00
Employee/Proposed Monthly Rent: $90.00/150.00
The current monthly rate at the Cortina Lodge is $300.00 - 400.00 per month.
• 0
EXHIBIT C
EMPLOYEE PROFILE
RESTAURANT EMPLOYEE
Age: 18-25 years
Hourly Wage: $3.35 - 6.25
Type of Job: Dishwasher, Busboy, Waiter, Waitress, Bartender, Prep Cook
Current Monthly Rent (Average): $350.00
Proposed Monthly Rent: $90.00
The current monthly rate at the Cortina Lodge is $300.00 - 400.00.
0
Cortina Lodge
Schedule of Rents
For the five periods starting April 1984 and ending October 1985
Period
April 1984 - mid December 1984
mid December 1984 - March 1985
April 1985 - June 1985
July 1985 - September 1985
October 1985 - present
Rent Per
# of
Month w/
Units
Kitchen
C w• S A04-
1bo
5
$ 368.00
0
0
5
380.00
2
380.00
5
380.00
Rent Per
# of
Month w/o
Units
Kitchen
v., ,kS 4 ^t
So S.C. C,&C�,,
2
$ 340.00
2
340.00
6
340.00
1
340.00
4
340.00
MEMORANDUM
TO: Aspen City Council
THRU : Hal Schilling, City Manage
FROM: Steve Burstein, Planning Office(7;�A
RE: Cortina Lodge Change in Use and Condominiumization
DATE: December 9, 1985
SUMMARY: The Planning Office recommends approval of the requested
Change in Use and Subdivision Exception for the purpose of condomini-
umiza.tion. We recommend that two more bedrooms for the Hotel Jerome
employees be provided in the Cortina than recommended by the Planning
Commission.
APPLICANT'S REQUEST: Hotel Jerome Ltd Partnership and Woodstone
Associates request a change in use from lodge to residential uses and
condominiumization of the Cortina Lodge. The applicants propose to
meet their employee housing obligations by providing in a dormitory
configuration six_ (6) bedrooms for fifteen (15) employees of the Hotel
Jerome and three (3) bedrooms for five (5) employees of the Woodstone
(a/k/a Aspen Club) Lodge. The remaining six (6) units would also be
deed -restricted to the low-income employee housing guidelines, but
shall be reserved for future employee housing needs yet to be deter-
mined.
LOCATION: 230 E. Main, Lots P and Q, Block 73, City and Townsite of
Aspen.
ZONING: L-3
BACKGROUND: In the Hotel Jerome Final PUD Agreement signed April 29,
1983, the owner of the Hotel "has agreed to and does hereby acknow-
ledge his obligation to provide nineteen (1.9) 'employee housing'
bedrooms . " The owner was given the flexibility to provide
fifteen (15) off -site employee bedrooms and four (4) bedrooms either
within the Hotel or off -site.
It should be noted that City Council approved the employee housing
program consisting of four (4) on -site "employee units" and fifteen
(15) bedrooms to be either in the project or off -site in Conceptual
approval (April 27, 1982) and Preliminary approval (August 11, 1982) .
Through most of the discussion of the Final PUD Agreement, this same
provision was considered by Council (March 23, 1983) . Changes were
made to the PUP Agreement giving the present flexibility in the
employee housing program in the version passed by Council on April 11,
1983. The applicant continues to be committed to providing four (4)
units in the Hotel Jerome, approximately 229 s.f. each, to be deed -
restricted to the middle income guidelines, and therefore a principal
issue for discussion tonight is the condition regarding the remaining
15 bedrooms.
Under the conditions of approval for the Woodstone Inn Condominiumi-
zation, the owner agreed to an employee housing program consisting of
Unit 121 of the Woodstone Inn and three (3) units in the Alpina Haus,
totalling 1,692 square feet for all four (4) units. Woodstone
Associates received approval of a condominiumization plat amendment on
August 26, 1985, to change the employee deed -restriction from Unit 121
to Unit 232 and to provide three units at another site acceptable to
the Housing Authority and City Council. Room 232 is a smaller unit
than 121, but more recently refurbished. The owner has also committed
to adding a toaster oven, microwave, sink and two storage areas
to complete Room 232. Room 232 is proposed to be deed -restricted to
the low-income employee guidelines.
APPLICABLE SECTIONS OF THE MUNICIPAL CODE: Section 24-11 .2 ( j)
describes the GMP exemption for a change in use activity. To be
considered in reviewing a change in use is "growth impact . . . de-
fined as any activity which results in more than a negligible increase
in employee housing or parking; generates more than a negligible
increase in traffic demand, water and sewer needs, fire and police
protection requirements, off -site drainage and road demands; or
otherwise requires the provision of more than a negligible increase in
governmental services."
Section 20-22 explains the requirements of condominiumization. The
following subsections are most relevant to this case:
"(b) All units shall be restricted to six (6) month minimum
leases with no more than two (2) shorter tenancies per year; and
(c) The applicant shall demonstrate that approval will not
reduce the supply of low and moderate income housing. Such
demonstration shall be made at the time of initial consideration
by the planning and zoning commission for purposes of their
recommendation to the city council . . .
. . . The following shall be considered prima facie evidence
that approval will reduce the supply of low and moderate
income housing:
(1) Evidence that the property has historically rented for
terms in excess of one month periods at a price within the
current guidelines for low, moderate and middle income
housing as determined by the council for additional points
within the terms of the growth management plan, and the
applicant intends to increase rents within five (5) years
after condominiumization such that the price of each unit
2
11
0
will be in excess of the above guidelines.
(e) The applicant must agree to undergo an inspection of the
building or buildings by the building department prior to review
of the request for condominiumization by the planning and zoning
commission. This inspection shall primarily concern itself with
fire, health and safety conditions -- the intention is not
necessarily to bring old structures to full compliance with new
construction codes."
The off-street parking review criteria for residential uses is stated
in Section 24-4.6 as follows:
"Whenever the number of spaces required is subject to review,
such review shall be made by the zoning commission which commis-
sion, in making such determination, shall consider the projected
traffic generation of the proposed development, site characteris-
tics, the pedestrian access and walking distances to the downtown
areas, and the availability of public transportation."
PROBLEM DISCUSSION:
A. REFERRAL COMMENTS:
1. Housing Authority: On October 31, 1985, the Housing
Authority approved the Cortina Lodge proposal as presented
for meeting the Hotel Jerome and Woodstone employee housing,
needs. The Authority was not aware of the applicants'
commitment to having four units within the Hotel Jerome.
The Housing Authority believed that the dormitory concept is
a particularly desireable approach. The level of upgrade,
amount of space, provision of kitchens and bathrooms and the
rent not to exceed $90/month per employee were each consi-
dered appropriate for this project. It was noted that there
is a shortfall of floor area from the Woodstone Agreement;
however, 5 instead of 3 employees would be housed. With
regards to the Hotel Jerome Agreement, the Housing Authority
accepted that the 19 employees to be housed meets the PUD
Agreement calling for 19 bedrooms. Since that approval was
given, the proposal was changed to include four units in the
Hotel Jerome and seven bedrooms housing 15 employees in the
Cortina. This proposal was also approved by the Housing
Authority.
2. Engineering Department: In a memorandum dated November 4,
1985, the Engineering Department made the following com-
ment s :
a. The applicant's parking plan for ten (10) spaces is
based on dimensions that do not pertain to parallel
parking. Each parallel parking space should be at
least 22 feet long, which would allow only eight (8)
parking spaces.
b. Eight parking spaces are inadequate for a 17 room
complex.
C. We would not normally permit the curb cut on Main
Street. However, removing the access/egress on Main
Street would only exacerbate the parking situation.
d. The building is adequately serviced by utilities and
has sufficient dumpster space.
3. Building Department: A fire, life and safety inspection
report was made by John Ostwald, Building Inspector on
November 12, 1985. Deficiencies were noted in fireplaces,
stairway head clearance, plumbing drains, east wall windows,
and other areas. Tom Voorhies, Electrical Inspector, noted
in a November 12, 1985 memorandum certain inadequacies
related to the Cortina's electrical system.
B. STAFF COMMENTS: The following issues have been identified
regarding this proposal:
1. Number and Location of Bedrooms and Employees to be Housed.
As noted in Table 1 which appears below, several changes
from the Hotel Jerome and Woodstone Lodge agreements are
evident. Regarding the Hotel Jerome, the Cortina proposal
would provide a total of 6 bedrooms instead of fifteen. The
total Woodstone employee housing square footage agreed to
would be reduced by 355 square feet. In both cases,
interpretation is necessary in determining whether the basic
intent of the agreements is being met when translated into a
dormitory configuration that contains fewer numbers of units
and less square footage than specifically approved.
The Housing Authority has been particularly supportive of
the dormitory concept as the price range is truly affordable
for the low wage earners of our community. The Planning
Office agrees that the dormitory concept with small bed-
rooms, shared kitchens, bathrooms, and lounges is an
interesting and positive feature of this proposal. However,
we also are concerned that the prior agreements are met
through this proposal.
4
•
•
TABLE 1
Employee
Housing
Cortina
Agreements
Proposal****
Project
Bedrooms
Beds
S.F.***
Bedrooms
Beds
S.F.
Hotel Jerome
On -Site
4
NS
180/unit.
4
4
229/unit
Off -Site
15*
NS
6
15
Subtotal
19
10
19
229/unit
Woodstone
On -Site
1
NS
589
1
1
396
Off -Site
3
NS
1103
3
5
941
Subtotal
4
1692
4
6
1337
(-355)
* To be provided on -site or off -site.
** NS - Not Stated
*** S.F. - Square Footage
**** Note: Six (6) Deed -Restricted Cortina Units Reserved for Future
Employee Housing Obligations.
Source: Aspen/Pitkin Planning Office; November, 1985
Research into the Hotel Jerome PUD has shown that at conceptual
approval on April 27, 1981, and Preliminary approval on August
11, 1982, the owner was to provide housing for "an additional
fifteen employees of the hotel at a location acceptable to the
City, to include a minimum of fifteen bedrooms." The Planning
Office believes that the language and intent of the Jerome PUD
agreement is clear regarding the fifteen bedroom obligation.
There should be 15 bedrooms in an apartment, house, or dormitory
configuration for at least 15 employees. Table 1 shows that
there is a shortfall of nine bedrooms for the Hotel Jerome
employees; however, in a dormitory configuration, this short -fall
is probably less.
The Woodstone Inn shortfall of square footage is also of concern
to us. The three units to be employee housing at the Alpina Haus
would equal 1103 square feet, or approximately 368 square feet
each. It is not clear whether 1, 2 or more employees were to be
housed in each unit. Historically, Alpina Haus Units 42 and 44,
which were to be deed -restricted in association with the blood-
stone, contained four (4) beds each. If it were assumed that
there would be two employees in each unit, then there would be a
shortfall of one employee in the Cortina, as well as the 310
s.f.
5
The Pl anni ng Of f i ce po si ti on i s that two of the si x reserve
bedrooms in the Cortina should also be deed restricted in
association with the Hotel Jerome. If we use the current
standard that a one -bedroom unit houses 1 .25 employees to
interpret the Jerome' s 15 bedroom requirement, then the 15
bedrooms would provide housing for 19 people. Theref ore, we
recommend that two more Cortina bedrooms be associated with
the Hotel Jerome. There would be in total, nine bedrooms to
house nineteen employees.
It should be noted that the Planning Commission agreed with
the Housing Authority's recommendation to accept the project
a- presented and deed -restrict no more units in association
with either the Jerome or the Woodstone obligation. In addition,
the Commission recommended that the six month minimum lease deed -
restriction required in condominiumization be waived because of
the likelihood that lodge employees will be seasonal employees.
The Planning Office agrees with this assessment and believes that
such an exception for an employee dormitory is reasonable.
2. Reduction in the Supply of Low Income Housing. The appli-
cant provided rental history on the Cortina Lodge showing
that units have rented in excess of the rental price/square
foot range on a long-term basis for employee housing. The
historical mixed long-term and short-term uses of the Cortina is
non -conforming based upon the rules of the L-3 zone. Therefore,
through deed -restricting the units to the low income housing
guidelines this proposal would increase the supply of low income
housing, meeting the criteria of Section 20-22(c) for condomini-
umization. As a practical mater for dormitory, the project
should be restricted to rental and not sale to serve the lodge
employees.
One might still question whether the reduction in low-cost
tourist recommendations through this proposal has a negative
effect. It appears that while such is the case, the greater
good would be served in providing inexpensive long-term housing
for employees.
3. Upgrading of the Cortina. The list of proposed improvements
consists primarily of upgrading interior and exterior common
areas (see "Schedule A" attached). All rooms would be furnished
with single beds; and kitchens would be added to two units. The
Housing Authority was satisfied with the level of upgrade.
Deficiencies noted by the Building Department should be correct-
ed, and a schedule of those improvements should be drawn up for
completion of work prior to condominiumization.
4. Parking (Planning Commission Special Review) . According to
Engineering Department calculations, the Cortina has adequate
room for eight on -site parking spaces. There would be approxi-
C.1
0 •
mately 30 residents in the Cortina at full occupancy in 16
bedrooms.
The Planning and Zoning Commission reviewed the Cortina parking
plans at the November 19, 1985 meeting, and approved a plan for
eight parking spaces with the condition that seven spaces be
provided within the 60 parking spaces required for the Hotel
Jerome expansion to be available for the Hotel Jerome employees
living in the Cortina. The Planning Office recommended that
seven spaces be provided on top of the Jerome's 60 spaces, based
on the one space per two employees ratio used for the Aspen
Mountain PUD employee program.
ADVISORY COMMITTEE VOTE: On November 19, 1985, the Planning Commission
voted 5 in favor and 2 opposed to recommend approval of the requested
change in use with the conditions listed below. The Commission voted
unanimously in favor of condominiumization subject to the conditions
listed below. And the Commission voted six in favor and one opposed to
grant special review approval of the Cortina parking plan subject to the
conditions listed in the Problem Discussion.
RECOMMENDED MOTIONS: If Council concurs with the Planning Commission
recommendations, then the appropriate motion would be:
"Move to approve the requested change in use subject to the following
conditions:
1. All units shall be deed -restricted to the low income employee
housing guidelines. Units 8, 11, 12, 13, 14, 15 and 16 shall be
associated with the Hotel Jerome's employee housing obliga-
tions. Units 1, 9, 10 and 17 shall be associated with the
Woodstone Inn's employee housing obligation. Units 2, 3, 4, 5, 6
and 7 shall be reserved for future employee housing needs in
association in the obligations yet to be determined.
2. The Cortina Lodge facility and grounds shall be upgraded accord-
ing to representations made in "List of Improvements, Schedule
A. '1
3. Unit 232 of the Woodstone Inn shall be refurbished with a toaster
oven, microwave and sink.
4. Approval for an amendment to the Woodstone Condominiumization
Plat designating storage space adjacent to Room 232 as L.C.E. as-
sociated with the room shall be obtained."
If Council concurs with the Planning Office's recommendation, then the
following condition should be adopted to replace Change in Use Condition
No. 1 above:
1. All units shall be deed -restricted to the low-income employee
housing guidelines. Units 6, 7, 8, 11, 12, 13, 14, 15 and 16
7
•
•
shall be associated with the Hotel Jerome's employee housing
obligation. Units 1, 9, 10 and 17 shall be associated with the
Woodstone Inn's employee housing obligation. Units 3, 4 and 5
shall be reserve for future employee housing needs in association
with obligations yet to be determined."
"Move to approve the requested subdivision exception for the purpose of
condominiumization subject to the following conditions:
1. All Cortina units shall be deed -restricted for rental use for em-
ployees.
2. The six month minimum lease restriction with no more than two shorter
tenancies shall be waived.
3. A schedule of improvements shall be drawn up to correct deficiencies
noted in the Building Department memorandum of November 12, 1985. All
improvements shall be made as acceptable to the Building Department
prior to recordation of the condominiumization plat.
4. A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted.
5. The owners ar,.ree to join any special improvement districts formed in
the future, and shall include this agreement in the Statement of
Subdivision Exception.
6. A condominiumization plat shall be submitted meeting all requirements
of Section 20-15 of the Municipal Code.
i
SB . 51
Reaular Meeting - - -Aspen City Council December 9. 1985
' Councilman Collins left Chambers due to a conflict of interest.
Steve Burstein, planning office, told Council this application is
to use the Cortina lodge units for employee housing for both the
Jerome and the Aspen Club Lodge (formerly Woodstone). This is
zoned L-3, which permits employee housing associated with lodges..
This is a change in use from lodge to residential, as well as a
request for condominiumization. Burstein said 4 of the 17 units
would be used to satisfy the Woodstone employee housing
obligations, and 7 units would be used for the Hotel Jerome. The
remaining 6 units would be deed restricted at the low income
guidelines and would be retained for future employee housing
commitments.
Burstein presented a chart on comparisons of previous employee
housing and this application. There are some shortages in the
number of bedrooms for the Hotel Jerome and square footages for
the Woodstone. Burstein told Council this is a dormitory
concept. The housing authority looked at this application and
recommended approval, as did the P & Z. The planning office
suggests that 2 more bedrooms ought to be deed restricted for the
Hotel Jerome, using the housing authority's figure of 1.25
employees housed per bedroom. Burstein said the 6 month rental
provision should not be applied as it Js not appropriate for an
employee dormitory.
Dick Butera, applicant, told Council they have been in this
process since August, went through an elaborate process with the
housing authority. The housing authority liked this plan because
of the proximity to the Hotel Jerome and because they are anxious
�to get some dormitory -type employee housing, and the rates are
very reasonable. Butera said in the adopted dormitory
guidelines, it requires 1 kitchen for every 12 employees and 1
bathroom for every 6 employees. This proposal has 1 kitchen and
1 bathroom for every 2 beds. Butera said he feels they have
addressed the quality of life for the employees in this applica-
tion. Butera told Council the minimum square footage per
employee in the guidelines is 150 square feet, and they have
provided 155 square feet.
Butera said there are 6 units left over at the Cortina. The
planning office asked the applicant if they would deed restrict
these 6 units, which the applicant is not required to do, as the
planning office does not want a mixed project. Butera agreed to
deed restrict them if the units can be used as employee housing
for future projects. Butera quoted from a planning office
memorandum in August 1981, when John Gilmore originally applied
for the Hotel Jerome approvals. The memorandum points out there
will be an increase of 15 employees and asked the applicant to
house 15 employees. Butera said Council does not usually request
an applicant to house 100 percent of the employees. Butera said
E� 16
gegu1-ar Meeting Ashen City Council December 9-_1985
1
they agree to house 15 employees but do not agree to house 4 more
employees. Butera said they exceed the employee housing
guidelines, and they have been working on this for 4 months.
Butera said the agreement calls for 15 bedrooms, but at that
time, there was no dormitory guidelines. Butera said he does not
feel the arguments for 2 more bedrooms are not justified.
Jim Curtis, housing authority, said the dormitory concept evolved
at the direction of the Council. Curtis pointed out employee
housing has been built to deal with certain segments of
employees, but the community has not been able to address the
service -type employee on a seasonal basis. Curtis said he feels
dormitories are the answer, and the Cortina plans on charging $90
a month. Curtis said at the present time the housing authority
deals in bodies rather than in bedrooms. Curtis said this
proposal for the Cortina is exactly what the housing authority
has been looking for.
Doug Carlson presented the layout of the Cortina for the employee
units. Carlson told Council in addition to the Cortina, 4
employees will be housed at the Hotel Jerome as well as 1 unit at
the Woodstone. Butera said he objects only to providing 4 more
beds at the Cortina, because there is no evidence for that
request. Butera said he is willing to deed restrict the entire
project leaving 6 units to be used for future projects; these
E will be rented to employees in the interim. This employee
housing requirement is for the new Hotel Jerome.
Mayor Stirling moved to approve the requested change in use
subject to the conditions 1 through 4 in the planning office
memorandum of December 9, 1985; seconded by Councilwoman Fallin.
Burstein told Council the original Hotel Jerome PUD agreement
requests 15 bedrooms, and the interpretation of that was that 15
bedrooms would probably house more than 1 employee in each
bedroom. That is the reason f or the request to house 4 more
employees. Mayor Stirling said that is the traditional approach
but does not address seasonal employees. Mayor Stirling said he
would be willing to accept the recommendation of P & Z . Perry
Harvey told Council the original agreement was to take care of 15
employees. Councilwoman Fallin said she feels this proposal is
better than bedrooms as it can be rented at a much lower rate.
City Manager Schilling said the city's planning process is
convoluted enough. The city does contribute to the housing
authority as an agency of the city, and perhaps everyone would
profit from designating a single agency to determine whether or
not compliance with housing requirements are satisfied. Butera
agreed it is difficult and time consuming to go through the
various levels of government.
�_ _ 17
Regular Meeting AspDecember 9, 1985
All in favor, motion carried.
Mayor Stirling moved to approve the requested subdivision
exception for the purpose of condominiumization subject to the 6
conditions in the planning office memorandum of December 9, 1985;
seconded by Councilman Isaac.
Councilman Isaac asked why the applicant wants to condomin.iumize
the project. Carlson said they need to be able to identify the 6
units for future projects. Andy Hecht told Council there may be
3 separate entitities contributing to the financing of the
project. These units will all be deed restricted for rental use.
Taddune said the statement of subdivision exception should be
subject to his approval.
Mayor Stirling amended his motion to include this should be
subject to the approval of the city attorney; seconded by
Councilman Isaac. All in favor, motion carried.
HOTEL JEROME REQUEST FOR WORK SESSION
Perry Harvey said the applicants woulcil, like
o go over
Hotel
existing approvals. Harvey told Coun
Jerome is listed on the National Register, the National Park
f� Service has told them they will accept an addition in concept but
not as designed. Some of the facade design will have to be
amended; the annex is an integral part of the project and cannot
be removed. The applicants would like to go over their concep-
tual designs. Dick Butera said they would like to complete the
plans so they can break ground in the spring. Butera told
Council they are not asking for more space, they just need
approvalof their design work.
Council scheduled
athc
rk
session
fMonday February3 at 5 p m.at City Hall. Council
suggested that the P & Z be invited.
CONSENT CALENDAR
Councilwoman Fallin moved to approve the consent calendar;
seconded by Councilman. Isaac. The consent calendar is liquor
license renewals - Little Annie's; Mother Lode; Pour la France;
and Little Nell's; Liquor License Transfer - Aspen Mine Company.
All in favor, motion carried.
18
0
•
DECLARATION OF COVENANTS, RESTRICTIONS AND CONDITION,
FOR THE C ORT I NA LODGE
This d ec 1 ar a t io n and d ed is a t io n , made and entered into this
_ 31 day of 1986, by and between
the Hotel Jerome Limited Partnership, a Connecticut limited part-
nership ("Coven antor ") and the City of Aspen, Pit kin County, Colo-
rado ( hereinafter "City") .
W I T N E S S E T H:
WHEREAS, the Jerome Partnership is the record owner of the
following -described property and the improvements located thereon,
commonly known and hereinafter referred to as the "Cortina Lodge",
to wit:
Lots P and Q, Block 73,
City and 'Ibwnsite of Aspen
WHEREAS, the Cortina Lodge has a total of seventeen (17)
units, which the Covenantor dbsires to convert to "dormitory hous-
ing" in accordance with the City of Aspen employee housing use,
occupancy and rental guidelines and qualifications for "dormitory
housing" as may be in effect and applicable from time to time;
and
WHEREAS, the City Obuncil of the City of Aspen on December
16, 1 98 5, approved the use of the Cortina Lodge, upon the filing
of this dedication and declaration, to satisfy employee housing
requirements of the following projects, in which the Covenantor is
directly or indirectly involved:
1. Hotel Jerome Planned Unit Development, as reflected by
the mended PUD plat recorded in Plat Book , and that Amended
and Restated Planned Unit Development Agreement dated Jqr_,
1986, recorded in Book ____ Page , Office of the Pit in
County Clerk and Recorder: Specifically with respect to Phase II
of the Hotel Jerome Proj ect, Unit s #8, 1 1, 12, 1 3, 1 4, 15 and 1 6,
as depicted on the Cortina Lodge floor plan annexed hereto and
incorporated herein as Exhibit "A!.
2. Such other projects in which the Covenantor is or may
become involved including, but not limited to, the eventual condo-
miniumization of the �bodstone Inn, the units for which will be
designated in accordance with future approvals.
3. Covenantor represents and warrants that it is the sole
owner of the property, with full authorization from any and all
persons, corporations or entities which in any way may have an
encumbrance, lien or other interest in or with regard to the pro-
perty, to enter into this dedication and declaration.
NOW, THEREFORE, for and in consideration of the approvals
granted by the City of Aspen with regard to the Hotel Jerome Pro-
ject, and for other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the Jerome Part-
nership hereby covenants and agrees as follows:
1. The entire Cbrtina Lodge, containing seventeen (17) two
(2) person rooms , shall be and hereby is restricted exclusively to
use as rental only "low income" dormitory employee housing use,
occupancy and rental guidelines and qualifications as may be in
Fd
effect and applicable from time to time; provided always that ren-
tal prices shall be indexed to the annually adopted employee hous-
ing guidelines approved by the City.
2. In addition, the seventeen (17) units in the Cortina
Lodge shall be and hereby are restricted to a maximum occupancy of
thirty-two (32) employees, with first priority to be given at all
times to employees of the Hotel Jerome Project, specifically Units
#8, 11, 120, 13, 14, 15 and 16, as depicted on Exhibit "A".
Verification of an employee' s income and employment
qualifications shall be accomplished by the City of Aspen or its
designee prior to and as a condition of each employee's occupancy
of a unit in the Cortina Lodge.
3. In the event that any municipal improvement or improve-
ments of any kind contemplated in Section 20-16 of the Municipal
Code of the City of Aspen, as amended, become, in the sole judg-
ment or discretion of the City Council of the City of Aspen,
necessary or desirable to the area of the Cortina Lodge, Cove-
nantor will make no objection to any special assessment or special
tax or proceeding therefor on the basis that the property is ade-
quately served by existing improvements and/or on the basis that
the premises will not be served or benefited by the improvement or
improvements proposed. The Hotel Jerome Partnership, as covenarr
tor, further agrees to join, upon the City' s den and therefor, any
improvement district formed for construction of such improvements
( including, without limitation, drainage, underground utilities,
paving, curbs, gutters, sidewalks, street lights, etc.) in the
3
area of the Cortina Lodge or to reimburse the City of Aspen
directly on demand therefor if the City should choose to construct
these improvements without the formation of a district.
4. The dedication and covenants contained herein shall be
deemed a burden upon and run with the title to the Obrtina Lodge,
shall be binding upon Covenantor and its successors and assigns
and upon all other persons or entities having any right, title or
interest in or to the Cortina Lodge or any part thereof, and shall
inure to the benefit of and be specifically enforceable by the
City of Aspen or its designee by any appropriate legal action
including injunction, abatement or eviction of non -complying
tenancies, all for a period of fifty (50) years frm the date of
recording in the Office of the Pitkin Obunty Clerk and Recorder.
5. Neither this declaration and dedication nor any of the
covenants contained herein shall be modified, released or waived
in any respect except by written instrument executed by both the
Covenantor or its successors or assigns and the City of Aspen,
Colorado, and duly recorded in the Office of the Pitkin County
Cl er k and Recorder.
6. Covenantor hereby warrants and represents that any and
all persons, firms or entities having any lien, encumbrance or
interest in the Cortina Lodge have consented to this declaration
and, further, that this declaration shall not be recorded in the
Office of the Pitkin County Clerk and Recorder without the written
consent of any such person.
4
•
•
ATTEST:
Kathr yn S. Koch, City Cl er k
CITY OF ASPEN, COLORADO
B v
ill iam L. Stirling, Mayor
0 110
P 04 No 04
7C
APPROVED AS TO FORM
HOUSING AUTHORITY — ASPEN/PITKIN COUNTY
BY:
ANN TOWMAN, PROPERTY MANAGER
Subscribed to and sworn before me this ' day of u 1986.
A GQ -
Notzfry Public
My Comr fission Expires Mar. 31, 1"1
5
7/22/86
Hotel Jerome Employee Housing - Units: 8, 11, 12, 13, 14, 15, and 16
CORTINA LODGE
FIRST FLOOR
4l2 #3 # - #5
_ qyv.*
FIRST FLOOR B'
L� E 4P10 4�8 K«cr♦EJ uTc.iK.J ... #7 #6 �
-+ SECOND FL0OR• B - - -
4i11 0112 #13 #14 #15 #16
L - t
•
E
CITY OF ASPEN
130 south galena street
aspen, colorado 81611
303-925-2020
gwW[elm-welm
DATE: February 24, 1988
TO: Planning Office
FROM: City Attorney
RE: Cortina Lodge
FEB24
Attached for your review please find a copy of the proposed
Declaration of Covenant which I received from Garfield & Hecht
regarding the Cortina Lodge. I will hold my letter to Bill Guest
until I receive your comments.
Please let me know if you have any questions.
PJT/mc
Attachment
' • •
MEMORANDUM
TO: Paul Taddune, City Attorney
FROM: Steve Burstein, Planning Office
RE: Cortina Lodge Declaration of Covenants & Restrictions
DATE: March 4, 1988
We have reviewed the "Declaration of Covenants, Restrictions and
Conditions for the Cortina Lodge" attached to your February 24,
1988 memorandum and have the following comments:
Paragraph 2, p.2: It is not correct that the Cortina
consists of all two (2) person rooms. Units 6, 7, 8, 11, &
12 are specified as 2 bedroom dorm units. Unit 13 is a
common lounge/kitchen. Units 14, 15, and 16 are specified as
3 bedroom units, with kitchenettes in Units 14 and 15. I am
not aware that the occupancy of other units has been
specified. The correct numbers should be specified in this
document.
The Housing Authority should conduct a site inspection of
the Cortina to assure that upgrade improvements, kitchens,
and baths have been accomplished as approved by the Housing
Authority. I spoke with Jim Adamski today and we intend to
set up a visit to the Cortina next week.
Paragraph 3, p.3: It appears that the applicant has
correctly deed restricted the seven units (8, 11, 12, 13,
14, 15 and 16) in the Cortina to meet the Hotel JermoneIs
employee housing obligation per the December 9, 1985 Council
approval of the Change in Use GMP Exemption. Units 6 and 7
must also be so deed restricted for the Hotel Jerome
employee housing obligation per City Council Resolution 1 of
1987, which allowed the Jerome to remove 4 on -site units and
provide that lost employee housing in the Cortina. Four
units were also to be restricted to meet the Woodstone
(a.k.a. Aspen Club Lodge) employee housing obligations;
however, since the Woodstone was not condominiumized it
appears unnecessary to restrict the Cortina units.
It is also correct that the entire Cortina must be deed
restricted to employee housing, reserved for future employee
housing needs.
Paragraph 3, p.3: It appears that it is more appropriate for
the applicant to have responsibility for "verification of an
1
r
employee's income and employee qualifications," and to
contact the Housing Authority on a timely basis for the
Housing Authority to give approval. Otherwise, how can the
City or housing designee know what is going on?
Fire, Life & Safety Violations: The attached March 5, 1987
memorandum from Jim Wilson indicates that the applicant has
complied with the condition that deficiencies in the Cortina
be corrected. This was a condition of condominiumization.
Condominiumization: This document does not accomplish
condomiumization of the Cortina, which was also approved on
December 9, 1985. Council's approval made condominiumization
work "hand -in -hand" with the employee housing deed restric-
tion. The applicant should expand this document to cover the
aspects of condominiumization, including waiving the 6 month
minimum lease restriction, separation of the limited common
element areas, and filing a condominiumization plat. Other
condo conditions appear to be met in this document.
sb.cortina
ASPEN4bPITKIN REGIONAL BUILDINCkEPARTMENT
•� V C� � 4I
�11
` W
M E M O R A N D U M
TO: Steve Burstein, Planning Office
FROM: Jim Wilson, Building Department
RE: Cortina Lodge
DATE: March 5, 1987
This is to inform you that a fire, life safety inspection
was done at the Cortina Lodge, 230 E. Main Street, as required
for condominiumization. Deficiencies noted by inspectors in a
memo dated November 12, 1985, have been corrected and inspected.
JJW:lo
cc: City Attorney
Shaw Construction
offices:
517 East Hopkins Avenue
Aspen, Colorado 81611
303/925-5973
mail address:
506 East Main Street
Aspen, Colorado 81611
•
r�
��
MEMORANDUM
TO: Paul Taddune, City Attorney
FROM: Steve Burstein, Planning Office
RE: Cortina Lodge Employee Housing Conversion
DATE: April 11, 1988
This memorandum is a follow-up on my March 4 memorandum after
the Housing Authority and Planning Office inspected the Cortina.
It should also serve as a basis for discussion at the April 12
meeting set up with you, Jim Adamski, Bill Guess, Doug Carlson
and myself.
On April 6 Jim Adamski, Doug Carlson and I inspected the Cortina
Lodge with respect to the representations made by the applicant
as part of the Cortina Change in Use GMP exemption and the Hotel
Jerome PUD Agreement. We were primarily concerned with the
number of beds needed for the Hotel Jerome employee housing
obligation and compliance with the "List of Improvements,
Schedule All approved by City Council on December 9, 1985. The
Cortina is not in compliance with Council's approval in the
following areas:
1. Bed Count: Units 14 and 15 were shown to have three ( 3 )
beds each and now contain only two (2) beds. Units 11 and 16
were shown to have two (2) beds each and now contain only
one (1) bed.
2. Kitchens and Kitchenettes: Units 14 and 15 were shown to
have kitchenettes installed; and this has not been
accomplished.
Unit 13 was shown to be converted into a "kitchen/lounge"
for use of tenants in Units 11, 12, and 16. The unit is
presently used as a residential unit for two employees.
We observed that many units had hot plates and other
cooking appliances with large cords across the floor. The
Building Department or Fire Marshal should do another safety
inspection. The Cortina management should consider having
rules on tenancy that prohibit cooking appliances in rooms
after the kitchen and kitchenettes have been installed.
3. Basement Storage: "List of Improvements, Schedule All item
6 states: "Upgrade storage area beneath lodge to include
storage bins, coin -op laundry, and ski repair table." These
1
improvements have not been accomplished. The basement must
be cleaned up, storage bins installed, and operable coin -op
laundry installed.
4. Exterior Improvements: Schedule A item 8 states "Patch
asphalt in parking area as necessary." All the cracks and
holes in the asphalt surface in the parking area and in
front of the Cortina must be patched so to bring this "open
area" in compliance.
Schedule A item 2 states "Repaint exterior as needed,
including all balconies and ceilings over sidewalks." Item 3
states "touch up stucco on outside walls as necessary. All
fascia, sofits, railings, and ceilings of the balconies
should be repainted and restained. The siding should be
repaired and restained where needed.
A time schedule for bringing the physical conditions of the
Cortina into compliance should be worked out at our April 12
meeting. Conceptually we discussed a two week period for some
improvements and a longer period for others. Please note that
Paragraph 8 of the Amended and Restated Hotel Jerome PUD
Agreement addresses the Cortina as a component of the Hotel
Jerome expansion project. The non -compliances cited above should
be viewed with respect to the provisions in Paragraph 15 of the
PUD Agreement, possibly leading to a City Council hearing and
closing down the Hotel Jerome. We should also discuss whether the
City should sign the Cortina Declaration of Covenants and
Restrictions prior to completion of the upgrades.
Attached is Ann Bowman's February 27, 1986 memorandum on Cortina
deed restrictions. Please review in particular her comments about
verification of employment and income in the third paragraph. We
recommend that this or similar language be included in the
Declaration so to establish a procedure for verification. The
responsibilities of both the Hotel Jerome Partnership Ltd. and
the Housing Authority should be clarified.
A condition for approval of the special review for the Cortina's
parking plan by the Planning and Zoning Commission on November
19, 1985 was: "Sever (7) additional off-street parking spaces
shall be provided within the present Sixty (60) parking space
commitment for the Hotel Jerome available for use of the Hotel
Jerome employees living in the Cortina." A plan for compliance
with this provision should also be presented at this time.
Other comments in my March 4, 1988 memorandum should be
considered in review of the Declaration statement.
cc: Alan Richman
Jim Adamski
2
sb.cortina2
0 •
O-A: 2
MEMORANDUM
TO: CITY PLANNING COMMISBION
FROM: CATHY SALAS, RESIDENT MANAGER-CORTINA LODGE
RE: MAINTENANCE PROJECTS-CORTINA LODGE
DATE: APRIL 29, 1988
I HAVE ENCLOSED ALIST OF ALL MAINTENANCE PROJECTS TO BE CO14PLETED
AT THE CORTINA LODGE.
ALL WORK IS SCHEDULED TO BEGIN THE WEEK OF MAY 2, 1988. WE WILL
BEGIN WITH ALL REPAIRS IN INDIVIDUAL UNITS, ALONG WITH INSTALLING
SKI RACKS IN EACH UNIT. THE CONSTRUCTION IN THE BASEMENT WILL
BEGIN BY THE END OF THAT WEEK.
I AM WAITING ON SEVERAL BIDS FROM CONTRACTORS TO DO THE REPAIRS ON
THE DRIVEWAY, AND THE BUILDING BEING PAINTED.
I HAVE ORGAINIZED A RESIDENT PARTICIPATION CLEAN-UP WEEKEND THAT
HAS BEEN RESCHEDULED FOR SATURDAY AND SUNDAY MAY 14, AND 15th.
AT THIS TIME WE WILL BE PLANTING SHRUBS, FLOWERS AND DOING ALL THE
FINISHING TOUCHES ON THE PROPERTY.
I IIOPE THIS LIST WILL BE OF SOME IIELP FOR YOU, IF YOU IIAVE ANY
ADDITONAL QUESTIONS I CAN BE REACHED AT THE HOTEL JEROME BETWEEN
9:00 AND 5:00 AT 920-1000 EXT. 641.
THANK YOU,
CATHY SALAS
RESIDENT MANAGER
CORTINA LODGE
MAINTENANCE PROJECTS-CORTINA LODGE
1. Entire building to be painted, including all bare wood under
awning.
2. Construction of storage bins in basement -total of 31 bins.
3. Kitchen units to be installed in #14 and #15.
4. Laundry area in basement that will consist of coin -operated
machines and folding table.
5. Unit #13 and front office area to be converted to kitchen
lounge areas for resident use.
6. Driveway/parking lot to be patched and sealed.
7. Basement flocr will be painted and sealed.
8. Units in need of additional beds will have them installed.
Unit #11 and #16 will need 2 beds, Unit #14 and #15 will
need 3 beds.
9. Recarpet units as needed.
10. Repair window damage in units as needed.
11. Check all appliances -repair if necessary.
12. Repair all plumbing problems.
13. Screens to be installed in every unit.
14. Ski racks to be installed in every unit.
15. Bicycle rack to be installed outside.
E
lul24ucol IVNIZIDili u1
TO: Jim Adamski, Housing Director
FROM: Steve Burstein, Planning Office
RE: Cortina Upgrade
DATE: May 5, 1988
Attached is a memorandum received May 2, 1988 from Cathy Salas,
Resident Manager of the Cortina, with a list of maintenance and
improvement projects. Cathy's May 5, 1988 memorandum (also
attached) clarifies that the completion date for all maintenance
and improvement projects is June 7, 1988.
We believe that the list of fifteen (15) projects contains all
upgrading required through approval of the Cortina employee
housing conversion/Hotel Jerome PUD and goes beyond those
requirements with regard to maintenance. The time schedule seems
to be reasonable; and I told Cathy that you will periodically
stop by during the next month to see how the project is
progressing and answer any questions.
I request that you make a final inspection of the Cortina on June
7, 1988 to verify completion of the upgrading and write a
memorandum to Paul Taddune reporting your findings. Subsequently,
Paul should be able to finalize the Cortina employee housing deed
restrictions and condominiumization documents with the Hotel
Jerome Ltd. Partnership.
Thank you.
cc: Paul Taddune, City Attorney
Dick Butera
Doug Carlson
Andy Hecht
•
•
MEMORANDUM
TO: CITY PLANNING COMMISSION
FROM: CATHY SALAS, RESIDENT MANAGER-CORTINA LODGE
RE: MAINTENANCE PROJECTS-CORTINA LODGE
DATE: MAY 5, 1988
IN REGARDS TO THE MEMO DATED APRIL 29, 1988, I WOULD LIKE TO
INCLUDE A COMPLETION DATE FOR ALL PROJECTS.
ALL PROJECTS INCLUDED IN THE MEMO WILL BE COMPLETED NO LATER THAN
JUNE 7, 1988.
I MENTIONED THAT THERE WOULD BE A RESCHEDULING OE THE RESIDENT
PARTICIPATION DAY AT THE CORTINA. THE DATES WERE CHANGED FROM
THE FIRST TO THE SECOND WEEKEND OF MAY. THERE HAS ONCE AGAIN
BEEN A CHANGE IN PLANS. THIS HAS BEEN RESCHEDULED TO THE WEEK-
END OF MAY 21,' AND 22nd.
IF I ENCOUNTER ANY FURTHER CHANGES I WILL BE SURE TO NOTIFY YOU
IMMEDIATLEY.
T ANK YOU,
CATHY SALAS
RESIDENT MANAGER-CORTINA LODGE
DECLARATION OF COVENANTS, RESTRICTIONS AND CONDITIONS
FOR THE CORTINA LODGE
This Declaration and dedication, made and entered into this
day of
, 1987, by and between the Hotel
Jerome Limited Partnership, a Connecticut limited partnership
("Covenantor") and the City of Aspen, Pitkin County, Colorado
(hereinafter "City").
W I T N E S S E T H:
WHEREAS, the Covenantor is the record owner_ of the
following -described property and the improvements located
thereon, commonly known and hereinafter referred to as the
"Cortina Lodge", to wit:
Lots P and Q, Block 73,
City and Townsite of Aspen
WHEREAS, the Cortina Lodge has a total of seventeen (17)
units, which the Covenantor desires to convert to "dormitory
housing" in accordance with the City of Aspen employee housing
use, occupancy and rental guidelines and qualifications for
"dormitory housing" as may be in effect and applicable from time
to time; and
WHEREAS, the City Council of the City of Aspen on December
16, 1985, approved the use of the Cortina Lodge, upon the filing
of this declaration and dedication, to satisfy employee housing
requirements of the Hotel Jerome Planned Unit Development, as
reflected by the amended PUD plat recorded in Plat Book 14 at
u
Page 88, and that Amended and Restated Planned Unit Development
Agreement dated July 31, 1986, recorded in Book 518 at Page 921,
Office of the Pitkin County Clerk and Recorder: Specifically
with respect to Phase II of the Hotel Jerome Project, Units #8,
11, 12, 13, 14, 15 and 16, as depicted on the Cortina Lodge floor
plan annexed hereto and incorporated herein as Exhibit "A".
NOW, THEREFORE, for and in consideration of the approvals
granted by the City of Aspen with regard to the Hotel Jerome
Project, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the
Jerome Partnership hereby covenants and agrees as follows:
1. Covenantor represents and warrants that it is the sole
owner of the Cortina Lodge, with full authorization from any and
all persons, corporations or entities which in any way may have
an encumbrance, lien or other interest in or with regard to the
property to enter into this dedication and declaration.
2. The entire Cortina Lodge, containing seventeen (17) two
(2) person rooms, shall be and hereby is restricted exclusively
to use as rental only "low income" dormitory employee housing
use, occupancy and rental guidelines and qualifications as may be
in effect and applicable from time to time; provided always that
rental prices shall be indexed to the annually adopted employee
housing guidelines approved by the City.
- 2 -
3. In addition, the seventeen (17) units in the Cortina
Lodge shall be and hereby are restricted to a maximum capacity of
thirty-two (32) employees, with first priority to be given at all
times to employees of the Hotel Jerome Project, specifically
Units 8, 11, 12, 13, 14, 15 and 16, as depicted on Exhibit "A".
The remaining ten (10) units at the Cortina Lodge shall be
available to satisfy employee housing requirements for projects
other than the Hotel Jerome and may be sold to third parties to
satisfy requirements of such third parties to the City of Aspen.
Nothing herein shall be construed to prohibit the utilization by
Hotel Jerome, or its assignees, of the remaining 10 units of the
Cortina Lodge, which remaining units have not been required in
connection with the Hotel Jerome project, to satisfy other
employee housing requirements. Furthermore, should Hotel Jerome
locate and acquire seven (7) employee housing units elsewhere
which are acceptable to the City in substitution of the Cortina
Lodge units, this Declaration, and the restrictions imposed
hereby on the Cortina Lodge, shall be void and of no effect when
such other units are appropriately restricted.
>� Verification of an employee's income and employment
S+-247`-8` qualifications shall be accomplished by the City of Aspen or its
designee prior to and as a condition of each employee's occupancy
of a unit in the Cortina Lodge.
4. In the event that any municipal improvement or
improvements of any kind contemplated in Section 20-16 of the
- 3 -
0 qI
Municipal Code of the City of Aspen, as amended, become, in the
sole judgment or discretion of the City Council of the City of
Aspen, necessary or desirable to the area of the Cortina Lodge,
Covenantor will make no objection to any special assessment or
special tax or proceeding therefor on the basis that the property
is adequately served by existing improvements and/or on the basis
that the premises will not be served or benefited by the
improvement or improvements proposed. The Hotel Jerome
Partnership, as Covenantor, further agrees to join, upon the
City's demand therefor, any improvement district formed for
construction of such improvements (including, without limitation,
drainage, underground utilities, paving, curbs, gutters,
sidewalks, street lights, etc.) in the area of the Cortina Lodge
or to reimburse the City of Aspen directly on demand therefor if
the City should choose to construct these improvements without
the formation of a district.
5. The dedication and covenants contained herein shall be
deemed a burden upon and run with the title to the Cortina Lodge,
shall be binding upon Covenantor and its successors and assigns
and upon all other persons or entities having any right, title or
interest in or to the Cortina Lodge or any part thereof, and
shall inure to the benefit of and be specifically enforceable by
the City of Aspen or its designee by any appropriate legal action
including injunction, abatement or eviction of non -complying
tenancies, all for a period of fifty (50) years from the date of
recording in the Office of the Pitkin County Clerk and Recorder,
- 4 -
with the right of Covenantor to substitute other employee housing
units for the seven (7) Cortina Lodge units with prior approval
from the City subject to the provisions of the Amended and
restated Planned Unit Development Agreement for the Hotel Jerome
Renovation and Addition. In the event Covenantor elects to
substitute employee units for those at the Cortina Lodge,
Covenantor shall not be required to substitute for the other ten
(10) units at the Cortina Lodge not restricted to the Jerome
Hotel PUD, unless those units have been restricted for other
development.
6. Covenantor hereby warrants and represents that any and
all persons, firms or entities having any lien, encumbrance or
interest in the Cortina Lodge have consented to this declaration
and, further, that this declaration shall not be recorded in the
Office of the Pitkin County Clerk and Recorder without the
written consent of any such person.
CITY OF ASPEN, COLORADO
By:
William L. Stirling, Mayor
- 5 -
•
ATTEST:
Kathryn S. Koch, City Clerk
HOTEL JEROME LIMITED PARTNERSHIP
BY: MARKETCORP REAL ESTATE, INC.,
A General Partner
APPROVED AS TO FORM
HOUSING AUTHORITY - ASPEN/PITKIN COUNTY
By:
Ann Bowman, Property Manager
MW=
i BUNING INSPECTION DEPARTMEO 7192
CITY OF ASPEN —COUNTY OF PITKINLJ,
COLORADO
[ADDRESS
OF JOB �30 (',� �����
ELECTRICAL
PERMIT
__13
WHEN SIGNED AND VALIDATED BY BUILDING INSPECTION DEPARTMENT THIS PERMIT AUTHORIZES THE WORK DESCRIBED BELOW.
ASS OF WORK: NEW O ADDITION O ALTERATION ? REPAIR O MOVE ❑ WRECK ❑
OWNER
NAME A99E55 PHONE
me
LICENSE LICENSE
CLASS NUMBER 679
00
NAME (AS LICENSED)
PHONE —
VAME
DATE CERTIFIED
NO. OF UNITS DESCRIPTION OF WORK
DESCRIPTION OF WORK
TRANSFORMERS & RECTIFIERS
:ARY METER
NEW SERVICE ENTRANCE !
_— WIRING MOTORS & CONTROLS
NO. OF OIL BURNERS STOKERS,
NO. AMPS
_ FORCED AIR SYSTEM
CHANGE SERVICE ENTRANCE
OTHER
Iloy
NO. AMPS I
MOTORS -ad) H.P.
CIRCUITS
—_ SIGNS
LIGHTING
I
___ __-_ NEON EXT'R SIGN & I TRANSFORMER
HEATING
NEON INT'R SIGN & I TRANSFORMER
ADDITIONAL TRANSFORMERS,
POWER SUB -CIRCUITS
EXT. OR INT.
UTILITY (RANGE DISPOSER,
COOLER, FAN,DRYER, WATER HEATER)
NO. OF INCANDESCENT LIGHTS
OTHER too CsFI66_)
FIRE DETECTION -ALARM SYS'M.
FIXTURES
_ OTHER
AGENCY AUTHORIZED DATE
REMARKS
BY
PUBLIC
WORKS
NOTES TO APPLICANT:
VALUATION °9
FOR INSPECTIONS OR INFORMATION CALL 925-5973
OF WORK 90
THE VALUATION OF EACH OF THE ABOVE UNITS SHALL BE INCLUDED IN THE VALUATION OF WORK.
PLAN
TOTAL FEE
FOR ALL WORK DONE UNDER THIS PERMIT THE PERMITTEE ACCEPTS FULL RESPONSIBILITY FOR
FILED T P
�
COMPLIANCE WITH THE NATIONAL ELECTRICAL CODE, THE CITY OF ASPEN ORDINANCES, AND
ALL OTHER COUNTY RESOLUTIONS, CITY ORDINANCES, STATE LAWS, WHICHEVER APPLIES.
00
DOUBLE
CHECK O
PERMIT SUBJECT TO REVOCATION OR SUSPENSION FOR VIOLATION OF ANY LAWS GOVERNING SAME.
FEE
CASH
REQUIRED INSPECTIONS SHALL BE REQUESTED ONE WORKING DAY IN ADVANCE.
BUILDING DEPA TMENT
A FINAL INSPECTION SHALL BE MADE BEFORE PO R WILL BE
RELEASED, AND BEFORE THE BUILDING MAY BE OC I D.
SIGNATURE
A OF
eLICANT:
APPROVAL BY �� DATE
iIS FORM IS A PERMIT ONLY
DATE
PERMIT NO,
LICENSE
RECEIPTS CLASS
AMOUNT
—
WHEN VALIDATED HERE
WHITE - INSPECTOR'S COPY YELLOW -- ASSESSOR'S COPY PINK - BUILDING DEPARTMENT FILE GOLO- CUSTOMER'SCOPY
lk f!s/te„ C&16-
October 4, 1985
City of Aspen
Planning and Zoning Office
130 S. Galena St.
Aspen, CO 81611
Dear Members of the Aspen Planning and Zoning Commission:
This is an application pursuant to the Municipal Code of the City of
Aspen under Sections 24-11.2(j) and 20-22.
The applicant represents that it has authority from the owner of the
Cortina Lodge (sometimes the "property"), which is the subject of this
application, to submit this proposal for City approval. It is the parties'
intention to close on the purchase and sale of the property if approval of
this application is granted by the City. The terms of any approval would only
be binding against the property upon the purchase thereof by the applicant.
As owners of the Hotel Jerome and the Woodstone Inn, both currently
having employee housing requirements, we are proposing the following plan to
satisfy the employee housing needs of each project.
The employee housing requirements at the Hotel Jerome call for
housing nineteen low income employees. The requirements for the Woodstone
call for four employees to be housed, subject to some square footage
limitations.
Our plan to satisfy our employee housing needs starts with the
purchase of the Cortina Lodge. We feel that because of the Cortina's ideal
location and its already having numerous kitchenettes, this project would be
perfectly suited to solve our needs for employee housing. It would also
satisfy the needs of the Housing Authority for dormitory style employee
housing, with only minor changes necessary to conform to the dormitory housing
code. There are, however, certain improvements planned at the Cortina that
will better the quality of life for our employees. (See attached Exhibit A)
The Cortina Lodge, when converted, would be above the minimum standards
required for dormitory style housing.
In fact, while the requirement calls for one bathroom per six
persons, our plan never exceeds a ratio of three employees to each bathroom.
Also, the guidelines call for at least one kitchen per twelve employees,
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
0 •
whereas our plan has an average of about three employees per kitchen. It
should also be noted that the east side of the Cortina was once used as
dormitory style accommodations, and the entire lodge has been used for long
term housing off and on since 1978. The following will outline our employee
housing plan.
1. To satisfy the employee housing requirement for the Hotel Jerome, we plan
to use units 8-16, located on the east side of the Cortina. As can be
seen from the floor plans, the Jerome employees would be accommodated in a
comfortable fashion in these units.
A. Storage space of 312 square feet would be provided in the basement of
the Cortina.
B. The affordability of the housing would also be a positive attribute
for the employee. The employee would pay approximately $90.00 per
month for rent at the Cortina, under our plan (see Exhibits B and C).
C. The location of the Cortina relative to the Hotel Jerome, being only
one block from it, would also be a very positive amenity to the
employee.
2. To satisfy the employee housing requirement for the Woodstone, we plan to
use units numbered 1, 9, 10, and 17, at the Cortina and unit 232, located
at the Woodstone, as an on -site manager's apartment.
A. Unit 232 would house one employee, was completely renovated in 1984,
is luxuriously furnished and already has a refrigerator. We plan to
add a toaster oven, microwave, and install a sink and dish storage
area to complete this unit's readiness for employee housing.
B. Affordability is also a positive factor for Woodstone employees. They
will each pay approximately $90.00 per month rent at the Cortina and
$200.00 per month at the Woodstone (see Exhibits B and C).
C. The Woodstone requirement for employee housing was for 4 employees and
1,693 square feet. We are providing housing for 6 employees, 2 more
than the number required, but are short of providing the 1,693 square
feet by 361 square feet. We feel it is most important to the employee
to have housing that is close to work and bus stops, has a kitchen and
is also affordable. We feel that we are satisfying those employee
wishes very well and feel that a raw square footage requirement says
nothing about location, affordability, or amenities.
Our plan in total will benefit our employees by providing them with
inexpensive, conveniently located housing that includes kitchens. We also
feel that the City will benefit by having its first housing project of this
type for employees, which is also centrally located and of low density.
0 0
The applicant also requests approval under Section 20-22 to
condominiumize the property. In support of such request the applicant states
that all of the requirements of that Section are met by this proposal.
Sin Marlson
Dou
Controller/Woodstone Inn
Hotel Jerome
cc: Dick Butera
Ann Bowman
DC/cr
4.
2. Parking Plan for the Cortina
One of the major reasons we are purchasing the Cortina Lodge is
because of its ideal location. The fact that the Cortina is located one block
away from the Jerome, next to major bus stops, and on the fringe of the center
part of town, makes it perfectly suited for our employee that is profiled in
Exhibits B and C. The need for the employee to own or even consider
purchasing a vehicle is greatly diminished. There is also a question of
whether the employee, as profiled, can afford to own a car. In fact, in a
recent employee survey we found that 64% of our hourly employees do not own
cars. Their reasons for not owning a car were as follows:
A. Don't need one/use buses for travel
B. Can't afford one
The reasons for owning a car by our employees were as follows:
A. Bus routes don't come near residence
B. Lives down valley
C. For out of town travel only
D. Have family - must cart around valley
Under the reasons given for owning a car, both A and B are resolved
by our plan; C would remain unresolved and D would be left out in that we
don't anticipate families desiring this type of housing in any case.
We would anticipate that when the Cortina is used as short term
housing, one parking space per room would be necessitated, which would equal
sixteen cars. As a result of the proposed change in use, we would certainly
not exacerbate this previously existing parking requirement, but would
probably mitigate the impacts of the parking situation. The following gives a
detailed analysis of our parking plan.
Using the planning criteria from the parking requirement section in
the City Zoning Code, which states that each parallel parking space should be
18 feet long and 8.5 feet wide, the following calculation was made with
respect to the Cortina. The Cortina is 97 feet long on the east side and 90
feet long on the west side, availing 5.39 parking spaces on the east and 5
spaces on the west, totaling 10.39 spaces available on site. Given our
survey, which was taken before our offering ideally located housing to our
employees, which should lessen their needs for cars, we found that 36% of our
hourly employees own cars. By taking the 36% and multiplying it by the 24
employees to be housed, a requirement for 8.64 parking spaces is derived.
This would leave roughly two parking spaces left over for the four units
(units 2-5) not being considered as a part of this application, which we feel
is satisfactory.
In summary, we feel that the parking available at the Cortina for
the proposed use is adequate and would actually lessen the parking impacts
found as a result of the project's current use.
Respectful submitted,
Dou arlson
TO: The Housing Authority Board of the City of Aspen
and Pitkin County, Colorado
FROM: Ann Bowman, Housing Office
RE: Cortina Lodge Change in Use/GMP Exemption/Parking
Reduction for Employee Housing/Condominiumization
DATE: October 29, 1985
ISSUE: Does the Cortina meet the employee housing generation for
the Woodstone Inn per the Agreement with City Council?
BACKGROUND: The Woodstone Inn condominiumization application
was approved by City Council pursuant to the condition for
providing employee housing dated April 2, 1985 (see Attached) .
The applicant proposes to substitute Unit No. 232 in place of No.
121 at the Woodstone Inn (as 232 is a superior unit in its
condition and furnishings). The City Agreement further required
three units off site with a minimum square footage of 1,103
square feet or 367 square feet each.
The applicant has taken a different approach to the employee
housing issue and has developed a dormitory concept at the
Cortina Lodge. The proposal would house 5 Woodstone Inn emp-
loyees (two more than required) . The profile of the typical
employee is addressed in this proposal as Attachment II. The
shortfall is in the total square feet. However, the dorm units
provide kitchens and baths for a maximum of three employees per
room and the rents would not exceed $90. per month.
ACTION NEEDED: The Housing Office recommends approval of the
proposal of the applicant. The Woodstone Inn unit exchange
provides a higher quality of life for the employee housed there
and the dorm concept meets the Housing Authority criteria
established in the Dormitory Resolution. Also, it is more
affordable to the typical Woodstone Inn employee.
ASPEN6PITKIN AGIONAL BUI
DEPARTMENT
MEMORANDUM
Da
TO: Jim Wilson, Building Official
FROM: Tom Voorhies, Electrical Inspector
iQxejjb er_ 12, �,�85
SUBJECT: Fire, Life, Safety Inspection at the Cortina Lodge,
230 E. Main
The results of a Fire, Life, Safety inspection for continued
occupancy are as follows:
Outside:
1) Use of extension cords for connection of fixtures and
ornamental Christmas tree type lights are not permit-
ted.
2) Use of permanently installed ornamental Christmas tree
type lights are not permitted.
3) Unprotected Romex to fixtures with and without junction
is not permitted.
4) Aerial Romex connection between buildings is not
permitted as installed.
Electrical Service:
1) System seemed to be properly grounded, however was not
able to determine distribution system. A further
evaluation should be made to determine if the system
distribution is properly grounded and has proper
over -current protection.
2) Service riser needs support.
Basement Laundry Storage Area:
1) Additional receptacles to be provided where necessary
to delete numerous extension cords being used.
2) Open junctions to be covered.
3) Support of some cables need.
Individual Units:
1) Flash guards needed where wood paneling has been added.
offices: mail address:
517 East Hopkins Avenue 506 East Main Street
Aspen, Colorado 816*11 303/925-5973 Aspen, Colorado 8161 *1
ASPEN4PITKIN AGIONAL BUILDIN#DEPARTMENT
2) Some bath lights need to have wall switch added.
3) Some baths need receptacles added.
4) All bath receptacles to G.F.I. protected.
5) Numerous extension cords used. Provide receptacles
where ever attachment plug cords are used.
TEV:lo
offices:
517 East Hopkins Avenue
Aspen, Colorado 81611
303/S25-5S73
mail address:
506 East Main Street
Aspen, Colorado 81611
ABPEN*PITKIPEGIONAL BUILDING DEPARTMENT
506 East Main Street Aspen, Colorado 81611 i 303/925-5973
/ BUILDING INSPECTION CHECK LIST
nspection t/ Reinspection Partial Complete Permit No. t}�I
Steel Electric Plumbing Heating Building
Footings
Temp
Underground
Rough
R-Frame
Caissons
Underground
Waste & Vent
Flue
Insul.
Wall
Swim Pool
Water Pipe
F. P. Flue
Drywall
Struct. Slabs
Rough
Gas
Glass Door
Special
Damp Proof
Service
Final
Combust. Air
Mobile Home
Foun. Insul.
Final
Fire
Final
Final
Sprinklers
Found. Drain
Stove Type
Zoning
FIRE LIFE & SAFETY
Kitch Hood
Accepted Rejected cr Reinspection Fee $30.00 Yes No �-1 No. Bdrms.
ON
(You are ordered to make the following corrections on the construction which is now in progress at the address below)
T
Instructions to Inspector &),44(r TO Lin
Kitchen Tub Shower Lay. W.C. Ice W. Bar Tub/Shower Jacuzzi
Bidet Hose Bib Laundry Clothes Washer Hot Tub D.W. Jacuzzi w/Shower.
�—
City County Time of Arrival / 3 C Tima of nannrtiira . �� i
Address ��->')rA/r/ Phone Job
Subdivision
Request Rec'd
Office
33 is s_L
Date Tifne
Contractor Request�fo(My W TH F A.M. -1 .M�Time
Owner ` ='' ' �! �� _ Inspected Date ��— C��� Inspector
Rev. 4/86
` ASPEN♦PITKOWEGIONAL BUILDING 04RTMENT
506 East Main Street Aspen, Colorado 81611 303/925-5973
BUILDING INSPECTION CHECK LIST
Inspection Reinspection f Partial Complete �- Permit No.
Steel Electric Plumbing Heating Building
Footings
Temp
Underground
Rough
R-Frame
Caissons
Underground
Waste & Vent
Flue
Insul.
Wall
Swim Pool
Water Pipe
F. P. Flue
Drywall
Struct Slabs
Rough
Gas
Glass Door
Special
Damp Proof
Service
Final
Combust Air
Mobile Home
Foun. Insul.
Final
Fire
Sprinklers
Final
Final
Found. Drain
Stove Type
Zoning
FIRE LIFE& SAFETY
Kitch Hood
Accepted � Rejected Reinspection Fee $30.00 Yes No I No. Bdrms.
(You are ordered to make the following corrections on the construction which is now in progress at the address below)
Instructions to Inspector
Kitchen Tub Shower Lay. W.C. Ice W. Bar Tub/Shower Jacuzzi
Bidet Hose Bib Laundry Clothes Washer Hot Tub D.W. Jacuzzi w/Shower
City County / Time of Arrival C— Time of Departura h -�
Address f����l"� /`�i'���t/ Phone Job Office
Subdivision Request Rec'd
Date Time
Contractor Request for tvj T V&F A.M. P.M. Time
k
Owner �t'z '2�/ Inspected Date Inspector
Rev. 4/8-
ASPEN*PITKIN AGIONAL BUILOINP
MEMORANDUM
ARTMENT
ACV / 31985
Date: November 12, 1985
TO: Jim Wilson, Building Official
FROM: John Ostwald, Building Inspector
SUBJECT: Fire, Life, Safety Inspection at the Cortina Lodge
230 E. Main
The results of a Fire, Life, Safety Inspection for continued
occupancy are as follows:
1) The fireplaces at the lobby and room *11 should be
sealed off to assure that they will not be used. They
are extremely hazardous as to the location of combust-
ibles and their construction.
2) The storage laundry room should have a handrail as
required by Section 3305(j) of the 1979 U.B.C. and a
guardrail as required by Section 1716.
3) If the same area was to have access to all occupants of
the building, the stairway head clearance would need to
be increased to 6'6" as required by Sec. 3305(p) of
the 1979 U.B.C. and the room made minimum 1 hour
construction.
4) All open, unused plumbing drains need to be closed per
Section 314(c) of the 1982 U.P.C.
5) There are numerous operative windows located in the
east wall which were illegal at the time of construc-
tion per Table 5-A of the 1958 U.B.C. These should be
made inoperable and adequate ventilation should be
obtained from another source.
6) The deflection of the beams supporting the cantilevered
roof over the second floor balconies should be reviewed
by an architect or engineer.
JO:lo
offices:
517 East Hopkins Avenue
Aspen, Colorado 81611
303/S25-5S73
mail address:
506 East Main Street
Aspen, Colorado 81611
ASPEN46PITKI0REGIONAL BUIL.OING DWARTMENT
t 506 East Main Street Aspen, Colorado 81611 303/925-6973
BUILDING INSPECTION CHECK LIST
Inspection Reinspection Partial Complete Permit No. i,44_
Steel Electric Plumbing Heating Building
Footings
Temp
Underground
Rough
R-Frame
Caissons
Underground
Waste & Vent
Flue
Insul.
Wall
Swim Pool
Water Pipe
F. P. Flue
Drywall
Struct. Slabs
Rough
Gas
Glass Door
Special
Damp Proof
Service
Final
Combust. Air
Mobile Home
Foun. Insul.
Final
Fire
Final
Final
Sprinklers
Found. Drain
Stove Type
Zoning
FIRE LIFE& SAFETY
Kitch Hood
Accepted /"/ Rejected Reinspection Fee $30.00 Yes No I No. Bdrms.
(You are ordered to make the following corrections on the construction which is now in progress at the address below)
Instructions to Inspector
i ..�
` `
<'� ��e'/:
< �i �� (�/�,� 1771
Kitchen Tub
Shower
Lay.
W.C.
Ice W. Bar Tub/Shower Jacuzzi
Bidet Hose Bib Laundry Clothes Washer Hot Tub D.W. Jacuzzi w/Shower
City County Time of Arrival %� �� Time of Departure
Address I �` �'' t '� Phone Job - - ( Office
Subdivision Request Rec'd
Date I
�h� �� Time
Contractor ` Request fo�M/T W TH F�Q. �p.M� Tame / 7
Owner'Inspected Date '��/ ,r InInspector_.;�n Xre
Rev. 4/86 e""
CITY OF ASPEN
MEMO FROM STEVE BURSTEIN
0I
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Shaded area indicates permissible
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TYPICAL FOR ANY ANGLE PARKING
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NOTE : ( G}
I. Use of any of the park ing layouts is dependent on the width and location
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2. M an euvers on public sidewalk R.O. W. for access to parking space is PROHIBI '_D
3. Information regarding the size and location of proposed driveway aprons TL J
should be obtained from the Departmont of Engineering, City of Aspen.
4. Alleys or private road easements leading to parking
from a public street. areas must be accessible
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Clr?Y or ASPE�
LAND USE APPLICATION FORM
NAME
ADDRESS
Pii6NE
130 south galena street
aspen, colorado 81611
303-5215 -2020
DATE SUBMITTED September 16, 1985
FEES $1,490.00
Hotel Jerome Ltd. Partnership/ Woodstone Assoc.
1450 Crystal Lake Rd.
925-8900
NAME OF PROJECT Cortina Lodge
PRESENT ZONING L-3
LOT SIZE
LOCATION
CURRENT BUILD -OUT
6,66'7 square feet
230 E. Main St.
(indicate street address, lot and block number. May require legal
description. A vicinity map is very useful.)
4,269 sq. ft. 17 units
PROPOSED BUILD -OUT N/A ... sq. ft. - units
DESCRIPTION OF EXISTING USES used alternately as short term .and long term housing
DESCRIPTION OF LAND USE PROPOSAL to be used as employee housing
TYPE OF APPLICATION Change of use GMP Exemption/Condominiumization
APPLICABLE CODE SECTION (S) 24-11.2(f) & 20-22
PLAT AMENDMENT REQUIRED YES X _ -NO
NO
DATE PRE -APPLICATION CONFERENCE COMPLETED September 12, 1985
ATTACHMENTS: 1. A11 applicants must supply Proof of Ownership in the form of a
title insurance commitmc.:,', or statement from an attorney indicating
.that he/she has research...cl the title and verifies that the applicant
is the owner of the prop(:rty (free of liens and eucumbrances.)
2. If.the process requires t: public hearing, a Property Owner's List
must be supplied which gees all owners within 300 feet in all
directions in some cases and adjacent owners in some cases.
3. Number of copies required (by code and/or in pre -application
conference.)
4. Plat by Registered Surveyor Yes X No
JOHN THOMAS KELLY
ATTORNEY AT LAW
117 SOUTH SPRING STREET
ASPEN. COLORADO 81611
TELEPHONE (303) 925-1216
September 17, 1985
Aspen/Pitkin Planning Department
City of Aspen
130 South Galena Street
Aspen, CO 81611
Re: Cortina Lodge
Ladies and Gentlemen:
I represent 0. Louis and Lynette Wille, fee simple owners
of the Cortina Lodge situate on Lots P and Q, Block 73, City
and Townsite of Aspen. Over the past several weeks, my
clients have been negotiating with the Hotel Jerome Ltd.
Partnership regarding purchase of the Lodge, although no
binding contract has been entered into. The purpose of this
letter is to grant my clients' consent to the application for
Growth Management Change of Use Exemptions which has been
filed or will be filed by the Hotel Jerome Ltd. Partnership.
My clients will not, however, consent to any restrictions of
any nature being placed on the property until such time as
they have entered into and closed upon a contract for sale
which contract shall be under such terms and conditions as may
be satisfactory to my clients in their sole discretion.
V4/trl yours,
JTK/og John Thomas Kelly
Attorney -in -Fact for
cc: 0. Louis Wille 0. Louis and Lynette Wille
ire fl 5," C&OG-
September 16, 1985
City of Aspen
Planning and Zoning Office
130 S. Galena St.
Aspen, CO 81611
Dear Members of the Aspen Planning and Zoning Commission:
This is an application pursuant to the Municipal Code of the City of
Aspen under Sections 24-11.2(_) and 20-22. It is the applicant's position
that 24-11.2(j) is not applicable to the proposal; however, the Planning
Office takes the contrary opinion and therefore we will proceed with this
application.
The applicant represents that it has authority from the owner of the
Cortina Lodge (sometimes the "property"), which is the subject of this
application, to submit this proposal for City approval. It is the parties'
intention to close on the purchase and sale of the property if approval of
this application is granted by the City. The terms of any approval would only
be binding against the property upon the purchase thereof by the applicant.
As owners of the Hotel Jerome and the Woodstone Inn, both currently
having employee housing requirements, we are proposing the following plan to
satisfy the employee housing needs of each project.
The employee housing requirements at the Hotel Jerome call for
housing nineteen low income employees. The requirements for the Woodstone
call for four employees to be housed, subject to some square footage
limitations.
Our plan to satisfy our employee housing needs starts with the
purchase of the Cortina Lodge. We feel that because of the Cortina's ideal
location and its already having numerous kitchenettes, this project would be
perfectly suited to solve our needs for employee housing. It would also
satisfy the needs of the Housing Authority for dormitory style employee
housing, with only minor changes necessary to conform to the dormitory housing
code. There are, however, certain improvements planned at the Cortina that
will better the quality of life for our employees. (See attached Schedule A)
The Cortina Lodge, when converted, would be above the minimum standards
required for dormitory style housing.
In fact, while the requirement calls for one bathroom per six
persons, our plan never exceeds a ratio of three employees to each bathroom.
Also, the guidelines call for at least one kitchen per twelve employees,
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
I
whereas our plan has a ratio of about seven employees per kitchen. It should
also be noted that the east side of the Cortina was once used as dormitory
style accommodations, and the entire lodge has been used for long term housing
off and on since 1978.
Our plans call for using the complete east side of the Cortina as
well as one room on the west side to satisfy our current employee housing
needs. As can be seen from our floor plans, a total of twenty-one employees
can be accommodated on the east side in a very low density fashion (on a per
room basis). This would take care of all nineteen employees required to be
housed for the Jerome plus two of the employees required to be housed for the
Woodstone. We also plan to deed restrict unit number one for our employee
housing needs at the Woodstone. This unit has been used by the current owners
of the Cortina as a manager's apartment, as such it is designed for this type
of use, and is 313 square feet in size, housing two employees.
To finish our requirements for the Woodstone, we plan to deed
restrict unit 232, located at the Woodstone, for employee housing. Unit 232
was completely renovated in 1984, is luxuriously furnished, and already has a
refrigerator. We plan to add a toaster oven and a microwave to complete this
unit's readiness for employee housing.
Under the Woodstone requirement for employee housing, above the
number of units required, there was also a square footage minimum to be
provided, of 1693 square feet. We feel that the location of the housing
relative to work and bus stops, its affordability, and the amenities offered
(i.e. kitchens) are much more important to the employee than a square footage
factor which says nothing of location, affordability, or amenities offered.
We are short of providing the square footage required by 310 square feet;
however it is important to note that we are providing housing for one more
employee than originally required for the Woodstone. The Housing Authority
Board of Directors has reviewed this plan and has given the project conceptual
approval. Final approval should be given to the project this week.
Our plan in total will benefit our employees by providing them with
inexpensive, conveniently located housing that includes kitchens. We also
feel that the City will benefit by having its first housing project of this
type for employees, which is also centrally located and of low density.
The applicant also
condominiumize the property.
that all of the requirements
cc: Dick Butera
Ann Bowman
DC/cr
requests approval under Section 20-22 to
In support of such request the applicant states
of that Section are met by this proposal.
Sinc rel
Doug Carlson
Controller/Woodstone Inn
Hotel Jerome
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Steve Burstein, Planning Office
RE: Cortina Lodge Change in Use and Condominiumization
DATE: November 14, 1985
APPLICANT'S REQUEST: Hotel Jerome Ltd Partnership and Woodstone
Associates request a change in use from lodge to residential uses and
condom iniumization of the Cortina Lodge. The applicants propose to
meet their employee housing obligations by providing in a dormitory
configuration six (6) bedrooms for fifteen (15) employees of the Hotel
Jerome and three (3) bedrooms for five (5) employees of the Woodstone
(a/k/a Aspen Club) Lodge. Six (6) units would be free-market long-
term residential. In addition, the number of off-street parking
spaces is subject to P&Z review.
LOCATION: 230 E. Main, Lots P and Q, Block 73, City and Townsite of
Aspen.
ZONING: L-3
BACKGROUND: In the Hotel Jerome Final PUD Agreement signed April 29,
1983, the owner of the Hotel "has agreed to and does hereby acknow-
ledge his obligation to provide nineteen (19) 'employee housing'
bedrooms . . . " The owner was given the flexibility to provide
fifteen (15) off -site employee bedrooms and four (4) bedrooms either
within the Hotel or off -site.
It should be noted that City Council approved the employee housing
program consisting of four (4) on -site "employee units" and fifteen
(15) bedrooms to be either in the project or off -site in Conceptual
approval (April 27, 1982) and Preliminary approval (August 11, 1982) .
Through most of the discussion of the Final PUD Agreement, this same
provision was considered by Council (March 23, 1983) . Changes were
made to the PUD Agreement giving the present flexibility in the
employee housing program in the version passed by Council on April 11,
1983. The applicant continues to be committed to providing four (4)
units in the Hotel Jerome, approximately 229 s.f. each, to be deed -
restricted to the middle income guidelines, and therefore a principal
issue for discussion tonight is the condition regarding the remaining
15 bedrooms.
Under the conditions of approval for the Woodstone Inn Condominiumi-
zation, the owner agreed to an employee housing program consisting of
Unit 121 of the Woodstone Inn and three (3) units in the Alpina Haus,
totalling 1,692 square feet for all four (4) units. Woodstone
Associates received approval of a condominiumization plat amendment on
August 26, 1985, to change the employee deed -restriction from Unit 121
to Unit 232 and to provide three units at another site acceptable to
the Housing Authority and City Council. Room 232 is a smaller unit
than 121, but more recently refurbished. The owner has also committed
to . adding a toaster oven, microwave and a sink and a storage area
to complete Room 232. Room 232 is proposed to be deed -restricted to
the middle -income employee guidelines.
APPLICABLE SECTIONS OF THE MUNICIPAL CODE: Section 2 4-11 .2 (j )
describes the GMP exemption for a change in use activity. To be
considered in reviewing a change in use is "growth impact . . . de-
fined as any activity which results in more than a negligible increase
in employee housing or parking; generates more than a negligible
increase in traffic demand, water and sewer needs, fire and police
protection requirements, off -site drainage and road demands; or
otherwise requires the provision of more than a negligible increase in
governmental services."
Section 20-22 explains the requirements of condominiumization. The
following subsections are most relevant to this case:
"(b) All units shall be restricted to six (6) month minimum
leases with no more than two (2) shorter tenancies per year; and
(c) The applicant shall demonstrate that approval will not
reduce the supply of low and moderate income housing. Such
demonstration shall be made at the time of initial consideration
by the planning and zoning commission for purposes of their
recommendation to the city council . . .
. . . The following shall be considered prima facie evidence
that approval will reduce the supply of low and moderate
income housing:
(1) Evidence that the property has historically rented for
terms in excess of one month periods at a price within the
current guidelines for low, moderate and middle income
housing as determined by the council for additional points
within the terms of the growth management plan, and the
applicant intends to increase rents within five (5) years
after condominiumization such that the price of each unit
will be in excess of the above guidelines.
(e) The applicant must agree to undergo an inspection of the
building or buildings by the building department prior to review
of the request for condominiumization by the planning and zoning
commission. This inspection shall primarily concern itself with
fire, health and safety conditions -- the intention is not
necessarily to bring old structures to full compliance with new
construction codes."
2
• 0
The off-street parking review criteria for residential uses is stated
in Section 24-4.6 as follows:
"Whenever the number of spaces required is subject to review,
such review shall be made by the zoning commission which commis-
sion, in making such determination, shall consider the projected
traffic generation of the proposed development, site characteris-
tics, the pedestrian access and walking distances to the downtown
areas, and the availability of public transportation."
PROBLEM DISCUSSION:
A. REFERRAL COMMENTS:
1. Housing Authority: On October 29, 1985, the Housing
Authority approved the Cortina Lodge proposal as presented
for meeting the Hotel Jerome and Woodstone employee housing
needs. The Authority was not aware of the applicants
commitment to having four units within the Hotel Jerome
The Housing Authority believed that the dormitory concept is
a particularly desireable approach. The level of upgrade,
amount of space, provision of kitchens and bathrooms and the
rent not to exceed $90/month per employee were each consi-
dered appropriate for this project. It was noted that there
is a shortfall of floor area from the Woodstone Agreement;
however, 5 instead of 3 employees would be housed. With
regards to the Hotel Jerome Agreement, the Housing Authority
accepted that the 19 employees to be housed meets the PUD
Agreement calling for 19 bedrooms.
2. Engineering Department: In a memorandum dated November 4,
1985, the Engineering Department made the following com-
ments:
a. The applicant's parking plan for ten (10) spaces is
based on dimensions that do not pertain to parallel
parking. Each parallel parking space should be at
least 22 feet long, which would allow only eight (8)
parking spaces.
b. Eight parking spaces are inadequate for a 17 room
complex.
C. We would not normally permit the curb cut on Main
Street. However, removing the access/egress on Main
Street would only exacerbate the parking situation.
d. The building is adequately serviced by utilities and
has sufficient dumpster space.
3. Building Department: A fire, life and safety inspection
3
B.
report was made by John Ostwald, Building Inspector on
November 12, 1985. Deficiencies were noted in fireplaces,
stairway head clearance, plumbing drains, east wall windows,
and other areas. Tom Voorhies, Electrical Inspector, noted
in a November 12, 1985 memorandum certain inadequacies
related to the Cortina's electrical system.
STAFF COMMENTS: The following issues have been identified
regarding this proposal:
1. Number and Location of Bedrooms and Employees to be Housed.
As noted in Table 1 which appears below, several changes
from the Hotel Jerome and Woodstone Lodge agreement are
evident. Regarding the Hotel Jerome, the Cortina proposal
would provide a total of 6 bedrooms instead of fifteen. The
total Woodstone employee housing square footage agreed to
would be reduced by 624 square feet according to our
calculations. The applicant calculated a 310 s. f . short-
fall. In both cases, interpretation is necessary in
determining, whether the basic intent of the agreements is
being met when translated into a dormitory configuration
that contains fewer numbers of units and less square footage
than specifically approved.
TABLE 1
Employee
Housing
Cortina
Agreements
Proposal****
Project
Bedrooms
Beds
S.F.***
Bedrooms
Beds
S.F.
Hotel Jerome
On -Site
4
PIS
180/unit
4
4
229/unit
Off -Site
15*
NS
6
15
Subtotal
19
10
19
229/unit
Woodstone
On -Site
1
NS
589
1
1
224
Off -Site
3
NS
1103
3
5
844
Subtotal
4
1692
4
6
1068
* To be provided on -site or off -site.
** NS - Not Stated
*** S.F. - Square Footage
**** Note: Six (6) Free Market Cortina Units
Source: Aspen/Pitkin Planning Office; November, 1985
4
(-624)
•
It should be noted that the
sufficient time to review the
Housing Authority review will be
to City Council.
Housing Authority has not had
Hotel Jerome employee units.
completed before this case goes
The Housing Authority has been particularly supportive of the
dormitory concept as the price range is truly affordable for the
low wage earners of our community. The Planning Office agrees
that the dormitory concept with small bedrooms, shared kitchens,
bathrooms, and lounges is an interesting and positive feature of
this proposal. However, we also are concerned that the prior
agreements are met through this proposal.
Research into the Hotel Jerome PUD has shown that at conceptual
approval on April 27, 1981, and Preliminary approval on August
11, 1982, the owner was to provide housing for "an additional
fifteen employees of the hotel at a location acceptable to the
City, to include a minimum of fifteen bedrooms." The Planning
Office believes that the language and intent of the Jerome PUD
agreement is clear regarding the fifteen bedroom obligation.
There should be 15 bedrooms in an apartment, house, or dormitory
configuration for at least 15 employees. Therefore, as Table 1
shows, we perceive that there is a shortfall of nine bedrooms for
the Hotel Jerome employees.
The Woodstone Inn shortfall of square footage is also of concern
to us. The three units to be employee housing at the Alpina Haus
would equal 1103 square feet, or approximately 368 square feet
each. It is not clear whether 1, 2 or more employees were to be
housed in each unit. Historically, Alpina Haus Units 42 and 44,
which were to be deed -restricted in association with the blood-
stone, contained four (4) beds each. If it were assumed that
there would be two employees in each unit, then there would be a
shortfall of one employee in the Cortina, as well as the 624
s.f. The applicant has proposed to add employee square footage
at the Woodstone by designating storage space next to Room 232
for employee use, thereby reducing this square foot deficit. We
recommend that one more unit be deed -restricted at the blood-
stone. An amendment to the plat must be accomplished.
The Planning Office position is that the six (6) "free market"
bedrooms in the Cortina should also be deed restricted in
association with the Hotel Jerome. In total there would be
twelve bedrooms and two kitchen/lounge units converted from
bedrooms. We feel that the twelve bedrooms and two lounges more
closely approach the Jerome PUD agreement and would be accept-
able, along with the four on -site units.
2. Reduction in the Supply of Low Income Housing. The applicant
provided rental history on the Cortina Lodge showing that units
have rented in excess of the rental price/square foot range on a
5
long-term basis for employee housing. The historical mixed long-
term and short-term uses of the Cortina is non -conforming based
upon the rules of the L-3 zone. Therefore, through deed -re-
stricting the units to the low income housing guidelines this
proposal would increase the supply of low income housing, meeting
the criteria of Section 20-22(c) for condominiumization. As a
practical mater for dormitory, the project should be restricted
to rental and not sale to serve the lodge employees.
One might still question whether the reduction in low-cost
tourist recommendations through this proposal has a negative
effect. It appears that while such is the case, the greater good
would be served in providing inexpensive long-term housing for
employees.
3. The Creation of 6 Free Market Long -Term Units in the L-3 Zone
District. In the L-3 zone district "deed -restricted housing for
employees of the lodge" is a permitted use. Based on the
precedent from the review of the Copper Horse and Alpina Haus,
providing employee housing for another lodge (Aspen Mountain RJD)
is an acceptable use in the L-3 zone. However, free market
residential uses are not permitted in the L-3 zone district.
Therefore, this proposal would create (or continue) a non-
conforming use of the six free-market units. If our recommenda-
tion to deed -restrict all units is accepted, then there would be
no non -conforming uses.
4. Upgrading of the Cortina. The list of proposed improvements
consists primarily of upgrading interior and exterior common
areas (see "Schedule All attached) . All rooms would be furnished
with single beds; and kitchens would be added to two units. The
Housing Authority was satisfied with the level of upgrade.
Deficiencies noted by the Building Department should be correct-
ed, and a schedule of those improvements should be drawn up for
completion of work prior to condominiumization.
5. Parking (Special Review) . According to Engineering Department
calculations, the Cortina has adequate room for eight on -site
parking spaces. There would be approximately 30 residents in the
Cortina at full occupancy in 16 bedrooms.
A survey conducted by the applicant indicated that 360 of the low
income employees of the Aspen Club and Woodstone own cars; 64% do
not own cars. If the survey statistics were used then eleven
spaces would be needed for employees with cars, and none for
visitors. The off-street parking requirements for dormitory use
in Residential zone districts (Section 24-4.5) is two spaces per
three pillows. If this standard were applied to the Cortina,
then 20 parking spaces would be needed.
The applicant has made the following arguments with regard to
parking. The proposed change in use would not make the situation
1.1
worse than when the Cortina was short-term. Low income residents
who qualify to live in the Cortina are particularly apt to not
have cars, due to the close proximity to work, the commercial
core, and bus routes.
The Planning Office agrees that there would be less need for cars
in the Cortina than in projects with higher income residents and
located farther away from the center of town. However, we feel
that fifteen spaces for Cortina residents would be a more appro-
priate number. This would result in one parking space per two
employees, (the ratio used in the Aspen Mountain PUD) and
hopefully would be able to accommodate some visitors as well. We
note that full-time occupancy would probable result in a more
constant and higher parking demand than the present level of
operations at the Cortina Lodge.
The owner of the Hotel Jerome has agreed to provide 60 on -site or
off -site parking spaces in connection with the project. At the
preliminary PUD stage, the 60 spaces were divided into 25 for
guests and 35 for employees. The Cortina proposal is separate
from that calculation, and should be viewed as generating an
additional demand for seven parking spaces that could be added to
the Jerome's off-street parking obligation. We suggest that as a
condition of parking review approval , those seven (7) parking
spaces be added to the Hotel Jerome's 60 parking space commit-
ment. The location of parking structure at the Jerome or at the
Rio Grande site would be reasonably convenient for Jerome
employees living in the Cortina.
RECO MMENDAT ION:
A. The Planning Office recommends that P&Z recommend approval of the
requested change in use of the Cortina subject to the following conditions:
1. All units shall be deed -restricted to the low income employee housing
guidelines. Units 2, 3, 4, 5, 6, 7, 8, 11, 12, 13, 14, 15 and 16
shall be associated with the Hotel Jerome's employees housing obliga-
tions. Units 1, 9, 10 and 17 shall be associated with the Woodstone
Inn's employee housing obligation.
2. The Cortina Lodge facility and grounds shall be upgraded according to
representations made in "List of Improvements, Schedule A."
3. Approval from the Housing Authority shall be obtained for the condi-
tions and types of employee deed -restrictions to be placed on the four
Hotel Jerome units.
4. Unit 232 of the Woodstone Inn shall be refurbished with a toaster
over, microwave and sink and a storage area.
5. Approval for an amendment to the Woodstone Condominiumization Plat
designating storage space adjacent to Room 232 as L.C.E. associated
7
with the room shall be obtained.
B. The Planning Office recommends P&Z to recommend approval of Condomini-
umization subject to the following conditions:
1. All Cortina units shall be deed -restricted to six month minimum leases
with no more than two shorter tenancies.
2. All Cortina units shall be deed -restricted for rental use.
3. A schedule of improvements shall be drawn up to correct deficiencies
noted in the Building Department memorandum of November 12, 1985. All
improvements shall be made as acceptable to the Building Department
prior to recordation of the condominiumization plat.
4. A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted.
5. The owners agree to join any special improvement districts formed in
the future, and shall include this agreement in the Statement of
Subdivision Exception.
6. A condominiumization plat shall be submitted meeting all requirements
of Section 20-15 of the Municipal Code.
C. The Planning Office recommends Special Review approval of the Cortina
parking plan for eight spaces subject to the following conditions:
1. A plan for eight parking spaces shall be submitted for the approval of
the Engineering Department prior to review of this application by City
Council.
2. Seven (7) additional off-street parking spaces shall be provided in
addition to the present 60 parking space commitment for the Hotel
Jerome for use of the Hotel Jerome employees living in the Cortina.
SB.5
0
a
761
Should the Owner, at the time of the Certificate of Occupancy
for the Project, not have provided all of the required 15 oft -site
employee housing bedrooms, he shall, prior to the issuance of the
Certificate of Occupancy and as a condition precedent thereto,
covenant -restrict that number of bedrooms within the Project
necessary to cover any shortfall in the off -site housing require-
ments, which temporary restricted bedrooms must meet the same City
employee housinq guidelines as Owner's off -site housing would have
been required to meet under the terms hereof, and which temporary
restricted bedrooms shall thfreafter be released from said cove-
nants when Owner does provide the required number of off -site
employee bedrooms in the manner above required.
F
The deed restriction and covenant restriction and release
forms shall be approved as to form by the City Attorney print to
recordation.
1
7. Off -site Parking. A condition of the approvals granted
' herein and herewith is the requirement that the Owner provide 60
Off -site parking spaces in connection with the Project. Thus, as
a condition of the approvals granted herein and herewith, Owner
agrees to provide 60 off -site parking spaces in connection with
the Project in the manner hereinafter described. Owner agrees to
participate with the City in the financing, design, construction,
operation and maintenance (including necessary capital expendi-
tures) of a 100-vehicle parking structure on the Rio Grande pro-
perty, to the extent of 60 spaces for Hotel quests and employees.
12
"J;.4" 0 759 F '
shall obtain from his contractors customary warranties of good
workmanship with the City as beneficiary, with respect to all
improvements required by Paragraphs 1, 2 and 3.
It is the express understanding of the parties that the pro-
"r
cedure set forth in Paragraph 13 of this agreement regarding ran-
�, wa
compliance shall not be required with respect to the enforcement
Y
and implementation of the financial assurances set forth herein
and required by Section 20-16(c) of the Municipal Code.
6. Employee Housing. As an inducement to the City to
approve the P.U.D., Owner has agreed to and does hereby acknow-
ledge his obligation to provide nineteen (19) 'employee housing*
bedrooms as described herein and defined by the Code and reguls-
3ll
tions of the City of Aspen or its designee, in connection with the
Hotel Project. Prior to the issuance of a Certificate of Occu-
pancy for the Project, and as a condition precedent thereto, Owner
`
agrees to and shall provide for use by Hotel employees a minimum
of fifteen (1S) off -site employee bedrooms, deed restricted to
City employee -housing rental and sale price, qualifications and
occupancy guidelines in effect at the time such bedrooms are so
provided, which bedrooms shall be in income categories, sixes,
configurations (including facilities and amenities) and loca-
tion(s) as may be acceptable to the City (or its designee, which
may be the Aspen/Pitkin Housing Authority), by constructing new
deed restricted units or by purchasing existing free market units
and converting them to deed restricted "employee housing* status.
10
t
Wlal
444 rr. . p 760 .. -
Provided, that the Owner shall have the right in future to substi-
tute other off -site employee bedrooms for some or all of the fif-
teen (15) off -site bedrooms initially provided as above required,
so long as (1) the location, site and configuration of such sub-
stitute bedrooms is acceptable to the City or its designee, (ii)
the minimum number of acceptable employee !�sdrooms required by
this Paragraph 6 remains available at all times, and (iii) the
same deed restrictions are imposed upon the substitute units prior
to occupancy of the substitute units. Upon the completion of such
substitution as above requireO, the City shall release the deed
restrictions upon those off -site bedrooms which have been replaced
with substitute bedrooms.
In addition to the fifteen (15) off -site employee bedrooms,
Owner shall provide, prior to the issuance of a Certificate of
Occupancy for the Project a d as a condition precedent hereto,
four (4) covenant restricted on -site employee bedrooms within the
i
Project itself, each of which bedrooms shall be at least 180
square feet in size and shall be used solely by Hotel employees,
and shall deliver to the City an appropriate written covenant
covering such bedrooms in a form approved by the City Attorney and
acceptable for recording.,, hould the Owner secure more than fif-
teen (15) off -site employee bedrooms, Owner's on -site employee
,
bedroom requirement shall be reduced exactly by the number of off -
site units in excess of fifteen. (15).
I
0
'A
OU-444 roq o 762 .
At such tine as the City undertakes the construction of this
structure, Owner shall and hereby agrees to participate propor-
tionately (based on the need for 60 spaces) in the financing,
design, construction, operation and maintenance (including neces-
eery capital expenditires) of the parking garage aspect thereof,
such financial participation to be in the form described below. 1
(A) Owner's proportionate share of the cost of conatru,ainq
the parking structure shall be determined by multiplying a frac-
tion, the numerator of which is 60 and the denominator of which is
the total number of parking spaces to be constructed, times the
portion of the total construction cost ((including financing costs
(including capitalised interest on bonds, reserve funds and bond
issuance costs), design, pre -construction and construction costs))
which is directly related to the parking garage aspect of such
structure. Owner shall and hereby aqrees to finance and pay for
such share of the construction cost and to evidence and secure
such obligation in the following manners
(a) No later than sixty (60) days following the issu-
ance of a Building Permit for construction of the Hotel Pro-
ject which is the subject of this Agreement, Owner shall
deliver to the City in the form of cash or certified funds
the sus of One Hundred Thousand Dollars ($100,000.00) as a
down payment on such share. If no Building Permit for a
parking garage has been issued prior to the data of this
downpayment, the City shall promptly escrow such funds in an
interest bearing account with all interest earned thereon to
accrue to the credit of caner and be applied to "the balance
of Owner's share" in calculating the xxxxxxxxxxxxxxxxxxxxxxxxxxxx
ti
CASE DISPOSITION:J�1�t�►+�ru,�An r
F D �M�n►u�xr7� r�»
Reviewed _by: P&Z City Cio�un _
f � Z VOW S m ff pf : 0fp6XJ t Al14 �7), 4 it f ?� . s c-�(o I � .M ;�, � • ►c �, �aL�i:2
1. All units shall be ,deed -restricted to "+the low income employee housing
guidelines. , ��' �, 11, 12, 13, 14, 15 and 16
shall be associated with the Hotel Jerome's employees housing obliga-
tions. Units 1, 9, 10 and 17 shall be associated with the Woodstone
(I`nn's employee housing obligation. il,,,f� N ; 6�� b�11 �� resrrya•1
Tprftilvrt e1hrivyte 1'v°i;n1 nc./s +Nnsu��++,., w.tti C,o,G at+pns ye1 �� �c dttF✓Mig(�:
--
2. The Cortina Lodge facility and grounds shall be upgraded according to
representations made in "List of Improvements, Schedule A."
3. Approval from the Housing Authority shall be obtained for the condi-
tions and types of employee deed -restrictions to be placed on the four
Hotel Jerome units.
4. Unit 232 of the Woodstone Inn shall be refurbished with a toaster
over, microwave and sink and a storage area.
5. Approval for an amendment to the Woodstone Condominiumization Plat
desiqnating storage space adjacent to Room 232 as L.C.E. associated
with the room shall be obtained.
fo �,I.
w�, m14"i1i
R6i
All Cortina units shall be deed -restricted for
_ 1—
u--sefy�e+�p��iecssr�-I�eSrxc6)
,rental
► po4h ihie+mum Iei.)t repjK+ht4t s611 b. _ e kmwed. .
1i -
A schedule of improvements shall be drawn up
to correct deficiencies
noted in the Building Department memorandum of
November 12,
1985. All
improvements shall be made as acceptable to
the Building
Department
prior to recordation of the condominiumization
plat.
A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted.
�t. The owners agree to join any special improvement districts formed in
the future, and shall include this agreement in the Statement of
Subdivision Exception.
'•- A condominiumization plat shall be submitted meeting all requirements
of Section 20-15 of the Municipal Code.
-L'L P �-2 U�fFA �fM �iUB'lI Dnr��P� �� frt�i� SDe°ctt�,iw^JM+v��.pt,Cr��'�{•z i�'�7ct7 ��vkiil� C�cti'�To,
.1. A plan for eight parking spaces shall be submitted for the approval of
• the Engineering Department prior to review of this application by City
Council.
2. Seven (7) additional off-street parking spaces shall be provided w{ r
the present 60 parking space commitment for the Hotel
Jerome ;for use of the Hotel Jerome employees living in the Cortina.
u
•
DEDICATION OF REAL PROPERTY
TO
EMPLOYEE HOUSING RESTRICTIONS AND GUIDELINES
(CORTINA LODGE)
THIS DEDICATION, made and entered into this day of
11 1985, by and between The City of Aspen ("City"),
and Hotel Jerome Limited Partnership, a Connecticut Limited
Partnership ( "Jerome") . `-,.si
WITNESSETH:
WHEREAS, Jerome is the record own of that certain real
property situated in the C' e Colorado, which is more
particular?; described i Exhibit A attached hereto and made a
part hereof by this referen nafter referred to as the
"Land"; and
WHEREAS, The City Council on December 16, 1985 approved the
use of the Land to satisfy the employee housing requirements of
the Hotel Jerome Planned Unit Development, the -AeL
condominiumization (formerly the Woodstone Inn Condominiums) and
for employee housing as needed by the Jerome for future
subdivisions and development requirin em sin
(as
e Cit _ The Land as uilding improvements of
venteen (17) residential units to be used as dormatory housing
that term is defined by the As en PtkHousiency. Seven (7) units have been assigned to the Hotel J omeanned Unit Development expansion four (4) unitsnto t e
Woodstone condominiumization and the balance of the units for
employee housing requirements for future development. The units
are commonly known as the Cortina Lodge.
WHEREAS, Jerome has received adequate consideration from the
owner of the ACL Condominium to make this Dedication.
WHEREAS, in consideration of the making by Jerome of said
formal dedication of the units in the Cortina Lodge to City
employee housing restrictions and guidelines, Jerome ' and ACL have
been credited by Citwith housing a total of 32employees in
h y4
connection with the Jerome lodge development the ACL
condominiumization and future subdivisions or development by the 14-
Jerome or its successors or assigns.
WHEREAS, the parties desire by this instrument to effect
such dedication upon and with respect to Cortina Lodge.
NOW THEREFORE, for and in consideration of the premises and
for other good and valuable considerations, the receipt and
sufficiency of which are hereby acknowledged by each of the
parties hereto, the said parties hereby covenant and agree as
follows:
•
1. The
restricted ex
w' out any m
wi such Cit
hereby is
ome employee housing
s and ntr and in accordance
emp o housing use,
occupancy and �rental �guidelines and qualifications as may be in
effect and applicable from -time -to time.
2. In addition, the seventeen (17) units in the Cortina
'Lodge shall be and hereby are restricted to a maximum occupancy
t, of thirty two (32) employees. Verification of an employee's
income and employment qualifications shall be accomplished by the
.City of Aspen or its designee prior to and as a condition of each
'iemployee's occupancy of a unit in the Cortina Lodge.
entire Cor ina
Lodge shall be and
3. The dedication and covenants contained herein shall be
deemed a burden upon and to run with the title to the Cortina
Lodge, shall be binding upon the parties hereto and their
respective successors and assigns and upon all other persons or
entities having any right, title or interest in or to the Cortina
Lodge or any part thereof, and shall inure to the benefit of and
be specifically enforceable by the City of Aspen or its designee
by any appropriate legal action including injunction, abatement
or eviction of non -complying tenancies, all for a period of fifty
(50) years from the date of recording hereof in the Pitkin County
real property records. Unit 232 of the ACL condominiums
according to the amended condominium map therefor recorded in
Book at Page of the Pitkin County Records rest_
exclusively to use as rental housing for a emp ogee of.the AC
co g e terms , s Declaration shall
w th units of the Cortina Lodge be deemed to satisfy the
r quirements of the Agreement between the City and Woodstone
A sociates recorded in Book 484 at Page 444 of the Pitkin Coun
reco ("Agreement')
4. This Declaration shall evidence the satisfaction o the
equirements and conditions of the Agreement and shall releas
the restrictions of the Agreement on sale, conveyance, mort ge,
r encumbrancQ of individual condominium units in the
ndominiums.J
5. Neither this dedication nor any of the covenants
contained herein shall be modified, released or waived in any
respect except by a written instrument executed by all of the
parties hereto or their respective successors or assigns and duly
recorded in the Pitkin County real property records.
IN WITNESS WHEREOF, t e parties have hereunto set their
hands and seals as of the �ay and year first above written.
CITY: CITY OF ASPEN, COLORADO
ATTEST: By:
ecretory
5�
STATE •
OF COLORADO �
COUNTY OF PITKIN ) ss.
The fore
Housing Res trictionoing Dedication of
acknowledged Real Property To E,
and Guidelines (Cortina
9 to before me this mpls
_day of Lodge) was
' 1985, by
Witness my hand and official seal.
My com4 ssion expires:
Notary Public
CITY OF ASPEN
MEMO FROM STEVE BURSTEIN
2 61
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MmWto 115
E
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY? t-(Seo tT" --rb (--10,\/E H'C�Q-E ,
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES l�
NO
IF YES, WHY? (-�S 4k,�D-r —
NO ex1p�-=Tt-4SE-i
IF NO, WHY?
3. WHAT IS YOUR MAIN SQ.URCE OF TRAN3PORTATIO
�g
4. WHAT IS YOUR JOB? rJ E U, kAk,-1 WG I
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES V
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? P ca.�, %P I /dam► C'`f / ST�,�+ _. S IoC�
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
-----------------Tqt-6,f--------------------------------
4. WHAT IS YOUR JOB? � V1 � 4C*
NO;.;,- This is important, please respond quickly. THANK YOU!
•
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?Rcy� i i o�,rt -iy nl Sr,t�
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES WHY? ° 1
� tJN ✓rE/1-�.�1_ l
IF NO, WHY?
',. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
----- .3t-,-c-1P-----------------------------------------
4. WHAT IS YOUR JOB?,e 1,1,1,L74- W ODIS-FQ
NnTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
J1. DO YOU OWN A CAR? YES THANK YOU!
NO
r� !
IF YES, WHY? --ra -- ! 1r�i,. f `1[I / U t
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
t
IF NO, WHY? h 1 0 o . A fJ 1!
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
---------Lz--1------------------------------------
e )
4. WHAT IS YOUR JOB? _ IL A, t;,Pa JuA V j Qy-,
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY? o-^�
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
--- rcj _ +-)3iC cle-----------------------------------
4. WHAT IS YOUR JOB? f���1, �y�,uj7 �irlr►/`/7�i.S�C
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY? //)
U
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF N 0 , WHY? _ 7 1� i , P.vz (1111 .
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
-------Y-' n__ -�--.±--------------------------------------
4 . WHAT I S YOUR JOB? oo oks� v,-2
NOTE: This is important, please respond quickly. THANK YOU!
IF NO, WHY?
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES_
NO
IF YES, WHY? N ec,
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO X
IF YES, WHY? ?eAr df ql son r !U e� rp Re-
OnC.2 q wa-t/�.
Idgnj�er C r �-I/en
UJ e KGl V Q
2rC +) vhe5
W�
IM1 1 u�G1
7
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
--------- GAK -
WHAT IS YOUR JOB? r ��
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
------•----------------------------------------------------
4. WHAT IS YOUR JOB?
NOTE! This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?�-
2. DO YOU RIDE THE BUS? YES /
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN
SOURCE OF
TRANSPORTATION?
4. WHAT IS YOUR JOB?
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO L
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF N0, WHY? ( 0
�J I3' c,to
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
- ---L - - ----------------------------
4. WHAT IS YOUR JOB?
v
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY? /iu'IL
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY? I ,,;✓��1-�;'GC
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
' l / I-
......... --------------------------------------------------
4. WHAT IS YOUR JOB? ,"-i , -1 1 , - 'r r ' iA R
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY? (' 401- fit- 611 O, (W 2—
2. DO YOU RIDE THE BUS? YES T
NO
IF YES, WHY? C U YJ U2 m "C I -�
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
------------- L�-�,--- -L----ram-----------------
4. WHAT IS YOUR JOB?
NOTE: This is important, please respond quickly. THANK YOU!
t
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO �-
IF YES, WHY?
IF NO, WHY? No
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? 'Ptot P1,e -�
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
---------l,)ze- K-------------------------------------------------
4. WHAT IS YOUR JOB? Sarh Hes4,'� oc �Y-Acpsf cQeA
NOTE: This is important, please respond quickly. THANK YOU!
1
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY? -+co I AoA bgkf-Q 4D hAvc pn)-e- up err-
her-a-u5 e
Y,D" IDON'4 VecW( Nero
2. DO YOU RIDE THE BUS? YES V
NO
IF YES, WHY?
RI OP- Wv o5TL`I i N
`) CC�i1S� i 45 UN VP31)) CNT Gk)d 5W�C , 6v-r IN SUvn mer S Wa-1-I<
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
4. WHAT IS YOUR JOB? -�r0tiT 0e51C AT �SpPu CLUB
NOTE: This is important, please respond quickly. THANK YOU!
• 0
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPOR TION?
4. WHAT IS YOUR JOB? �,��'F XN ��lr�% i //✓f'
NOTE: This is important, please respond quickly. THANK YOU!
9
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY? -r"t k i .� p \ r /'X V'\ -�- (I �((n (- (',
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
e
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
__- --�- - --------------------------------
4. WHAT IS YOUR JOB?
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY? !—/ -17Z,6-5—
I
.y
�✓� /i✓ -7,0--ow/v / i
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN 'SOOURCE OF TRANSPORTATION?
--------- ['/4,��---------------------------------
4. WHAT IS YOUR JOB? 41G� ,�_
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
,I
Z. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF N0, WHY?G� �,v� n YY��i nlyl�fzfy���tirr� 7�
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
►A
-------- - --jf-----=---------------------------
4. WHAT IS YOUR JOB? .E-LI :± iYLC �CnCLn�—
NOTE: This is important, please respond quickly. THANK YOU!
ok
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
I. DO YOU OWN A CAR? YES
NO
IF YES, WHy?
IF NO, WHY? �
r r rr a� c ivnl I S L
PIC-
LG� liNG
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY? A CAK Ati6
IF N0, WHY?
3. 14HAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
---------- -----2 us---------------------
4. WHAT IS YOUR JOB?
NOTE:
THANK YOU!
-do01
.
low"
0 a
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
/ THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? 12-� (f 0, E�,u , � Y fL `Y 4� �d &
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
------------------ ----- 0tz-�--------------------------
4. WHAT IS YOUR JOB?)17:j�%r� �!Lf
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? 't `4n, • / AL ,
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
----- -----------------------------------------------
4. WHAT IS YOUR JOB?
NOTE: This is important, please respond quickly. THANK YOU!
• 1 0
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE. OF TRANSPORTATION?
------------��- ---------------------------------------
4. WHAT IS YOUR JOB? 4o_
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES ;'I
nNO (� 1
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES X
NO
IF YES, WHY? {` ,cz 5V k 1 0
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
---m ------ ° -------------------------------------
4. WHAT IS YOUR JOB? J-0
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
1. DO YOU OWN A CAR? YES V
(� n NO
IF YES, WHY? ��/l►-i Jll,��P�E �F (C �� l�I—�j�
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
---------------- --------------------------------
4. WHAT IS YOUR JOB? �K4trU'11-1�74c -r
NOTE: This is important, please respond quickly. THANK YOU!
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YESy/
NO
IF YES, WHY?
t cr
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? �i� m oV C-a
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
-------- - �-- C-•r------------------------
4. WHAT IS YOUR JOB?
NOTE: This is important, please respond quickly. THANK YOU!
• 0
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? i J`l
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
----------------------------------------------------------
4. WHAT IS YOUR JOB?
NOTE: This is important, p ease respond quickly. THANK YOU!
0 •
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
11
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY?
_\ Vl,\ L% Car
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
------------ ---------- -----------------------
4. WHAT IS YOUR JOB? in V\-/ 5 ,Or od e-s (9 ^0--c
NOTE: This is important, please respond quickly. THA14K YOU!
0
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
1
IF YES, WHY? (,5,rj2e�G%
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO X
IF YES, WHY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SSO/OU^^RC''E OF TRANSPORTATION?
M� Cam ,
----------------------------------------------------------
4. WHAT IS YOUR JOB? TZI ��V' J E:: � >/ 0- & -,�
NOTE: This is important, please respond quickly. THANK YOU!
0 0
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY? �[L
OCCA-SIaW !�T
C(.$�`
iv%7�I
.1 �+-Hl+�% �`T�
/rOL� - �� /f
�l l9uo� S TO/� •
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WIY?
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
--------- C _e_ _A(I
WHAT IS YOUR JOB? SS /
NOTE: This is important, please respond quickly. THANK YOU!
�Ac4ei
we R k £p QiiH�s
04-Sep-85
EMPLOYEE SURVEY
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
/ THANK YOU!
1. DO YOU OWN A CAR? YES
NO
IF YES, WHY?
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES
NO
IF YES, WHY?
IF NO, WHY? 5&V k)j1 %
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
----------- -----------------------------------------------
4. WHAT IS YOUR JOB? �rf/yE �S .�•�e;j�(� (�
f7�� D� r
NOTE: This is important, please respond quickly. THANK YOU!
•
EMPLOYEE SURVEY
04-Sep-85
Please answer the following questions and turn them into Mark
Overstreet's mail box ASAP. Mark has a mailbox at both the Woodstone
Inn and at the Aspen Club.
THANK YOU!
1. DO YOU OWN A CAR? YES X
NO
IF YES, WHY? I needed it to get to work
IF NO, WHY?
2. DO YOU RIDE THE BUS? YES X
NO
IF YES, WHY? Because my car doesn't run
IF NO, WHY?
3. WHAT IS YOUR MAIN SOURCE OF TRANSPORTATION?
the bus
----------------------------------------------------------
4. WHAT IS YOUR JOB? Accountant
NOTE: This is important, please respond quickly. THANK YOU!
r�
r:
November 12, 1985
Alan Richmond
Planning Director
Aspen/Pitkin Planning Office
130 South Galena St.
Aspen, Colorado 81611
RE: Hotel Jerome Employee Housing Units
ALAN - The upper level of the Hotel Jerome annex has been
allocated to 4 units of employee housing. The enclosed
photocopy is made from the building permit set approved
July 10, 1985 and the blueline reproduction shows the
revisions we propose. Larger living/sleeping areas are
provided in the new plan through the sharing of kitchen
and bathroom facilities.
Sincerely,
CAUDILL GUSTAFSON& ASSOCIATES ARCHITECTS, P.C.
—zDavq Z4)—a�_
David Webster
CACOILL GUSTAFSON AND ASSOCIATE: ARCHITECTS P.C. F 0 E30x r== ASPEN COLORADO E3 1 6 1 1 303-925-3363
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