HomeMy WebLinkAboutcoa.lu.pu.Hotel Jerome 330 E Main.45A-85 CASELOAD SUMMARY SHEET - -
r n p City of Aspen
DATE RECE IV EtJ.�v h' `°" /7d CASE NO. 4sR -L
DATE RECEIVED COMPLETE : STAFF:
PROD ECT NAME: 1
\PPL ICANT:
Applicant Address4Phone : t, <: E_" 1-1
REPRESENTATIVE: I. AA& s ..,a/, J — 4 • a
Representative • .dreg/l•hone.. I . . 71-.►�/lr/�,I_' / fp,l
Type- of Application: " -{SY`J
I. GMP/SUBDN IS ION/PUD (4 step)
Conceptual Submission ($2,730 .00)
Preliminary Plat ($1,690 .00)
Final Plat ($ - 820 .00)
II. SUBDN ISION/PUD (4 step)
Conceptual Submission ($1,900.00)
Preliminary Plat ($1,220 .00)
•
Final Plat ($ 820.00)
III. EXCEPT ION/EXEMPT ION/REZ ON ING ( 2 step) ( $1,490 .00) eiarGvogair•
IV . SPECIAL REV IEW ( 1 step) ($ 680 .00 )
Special Review
Use Determination
Conditional Use
Other :
P&Z CC MEETING DATE: -S PUBLIC HEARING : YES 0
DATE REFERRED: 62/4/6 S INITIALS: ~
REFERRALS :
`//' City Atty Aspen Consol . S. D. School District
City Engineer Mtn. Bell Rocky Mtn. Nat. Gas
Housing Dir. Parks Dept . State Hwy Dept (G1enwd)
Aspen Water Holy Cross Electric State Hwy Dept (Gr.Jtn)
City Electric Fire Marshall Bldg: Zoning/Inspectn
Envir. Hlth . Fire Chief _ Other :
FINAL ROUTING: DATE ROUTEDk • �� -TIN ITIAL • /
—
City Atty City Engineer Building Dept.
Other : _ Other:
FILE STATUS AND LOCATION : Via)/C
CASE DISPOSITION: L1611+1 Code 4.iejmt
Reviewed by : Esspcn—P7, City Council
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CASE DISPOSITION: Lo+seli + ite Riy),,,utincvni
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Reviewed by : Aspen P&Z City Council
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Reviewed By: Aspen P&Z City Council
On May 5 , 1986 City Council unanimously passed a PUD Amendment
for the renovation of the existing Hotel Jerome, subject to the
following conditions:
1 . Removal of excess building materials and rubbish on the
Hotel Jerome site shall be accomplished no later than May
16 , 1986 to the satisfaction of the Chief Building Official
and Project Planner.
2. Head-on parking off Bleeker Street shall be eliminated by no
later than May 16 , 1986 . Interim parking for no less than
27 vehicles should be provided in the rear of the existing
hotel by no later than September 1 , 1986 , if no building
permit has been issued by that date for the Jerome Addition.
3 . A picket fence shall be installed across the Main Street
yard to screen views of the disturbed area no later than May
23 , 1986 .
4. In conjunction with the PUD Agreement for the Jerome
Addition, all items discussed in the prior proceedings shall
be addressed. If no building permit has been issued by
September 1 , 1986, then an interim landscaping, sidewalks
and parking plan shall be drafted by September 1, 1986 and
implemented by May 1 , 1987 .
5 . If no building permit has been issued for the Jerome
Addition and no PUD amendment agreement is being processed
by September 1, 1986 , then an amended PUD Agreement shall be
submitted by that date to address all items which have been
agreed to with the City Council .
SB.19
CASE DISPOSITION: Hot", :cc)t r .( P u 0 10704. ,4'
es Reviewed by: cen P&Z City Coun' _1
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( lJ y�„ �vu� �rlUlte(Yl`d • M, H6�GI y ccn puU 1 h w .al .wii avww
1 . Phasing of the project, with changes in the construction sche-
dule.
2 . The interim landscape plan.
3 . Employee housing program.
e .
4 . Site plan with regard to the ruin Street curb line .
5 . Notice to the owner .
The recommended approval is subject to the following conditions: _
Afltbtnk(kiro.VpsttulSjaA'.div (307,r gccgt4tic lb IL City Minkt4
(1 ) �1—eom€1-ete--dr-af-t--,oF ^"^ , highlighting the new
language, shall be provided to the Planning Office three weeks
prior to its review by City Council, for consideration by the
Planner, Attorney and Engineer.
2. Fencing, rail ties, or other minimal landscaping to delineate the
Sleeker Street parking and circulation areas acceptablq. to the
City Engineer shall be submitted prior to City Council and built
by June 1 , 1986 . The curb cut on Mill Street shall be posted for
exit only to the satisfaction of the City Engineer . The
commitment to finance these improvements shall be stated in the
Financial Assurances section of the RID Agreement requiring use
of the appropriate mechanism to guarantee fulfillment, and shall
be subject to approval by the City Attorney .
3 . A landscape clean-up and improvements plan for the garden area
west of the Hotel Jerome acceptable to the Planning and
Engineering Offices shall be submitted and completed by June 1 ,
1986 .
By August 1, 1986 a more detailed landscaping plan to be imple-
mented by July 1 , 1987 shall be submitted for Planning and En-
gineering Office acceptance if the Phase II PUD Amendment for the
addition is not submitted by that date.
A commitment to spend a minimum of ;50 , 000 on landscaping
improvements shall be stated in the Financial Assurances section
of the PUD Agreement , requiring the use of the appropriate
mechanism to guarantee fulfillment .
4. The employee housing section of the PUD Agreement shall reflect
changes made through approval of the Cortina bodge _em lo i "t6"/'�)
dormitory proposal . 6.114( Di 6f 17:14t F�c ,3,6•4.t. k f6:,wri�� r6n I^t'Y
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5. The site plan showing the Main Street curb s all be changed to iiwHd`ltS
reflect the existing curb line. itistod�i
6 . Notice to the owner and his attorney shall be changed to the
current individuals' names and addresses.
MEMORANDUM
TO: Aspen City Council
THRU : Hal Schilling, City Manag- i'�
FROM: Steve Burstein, Planning Office 4(
RE: Hotel Jerome PUD Amendment
DATE : April 23, 1986
ZONING: CC - Commercial Core (H - Historic Designation) with PUD
Overlay.
LOCATION: Northwest corner of North Mill and Main Streets, 330
E. Main Street
APPLICANT 'S REQUEST : The applicant requests to make certain
revisions to the Hotel Jerome Planned Unit Development Agreement
to reflect the phasing of the renovation and addition stages of
the project and minor changes in the concept of the project. The
areas under consideration are : parking, sidewalks, curbs and
gutters, landscaping improvements, retention of the Annex,
changes in internal uses, employee housing, and notice to the new
owners.
BACKGROUND: The Hotel Jerome Renovation and Addition Planned
Unit Development Agreement was recorded on May 10, 1983. Since
that time, the ownership of the Hotel Jerome has changed. The
current owner, Richard T. Butera, has separated into two phases
the renovation and addition activities. As a condition of
permitting this phasing of the construction, the Planning Office
required the applicant to submit this PUD amendment to clarify
those aspects of the building program which had changed.
The applicant is presently moving forward to develop new plans
for the Jerome Addition and hopes to begin construction this
year . The general concepts of the new addition plans were
discussed with Council at a Work Session on February 3 , 1986 , and
laid the groundwork for a second PUD Amendment expected to be
submitted in the near future. The first PUD amendment before you
recognizes the project as it has proceeded to date and sets the
framework for interim plans if a second agreement is not submit-
ted shortly, as well as anticipating that there will be the
second amendment.
PROBLEM DISCUSSION:
A. Referral Agency Comments:
o Engineering Department : In a memorandum from Jay
Hammond dated December 26 , 1986 , comments were made
regarding : (a ) the site plan containing on-site
parking; (b ) prior commitments to sidewalk, curb and
gutter, detailed construction scheduling, and landscap-
ing in the rights-of-way ; and (c ) the landscape
improvements commitment in the event the addition is
not constructed (see Attachment) .
B. Planning Office Comments: The primary intention of the
first amended RID Agreement is to establish interim plans
for landscaping, parking, sidewalks, employee housing and to
anticipate the submittal of a second amendment for a new
plan of the addition (Phase II) . The letters of application
submitted by Perry Harvey on November 29, December 5 , and
December 12, 1985 set forth the amendments under considera-
tion at this time. The proposed amended PUD Agreement
attached for your review takes into account the applicant ' s
requests as well as concerns of the Planning Commission,
City Attorney, Engineering Department and Planning Of-
fice.
The Planning Commission, Engineering Department and Planning
Office suggested several measures to improve the interim
parking and landscape plan behind the renovated Jerome. The
applicant has submitted a site plan following those recom-
mendations discussed at the January 7 , 1986 Planning
Commission meeting. Included in the plan are landscaping in
the garden area, straight curb on Main Street, provision for
31 parking spaces in the rear of the old Jerome, split rail
fences along Bleeker Street and an "exit only" sign at the
Mill Street curb cut .
The date for completion of these activities is July 15, 1986
if an application for the second amendment is not submitted
by June 1, 1986 . It is assumed that if this application is
made, then the project may be able to begin this building
season. Therefore, the garden and parking areas would be a
construction area, and the improvements would be destroyed.
By August 1 , 1986 , the applicant has agreed to provide a
detailed landscaping plan to be implemented by July 1 , 1987 ,
if the addition is not planned to be built. The owner is
pledging $50 ,000 for such final landscape improvements and
this commitment is included in the Financial Assurances
section of the PUD Agreement.
The employee housing program utilizing the Cortina Lodge and
four ( 4) employee units in the Hotel Jerome annex was
previously approved by the Housing Authority , Planning
2
Commission and City Council . The employee housing section
of the PUD Agreement has been clarified in light of the
Cortina approval . Specifically, the ambiguity with regard
to employees and bedrooms has been clarified. Additional
language on employee housing has been suggested by Attorney
Andy Hecht which has been inserted in the draft RID agree-
ment attached.
ADVISORY COMMITTEE VOTE: The Planning and Zoning Commission
voted unanimously to recommend approval of the Jerome PUD
Amendment on January 7 , 1986 . Because no draft PUD Agreement had
been prepared in time for the P&Zs review, the conditions of
approval included preparation of the Agreement and listed
specific items to be included therein.
RECOMMENDATION: The Planning Office recommends that City Council
approve the First Amendment Planned Unit Development Agreement :
Hotel Jerome Renovation and Addition.
SB.161
3
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Steve Burstein, Planning Office
RE : Hotel Jerome PUD Amendment
DATE : January 7 , 1986
ZONING: CC - Commercial Core (H - Historic Designation)
LOCATION: Northwest corner of North Mill and Main Streets, 330
E. Main Street
APPLICANT'S REQUEST: The applicant requests to make certain revisions
to the Hotel Jerome Planned Unit Development Agreement to reflect the
phasing of the renovation and addition stages of the project and minor
changes in the concept of the project . The areas under consideration
are: parking, sidewalks, curbs and gutters, landscaping improvements,
retention of the Annex, changes in internal uses, employee housing,
and notice to the new owners.
BACKGROUND: The Hotel Jerome Renovation and Addition Planned Unit
Development Agreement was recorded on May 10, 1983 . Since that time,
the ownership of the Hotel Jerome has changed. The current owner,
Richard T. Butera, desires to separate into two phases the renovation
and addition activities . It should be noted that other changes,
including the new addition' s facade, internal arrangement and on-site
parking, will be discussed in a meeting with City Council on February
3 , 1986, to which the Planning and Zoning Commission is invited .
After the general concepts of these changes are examined, a second PUD
Amendment will likely be submitted.
PROBLEM DISCUSSION:
A. Referral Agency Comments:
o Engineering Department : In a memorandum from Jay Hammond
dated December 26 , 1986, comments were made regarding: (a )
the site plan containing on-site parking; (b) prior commit-
ments to sidewalk, curb and gutter, detailed construction
scheduling, and landscaping in the rights-of-way ; and (c )
the landscape improvements commitment in the event the
addition is not constructed (see Attachment ) .
B. Planning Office Comments: The letters of application submitted
by Perry Harvey on November 29, December 5, and December 12, 1985
set forth the amendments under consideration at this time. The
specific language for the new PUD agreement has not yet been
developed ; and it will be necessary to have this language prior
to City Council ' s review of the amendments. The revised parking
plan and description of proposed changes should be adequate for
the present P&Z review.
The Engineering Department suggests several measures to improve
the parking plan behind the renovated Jerome. Jay Hammond
recommends that the developer should be required to build
landscaping features in the Bleeker right-of-way to help define
the curb cuts and eliminate the existing head-on parking.
Elimination of the Mill Street curb cut would do away with
conflicts with Mill Street traffic, and should also be consider-
ed. In addition, the Planning Office notes that the loading area
off the Annex entails blocking in from 1 to 4 parking spaces when
a truck is there. It also looks like a somewhat tricky manuever
to back in a large truck to the dock; although this has been the
traditional set-up.
The parking plan is solely part of the Phase I renovation and
would be eliminated upon construction of the addition. There-
fore, the plan should be considered as an interim situation if an
addition is built as planned. It is reasonable that the interim
plan should be functional ; however, elaborate landscaping and
other improvements that will be displaced when the addition
occurs should not be required immediately . The applicant has
suggested placing some fencing along Bleeker Street to delineate
circulation lanes, and to make the curb cut on Mill Street exit
only. As an interim solution, fencing or preferably rail ties
would be adequate and meets the approval of the Engineering and
Planning Offices. However, if by a certain date, the addition is
not scheduled to be built, then a more sophisticated site plan
should be prepared and implemented.
Landscaping likewise should be addressed on an interim as well as
a long-term basis. It is desireable to have the garden area west
of the Hotel cleaned up and re-grassed early in the coming summer
season. The suggested date for these activities is June 1,
1986 . By August 1 , 1986 , the applicant has agreed to provide
either a detailed landscaping plan to be implemented by a
specific date, or all materials for consideration of the Phase II
PUD amendment. The interim landscape plan should be reviewed by
the Engineering and Planning Offices for their sign-off, given
the objectives of the Planning Commission and Council for
improvements such as preservation of existing evergreens,
provision of sitting areas, and maintaining green space. In the
PUD Amendment before you, the owner is pledging $50 , 000 for
landscape improvements. This commitment should be included in
the Financial Assurances section of the PUD Agreement with the
appropriate mechanism to guarantee fulfillment .
The employee housing program utilizing the Cortina Lodge was
2
approved by both the Planning Commission and City Council . As
suggested in Perry Harvey' s letter, the employee housing section
of the PUD Agreement should be clarified in light of the subse-
quent Cortina approval . Employee parking at the Jerome is also
affected by the Cortina review and should be included in the
second Jerome Amendment when an on-site parking program is worked
out .
The existing PUD Agreement calls for an accurate and detailed
construction schedule to be provided to the satisfaction of the
City Engineer and Chief Building Official . This commitment
should remain in effect. Due to the State Highway Department ' s
refusal to allow the Main Street pull off proposed in front of
the Jerome, this element of the plan must be changed. A straight
curb, as has existed historically, is being retained.
Notice to the owner and his attorney (Section 14 of the PUD
Agreement ) should be changed to the correct names and addresses.
RECOMMENDATION: The Planning Office recommends that the Planning
Commission recommend approval of the Amendments to the Hotel Jerome
PUD Agreement in the following areas:
1 . Phasing of the project, with changes in the construction sche-
dule.
2 . The interim landscape plan.
3 . Employee housing program.
4 . Site plan with regard to the Main Street curb line .
5 . Notice to the owner .
The recommended }}approval is subject to the following conditions:
-11,1\1404,1' fvjjt "IF L Py A 3.
f.{.
C% A complete draft of a revised PUD Agreement, highlighting the new
language, shall be provided to the Planning Office three weeks
prior to its review by City Council, for consideration by the
Planner, Attorney and Engineer.
2. Fencing, rail ties, or other minimal landscaping to delineate the
Sleeker Street parking and circulation areas acceptable to the
City Engineer shall be submitted prior to City Council and built
by June 1 , 1986 . The curb cut on Mill Street shall be posted for
exit only to the satisfaction of the City Engineer . The
commitment to finance these improvements shall be stated in the
Financial Assurances section of the PUD Agreement requiring use
of the appropriate mechanism to guarantee fulfillment, and shall
be subject to approval by the City Attorney .
3
3 . A landscape clean-up and improvements plan for the garden area
west of the Hotel Jerome acceptable to the Planning and
Engineering Offices shall be submitted and completed by June 1 ,
1986 .
By August 1, 1986 a more detailed landscaping plan to be imple-
mented by July 1, 1987 shall be submitted for Planning and En-
gineering Office acceptance if the Phase II PUD Amendment for the
addition is not submitted by that date.
A commitment to spend a minimum of $50 , 000 on landscaping
improvements shall be stated in the Financial Assurances section
of the PUD Agreement , requiring the use of the appropriate
mechanism to guarantee fulfillment.
4. The employee housing section of the PUD Agreement shall reflect
changes made through approval of the Cortina Lodge employee
dormitory proposal . na T} �osii ^ (,n d L ; y�
p J4t "
5 . The site plan showing the Main Street curb shall be changed to
reflect the existing curb line.
6 . Notice to the owner and his attorney shall be changed to the
current individuals' names and addresses.
SB.16
(/Y4n,rTIr'
4
November 25 , 1985
HOTEL JEROME
Floor Area Calculations
Existing Hotel : 110 x 100 x 4 44, 000 sq. feet
Annex: 1, 500 x 3 4, 500
Bathrooms : 405 x 2 810
Gross Square Footage: 49 , 310
Excluded Areas:
Center light shaft 1, 332
Lower level mechanical & storage 2,000
Lobby level storage 600
Upper floors storage 690
Annex: Lower level storage 437
Lobby level 181
Loading dock 96
Bath: Basement 405
Total : ( 5 , 741 )
Floor area in old: 43 , 569
Land area 47 , 712
FAR 2. 7 :1
Allowed square footage 128, 822
Existing 43, 569
Potential addition 85, 253
HOTEL JEROME
Square Foot Breakdown (Approximate)
USE RENOVATED
BUILDING
Guestrooms 16,140
Employee Housing 1, 500
Hotel Offices 525
Kitchen, Restaurant, Bar 8, 120
Restrooms 1, 000
Meeting Rooms 5 , 644
Service, Mechanical , Storage 4, 300
Public Circulation 9$ , 700
PERRY A. HARVEY
601 East Bleeker
Aspen, Colorado 81611
( 303 ) 925-4545
December 5 , 1985
Dr . Alan Richman
Director of Planning
City of Aspen
130 Soutn Galena
Aspen , Colorado 81611
Dear Alan :
I am enclosing the following :
A) Proof of ownership in the form of a copy of the Deed .
B ) A letter from Dick Butera authorizing ]lie as the owners
representative .
C ) The cneck for 81 , 490 . 00 for the application fee was delivered
separately .
Let me review toe changes which will appear in the renovated
Hotel from what was planned by Rd . Gilmore . The original plans
called for removing toe Annex and adding the addition . The existing
hotel was to have twenty-eight rooms , 9 , 200 square feet of restau-
rant, bar and meeting space , and some 4 , 0 square feet of retail
shops . The addition was to nave severity-seven new rooms , 11 , 400
square feet of restaurant and bar related space , some 5 , 500 square
feet of retail shops , and four employee rooms
The current renovation retains toe Annex, adds a small bathroom
budding , consolidates all toe restaurant space into the existing
building , reduces the room count to twenty-seven, eliminates all the
retail snobs , and provides four e:•-nloyee rooms . These changes will
require a redesian of the audition; to accommodate the Park Service
and tue retention of toe Ann? , among otaer cnan es . The addition
will have some 6 , 00 square nee ` (. ,_ 'tinr' with ace , ith toe
ren.r
j ] oer r. voT. d to hotel r %xcIJ . _
Mr . Alan Richman
December 5 , 1985
Page Two
The uses in the renovated building break down as follows :
Use Original New
Guest Rooms 14 , 574 16 , 140
Employee Housing -0- 1 , 500
Kitchen, Restaurant, Bar, Meeting 9 , 227 13 , 700
Hotel Offices 3 , 081 525
Retail Space 4 , 427 -0-
Services (mechanic and storage ) 3 , 435 4 , 300
Public Circulation 9 , 25E 9 , 700
Any requirements of the PUD Agreement not covered in the
application for the Amendment dated November 29th, or herein , will
continue as obligations under the PUD unless otherwise amended in
the future .
Tre landscape plans are presently an unknown. The Main Street
facade has a new sidewalk and will soon have trees planted in the
planters on each side of the entrance to the Jerome . As you know,
the State Highway Dc art.nent would not allow mcvino of toe North
i?est corner curb to create a pull-off lane. The sidewalks along
Pill Street will be repaired as needed and as weather permits . The
parkind area will be leveled and graveled according to tine parking
plan . Landscaping for the remainder of toe site will be planned by
Edward Durell Stone , Sr . , a nationallY renown landscape architect.
Because the plan depends upon the footprint for the addition and the
resultant sideyards , the landscaping for the full project will be
submitted with the plans for the addition . In the event the adoi-
tion is not built, the owners pledge a minimum of $50 , 000 for
landscaping of all disturbed areas of the site to create a feel to
the grounds in keeping with the elaborate renovation of this
historic landmark.
Please contact me with questions or additional needed
infor: ation .
Sincerely ,
Perry A . harvez
Pi15/n.kh
Enclosures
M E M O R A N D U M
TO: Steve Burstein, Planning
Alan Richman , Planning {{
FROM: Bill Drueding, Zoning \X"--'d
RE : Hotel Jerome
DATE : May 27 , 1986
( 1 ) Once again pools and spas appear to be in the required open
space . If the code does not get changed, Planning, and Zoning
should recommend to the Board of Adjustments that a variance be
approved. I am aware of Alan Richman ' s feelings and letter in
regard to pools in open space and . I agree.
( 2 ) As mentioned in Perry Harvey' s letter of April 29 , 1986, the
roof will be measured to the top of the required parapet . Jim
Wilson , as well as myself, feel this is the intent of the height
code .
(3) Once again , verification of open space, F. A. R. calculations ,
etc . , will be made by this Department during building permit
application review.
(4) Applicant should be careful that proposed trees at the
corner of Mill and Bleeker Streets , and Sleeker and Monarch
Streets , should not further obstruct the corner site view for
traffic .
cc: Jim Wilson , Building Official
Peggy Seegers , Zoning Official
ar/BD
..iPOSITION: ',�4 p1 Chat e N ,c >PPL-7en F:0>> .
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ewed by : Aspen P&Z uncil
On Dec=Mk ev9, 0135- Cootie i u' nnrxi. c / C/4417 M All G'MPeT.t 4"'
Hirai 1-: M
1 . All units shall he 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. ,
3 . Unit 232 of the Woodstone Inn shall be refurbished with a toaster
oven, microwave and sink.
4. Approval fcr an amendment to the Woodstone Condominiumization
Plat designating storage space adjacent to Poor 232 as L. C. E. as-
e sociated with the room shall be obtained. "/ 1� //-
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I 1 . All Cortina units shall be deed-restricted for rental use for em-
1 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 , cr' ,r+.7 4 =•
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 Muni ci pal Code.
a'rION: tort;"s; 'D(11e Change in ()Se(61'P bent tla,)gnJ 644,; "9;.24-[;20
by: spe;. PL City Council
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d 0 •DSeJ fo Aptavpry 4 ' }k !^ aR4 'that[ W�,Cotia t'!iy
."�`$ �Pd2 X701 S ;nfab'� '
1, QII�i,fe to" 111}r'�;4 �f hit ihth
1 . All units shall be •eed-restricted pie low income employee housing
guidelines. ` `, ; "5, 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,!;ft;• °d, 3y 5-, 6 a>.e 4,4U befes'rod
o:'TUly/z impl;ytc ',eels 41,0 ie;At;34 eb(ife.;rs)af yet 1c be fetes aJ:
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
with the room shall be obtained.
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PE31 All Cortina units shall be deed-restricted for ,rental usefe'emplcjetsst/-I .j
i»G.dG Mir•iAU,P Ie.¢ IY1s,r(Me•.! s b. w'G Iu Qti. •
k. 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.
3 A Statement of Subdivision Exception for the purpose of condominiumi-
zation shall be submitted, ,47 aeia• ,wf1t/i Z 712 Fi
`l. 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.
7r .fit 1 :�
it r i� L.i�il .. :r �h4F'i I :� �6 fit .rp�.^,y-(� i2 �.[���-Y: ()YL9 ��l'•i17 rr
r; ✓
.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
�—to the present 60 parking space commitment for the Hotel
Jerome 'for use of the Hotel Jerome employees living in the Cortina .
WEDNESDAY
•
oip
1144 git
n a two
315 E.HYMA'•, ASPEN,COLORADO 61611 WEDNESDAY,JULY 9, 1986 ' VOL 9 M8 FREE
Snowmass Reconsiders Stand
On Maintenance Facility
BY:HAL CLIFFORD maintenance facility for Town service
.�o dr. »: vehicles:
° for the Daily News Council members began rethinking
a their position after County financial
s g The Snowmass Village Town Coun- advisory board member Harry
it cil may be backing off its earlier in- Truscott told them they could save
• r Y>° a clination to build its own maintenance significant sums for the town if they
= facility, shunning Pitkin County and took part in a joint facility, instead of
the City of Aspen. The Council agreed going it alone on a new garage for
° - , Monday to reconsider its position after Snowman Village.
8 hearing that the town could save THE TOWN could save about
' .°4 �t. $1 million if council members choose $1,000,000 over 20 years, Truscott
s "ta °^,.,./ to share a maintenance garage with the calculated. Earlier estimates had put
,,a; 07, � ,x� - - two other governments. Council the savings at $180,000 over the same
members had earlier leaned towards
avoiding a joint three-way Please see SNOWMASS on page 2
} �✓ K�03 1 . 3 Y
�ck of +� Man Upset About Being Put on
The addition to the back of the `° '
Hotel Jerome will cost er
-- i§tt Hold by Emergency Dispatchers
.- 9�to pareB„yeor
Dick Sclera (right). He says the 2` �t :`
exterior of the addition alone will a
cost $1 million. t`
° ° � BY,DAVE PRICE
t for the Daily "It's beyond my com-
Work on 67-Room Please stop. You're going to Prehension that anyone
kill me." Would intentionally
Hotel Jerome e A woman with a man in parked car blow this off."
on Red Mountain screamed those Mich Rianoshek
(�
Expansion IJ tarts words at about 9:20 Sunday night,'ac-
cording to Monk Burkmier, a night Police chief
watchman on a construction project.
in October Burkmier said when he called Aspen
police to report the screaming, he was
put on hold for over one minute. the police. Records show a sheriff's
Construction will begin in October reproduce an historic building," he ex- An unidentified male dispatcher who deputy arrived 15 minutes after the call
m a 57-room addition behind Aspen's plained. answered the call asked for the location was received.
historic Hotel Jerome, part-owner "Hopefully, when people call they of the incident and then put Burkmier BEFORE ANYONE arrived,
Dick Butera announced Tuesday. won't say 'don't put me in the annex,' on hold, he said. Burkmier said the car with the woman
The$7 million addition—which will " Butera joked. HOW LONG Burkmier was put on slipped into the night.He described the
include a ballroom with seating for 350 THE BRICKS, RUGS and wall hold is in dispute. He says it was three car as a late model four-door green or
people should open in June 1987. paper will be the same in the old and minutes.A tape made of dispatch calls blue sedan. Because it was 750 feet
The cost of furnishings will add new portions of the Jerome, he said, indicates the wait was 90 seconds. away from his window, he didn't get a
another$3 million to the cost, he said. , Ceilings in the new rooms will be two The dispatcher returned to the line license number, Burkmier said.
THE ADDITION will resemble the feet lower than the 12 foot ceilings in and asked for Burkmier's name. "He Burkmier called the Daily News
century-old hotel at Main and Mill the old hotel. was more interested in knowing my Tuesday to complain about the dispat-
streets,Butera said. The purchase and renovation of the name than how to get to the car." cher. A Daily News reporter went with
"Let's say the building is a cousin. Burkmier said he didn't see any
They don't like you to exactly Please see JEROME on page 2 squad cars a few minutes after calling Please see CALL on page 2
hoberts Foreclosure 'Steamboat Lift Snowmass Voters
Stops Bank Sale Tickets Rise to $27 Approve Two Taxes
See Page 4 See Page 8' See Back Page
•
Page 2. ASPEN DAILY NEWS.Wednesday,July 9, 1986
FROM PAGE 1
Snowmass Takes 2nd Look at Fix-It Barn
SNOWMASS from pope 1 over all county taxpayers,Tippett said respond quickly to problems, accord- to the county garage, Truscott said
The Town Council and Pitkin County ing to Pitkin County fleet manager But residents in unincorporated,' s
period, Snowmass Village Mayor Jeff Commissioners will meet Monday to Bruce Vandergaw. of the county would end up paylzb a3
Tippett said. sort out the issue. But Truscott calculated that percent more in property tax, he
Whether Snowmass Village would SNOWMASS OFFICIALS had Snowmass Village residents would pay calculated,if the county built its garage
save $500,000 depends upon whether previously argued that travel time bet- 16 percent less in property taxes if they to include others.
the amount is spread over all County ween Snowmass Village and the likely joined up with the County instead of Truscott's, figures depend upon
taxpayers, or paid by Town residents facility site — the airport business building their own facility. whether or not the City of Aspen and
alone. The amount is the estimated center on Highway 82—would eat up TRUSCOTT ASSERTS that Snowmass Village park their vehicles at
cost of specifically including any savings created by joint opera- residents would pay only $4.80 per the$3.8 million barn.
Snowmass in the $3.8 million strut- tions. Snowmass Village is 7 miles $1,000 of assessed property value for a ASPEN, 'PITKIN County and
ture, Tippett said The total price tag from the business center and 11 miles joint facility; if they built their own, Snowmass Village all need new garages
came from a report by Fleet Manage- from Aspen. they'd pay$5:90 per thousand. for their vehicle fleets,according to the
ment Consultants of Houston. Snowmass Villagers have also said Aspen residents would save 19 per- Houston consulting study. The Coun-
Truscott assumed that the half they wanted service vehicles like cent on the cost of a garage if they in- ty, City and Town governments own
million dollar cost would be spread snowplows close to home so they can corporated their maintenance work in- 450 vehicles.
Hotel Jerome Owners Expect to Make Profit in Long Run
JEROME from page 1 _ in proportion to what we make on the town. It now boasts amembership of summer I was another Cantrup.
rooms," Butera said 1,100, or as Butera puts it, "25 percent have $5 million in cash- real cash
year Butera said he and his partners of the population of Aspen belongs to La that building,"Butera said Cantrup
original hotel last ear cost Butera and p rtners ex- the Aspen Club." often bought properties with no money
his partners a total of S10 million, he pest to make a profit over the long run. He expects the club to show a down and then borrowed against them,
said. Butera cited the Aspen Club as an modest profit this year, Butera said .public records indicate.In March 1983,
Rooms will continue to go for bet- example of venture in which he's in- Tuesday. Cantrup entered bankruptcy pro-
ween $225 and $350 per night in the volved that should show a profit over Not everyone in Aspen is convinced ceedings which eventually claimed
winter and $90 to $180 during the rest time an expanded Hotel Jerome can be pro- most of his assets.
of the year, he said - BUTERA AND his.wife, tennis pro- fitable, Butera acknowledged. Aspen's Butera's partners, who put up most
WILL THE HOTEL make a profit? fessional Julie Anthony, purchased the two biggest.hoteliers—Hans Cantrup of the cash for the Hotel Jerome pro${
"On a per-room basis, we're pro- club in 1982. It lost money the first and John Roberts have faced ject, are Jim McManis of Westport,
bably pushing the upper limits (of na- three years the couple owned it, he serious financial problems because of Conn., a Marketing Corporation of
tional norms for room costs). But we said Part of the debt was caused by the their land deals. - America executive, and New Jersey
do a lot of food and beverage business improvements made to the club east of "I FELT BAD when people said last bond broker Thomas Kane.
Police Say Call for Help Outside of Its Jurisdiction
CALL from page 1 is that he (the dispatcher) didn't think to the dispatch tape. Sheriff's deputies hold," Young added. She encouraged
it was real important," Burkmier said were dispatched two minutes later. anyone with an emergency to call 911
Burkmier to police headquarters to ask RIANOSHEK paused. "It's beyond However,it took the first squad car 13 instead of the business lines for the
Chief Rich Rianoshek about the corn- my comprehension that anyone would minutes to arrive because it was police or sheriff.
plaint. intentionally blow this off," he said downvalley at the time, Young said Young suggested that response time
Rianoshek said Red Mountain is The chief promised to check out Both cars had to speed through might be faster if the County and City
outside Aspen's city limits and that the Burkmier's complaint. town, perhaps even passing an Aspen would spend $18,000 to hire anaddi-
a situation should have been investigated "In 75 percent of these cases,there's police squad car, on their way to Red tional employee.
by Pitkin County Sheriff's Depart-
ment, re-not Rianoshek's officers. maiming 25 percent, we get to learn The first deputy arrived at 9:32 and call for an ambulance goes out at
something about what we are doing," the second two minutes later, she said. almost the same moment the call comes
The dispatch phone is answered at Rianoshek said Both officers took about 15 minutes in to dispatch, Young said
night by the Aspen/Pitkin County Later, at police communications, searching in vain for the vehicle This dispute may boil down tt.
1 Communications office,which handles director Sherry Young listened to a Burkmier described, Young said perception of time, Young said
all night calls made to both police and tape made of all incoming calls to YOUNG EMPHASIZED that, ac- "Passage of time is so subjective
sheriff's deputies, and 911 emergency dispatch Sunday night.
cording to the tape,the dispatcher took Deputies say they waited five mi nutes
calls. "THERE WAS A lot going on that down all the essential information for some information and it turns out
"I'm not out to get the police. I'm night. We had a mountain rescue going before Burkmier was put on hold. they waited only a minute or two. I
your No 1 fan," Burkmier, an Aspen on(at Maroon Bells campground) and Burkmier didn't agree. He said no one hear it all the time," she said
resident for 18 years, told the chief the other two deputies were on the road` called him later to ask for more infor- "I'm not dissatisified at all with the
Tuesday morning. downvalley," she said Two dispat- oration, including where the car might way the dispatcher handled the call.
"I'm not here to pimp anybody, but chers were on duty at that hour,she ad- have gone. Had we not had the mountain rescue
I was scared something was going to den, "If he had called in on our 911 going at.the same time, it would have
❑appen to that woman. My impression The call came in at 9:17, according number, he wouldn't have been put on been sooner," Young said
House Painting *Sr > `i �nn pail genie
6uaraetted A '7
shade setter Seafood Specials Generd Manager amity Chardonnay Production Manager Tom Lees
during Adverteiag Barbara Clarke Production Assistant Jerry Lee..
Interior & Exterior _ Advntising Elizabeth. Harken Art Production aobbein Akandar
Happy Hour Advertising Ann McIntyre Advertising Stephanie Adkin
al - p.m. Everyday Reporter. - Harlan C.Clifford An Production Manage ....Theresa Young
�„/�t' 3.11.194:/ �; ..Reporter Dave Price AdrrdnMntive Assistant *Ilion Danforth
°'1II I 'w '1 1/2 lb. Peel & Lest :ihrimp $3.75 , , '4" Editorial Anistant Sharon Brown wen Coast Bureau Deborah Caulfield
Jil t Founding Publisher Mark Shaw Publisher Dave Danforth
Baker's Dozen Mussels$3.75 ' ^ "If you don't want it printed, don't let it happen"
Call for •WHEELER
free estimate Steamers $3 75 p, The ASPEN DAILY NEWS,founded Aspen,Cy t,oil. In 3i d duly exceptsAye•
H 920-22:5Y °l 7 Mdang ddr2m:P.O.Box r Mu u:830 CO 81 612.Offices:ol Colorado E. os As Ave..i n and.
t 920-2140 4,,tuhetip¢pep House a 920.2240, 1 _ Tel:(J02)9252220;Denver Inland:a2 Daily Press Member Cobrade Press Association and.
,, - ... _., w Inland DaBY Prep AmrMatMn.
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Alan Richman, Planning and Development Director
RE : Hotel Jerome PUD Amendment Phase II : The Addition
DATE : June 3 , 1986
APPLICANT'S REQUEST: The applicant requests an amendment to the
Hotel Jerome PUD with respect to the proposed addition . The
attached letter from Perry Harvey describes some of the reasons
for the proposed amendment , and evaluates many of the important
project parameters which will need to be addressed in this land
use review. The addition of lodge units to this individually
designated historic structure is exempt from competition from the
quota system (although to be deducted from the lodge quota at the
time of building permit issuance) as per Section 24-11 .2 (b) of
the Code.
Specifically , the applicable provisions of the Code for P&Z
consideration are :
1 . Section 24-8 .26 - Amendment of PUD Plan
2. Section 24-3 . 3 (c ) - Amendment of approved conditional use
(Hotel in CC zone district) .
3 . Section 24-3 .7 (d ) (8) - Restaurant in required open space .
4 . Section 24-3 .5 (b) - Reduction of trash and utility service
area dimensions.
BACKGROUND: On April 11 , 1983 , the Aspen City Council approved
the Hotel Jerome PUD, Renovation and Addition. When ownership of
the Hotel passed from John Gilmore to T. Richard Butera, the
Planning Office and City Attorney determined that a phased
development program was permitted under current regulations, but
not recognized in the adopted PUD Agreement . Therefore , the
issuance of a building permit for the work on the existing
building was expressly conditioned on the applicant submitting a
PUD amendment addressing the impacts of phasing. That applica-
tion, which we will refer to as "Hotel Jerome PUD Application ,
Phase I : The Renovation" was approved by City Council on May 5 ,
1986 , subject to the conditions listed in the attached memorand-
um.
1
PLANNING OFFICE ANALYSIS; When this proposed amendment was first
presented by the applicant at a work session on February 3 ,
1986 , it appeared that the changes to be made to the project were
quite positive and desirable. Having now received the applica-
tion and with an opportunity to review the proposal in more
detail , we see some significant problems , in addition to some
very clear benefits to be achieved. The following table sum-
marizes the changes proposed by the applicant , and the advantages
and disadvantages each change portends for the community when
compared to the approved plan.
TABLE 1 - PUD AMENDMENT SUMMARY - HOTEL JEROME ADDITION
Proposed Change Advantages Disadvantages
1 . Reduce room May lessen overall Bigger rooms may
count project impact . accommodate larger
guest count .
2 . Eliminate com- N i l l l e s s e n None
mercial space overall project
impact .
3 . New architec- Greater historical Incompatible with
tural style integrity . s u r r o u n d i n g
heights ; loss of
building stepback .
4 . Provide park- Insures avail - Increased heights
ing on-site ability of parking will increase
at same time as shading effect on
project construc- Bleeker Street ;
ti on ; eliminates loss of contribu-
travel to and from tor to public
off-site location. parking structure
5 . Revise land - None Garden is exces-
scaping plan sively "urbaniz-
ed " ; buffer at
corner of Bleeker
and Monarch has
been reduced; much
of the open area
does not meet
definition of open
space .
6 . Revise service Improved turning
area movements; reduced Potential auto-
congestion on Main truck conflicts ;
Street . increased traffic
on Bleeker Street.
2
Following is a more detailed examination of each of the proposed
changes , their benefits and costs , and their consistency with
applicable criteria from the Municipal Code .
1. Reduce Room Count - Following is a comparison of the room
count as originally approved in 1983 and as to be amended
herein:
Approved Plan Proposed Amendment
Existing Bldg - 28 guest rooms Existing Bldg - 27 guest
rooms , 4 employee
units in annex
New Bldg - 4 employee units New Bldg - 67 guest rooms
74 guest rooms
The above comparison demonstrates that whereas previously
102 guest rooms and 4 employee units were to be provided on
site , the current proposal is for 94 guest rooms and 4
employee units to be located herein, a net reduction of 8
units . The smaller room count would typically translate
into lessened on-site and off-site impacts. However, since
the new rooms will be more spacious than the prior approval ,
it is likely that the total pillow count for the hotel has
actually increased, depending on how the hotel is managed.
We would like to see a comparison of expected pillow counts
from the approved to the amended project to verify the
actual impacts to be experienced.
2. Eliminate Commercial Space - The approved addition included
a variety of commercial uses associated with a " full
service " hotel , including a flower shop . books and gift
store, boutiques, camera shop, barber/beauty salon , etc .
Given the proximity of this site to shops in the commercial
core, it is quite obvious that all of these uses are already
within walking distance of guests _ Further , it could have
been expected that these uses would have drawn additional
patrons (and impacts) to the hotel , and not simply act in an
accessory manner for guests only.
The removal of the commercial space from the project is a
principal factor contributing to the reduction of the
project ' s FAR by approximately 23 , 000 square feet (from
about 2.7: 1 approved to 2. 23: 1 proposed) but still requiring
a variation of the CC FAR. The allowable FAR in the CC zone
district is 1 .5:1 , increasable to 2 .0: 1 by the provision of
on-site employee housing in the ratio of 2 feet of commer-
cial space for every 3 feet of housing provided on-site .
3
Since the project provides only 1 , 350 s. f . of employee
housing on-site, an additional 900 s. f. of commercial area
is allowable for a total project Floor Area of 73 ,818
( 1 . 55 : 1) . Any increase beyond this size represents a
variation of allowable FAR.
Please note that the parking garage , involving 18 ,400 s. f.
of area, is entirely exempt from FAR calculations , as per
Section 24-3 .7 (e ) ( 3) of the Code . Nevertheless, since the
parking structure is not fully below grade, it does contri-
bute to the perceived mass of the building. On balance
though, we agree that the overall site impacts will be
lessened by the reduction of commercial space on-site .
3 . New Architectural Style - The applicant indicates that due
to comments by the National Park Service, a revised archi-
tectural theme for the addition has been developed. Quite
frankly, we are most enthusiastic about some of the detailed
aspects of the revised architecture and would like to
compliment those responsible for proposing what is a very
special treatment of a very important building. These
comments simply echo those of the Historic Preservation
Commission , which gave final approval to the design at a
public hearing held on May 27 , 1986 .
While we are most supportive of the architectural details
involved in the window treatments and the more authentic ,
rather than modernistic character of the addition, there are
significant problems imposed by the elevations associated
with the proposal . Following is a comparison of the heights
at the corners and mid-block of the surrounding streets.
Street Approved Plan Proposed Amendment
Mill Street 47 ft . to 52 ft. 47 ft. to 52 ft.
(from connection of historic building to
corner of Bleeker )
Bleeker Street 52 ft . to 48 ft. 54 ft. to 50 ft. to
to 24 ft . 40 ft.
(from Mill Street corner to mid-block
near pool to Monarch corner)
Main Street 24 ft. 44 ft. to 33 ft.
(from attachment to historic building to
Aspen Times building)
We find the new elevations to be incompatible with sur-
4
rounding land uses in the area - which is a criterion of the
conditional use amendment (Section 24-3 . 3(b) ( 3) ) . It should
be recalled that during the 1983 review of this project , the
rear half of the site was rezoned from 0 - Office, to CC-
Commercial Core . This rezoning was permitted, in part ,
because the height of the addition around the pool was only
to be 24 feet , and, therefore , was less than that allowed
for the properties along Monarch and Bleeker Streets. The
present proposal is substantially in excess of the 28 foot
height limit of the office district , and will dwarf the
surrounding uses . Furthermore, the prior design provided
for a stepped-back architectural form, which helped in
reducing the perceived mass of the building, and which also
provided benefits in terms of shading on Bleeker Street (for
additional related comments, see discussion of parking and
site design, below) . A final concern is that from a
Building Code standpoint , a 50 foot height limit is the max-
imum allowed for wood frame construction. This limitation
would also indicate that height reductions be implemented.
4 . Provide Parking On-Site - The approved PUD plan required
that the applicant provide 60 parking spaces (35 employee,
25 guest ) in conjunction with the project . The number was
derived from a staff analysis , utilizing survey data
regarding method of guest arrival to Aspen, and taking into
consideration existing parking on the site, the applicant ' s
commitment to provide three limos and other auto disincen-
tives , and the projected employment increase associated with
the expansion. The spaces were to be provided through a
cash contribution to the Rio Grande parking structure, with
interim plans also identified if the structure were not
built by the time of Hotel occupancy.
The applicant now proposes to place 51 spaces subgrade on
the site, with access from Bleeker Street. The principal
benefit of this alternative is that it insures the avail-
ability of parking for the project at the same time the
addition is occupied. Provision of the parking on-site also
eliminates the need for travel to and from the off-site
location , which could have been as far away as the Golf
Course under the approved PUD Agreement.
One reason that so many of the required spaces were to be
reserved for employees was the uncertainty as to the
location of the housing to be provided by the project . At
the time, it appeared that the applicant would purchase
Hunter Creek units, or those in some other existing complex.
The fact that we now know that the housing will be provided
at the Cortina , which is within one block of the Hotel ,
obviates the need for much of the employee parking and opens
up additional spaces for guests. Provided that the limo
service operates with three vehicles , we believe the 51
5
spaces to be adequate for project needs .
The principal problem caused by providing the parking on-
site is that it has raised the elevation of the addition.
Whereas previously the building around the existing pool was
to be sunken 1/ 2 story into the ground, for a three story
height of only 24 feet , the parking now protrudes 6-8 feet
above grade as one moves from Mill Street to Monarch Street ,
for a building height of 40 feet in the northwesterly corner
of the site .
In addition to the visual/land use compatibility issue with
respect to height , a second concern is the likely shading
effect on Sleeker Street . We have recently requested a
shading study showing the effect of the approved building,
the requested amendment and an intermediate alternative of
about 32 (rather than 24 or 30) feet around the pool. Given
the intention of the applicant to use Sleeker Street for
delivery trucks and as a parking garage entrance , and
recognizing the hazard with the existing grade on the
street , we feel that it is crucial to know whether the
street will be in shade for all or part of the winter .
One last concern with respect to parking is that by provid-
ing the spaces on-site , we have lost a potential contributor
to a public parking structure. Unless the P&Z and Council
simply find the amendment entirely unsupportable and send
the applicant back to the drawing board (an action which we
would not support) , we see no way around this issue .
5 . Revise Landscaping Plan - There are several important
changes to the proposed landscape plan for the property.
The original approval showed landscaping in the following
portions of the site :
a . Jerome Garden - This area was to be a very formal
flower garden and patio, surrounded by turf, shrubs and
trees .
b. Pool Area - A new pool and jacuzzi were to be placed in
approximately the current pool location.
c . Periphery - Extensive tree and shrubbery plantings were
to be placed along the exterior of the project on Mill ,
Sleeker and Monarch Streets . An impressive planted
setback buffered the Monarch/Bleeker corner.
The new landscaping plan has the following elements :
a. Jerome Garden - The garden area is now shown as
principally brick paving, with trees and shrubs spaced
within the interior and exterior of the area . The two
6
principal uses of the garden appear to be bar/outdoor
dining and a swimming pool space. The garden has been
extended to the rear , adjacent to the new lobby with a
grass lawn. The old pool area is covered by building.
b. Ballroom Patio - A brick patio with trees and shrubs is
proposed between the historic and new buildings on Mill
Street .
c. Periphery - Extensive tree and shrubbery plantings are
still to be placed along the exterior of the project.
The setback at the Monarch/Bleeker corner is reduced to
standard proportions.
The Planning Office is very dissatisfied with the new
landscape plan. We find the prior approach, which incor-
porated much more green space in the traditional garden to
be vastly preferable to the "urbanized" scheme proposed
today . The rear green space is not likely to receive
significant sun, and is not of benefit to the public due to
its location . The ballroom patio, while providing an
opportunity for guests to "take a breather " is also not
truly viable open space for the public since it sits above
the Mill Street grade by more than four ( 4) feet . The open
space shown on the proposed plan does not , for the most
part, conform to the definition of open space contained in
the Code for the following reasons :
1 . The garden area does not meet the minimum frontage
requirement of 100 feet or half the length of the lot
frontage ( it is 60 feet wide but needs to be at least
80 feet wide) .
2 . The ballroom patio does not meet the frontage require-
ment and it is also more than four feet above grade.
3 . The rear garden area does not front on the street at
all .
The only area which appears to meet the open space require-
ments is a 1400 square foot area in the rear corner of the
building at Mill and Bleeker Streets.
The situation with repect to open space calculations is
similar to that which we have recently experienced with the
Little Nell project. In that instance, it was our recom-
mendation that Council vary the method of calculating open
space, based on the intent of having open space as a visual
relief from the building mass. From this perspective, the
7 ,320 square feet of space in the garden which does not meet
the minimum frontage requirement , but is the historic open
space on the site, should be counted toward the open space
7
requirement . Counting the two areas, an open space calcula-
tion of 18 . 3 percent is obtained . If we also add the
ballroom patio, an open space calculation of 21 .7 percent is
obtained. Lastly , adding the rear garden , which has no
street frontage , allows for a 25 .4 percent open space
calculation. Our position is that 18 .3 percent of the site
be considered as open space (garden and northeastern
corner) , and a variation from the 25 percent requirement be
granted in light of the two other available areas which are
not being built upon.
In a conversation with the applicant ' s representative on
5/28 , we were informed that the applicant also does not feel
comfortable with the plan as shown. A new plan has been
prepared, and will be presented to P&Z at your meeting on
Tuesday . This plan was presented to the staff just as this
memo was being finalized and while it seems to be a vast
improvement over the earlier proposal has yet to receive
detailed scrutiny by us.
6 . Revise Service Area - The original scheme for the loading
dock off Bleeker Street required trucks to back into the
area , causing potential significant conflicts with other
vehicles on the street . The new plan shows a loading dock
in approximately the same location as previously , but in a
new configuration which allows direct access for trucks
without the backing in movement . This is a vast improvement
over the prior plan . However , this same area provides
access to the parking garage , causing the potential for
auto/truck conflicts. The Engineer reviewing the project
requested additional traffic and delivery data to assess the
severity of this potential conflict and is also concerned
about conflicts between garbage trucks and auto movement .
By moving the guest drop off from Main Street (where the
Highway Department refused to permit it) to Bleeker Street ,
we trade congestion problems . However , it is vastly
preferable to have this congestion removed from Main Street ,
if an acceptable solution to the grade/icing problem on
Bleeker Street is found. According to Elyse Elliott , the
cost of regrading and paving Bleeker Street is about
$35 ,000 . Since this project is not in the City ' s capital
budget, but should be accomplished at the same time as the
Hotel Addition, we suggest the following options :
a. Have applicant pay the full cost of the regrade;
b. Have the applicant "front" the cost of the regrade and
have the City pay back a percentage of this cost , with
the percentage and method of payment to be finalized in
the PUD Agreement with Council ; or
8
c. Have the applicant "front" the cost of the regrade and
have the City pay back the entire cost to the appli-
cant .
Since this problem on Bleeker Street affects both the City
and the applicant , and since the applicant ' s new service
area will clearly exacerbate an already hazardous situation,
we feel that having the City and the applicants share the
cost , with the City paying the applicant back for "fronting"
the initial expenditure, is the most equitable solution.
The applicant requests that P&Z vary the size of the
required trash and utility service area. Using the stan-
dards of Section 24-3 .7 ( h) ( 4) , an area of about 100 linear
feet on an alley is needed . The entryway to the deli-
very/garage is about 65 feet in length , abutting a street
and not an alley. The internal dimension of the loading
area and turnaround is nearly 115 feet in length . The
Engineer comments that the trash area appears to be adequate
at 10 ft . x. 17 ft . If the P&Z finds that the turning
movements within the service area will work, and conflicts
between cars and trucks are minimal , we recommend that you
vary the requirement at such time as the Engineer ' s concerns
have been addressed.
MISCELLANEOUS ISSUES: A variety of other issues have been raised
by the referral agencies. These issues include retention of
storm drainage , provision of utilities, construction schedule,
and building and zoning plan check verification. I attach the
referral memos for your review , and include the appropriate
comments as conditions of our recommended action.
SUMMARY AND RECOMMENDATION: Our review has identified both
advantages and disadvantages of the proposed amendment for the
Jerome Addition . The project ' s principal advantages provide
ample reason for supporting the project . These advantages
include :
1 . Reduced room count and elimination of commercial space will
lessen the project' s impacts on the neighborhood ;
2. The revised architecture provides for greater historical
integrity with the historic hotel .
3 . The provision of on-site parking insures the availability of
an adequate number of spaces at the time of hotel occupancy.
The new service delivery area exhibits better turning
movements for Bleeker Street and drop off in this area will
lessen congestion on Main Street .
There are several problems which the applicant must solve before
final approved is granted. These items include :
9
1 . The height of the addition along Meeker Street is incom-
patible with the neighboring office/residential uses. While
the height at Mill Street and Bleeker has not changed
significantly, that around the existing pool is dramatically
increased. We recommend the following actions with respect
to this problem:
a . A shading study should be submitted to and reviewed by
staff and P&7., comparing the effects of the approved
plan, the new proposal , and an intermediate alternative
of 32 feet on the Bleeker/Monarch side of the site.
Based on the results of the study, it may be necessary
to reduce the height of the addition to well below 40
feet . In no case , however , should the height approach
40 feet due to the incompatibility with the surrounding
uses. From a compatibility standpoint , 32 feet should
be the maximum height allowed on this portion of the
site . Further height restrictions should be based on
the results of the shading study. Height reductions
should be accomplished by lowering the elevation of the
parking structure or , if necessary, removing one or
more stories from the building.
b. The applicant should commit to fronting the cost of the
Sleeker Street regrade, with the City to pay back its
share of that cost through a formula to be approved in
an amended PUD Agreement between the City and the
applicant .
2. The landscaping plan is out of character with the historic
concept of the Jerome Garden. A new plan should be reviewed
and if found acceptable approved in conjunction with the PUD
amendment and outdoor dining in required open space applica-
tions.
Without the height reduction and the new landscaping plan , we
are unable to recommend approval of the PUD Amendment , condi-
tional use amendment or use of required open space for outdoor
dining . Additional information is also needed before the
trash/utility variation should be granted. At such time as the
problems noted above are rectified, and all requested information
is provided, we would recommend approval subject to the following
conditions :
1 . The applicant shall submit an amended PUD plat for the
entire parcel meeting the requirements of Section 24-8 .12 of
the Municipal Code and a new PUD Agreement for the renova-
tion and addition, superceding the previously approved
Agreement . The plat and Agreement shall include all
material representations made by the applicant during the
Phase I and Phase II amendments, and reflect all conditions
10
imposed by the City Council during that process .
2 . The height of the building addition along Bleeker Street
from mid-block to the corner of Monarch shall not exceed •32
feet from final grade . This height shall be further reduced
by the Planning Commission and/or City Council if the
results of the shading study to be provided by the applicant
demonstrate a significant benefit to be gained from the
height reduction.
3 . The applicant shall commit to paying for regrading Bleeker
Street consistent with plans to be developed for this
project by the City Engineering Department . The regrading
shall occur in conjunction with construction of the Hotel
Addition. A formula for City repayment of a percentage of
the cost of the regrade shall be developed by the applicant
and City Council and included in the PUD Agreement .
4 . The applicant shall provide the water system interconnec-
tions and fire safety requirements identified by Jim
Markalunas in his memo dated 5/13/86 , and as elaborated upon
by Elyse Elliott in her memo dated 5/28/86 .
5 . The applicant shall respond to the informational requests
made by the Engineering Department in their memo dated
5/28/86 as regards storm drainage , construction schedule and
service area. The information with respect to the service
area must be reviewed by staff before the Planning Commis-
sion finalizes its action with respect to the trash/utility
area variation , while the remaining information should be
provided in time for Council review of the PUD Amendment .
6 . Delivery trucks shall be routed to access the site from
Bleeker and Monarch Streets and not Bleeker and Mill Street .
7 . The applicant shall verify that all building and zoning code
issues raised in Bill Drueding' s memo dated 5/ 27/86 and Jim
Wilson ' s memo dated 5/ 29/86 can be adequately addressed.
The only variations granted herein are as follows :
a. Height as shown on the plans submitted and as to be
modified herein by Condition No. 2.
b. FAR not to exceed 2.23 : 1 .
c . Trash/utility access area as shown on the plans
submitted.
d. Open space variation as to method of calculation and
acceptable as 18 .3 percent.
AR.3
11
MEMORANDUM
TO: Steve Burstein, Planning Office 2 3 1986 /'
Paul Taddune, City Attorney I
FROM: Jay Hammond, City Engineering k
DATE: April 17, 1986
RE: Hotel Jerome First Amended P. U.D. Agreement
Having reviewed the above agreement under cover memo from the City
Attorney dated April 4, 1986, the City Engineering Department
would offer the following comments:
1. The agreement references a plat to be filed by June 1 , 1986
and a sidewalk and improvements plan designated "Exhibit A". The
exhibit also addresses parking quantities for the existing site.
Are these items to be recorded subsequent to the agreement? We
have not seen Exhibit A and it would seem could not record the
agreement in its absence.
2 . Estimated costs for the phase I landscaping should be submitted
by the applicant for approval , preferably in the form of a
reasonably detailed bid.
3 . Submission of the detailed landscaping plan by August 15,
1986 should indicate ". . . fair market value shall not be less
than $50,000 as approved by the City Engineer, . . . "
JH/co/JeromeFirstAmdPUDAgree
MEMORANDUM
TO: File
FROM: Steve Burstein
RE: Hotel Jerome Work Session
DATE: February 6, 1986
On February 3, 1986 a work session was held with City Council, the
Planning and Zoning Commission, City staff, and Hotel Jerome
representatives to discuss new design concepts for the Jerome
addition. The following is a summary of the Hotel Jerome repre-
sentative' s statements of intentions and the response by Council
and P&Z members:
1 . Height/Design: Hotel Jerome owner and representative
stated the main addition structure would not exceed 51
feet in height from Bleeker Street . The approval place
for the addition showed the structure at that height,
as it was determined that 51" was compatible with the
existing hotel building. The two story wing facing
Bleeker Street (shown to be approximately 22 feet in
height on the previously approved plans) may be somewhat
taller in order to accommodate underground parking. It
was noted that the bay windows proposed for the addition
had been rejected by the Department of the Interior and
would be replaced by windows replicating those in
the historic building.
2. FAR: It was stated by the owner that the total FAR of
the addition will be less than had been approved in the
present PUD agreement .
3 . Number of Rooms and Deletion of Commercial Space :
Previous approval was given for renovation of the
existing hotel to accommodate 28 rooms and 77 rooms to
be placed in the addition for a total of 105 lodge
rooms. Current plans are for 27 rooms in the existing
hotel and approximately 95 rooms in the addition ,
totaling approximately 122 lodge rooms. Retail shops
(15 store spaces ) to total 13, 000 square feet of net
leasable space would be entirely deleted or greatly
reduced. New restaurant space , approved for 450
additional seats and 315 additional bar and nightclub
seats, would not be built .
Council and P&Z were generally receptive to the proposed
change in internal space usage. There was sentiment that
commerical activity is presently concentrated in the
commercial core district north of Main Street , and
should remain there. The Jerome owner and representatives
suggested that the intensity of use of the Hotel Jerome
site in terms of numbers of customers, employees and
parking demands would be less for a hotel with 20
additional rooms than for the extensive commercial
facilities previously planned.
4. Parking: The Hotel Jerome would like to meet its parking
needs to provide 35 parking spaces for guests and 25 space
for employees in an underground parking facility. Council
and P&Z responded favorably to this new design component .
The Planning Director stated that on-site parking had been
desired when the original plans for the addition were
reviewed and that on-site is still preferable to off-site
parking. It was also pointed out that hotel customers
crossing N. Mill Street from the Rio Grande parking lot
to enter the hotel might create a pedestrian/automobile
conflict . The Planning Director stated that in the
present PUD agreement, parking was not accommodated for
the commercial uses, but rather only for lodge and
additional employees. Increasing the number of hotel
rooms will likely increase the number of parking spaces
required.
5. Access : A number of issues and alternatives were
discussed regarding access to the parking garage,
service access and guest pick-up and drop-off . The
possibility of regrading Bleeker Street to create a 2
percent grade from Mill to Monarch was mentioned
as it would likely effect the parking ramp location and
other design aspects of the addition . The hotel
representatives were directed to work with City En-
gineering and Planning Staff on the analysis of the
Sleeker Street grade, as well as possible mailing of
Mill Street .
The Main Street drop-off area cannot be recessed due to
comments by the State Highway Department, but signage
can make short -term parking along the Main Street
frontage function better.
Alternatives for access into the underground parking
garage included:
a . Ingress from Bleeker and egress on Mill ;
b. Ingress and egress on Bleeker ; and
c. Ingress on Monarch and egress on Mill .
Separate underground service entrance alternatives
discussed were:
a. Sleeker Street ; and
b. Alley next to Carl ' s Pharmacy.
It was also discussed whether a one-level garage with
sufficient clearance for taxis and vans or a two level
garage would serve the project better.
6. Open Space : The owner suggested rearranging open space
elements such as the pool and vegetated areas. It was
recognized that retention of the annex building will
necessitate a major shift in where the new building
mass will be located. The Planning Director indicated
willingness to move forward on the code amendment to
include swimming pools in open space calculation.
7. Alternative Plans : P&Z and Council indicated that they
would like to see a series of alternative designs of the
addition , hoping that creative solutions are duly
considered rather than only the more conservative
approaches . P&Z and Council also encouraged the City
and the hotel to consider cooperative public and
private capital programs that would best serve the
community. The Planning Office noted that all plans
would be subject to review as a PUD amendment and
conditional use for hotel in the CC zone (public hearing
required) .
cc: Hal Schilling
Jay Hammond
SB. 26:nc
MEMORANDUM
•
TO: Aspen City Council
Aspen Planning and Zoning C• • ission
THFdI : Hal Schilling, City Managztet
FROM: Steve Burstein, Planning 0 ice AA.
RE : Hotel Jerome Work Session
DATE : January 28, 1986
Attached for your review is a memo from representatives of the Hotel
Jerome outlining some issues for discussion at your work session
scheduled for February 3 , 1986 .
The Hotel Jerome is in the process of making changes to their approved
FUD agreement in two stages. The first stage of revisions is to
address the renovation and addition activities as separate phases of
the total Project . The areas under consideration are : parking,
sidewalks, curbs and gutters, landscaping, improvements, retention of
the annex, changes in internal uses, employee housing and notice to
the new owners. The Planning and Zoning Commission recommended
approval of the proposed amendments on January 7 , 1986 , and it is
expected that the first stage of amendments will be presented to
Council in February (or as soon as an amended PUD agreement is
submitted) for final PUD amendment approval .
The second stage of amendments involves a new design for the addition.
The purpose of this work session is to discuss conceptually new plans
and any issues related to the redesign. The applicant would like some
broad direction from Council and P&Z as to what you consider
acceptable uses in the addition and what particular impacts will need
to be addressed in the FUD Amendment . The nature of this discussion
should be general and non-binding, since we will have to review a
formal application at some later date.
Some of the main subjects that we expect to be discussed include :
o Elimination of all retail shops from the Project ;
o Adding no more restaurant capacity than presently exists;
o Including more rooms in the addition than approved in the
original FUD Agreement ;
o Including on-site parking for guest and employees use ;
o Generation of employees; and
o Architectural design of the new addition .
Your throughts in advance and direction at the meeting will be greatly
appreciated by the applicant .
SB :jlr
SB.7
2
MEMORANDUM
TO: City Council and The Planning and Zoning Commission
FROM: The Hotel Jerome
DATE: January 21 , 1986
RE: Work Session - February 3 , 1986
1
Format:
For reasons described in this Memorandum, the Hotel Jerome is
undertaking a two-stage amendment to the PUD Agreement for the
renovation and addition to the Hotel Jerome. The first stage merely
clarifies the renovation and addition as separate phases of the
Project. The second stage and the purpose of this work session
involves a redesign of the addition. In this Memorandum, we will
review the process and the original design as approved. The changed
circumstances leading to the required redesign will be enumerated.
Finally, we are soliciting your ideas in reference to the new design
to leave us with a clear understanding of how best to blend the
Hotel needs with those of the community.
History of the Process :
The Hotel PUD was processed in 1981 and 1982 under an exemption
from GMP because of the historical significance. Thus, what is
built will be deducted from quotas but does not have to go through
the GMP process. The PUD allows for a total project of 128, 822
square feet of habitable space. The original design for the project
contained restaurants, hotel rooms, and retail stores as follows :
- 105 guest rooms and suites
- 4 employee rooms on-site and housing for fifteen employees
off-site
- Food and Beverage facilities as follows:
80-seat gourmet dining for dinner only
. 175-seat garden room serving breakfast, lunch and dinner
. 130-seat living room serving lunches , dinners and late night
meals
. 65-seat terrace cafe serving three meals daily with outdoor
summer service
. 235-seat nightclub
. 75-seat Jerome Bar
. Retail shops totaling 13 ,000 square feet of net leasable
. Parking off-site for 35 employee cars and 25 guest cars , to be
provided in the City 's 400-space parking structure on the Rio
Grande property
Changes in Circumstance:
The original concept was to remove the Hotel Annex and do the
renovation and addition together. The new owners decided to phase
the project and to retain the Annex for kitchen and employee
housing. Thus, the old and new cannot be physically joined as
originally intended.
Secondly, recent market analysis has shown that the amount of
space devoted to restaurants and retail is not warranted at the
Jerome. Originally planned were 450 restaurant seats plus 315 bar
and nightclub seats, plus some fifteen shops. The current plan adds
no more restaurant capacity than presently exists , some 225 seats
including the private dining room and tea room, and eliminates all
the retail shops.
Thirdly, while the CC zone has no parking requirement, it has
always been recognized that good business requires the Jerome
provide parking. The tentative schedule is to begin the addition in
1986 . If parking can be provided on-site, it will benefit the Hotel
and the town. Thus, the new design will attempt to incorporate
parking.
Finally, a redesign is necessitated by the Park Service. In
evaluating the Jerome for listing on the National Register of
Historic Places, the Service agreed to list the Hotel with an
addition but not with the addition as originally designed. The
objection involved the five-story arches filled with bay windows , so
the facades must be redesigned.
- 2 -
While all these circumstances have necessitated the redesign of
the addition, the benefits to the site, the neighborhood and the
Aspen community from this exercise will be positive. Consider the
impact of the Jerome with 450 restaurant seats, some 15 retail
stores and no on-site parking. Reducing restaurant capacity will
decrease employees and site visits . Deletion of the retail space
will save some 25 to 30 employees, and will further reduce car trips
to the property for shopping. Finally, on-site parking will reduce
the need for employees to retrieve cars from off-site and eliminate
cars standing in the Main Street loading zone during delivery and
pick-up.
Issues:
As currently envisioned, the addition will have parking ,
commercial space of some 6 ,000 square feet and the balance in hotel
rooms. To operate profitably without the shops or added food and
beverage facilities , more hotel rooms became an economic necessity.
Further, adding rooms benefits the community by housing skiers in
Aspen in the core area. A full service hotel in town reduces auto
trips and provides the type of resort experience designed to
stimulate return visits .
At issue also is the access and egress for the property by
guest and employee cars as well as delivery and service vehicles .
Also, we seek your input on the footprint, location of open space
and general layout of the addition.
We also hope to work with the housing office to establish the
ratios of employees and parking to the project impact in light of
the proposed redesign, and seek your input on these ratios .
Perry Harvey
PH/nkb
•
- 3 - •
November 25, 1985
HOTEL JEROME
Floor Area Calculations
•
Existing Hotel : 110 x 100 x 4 44 ,000 sq. feet
Annex: 1,500 x 3 4, 500
Bathrooms: 405 x 2 810
Gross Square Footage: 49, 310
Excluded Areas:
Center light shaft 1, 332
Lower level mechanical & storage 2, 000
Lobby level storage 600
Upper floors storage 690
Annex: Lower level storage 437
Lobby level 181
Loading dock 96
Bath: Basement 405
Total: ( 5, 741 )
Floor area in old: 43, 569
Land area 47,712
FAR 2. 7 :1
Allowed square footage 128, 822
Existing 43, 569
Potential addition 85, 253
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CITY OF ASPEN Elb 1
MEMO FROM STEVE BURSTEIN Ttii/tinv
It Poi Re - HAlecev Pa nl:, A,fgle✓i
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S evatnt) reifl,r1teketu4 t -.0.447,1 ,Alta i%2f
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GARFIELD & HEM, P.C.
RONALD GARFIELD ATTORNEYS AT LAW TELEPHONE
ANDREW V. HECHT VICTORIAN SQUARE BUILDING (303) 925-1936
TELECOPIER
601 EAST HYMAN AVENUE (303) 925-3008
WILLIAM K. GUEST, P.C. ADDRESS
D
ADR
BLE
JEREMY M. BERNSTEIN ASPEN, COLORADO 81611 CABLE AD R
CLIFTON D. BURDICK
April 22 , 1986
Stephen Burstein 1986 11
Planning Department 2 2
130 S . Galena U
Aspen, CO 81611
RE: Hotel Jerome PUD Agreement
Dear Steve:
I am submitting for your consideration, a revision to paragraph
4. of the draft First Amended Planned Unit Development Agreement
Hotel Jerome - Renovation and Addition. I briefly mentioned to
Paul Taddune the substance of this revision, however, with his
travel plans he was unable to address the specifics of such
change and, therefore, reserved the right to comment later. I
propose paragraph 4 read as follows :
"4. EMPLOYEE HOUSING. With reference to Paragraph "6 of
the Initial Project" and as a further inducement to the City to
approve phasing into two phases as set forth in this First
Amended Agreement, Owner has agreed to and does hereby confirm
and acknowledge its obligation to provide housing for employees
of the project, as required by the Code and regulations of the
City of Aspen, or its designee, in connection with the project.
With regard to Phase I Owner hereby agrees that Rooms No. 1 , 2,
3, and 4 in the hotel annex, as such rooms are designated on the
plat annexed hereto, shall be and hereby are restricted
exclusively to use as dormitory employee housing under and in
accordance with such City of Aspen employee housing use,
occupancy, rental and sales price guidelines as may be in effect
and applicable from time to time, sufficient to house 4 employees
of the project and restricted to a maximum occupancy of one (1)
employee per bedroom. Such rooms shall be used solely by hotel
employees , and verification of an employee ' s employment
qualifications shall be accomplished by the City of Aspen, or its
designee, prior to and as a condition of occupancy of any of the
above identified rooms. Said rooms shall not be utilized by any
person whose use and occupancy thereof is not verified as set
forth above. The dedication and covenants contained herein shall
be deemed a burden upon and to run with the title to the project
and shall be binding upon the Owner and Owner' s successors and
Stephen Burstein
•
•
MEMORANDUM
TO: Steve Burstein, Planning Office
FROM: Jay Hammond, City Engineer 4
DATE: December 26 , 1985
RE: Hotel Jerome P. U.D. Amendment
Having reviewed the above application to amend the P. U.D. for the
Hotel Jerome project, the City Engineering Department has the
following comments:
1 . Renovation Site Plan - The site plan submitted with the
amendment application indicates on-site parking for 27 vehicles
and a new curb cut off of Bleeker Street. We would recommend:
a. That the developer be required to build landscaping
features in the Bleeker right-of-way that will aid in
defining the curb cuts into the property and eliminate the
existing "head in" parking.
b. We would suggest the developer consider elimination of
the existing curb cut onto Mill Street as it could increase
available parking on the site and remove a somewhat problema-
tical driveway due to traffic volumes on Mill and the grades
adjacent to the sidewalk. We would suggest elimination but
would not make it a requirement.
2 . Off-Site Parking - We would be receptive to a revised plan
relocating the parking requirement on-site. If a workable plan
were submitted by the applicant indicating adequate parking and
good circulation impacts, we would support amendment of the
P. U.D. agreement.
3 . Prior Committments - We would expect all other committments
contained in the P. U.D. agreement to remain in full force includ-
ing:
a. Sidewalk, Curb and Gutter.
b. Detailed construction scheduling.
c. Landscaping in the rights-of-way, etc.
4. Subject to input from the City Attorney, it may be appropriate
to formalize the applicant' s committment to $50,000 in landscape
improvements in the event the expansion is not constructed.
JH/co/HotelJeromePUDAmend
GARFIELD & HECHT, P.C.
RONALD GARFIELD ATTORNEYS AT LAW TELEPHONE
ANDREW V. HECHT VICTORIAN SQUARE BUILDING (303) 925-1936
TELECOPIER
601 EAST HYMAN AVENUE 03) 925-3008
WILLIAM K. GUEST, P.C. •. DRESS
JEREMY M. BERNSTEIN ASPEN. COLORADO 81611 p c� C met EC"
CLIFTON D. BURDICK
FEB - d is
February 4, 1986
4.
Mr. Paul Taddune
Edwards & Taddune
600 East Hopkins Avenue, Suite 301
Aspen, Colorado 81611
Dear Paul:
I am submitting for your review a proposed ' First Restated and
Amended PUD Agreement' for the Hotel Jerome.
Sincerely,
Andrew V. Hecht
AVH/lh
Enc.
cc: Steve Burstein
Perry Harvey
FIRST AMENDMENT AND RESTATED PLANNED UNIT
DEVELOPMENT AGREEMENT
HOTEL JEROME RENOVATION AND ADDITION
This Restated and Amended Agreement, made and entered into
this day of , 1986 , by and between the City of
Aspen, Colorado, a municipal corporation and a home-rule City
W{" (hereinafter referred to as the "City" ) and the Hotel Jerome
0- H Limited Partnership (hereinafter referred to as the "Owner") .
WHEREAS, the Owner' s predecessor in title John F. Gilmore,
dated on April 20, 1983 )entered into a Planned Unit Development
Agreement for the Hotel Jerome - Re tion and Addition
(hereinafter referred to as "Agreement") ith the City of Aspen,
recorded in Book 444 at Page 750 of the real estate records of
Pitkin County.
WHEREAS, the City and Owner hereby desire to reaffirm all of
the findings of the Agreement o-«<a
WHEREAS, the Owner has submitted to the City for approval,
execution and recording this amended and restated Planned Unit
Development Agreement for the Hotel Jerome - Renovation and
Addition; and
WHEREAS, the Owner has requested and received approval to
develop the Project in two phases - the first being the
renovation (hereinafter referred to as "Phase I" ) and the second
the addition (hereinafter referred to as "Phase II" ) ; and
WHEREAS, the City is willing to approve this Amendment and
Restatement under Section 24-8 .26 (b) of the Aspen Municipal Code.
NOW THEREFORE, in consideration of the mutual covenants
herein contained, and pursuant to paragraph 13 of the Agreement,
it is agreed as follows:
1. Sidewalks, Curb and Gutter
Paragraph 1 of the Agreement is amended and restated to read as
follows:
hNT The Owner has constructed a new sidewalk along the Main
stiill
I ‘ROVN Street frontage and has repaired the existing sidewalks on
Mill St C ,1 ,,r1 P 5'dcl4 (yi 24fAiUij1(�;,NN '/.
J
r Prior to issuance of a Certificate of Occupancy for Phase
II, Owner shall construct new sidewalks along the Project' s
1 road frontages on Monarch and Bleeker Streets (six-foot
minimum widths) together with curb and gutter, all as
reasonably determined by the City Engineer, in accordance
with the Landscape plan, the applicable provisions of
Chapter 19 and 20 of the Aspen Municipal Code, as amended,
and accepted engineering standards and practices. Owner
shall repair or replace any existing (or newly installed)
sidewalks, curb or gutter which may be damaged during
construction. The current estimated cost of such
improvements is contained in Exhibit "A" attached hereto and
incorporated herein by this reference. Such cost estimate
shall be updated by the City Engineer when Owner actually
-2-
applies for a Building Permit for Phase II , and Exhibit "A"
shall be amended accordingly at that time .
3 . Landscape Improvements
Paragraph 3 of the Agreement is amended and restated to read as
follows:
In accordance with Section 24-8 . 16 of the Municipal Code,
all required Landscaping shall substantially conform to a
"Landscape Plan" annexed to the Plat and incorporated herein
by reference which shows the extent and location of all
plant materials and other landscape features, flower and
shrub bed definition, proposed plant material at mature
sizes in appropriate relation to scale, species and size of
existing plant material, proposed treatment of all ground
surfaces (e.g. , paving, turf, gravel, etc. ) , location of
water outlets , and a plant material schedule with common and
botanical names, sizes and quantities. Landscaping will be
completed in a logical phasing sequence commensurate with
the phasing of the improvements contemplated in the
Construction Schedule , but in no event later than one year
after the date of the Certificate of Occupancy for Phase II .
Landscaping for Phase I shall consist of fencing, rail ties,
or other minimal landscaping to delineate the Bleeker Street
parking and circulation areas acceptable to the City
Engineering Department. This plan shall be submitted to the
City Planning Office and City Engineer for approval in the
-3-
exercise of their reasonable discretion prior to
construction and completed on or before June 1 , 1986 . Such
plan shall also include clean up and temporary landscaping
- -n-u• a • . - u •- - ' an-Tie-aping for the garden area
west of the Hotel Jerome landscaping component.
If the Owner has not submitted to the City revised plans for
approval of Phase II improvements prior to August 1, 1986 , a
detailed Landscaping Plan shall be submitted for approval by
the City Planning Department and the City Engineering
Department in the exercise of their reasonable discretion,
to be completed by July 1 , 1987 .
It is the mutual understanding of the parties that a 1
Certificate of Occupancy may be issued for th Projec even
= ! if the landscaping improvements have not yet been completed,
i*q "t'' 1(�� -ON- provided the portion of the guaranty in Paragraph 5 below
V n'.
'n "» ��i"i,��D s wich covers the estimated cost of such unfinished
'n° Ci = landscaping remains available pursuant to the terms of
l
1` b Paragraph 5 .
4 . Construction Schedule
Paragraph 4 of the Agreement is amended and restated to read as
follows:
The Owner and the City mutually acknowledge that exact
construction schedules cannot be submitted at this time. At
the time of application for a Building Permit for Phase II
-4-
•
and as a condition precedent to the issuance thereof, Owner
agrees to provide the City Engineering Department with a
jy detailed Construction Schedule, to the satisfaction of the
v 2.�
\�, 60 City Engineer and Chief Building Official in the exercise of
1 their reasonable discretion, which Construction Schedule
\Ac Jshall particularly address how construction phasing and
w
•• other techniques will best accommodate under the circumstances
CCIt - (a) barricading and provision of pedestrian protection, (b)
�,*, t.ej , s'
il „ivn" excavation access and large truck traffic and staging areas, (c)
delivery and storage of major materials, (d) construction
equipment access and storage, and (e) contractor vehicle parking.
Such Construction Schedule shall be verified by the signatures of
the City Engineer and the Chief Building Official (if the City
requires) recorded as a supplementary exhibit hereto. Amendments
to the Construction Schedule, if any, which in the view of the
City Engineer, represent a substantial deviation from the
original Construction Schedule shall be processed in the Project
Review process established in Paragraph 10 of the Agreement,
verified by signatures of the City Engineer and Chief Building
Official, and (if the City requires) recorded as supplementary
exhibits to the Agreement.
5 . Financial Assurances
Paragraph 5 of the Agreement is amended and restated to read as
follows:
-5-
In order to secure the performance of the construction and
installation of the improvements described in Paragraph 1 , 2
and 3 of the Agreement as amended, and to guarantee one
hundred percent (100%) of the estimated cost of such
Art
, ' improvements as agreed to by the City Engineer (as such
,G 6M��� t Lw amount may be updated from time to time as herein provided) ,
4IMAG S .
L
Owner shall guarantee, by sight draft or letter of
commitment or credit from a financially responsible lender
(either or both to be irrevocable until such construction is
completed, that funds in the amount of such estimated cost are
Fh � P‘\y`.a L�• held by it for the account of Owner for the construction and
4
00,4.41 installation of the above-described improvements. Said guaranty
shall be delivered to the City prior to the issuance to Owner of
a building permit for Phase II shall be in a form acceptable to
the City Attorney and the City Manager, and shall give the City
the unconditional right, upon default by the Owner, to withdraw
funds upon demand to partially or fully complete and/or pay for
any of such improvements or pay any outstanding bills for work
done thereon by any party, with any excess guaranty funds
applicable to additional administrative or legal costs associated
with any such default and the repair of any deterioration in
improvements already constructed. As portions of the required
improvements are completed, the City Engineer shall inspect them,
and upon approval and written acceptance, he shall authorize the
release from the guaranty delivered by Owner of the agreed
estimated cost for that portion of the improvements except that
-6-
ten percent (10%) of the estimated cost shall be withheld until
all proposed improvements are completed and approved by the City
Engineer. Provided, that the withheld ten percent (10%) which
relates to the improvements described in Paragraph 1 of this
Amendment and Paragraph 2 of the Agreement shall be released by
City upon completion and approval by the City Engineer of all
such improvements and regardless of the stage of completion of
landscape improvements described in Paragraph 3 of this
Amendment.
The Owner also agrees to deliver to the City, upon demand
therefor by the City Engineer, a maintenance bond or other
L:
- �"1'
r suitable guarantee for the repair or replacement of any
t14�ryt"
U existing municipal improvements damaged during construction
of new improvements .
Furthermore, Owner hereby agrees to and does hereby warrant
all such improvements to accepted standards of good
workmanship for a period of one (1) year from and after
acceptance thereof in writing by the City. In addition to
this warranty , the Owner 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 of the Agreement as amended.
It is the express understanding of the parties which the
procedure set forth in Paragraph 13 of the Agreement
-7-
regarding non-compliance shall not be required with respect
to the enforcement and implementation of the financial
assurances set forth herein and required by Section 20-16 (c)
of the Municipal Code.
In the event Phase I4 is not to be constructed, the Owner
agrees that it will expend atleast $50 , 000 . 00 for the
purpose of landscaping the site.
6 . Employee Housing
Paragraph 6 of the Agreement is amended and restated to read as
follows:
As an inducement to the City to approve the PUD and this
Amendment, the Owner has agreed to and does hereby
acknowledge his obligation to provide housing for employees
of the Hotel as described herein and defined by the Code and
regulations of the City of Aspen or its designee, in
connection with the Hotel Project. Phase I has provided, in
t -Rote Annexes ppic, bedrooms (on-site) for employee
)/� housing. There N
e shall be required as a condition of the
issuance of a certificate of occupancy for Phase II the
housing of fifteen (15) employees off-site , such requirement
may be met by deed restricting seven (7) units at the
Cortina Lodge Aspen, Colorado, to be used as dormitory
housing and restricted to low income employee housing, the
configuration of which shall be as approved by the City of
C, y �av � 1 sv, Ot.�mbtr�,l't�i
Aspen under_-r 3uti-en e y City of
Aspen.
-8-
Provided that the Owner shall have the right in the future
to substitute other off-site employee housing for some or
all of the employees initially provided as above approved,
so long as (a) the location, size and configuration of such
substitute housing is acceptable to the City or its
designee, (b) the housing off-site for a minimum number of
employees required by this Paragraph 6 remains available at
all times, and (c) the same deed restrictions are imposed
> Q ,S upon the substitute units prior to occupancy of the
Mrja CNA- substitute units. Upon the completion of such substitution
Nc,R,k as above required, the City shall release the deed
restrictions upon those off-site units which have been
replaced.
In the event the Phase I hotel units are condominiumized
such residential units will be covenanted of record for
employee housing. If such units are not condominiumized the
four bedrooms in the Hotel Annex commited to employee
housing shall be restricted to such use. Should the Owner
secure housing for more than fifteen employees off-site,
Owner' s on-site employee housing requirement shall be
reduced exactly by the amount of off-site housing in excess
of that for fifteen employees , and any recorded restriction
shall be released to the extent of such additional off-site
housing of employees.
-9-
•
7 . Parking
Paragraph 7 of the Agreement is amended and restated to read as
follows :
Prior to the issuance of the Certificates of Occupancy for
Phases I and II the Owner shall provide parking either
on-site or off-site in the manner or manners hereinafter
described.
Phase I . The Owner shall provide twenty-seven (27) on-site
(which may be above grade) parking spaces in the manner
acceptable to the Engineering Office .09 -14'
Phase II. As a condition of the approvals granted herein
and herewith, Owner agrees to provide sixty parking spaces
in connection with the occupancy of Phase II . These parking
spaces shall be provided either on-site or off-site in the
QA manner hereinafter described and shall inclusive the
„ i.7J'
(.J G M'
` wt, twenty-seven (27) spaces required in Phase I .
In the event the Owner does not provide the sixty parking
spaces for the Project on-site, the Owner agrees to
participate with the City in the financing, design,
construction, operation and maintenance (including necessary
capital expenditures) of a 400-vehicle parking structure on
the Rio Grande property, but only to the extent that the
number of parking spaces on-site are less than the sixty
(60) spaces required hereunder.
-10-
(The original PUD shall remain the same from top of Page 13
to Page 26 . )
14 . NOTICES
Paragraph 14 of the Agreement is amended and restated to read as
follows:
City of Aspen: City Manager
130 South Galena Street
Aspen, CO 81611
Owner: Hotel Jerome Limited Partnership
c/o Dick Butera
Aspen Real Estate Associates
520 East Durant, Suite 204
Aspen, CO 81611
with a copy to: Garfield & Hecht, P.C.
601 East Hyman Avenue
Aspen, CO 81611
-11-
A Municipal Corporation
By:
William Sterling, Mayor
ATTEST:
Kathryn Koch, City Clerk
APPROVED AS TO FORM:
Paul J. Taddune , City Attorney
OWNER:
HOTEL JEROME LIMITED PARTNERSHIP, a
Connecticut Limited Partnership,
By Western Properties Investments,
Inc. , General Partner
By:
T. Richard Butera
President
-12-
STATE OF COLORADO )
) ss .
County of Pitkin )
The foregoing was acknowledged before me this day of
, 1986 , by William Sterling, as Mayor, and
Kathryn Koch, as City Clerk, of the City of Aspen, State of
Colorado.
Witness my hand and official seal.
My commission expires :
Notary Public
Address
STATE OF COLORADO )
) ss .
County of Pitkin )
The foregoing was acknowledged before me this day of
, 1986 , by T. Richard Butera.
Witness my hand and official seal.
My commission expires :
Notary Public
Address
-13-
MEMORANDUM
TO: Steve Burstein
FROM: Perry Harvey
DATE: February 11 , 1986
RE: Hotel Jerome Work Session
I have two clarifications regarding your memo on the Jerome
work session held February 3 :
1 . In Item 3 , at the end of the first paragraph, you say we will
not build new restaurant or nightclub space. We have stated a
desire to build 6 , 000 square feet of commercial space. First,
this new space could be meeting or dining; we do not know at
this point. Second, the space in the Hotel basement now being
finished is for meeting or nightclub. Also, in the future, if
an owner opens a nightclub, it must not be represented here that
it "would not be built. "
2 . In the second paragraph, you say there is " . . .sentiment that
commercial activity is presently concentrated on the commercial
core district north of Main Street. . . " This statement was meant
to refer only to retail activity. While I agree activity is
concentrated north of Main and thus we eliminated the retail
space, commercial space--as it relates to food, beverage and
entertainment--should not be kept "north of Main Street. "
Thank you for your efforts in this work session. I feel it
went very well .
PAH/nkb
cc: Hal Schilling
Jay Hammond
Alan Richman
& 4c/ , (6.6-- ty@itill,
T. Richard Butera DEC I
December 12 , 1985
c01. tp..r-
Mr . Alan Richmond
City and County Planner
City Hall
130 S . Galena
Aspen , CO 81611
Dear Alan :
Enclosed please find an article written by Martie Sterling
about the history of the Jerome Hotel .
Although it ' s very long, I did think it would be helpful
for you and your staff to expand your understanding about early
Aspen and the Jerome Hotel.
Sincerer
T. Richard Butera
TRB/pn
enclosures
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
THE HOTEL JEROME"
Tent hotels & Tincup Prospectors
Aspen ' s tradition of 'grand hotels
began with a tattered white wall-tent
in 1880.
Erected at the corner of Mill &
Durant only months after the first fool-
hardy silver prospectors clambered over
the top of Independence Pass into Ute
Indian territory, the early Clarendon' s
"rooms" were partitioned with horse blan-
kets hung from ropes.
Two milch cows were tethered in
front. Out back, E.V.D. ' s hung from
clotheslines. At the hotel ' s -first com-
munity Christmas dinner in 1880, 400
men--mostly ore seekers--and 19 women--
mostly hotel employees--gathered. Some-
one played a lap organ, and those assembled
sang hymns and thanked God for their scalps.
The hotel women cooked indigestible
meals featuring bear grease and tinned beans,
scrubbed laundry on washboards, mended
socks and flannels on a knobby--
JEROME page two
Sterling
and were relentlessly ogled by 800 lon-
ging eyes. They weren' t much to look
at, those women, but the men put on
derby hats and married them faster than
you could say Jackrabbit. The Clarendon
owners had to send mule-drn sledges over
the pass for frequent replacements.
The next few years were a "cruel-hard-
row-to-hoe" . Aspen's high, glacier-carved
valley, swept by winter gales and avalan-
ches, made it even riskier business. Men
needed the eagerness of children and the
faith of martyrs to trust in this impro-
bable place .
Most early birds located a likely
prospect, sold their claim, and moved on.
The original Smuggler Mine--where the
world ' s most valuable silver nugget test-
ing 93% pure and weighing 2 , 350 pounds,
would be found--was sold for S50 and a
mule that died the next day_
Aspen would prove a rich man' s camp.
Mining was the hard-rock, deep-down variety
requiring advanced technology and heavy
investment. But in the beginning, it
JEROME page four
Sterling
faster-paced. There was a kind of
delight in the air.
The air was also therapeutic. In
the 1870 ' s , consumptives and bronchials
began pouring into the high country for
its dry, health-giving properties. (At
one time Colorado ' s entire leadership,
from Governor to Supreme Court Justices
were recovered invalids . )
In the early eighties; Jerome B.
Wheeler, president of New Yorf City' s
prestigious R. H. Macy Department Store,
came west for this very reason. His
wife was frail, and he honed to restore
her health.
Jerome Wheeler, Civil War Hero
When a boy of 20, Wheeler had en-
listed as a private in the 6th New York
Cavalry. He fought all the Peninsula
campaigns, rode with Sheridan' s Cavalry,
and was cited repeatedly for "outstanding
courage in the field" . He was eventually
broken from Colonel back to Major for dis-
JEROME page five
Sterling
obeying orders--he led a supply train
through Confederate lines to a surrounded
and starving Union regiment.
After the war, Wheeler married
Harriet Macy Valentine, whose uncle foun-
ded Macy' s. When Roland Macy died, Wheeler
took over as president.
The 40-year-old Wheeler had scaRcely
landed in Manitou Springs when an enter-
prising Aspen mine broker named Henry
Gillespie heard about his presence in the
state. Gillespie hotfooted it to the Springs
and persuaded the prominent New Yorker to
detour north for a look at his camp' s pros-
pects.
Jerome B. Wheeler, the fohammet who came
to Aspen Mountain, was besotted on sight. He
immediately invested in the Molly Gibson and
Aspen mines--both sorely in need of capital .
Later, he would be a majority stockholder in
the Monongahela, the Bushwacker, and the Della
S. --and would pour a total of $6, 000, 000
into Aspen mine ventures.
Visiting the camp more and more often,
Wheeler installed the first
JEROME page six
M. Sterling
small smelting plant, introduced steam
drills, built a sampling mill , and
founded the Aspen Forwarding Company
to transport ore. He bought a ranch,
a marble quarry, and a coal company.
He founded Aspen' s first bank to provide
#tly-needed expansion capital.
Perhaps because of the valley' s -
great natural beauty, he determined
that it not become another Boom & Bust
silver camp--drained of its riches and
left dead in the dust. He gave money
to plant trees and flower beds--at a
time when the only landscaping was pro-
vided by miners ' wives who tenderly trans-
planted lilac " slips" from home.
Wheeler brought in Columbia Uni-
versity mining engineers , machinery ex-
perts, electrical men. In 1885 he
financed the first hydroelectric plant.
• Under his aegis , Aspen would be the
first Colorado camp to power its mines
JEROME page seven
M. Sterling
with electricity (direct current was used,
and by the time the wires reached the
Cowenhoven Tunnel, they were nearly three
feet around) --and the first community
in the state to be wholly electrified.
But it was the great railroad race
that changed the face of the community
forever.
By 1886, mountains of ore were
lying in vacant lots awaiting shipment
and final processing. For Wheeler and
other investors, the costly and dangerous
process of getting a railroad over five
mountain ranges would finally prove
feasible. That year the Colorado Midland
and the Denver & Rio Grande lines commenced
a building marathon to see who could beat
the other across The Divide.
The Midland broad-gauge, in which
Wheeler invested $100, 000, arrived three
months later than the D. & .R.G. Both were
heralded by brass bands, windy oratory,
jubilee parades, G.A.R. marches, and
weeks of hysterical revelry.
When the D . & .R.G. 's Engine #45
puffed into camp on October of ' 87 ,
Aspen ' s bonanza began.
JEROME page eight
Sterling
For five whirlwind years, the camp
skyrocketed . Mines worth $800, 000 in
1887 were valued at $8, 000, 000 in 1888 .
Freight charges dropped from $100 to $10
a ton. In seven years Aspen produced
$112, 000, 000 in ore. Out of the adits
cascaded rich silver whose worth, with
easy rail access, increased tenfold.
With prosperity, log shacks, wall-
tents, and false-fronted wood stores came
down, imposing brick building blocks went
up. The population grew to 12, 000 and
was served by several streetcar lines,
six newspapers, 50 lawyers, 25 bawdy-
houses, a large armory, skating rinks ,
dancehalls, theaters, and a race track.
Soiled doves from Durant' s crib row drove
spiffy brass-trimmed carriages through
the streets.
The Pitkin County Courthouse, consi-
dered by some in a class with the palace
at Versailles , and the impressive Holden
Lixiviation Works were soon a sight to
see. Millionaire ' s homes on Bullion Row
(Hallam Street) proliferated, vying to
achieve the latest in architectural splen-
JEROME page nine
Sterling
dor. Tramways reached up the mountains.
Miles of tunnels and shafts undermined
the city.
America On the Move
In 1889 Benjamin Harrison was a dig-
nified but ineffectual president. His
graft-ridden administration gave rise
to the Mugwumps--and to an honest young
Civil Servant named Theodore Roosevelt.
Railroad monopolies rode rough-shod over
everyone. The strong wronged the weak.
Two years earlier, Aspen volunteers
had helped put down a Ute uprising under
Chief Colorow--the last threat to hard-
headed white men who 'd usurped ancient
Ute hunting grounds.
People had simple tastes. There was
little fine drama or literature or music .
Few appreciated the poetry of Walt Whitman--
but everyone understood Mark Twain when he
described "the serently of a Christian
holding four aces" . Men believed in
blood-thirsty baseball, marching bands,
JEROME page ten
Sterling
high-wheeled cycles , minstrel shows ,
spirited horses.
In 1889 Capitalists realized a ten
percent return on investments--and paid
no income tax . John L. Sullivan fought
75 rounds before defeating Jake Kilrain
for the heavyweight boxing title of the
world . People sang , "Hail, Hail, the
gang ' s all here! "
The country, know it or not, was
embroiled in a mighty revolution. America
changed from a land of farmers in the
1870 ' s to a nation of shopkeepers and
jobholders in the 1900 ' s.
The Hotel Jerome
With Aspen a mini-metropolis in the
Rockies, it was deemed fitting that she
have a fine gilded opera house and a truly
great hotel. Since Jerome Wheeler had
resigned his Macy' s position, built his
family an imposing home (the Stallard
House, now owned by the Aspen Historical
Jerome page eleven
M. Sterling
Society) , and settled here permanently
in 1888 , he cheerfully agreed to finance
both.
The hotel was actually conceived
by the Messers Bixby and Phillips, Kansas
innkeepers who owned the new Clarendon--
a substantial , albeit wooden building .
They proposed an establishment to rival
the Ritz in Paris . Wheeler donated a
prime parcel of land at the juncture of
Mill and Main. Then he loaned Bi:7 and
Phillips $60, 000 for the project.
The hotel would have an imposing
view of Aspen Mountain. It would measure
100 x 110 feet, rise three stories (in 1889
the first lowly skyscraper was being en-
gineered in Chicago) and have an expansive
basement beneath. It would contain 90
rooms and 15 baths. Its indoor plumbing ,
with hot and cold running water, was a
great luxury in a world of icy outhouses .
So were the steam heat and electrification.
Western Electric even devised an ingenious
*WV paging system to summon guests .
JEROME page twelve
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One of the first elevators in the West, a
massive pneumatic affair holding settees for lady
passengers (the ride was slower than molasses in
January) and a hidden maw for steamer trunks, would
lift people aloft in style. There would he a hot-
house, stables, parlors, a Ladies ' Ordinary, ball-
room, offices, very snappy steam laundry, and bar-
bershop for the dissemination of snorting news and
amiable smut.
The central rotunda over the main drawing room
was ceiled with colorful cathedral glass that cast
a roseate and flattering light--welcomed by ladied
forbidden by social strictures to use even a dab
of rouge. (If you were born with a pale-green
complexion it was considered God ' s will and a cross
you must bear . )
The walls were tinted and frescoed, the main
reception rooms beautifully tiled.
But original estimates proved pitifully
inadequate. As work progressed, costs soared.
The final tab would be $125 , 000, plus another
$25 , 000 for furnishings--the equivalent of
approximately $1, 600, 000 today.
One month before the scheduled Thanksgiving ,
1889, opening, Bixby received a threatening
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letter from a workman who had not been
paid . (The man promised in colorful
terms to blow Bixby to Kingdom Come. )
Bixby and Phillips left Aspen in the
middle of the night. They also left
Wheeler with an unfinished interior and
stacks of unpaid bills.
Working frenziedly, Wheeler ' s work-
men installed the final furnishings;
decorative wallcoverings, hand-made tile-
work, delicateitiraaaan Eastlake furniture,
clumps of potted palms, and dozens of
spavined rubber trees--the interior
decorating rage of the day.
A Paris chef was installed in the
main -kitchen, a German horticulturist
in the hothouse. Mr. R.F . Gatter, for-
mer proprietor of the distinguished Charpiot' s
in Denver, signed on as manager. Mr. Gatter
was the envy of hoteliers from Kansas City
to San Francisco .
•
Room rates would be $3 and $4 , the
same as the George V in Paris.
The Grand Opening
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Electric lights glowed in every
room for the November 27 grand affair .
There were also "back-up" gas lights and
candles shimmering on starched white
dining table damask. The napery was so
thick diners claimed you could use it to
wipe down a sweated horse.
Bellhops in gold-braided uniforms
assisted guests from their equipages and
through the hotel ' s "broad front portals" .
Transplanted minor royalty from Colorado
City (Springs) arrived in smart runabouts
and snappy broughams. A few locals who
didn' t give a damn drove up in battered
family road-carts. For those from out-
of-state, the hotel livery provided
carriages with patent-leather dashboards
and other up-to-the-minute amenities .
Entering the imposing foyer, guests
were greeted by melodic violins . In the
background, the incessant thrump, thrump,
thrumping of concentrators, sampling
works, and stamp mills--the 24-hour-a-day
cacophany of every mine camp--never ceased .
No one minded the clamor . Aspen' s Indus-
trial Age sounded a prosperity
JEROME page fifteen
M. Sterling
symphony. It was the job of the hotel
orchestra to provide harmony for the
machinery.
The Grand Opening Ball & Banquet
was attended by nabobs from New York,
beef barons from Chicago .-- even a few
marquises from overseas.
Since decent, God-fearing women
appeared on the streets in somber colors
only, the Jerome gala provided a rare
setting for crimson satin,
violet mousseline, and creamy peau de
soie. The rustle of watered silk and
bombazine was deafening.
Although corsets were known to
damage vital organs, every woman in the
place had laced herself breathless.
Expanses of powdery white skin were
bared on necks and shoulders, but no
actual cleavage showed in front. Daring
bustles and "hip extenders" padded ele-
gant rears. (It was whispered that
certain bosoms were padded as well. )
Coiffures were plumped out with hair
rats and false hairpieces. All but the
JEROME page sixteen
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most lissome females looked like up-
holstered furniture on the move .
The men stood stiffly in stone-
starched shirtfronts and batwing collars .
Balancing top hats was, for some, a new
and chastening experience.
Men as well as women were awash in
lemon verbena, rosewater, and bay rum.
Parlormaids, muleskinners, and mine
nippers gathered at the main hotel en-
trance to watch "the swells" come and go .
The Aspen Daily Times, waxing ecstatic
over the food and drink, proclaimed, "the
odors would have intoxicated Bacchus himself .
He was not present--no back numbers were. "
Another journalist wrote, in a fit
of flowery excess, "the moments flew by
to the enchanting notes of the musicolo-
gists. . . the merry god of pleasure defied
the hoary sire of time. . . "
After waltzing and quadrilling and
promenading the soles out of kidskin
shoes, the guests retired at 2 A.M. to
recover from the "most pleasant and
JEROME page seventeen
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enthusiastic housewarming recorded in
the history of caravanseries from the
time of Noah downward" . As for the
Jerome, it was forced to pull itself
together. From hence it would act as
social arbiter and business nerve center
for the new silver capitol.
Jerome As Heart of Community
Aspen provided a rare opportunity
to observe a booming silver camp in a
genteel and scenically splendid setting.
Most mine camps, from Virginia City to
the Comstock, were rough and inaccessible--
ugly, blasted landscapes without a tree
in sight. In Butte, Montana, the air
was so sulphurous that housewives tended
tiny patches of grass as lovingly as
Brussels lace handkerchiefs.
With the invention of the Pullman
sleeping car, people had begun traveling
from place to place in "progressions" .
From Seattle to Boston, investors packed
up their womenfolk, fancy duds and shirt
JEROME page eighteen
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studs, personal maids and entourages, and
came to Aspen to look at mine investments
amid refind surroundings. The Hotel Jerome
became a mecca for touring grande dames and
Eastern bigwigs.
These were the hotel' s glory years.
The Adirondack and Roaring Fork Clubs, the
Mothers ' Purification Group, and the Anti-
Tobacco League held meetings and organized
fetes. Ladies ' social hops became a fixture,
the Ladies' Ordinary a lodestar.
Women' s Emancipationists, temperance
lecturers, and poetasters arrived on tour--
and stayed at the Jerome. Stars of stage •
and opera performed at the Wheeler Opera
House--and stayed at the Jerome.
The Colorado ' s People Party, a branch
of the great Populist movement, campaigned
for an unheard-of eight-hour day in back-
room meetings at the hotel. Miteft Aspen' s
Davis Waite became the only Populist gover-
nor in the history of the state.
In 1892, Colorado was the second
state in the union to enact women' s suf-
frage. Aspen' s mountain-tough women had
a lot to say in the matter .
A strike by the Jerome ' s bellhops
JEROME page nineteen
M. Sterling
paved the hay for strikes by miners,
muckers, and tranuners. Some of the
country 's first successful walkouts--
without the murder and mayhem of strike-
breaking elsewhere--occurred in Aspen
in the early nineties.
With the start of the Mauve Decade,
the Jerome was the place where you could
"have your horse 's teeth attended to" ,
visit your stockbroker, try an osteopathy
treatment, buy the freshest Havana seegars,
belly up to a marble soda fountain, savor
imported brandies and liquors, have your
sidewhiskers trimmed, and receive the
latest dance instruction--all without
leaving the premises. Hotel horticul-
turists not only raised all the fresh
vegetables for the dining rooms, they sold
their surplus to grateful housewives
through the long, cold winters .
The Jerome ' s role had by this time
become that of social doyenne and community
guidance counselor. Annually, Aspen
newspapers announced the date when the
Jerome would take down its storm doors.
JEROME page twenty
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On that day, the rest of the city took down
theirs--secure in the knowledge that if
the hotel said winter was safely past, it
was . The Prang etchings from the Jerome ' s
latest art show became the rage. When
Madame Ransom and her husband appeared
at the Jerome to teach the Grover Gallop,
the Gallop became the dance sensation of
the hour.
Jerome social affairs climbed to such
a pinnacle that Wheeler finally succumbed
to public pressure to add another story
to a building apparently heaving and
throbbing from an excess of activity.
(Fortunately--or unfortunately--the Sherman
Silver Act was repealed before he could call
in the hod carriers. )
The Depression Years
With the demonetization of silver and
the crash of 1893 , the brief, bright star
of Aspen grew dim.
George W. McPherson, a blacksmith
and Baptist/. preachers, described the panic
of that terrible season:
JEROME page twenty-one
M. Sterling
"About 400 mines and prospect holes
closed down, and the few mines that con-
tinued operations reduced their work force
nearly 100 %. . .
Thousands of men, women and children
who had no money in the bank had to foot
the trail over the Great Divide to Leadville
and other places. Every business failed
except those that were branches of large
Eastern concerns. Banks , churches, livery
stables, YMCA, in short, nearly everything,
closed. . . .and we were made paupers over-
night. . .1 moved to Leadville without a
dollar to my name. "
Jerome Wheeler held on. In 1894, a
few of the larger mines discovered unusually
profitable ore. The 2, 350 pound pure
silver nugget was discovered that year.
But Aspen again became a legal battle-
ground . (A true account of the winning of
the West would feature, not Main Street
gunfights, but courtroom harangues. )
When Wheeler' s bank was finally
forced to close, he paid off his inves-
tors dollar for dollar . His Bleeker
JEROME page twenty-o4e
M. Sterling
Street mansion went for $20, 000 to help
reimburse depositors . Gradually his
mines caught fire and filled with water .
Always a generous man, Wheeler had
for years supported down-on-their-luck
families with no claim on him except his
kind heart. His daughter later claimed
bitterly that he was "brought down" by
unscrupulous men who bribed witnes35 "took
him to law" , and stripped him of his pro-
perties. With adversity, the vultures
gathered.
In 1903 Wheeler declared bankruptcy in
the New York courts. He and his beloved
wife moved back to Manitou Springs. In
1909 he lost the Jerome for back taxes . He
died in Manitou in 1918 , still trying to
redeem the tax title to the fire-gutted
Wheeler Opera House.
In the interim, Mansor Elisha, a
drummer of Syrian birth who stopped at the
Jerome on sales trips, unpacked his bags ,
hired on as bartender, and settled in the
hotel to stay. He first leased, and then,
in 1911, bought it for back taxes .
JEROME page twenty-three
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For the next 25 years, Aspen ' s popu-
lation wavered between 300 and 800, with
the hotel remaining the pulse of the town.
The beat was slow, social life restrained .
The Jerome took on the air of a large,
old-fashioned boarding house. There were
barely enough traveling men and steady boar-
ders to keep it going . For a time, room and
board could be had for $10 a month. Mansor
Elisha reared his children in its rooms and
corridors, and when he died, his son Lawrence
took over the management.
In the thirties, with most of the
town ' s 300 people on relief, the WPA built
a crude boat-tow ski lift to try to pro-
vide jobs. Mostly people ranched a little
and drank. The Herron and Willoughby
brothers kept mining--and made a living
at it.
All through the Great Depression the
Jerome was a welcoming place. Everyone
congregated on Sunday evenings for a fine
chicken dinner--50C and music with your
meal . Old-timers claim: "Now there was
a hotel that was run right. "
JEROME twenty-four
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Walter Paepcke And The New Aspen
During World War II , Aspen experienced
infusions of new life. Men of the Tenth
Mountain Division, the country ' s first ski
• combat troops, were stationed at Camp Hale
across the Divide. They discovered Aspen
on cross-country maneuvers . Bivouacking on
the floors of the Jerome, they used the old
snow-sled lift and skied Aspen Mountain.
Noting that houses all over town could
be bought for $30--and that the ski terrain
was the finest they'd seen--they vowed to
return.
Of the quiet years, ex-Mayor Mike Garrish
recalls, "Aspen has always been full of fellas
looking for the main chance--with or without
silver strikes . " A typical tongue-in-cheek
"racketeer" was old Jake Eicholz, who sold
worthless Woody Creek mine stock around the
country for 10 a share. Opening his mail
in the Jerome Bar, he often found enough
checks and dollar bills to buy drinks for
the house.
The town was also discovered by Walter
Paepcke--much as Jerome Wheeler had disco-
vered it before him. President of the Con-
JEROME twenty-five
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tainer Corporation of America, Paepcke
was looking for the perfect setting in
which to pursue his dream of mens sana in
corpore sano--an intellectual and physical
Utopia where overworCd business leaders
could revitalize body and soul .
Paepcke leased the Jerome for 25
years, and although it had never ceased
being the hub of communal life, it now
witnessed a new kind of boom . In the en-
suing years, the hotel would be the site
of the founding of the Aspen. Institute, '
the Aspen Music Festival and School, the
International Design Conference, and the
Aspen Ski Company.
Things did not always move smoothly.
When Paepcke gathered the townpeople for
inspirational talks about their future,
many decided they did not want to be "up-
lifted" by a cheeky foreigner . Paepcke
himself had to wrestle the wolf from the
door more than once. The streets were either
ankle-deep in mud or choked with dust. Burl
Ives performed in a still fire-charred opera
house.
The Jerome was a now-shabby oasis .
JEROME twenty-six
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Herbert Bayer, member of Germany ' s famed
Bauhaus School of Design and Paepcke ' s
artistic advisor, remodeled the building ,
added baths, installed furniture bought
at Chicago ' s Palmer House auction. Bayer
painted the bricks white and trimmed the win-
down arches in blue. These became the popu-
lar blue eyebrows over which locals would
wax increasingly sentimental .
The new hotel pool became a focus of
summer social life. Institute seminars were
conducted poolside. The beautiful Paepcke
girls strolled by in garden-party hats and
dresses. Town children learned to swim there.
The war was over , prosperity was around .
the corner, the country ' s sense of humor
restored . Guests at pool parties leaped
into the drink with their clothes on--or
sometimes off--setting a fashion before the
Kennedys . When sheep drives filled the
streets, some wag usually detoured a few
ewes into the Jerome lobby.
Albert Schweitzer And Duke Wayne
JEROME twenty-seven
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The illustrious Albert Scweitzer left
Lambarene for America only once--when Walter
Paepcke lured him to Aspen for a 1949 Goethe
Bicentennial . Two thousand of the famous
and near-famous jammed Aspen for the event.
Th2' overflowed the Jerome and camped in
private homes, dormitories, barn lofts,
and hallways.
Under the impression that Aspen was
near Chicago, Schweitzer was literally
breathless at finding himself above 8, 000
feet. But his appearance in a tiny, for-
gotten mining town made headlines--and Aspen
was back on the map .
The early fifties were pioneer days
again. Everyone worked at four jobs, lived
hand-to-mouth, and depended on the largesse
of friends . Architect Fritz Benedict and
his wife Faubie became garbage collectors
so they could feed their pigs. Institute
and world-famed photographer Franz Berko
and his wife Mira started their Toy Counter
under the Jerome stairs. When Bob Craig,
young veteran of K-2 and other Himalaya
expeditions became the executive director
JEROME page twenty-eight
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of the Institute, he ran everything from
the bellmaster ' s closet--also under the
Jerome stairs.
The Hotel Grille, decorated modishly
in deerheads and a jukebox, was the cheapest
jrw✓
placeAto feed large families a hearty meal .
The hotel became a secluded watering
hole for a handful of screen stars, writers,
and avante-garde artists . Gary Cooper sat
out front with the old-timers and girl-
watched . If the town codgers didn' t approve
of a girl ' s decorum, they let her have it
with a stream of tobacco .
Lana Turner and husband Lex Barker "got
away from it all" at the Jerome . Hedy Lanarr
held down a barstool for days at a time.
Norma Shearer floated up the staircase in
clouds of chiffon. Later , John Wayne came
to town to invest in dormant mines . The
Duke ' s drinking and brawling were legendary
in his own time.
Aspen Ski School instructors met at
the Jerome every morning and again apres-
ski. Visitors and locals gravitated toward
this new breed of folk hero--and spilled
over into the streets and lobby. Skis were
JEROME page twenty-nine
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stuck in snowbanks and left untouched for
days. Mary Hayes walked into the Aspen
Times next door and became its lone reporter/
photographer . Therese David held style
shows anywhere she could unpack a trunk--
in the bar, on the stairs.
Writers J.P . Marquand, Luke Short
(Fred Glidden) and Thornton Wilder drank
local ranchers under the table. The drink
of choice was a Jerome milkshake with four
stiff shots• of bourbon--called "crud" .
The post-war hotel was a funnel for
future success stories . Mead Metcalf,
owner of the Crystal Palace, began his Aspen
career playing the Jerome piano . Arnold
Senn and Werner Kuster of Red Onion fame
started as Jerome chefs .
Real estate developer John Doremus,
landscape designer Henry Pedersen, and
Airport Auto Center owner Jim Adams were
all hotel bellhops . Fred Fisher and Walt
Smith played the Jerome--the first in
decades of Aspen engagements . Sepp Kessler ,
ski instructor and real estate magnate ,
began at the Jerome as diving instructor
and masseuse .
JEROME page thirty
M. Sterling
Dick Butera And the Born-Again Jerome
By the 1960 ' s, when Michigan ' s John.
Gilmore bought the Jerome, the roof was
leaking , plumbing and wiring failing,
walls trembling--the old girl had grown
slatternly with years.
Gilmore tried and failed to inte-
rest investors in restoring the hotel .
Experts looked her over, shook their heads,
and pronounced the same grim verdict:
"It' ll cost too much to shore up- might
as well tear her down. "
Late in 1984 , Dick Butera, Aspen
real estate investor, was smitten by the
historic Jerome . He recognized the
building as a classic example of Mine
Camp architecture, resolved to mastermind
its restoration, and interested his friend
Jim McManus of Westport, Connecticut, in
the project.
On June 1 , 1985 , work was begun.
The first phase was, literally,
retrofitting the building--saving the
facade while reinforcing the framework.
JEROME page thirty-one
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The Jerome not only received a massive
facelift, she was completely trussed
up with hidden steel underpinnings.
Peeling off layers of paint,
workmen revealed exquisite brick and
sandstone masonry . Locals who had
never seen the hotel au naturel were
bowled over. The rich old pressed
brick from valley kilns and the Peach-
blow sandstone from Frying Pan quarries
were fitted in lovely patterns. All
the iron moldings were custom-cast in
St. Louis .
Many small basement rooms were re-
moved, the foundation excavated another
three feet, steel supports installed in
lieu of bearing walls. This expansive
space, 4 , 000 square feet seating 300
people, is the site of the new Jerome
ballroom .
Wiring, plumbing, heating were
brought up-to-date. Interior walls were
rebuilt, reinforced , replastered .
Then the cosmetics began.
The hotel has been restored in
JEROME page thirty-two
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the Eastlake-Gothic period which, in
the 1880 ' s, marked a return to good taste
in American decor. (Charles Eastlake was
an affluent Englishman who introduced
English design reform to the American
public . )
Contrary to popular opinion, the drama
of Aspen mine-carp life was not played out
against red plush, white marble, flocked
paper and dark, carved furniture the size
of dreadnoughts .
Mine Camp Victorian is lively and
colorful--sometimes robust, often delicate.
It teems with floral and geometric patterns ,
stripes and tendrils; with etchings and
Oriental flourishes. The beloved Jerome
bar , now completely refinished, is a
classic Eastlake Anglo-Japanese piece.
Under the direction of Interior
Designer Zoe Murphy Compton, 150 light
fixtures--90o found in the hotel , of
brass, cast-iron, and cut, silver-etched
and cranberry glass--have been restored
and reinstalled . Each is a classic , eome
worth thousands of dollars. The cast-iron
JEROME page thirty-three
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door hinges--ornate pieces of Eastlake
craftsmanship--have been cleaned up and
reused .
Many superb fittings, from the
Western Electric paging box to the old
Hobart food processor--the 1890 ' s equiva-
lent of a Cuisinart--have been carefully
renovated. Glass, bronze, ceramic and
cut-glass doorknobs are all original ,
as are the fine copper and brass fire
extinguishers, door latches, and striker
plates .
Compton rescued much of the literally
priceless lobby tile. The blue squares,
filled with cobalt and gold, cannot be
reproduced. The existing lobby border
was matched--at a cost of $350 a square
foot. gorking long hours, seven people
meticulously hand-cleaned 3 , 000 feet of
old tile for reuse
All vintage hotel furniture has been
painstakingly restored. So have staircase
treads, balustrades, wood dadoes, "railroad
siding" panels. Many fittings are from
JEROME page thirty-four
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the original Jerome . Others from the
same period were bought at Chicago ' s
Palmer House auction by Walter Paepcke
and Herbert Bayer when they remodeled in
the forties.
Butera and McManus have augmented
hotel interiors with the contents of the
Herschel Bartlett mansion built in St.
Joseph, Missouri, in 1891. Missourians
could not find a benefactor to maintain
the find old Victorian, so the Jerome
owners bought the contents lock, stock,
and barrel. Its fireplaces, wainscoting,
paneled transoms, cherrywood doors and
other finishings--all in mint condition--
are now an integral part of the new Jerome.
The pressed-tin ceilings in bar and
tearoom are exact replicas of those popu-
lar in ice cream parlors; saloons, and
emporiums of the day .
Many of the wallpapers have been
custom-made to match actual papers found
in museums. Most were provided by
Bradbury & Bradbury and Victorian
Collectibles, companies recreating
the finest Victorian Eastlake patterns.
JEROME page thirty-five
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The broad, arched hallways are carpeted
in brilliant florals on a black background .
They are a lively counterpoint to the rich,
jewel-toned room schemes: burgundy, rasp-
berry, purples, moss and hunter greens,
night blues, shell. pinks . (Victorian decor
is not for the faint of heart. )
Old mining maps from the Ed Smart
collection line the walls . Sideboards
filled with books , and decanters of sherry
on cherrywood tables make cozy conversa-
tion corners--groupings less cluttered
and more inviting than the 1889 parlors
that inspired them .
As you enter the hotel , the broad
sweep of the lobby carries the eye past
the baby parlor grand and bowers of greenery
to the great fireplace--full-relief-carved
in oak, with a silver-dust mirror mantel .
Its mate sits back-to-back in the Silver
Queen Dining Room beyond .
The lobby ' s earth tones frame many
of the Jerome ' s more masculine pieces:
the large oak wall clock where Algerian
JEROME page thirty-six
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chef Henri Kechid ' s ashes were once in-
terred; fine old brass andirons and fireplace
fender; an original hand-carved walnut hall
tree with deer head and ivory hangers.
Potted palms, which became cherished
members of Victorian families, flourish
everywhere. Sofas are large, overstuffed,
and comfortable.
The open core rising three stories through
the heart of the building to a glass-paned roof
above is Buterai handsome adaptation of the initi-
al stained-glass conservatory.
On your left as you enter the hotel is the
Ladies Ordinary, a startling social wrinkle
for the last century. The Jerome Ordinary
was the first place in the city where proper
women could appear in public without an escort
and order a cup of tea--or something a bit
stronger.
The Jerome Bar is the single hotel space
maintained over nearly 100 years with its
approximate original style. Redone today
in fresh Austrian silk windowshads, deep
wool mini-plaid , and hurgundy frieze
JEROME page thirty-seven
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upholstery, it retains its oldtime inti-
macy--with an added dash of panache.
AIWA the beautiful Gothic doors have
miraculously endured miners ' and skiers '
boots and the traffic of generations.
Beyond the concierge ' s desk, in
the northwest reach of the main floor,
is Jacob' s Corner, the informal garden
room named for the plot of ground on
which the hotel was built. Bright, sunny,
this cheerful space has been a favorite
breakfast spot since Ada Rehan came to
town. The chandeliers, hidden for years
under gold radiator paint, were found to
be solid cast-iron weighing 250 pounds
apiece.
Butera located a magnificent bowfront
oak bar with stained-glass dome in Trinidad,
Colorado . This has been divided into front
and back service bars and is one of the
showpieces of the room .
Immediately beyond the lobby, the
Silver Queen Dining Room is decorated in
burgundy velvet and Italian tapestries .
Of the three Victorian brass chandeliers,
the large one has been declared by experts
JEROME page thirty-eight
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the finest vintage brass in the West.
Romantic and candlelit, the Silver Queen
invokes memories of the great Modjeska and
Diamond Jim Brady.
In the right rear Northeast corner
is the Jerome B. Wheeler Room, an opulent
private dining facility. Its gold leaf and
a French crystal chandelier are unabashedly
decadent. Upholstered chairs and
posh surroundings invite the drinking
of imported champagnes and fine cognacs.
It is an intimate setting in which mine
tycoons might have traded millions in
silver over the puff of a fine seegar .
Off the lobby to your right is the
Grand Parlour Suite, named for the neigh-
boring Colorado River , originally called
the Grand . The beautiful wallcovering
in this guest suite was copied from
paper found in the home of General and
Mrs . Mary Daley Crook of Omaha, Nebraska,
in 1886 . The appointments in this
luxurious first-floor guest suite are
genteel enough for visiting royalty--it
is- the hotel ' s niece de resistance.
In the front righthand , or Southeast,
JEROME page thirty-nine
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corner is the delectable Jerome tearoom.
Done in pink and white damask, handed-
nickel hotel tearoom chairs, lace curtains,
silver-etched cranberry glass, oak wain-
scoting and fretwork, and wicker, it is
the delight of small children, honey-
mooners, and grandparents of all ages.
There are 27 guest accommodations in
the original hotel space, including seven
large suites. (The new wing holds an
additional 77 suites and rooms, all in
authentic Eastlake decor. ) Double rooms,
closets, and bath-dressing rooms are un-
usually commodious.
All baths are finished in white Carrera
marble. Black and white octagon bath tile
from the last century has been duplicated.
Oversized white Jacuzzi tubs are an unob-
trusive concession to contemporary luxury.
Wall-to-wall carpetings are authentic
period, as are the upholstered black-iron
and brass beds. Furnishings are antique,
bed-dressings crocheted , drapings of
moire or velvet.
Views of Aspen Mountain, towering spruce
trees, Independence Pass, Red Mountain are
JEROME nage forty
Sterling
unparalleled .
A Testament To Mine-Camp Splendor
Enormous energy , dedication, and
resources were needed to recreate the
Mine-Camp Jerome. Today the hotel is
a mountain showplace--a S4 , 500, 000
museum piece whose smallest detail is
an exquisite reflection of the whole.
Pt the same time, it is again a
warm and welcoming place--the kind of
hotel where, for nearly a century, men
and women in ranch -jeans and "swells"
•
dressed for a hall have felt equally at
home.
Looking from hotel rooms over
mountains still filled with silver, you
sense the presence of men who dared
everything on the turn of a pick--and
somen who helped carve an empire.
Author Evelyn Ames wrote of Aspen ' s
splendid remains in the forties: " It is
a surprising and heady brew. . .of Europe and
the corner drugstore. . . of poets and cowboy
boots . "
JEROME page forty-one
Sterling
The restored Jerome serves un that
same heady brew. For Aspen and the West,
it has been love on sight.
--by Martie Sterling
iuu uu
SOURCE MATERIAL: "THE HOTEL JEROME" Martie Sterling
1 . Nineteenth Century Furniture Madigan
2 . Never Give A Lady A Restive Horse. . .Professor Thomas E. Hill
3 . Oh Be Joyful Martie Sterling
4 . The Oxford History of the American People
5. To Aspen & Back Peggy Clifford
6 . The Rockies. . . .David Lavender
7 . Victorian Comfort. . . . John Gloag
8 . Life With FatherClarence Day
9. The Aspen Idea . . . . Sidney Hyman
10 . The Aspen Story O ' Rear
11 . Aspen On The Roaring Fork. . . .Wentworth
12 . The Romance & Culture Of Commerce. . .Aspen Institute
13 . Archives, Aspen Historical Society
14 . Manitou Springs, Colorado Springs archives. . .
PERRY A. HARVEY
601 East Bleeker
Aspen, Colorado 81611
( 303 ) 925-4545
December 5 , 1985
Mr. Alan Richman
Director of Planning
City of Aspen
130 South Galena
Aspen, Colorado 81611
Dear Alan :
I am enclosing the following:
A) Proof of ownership in the form of a copy of the Deed .
B) A letter from Dick Butera authorizing me as the owners '
representative .
C ) The check for $1 ,490 . 00 for the application fee was delivered
separately .
Let me review the changes which will appear in the renovated
Hotel from what was planned by Mr . Gilmore . The original plans
called for removing the Annex and adding the addition . The existing
hotel was to have twenty-eight rooms, 9 , 200 square feet of restau-
rant, bar and meeting space, and some 4 , 400 square feet of retail
shops . The addition was to have seventy-seven new rooms, 11 ,400
square feet of restaurant and bar related space , some 5 , 500 square
feet of retail shops , and four employee rooms
The current renovation retains the Annex, adds a small bathroom
building, consolidates all the restaurant space into the existing
building , reduces the room count to twenty-seven, eliminates all the
retail shops , and provides four employee rooms . These changes will
require a redesign of the addition to accommodate the Park Service
and the retention of the Annex, among other changes . The addition
will have some 6 , 000 square feet of meeting space, with the
remainder devoted to Hotel rooms .
Mr . Alan Richman
December 5 , 1985
Page Two
The uses in the renovated building break down as follows:
Use Original New
Guest Rooms 14 , 574 16 , 140
Employee Housing -0- 1 , 500
Kitchen, Restaurant, Bar, Meeting 9 , 227 13 , 700
Hotel Offices 3 , 081 525
Retail Space 4 , 427 -0-
Services (mechanic and storage ) 3 , 435 4 , 300
Public Circulation 9 , 256 9 , 700
Any requirements of the PUD Agreement not covered in the
application for the Amendment dated November 29th, or herein, will
continue as obligations under the PUD unless otherwise amended in
the future .
The landscape plans are presently an unknown. The Main Street
facade has a new sidewalk and will soon have trees planted in the
planters on each side of the entrance to the Jerome . As you know,
the State Highway Department would not allow moving of the North
West corner curb to create a pull-off lane . The sidewalks along
Mill Street will be repaired as needed and as weather permits . The
parking area will be leveled and graveled according to the parking
plan. Landscaping for the remainder of the site will be planned by
Edward Durell Stone, Jr . , a nationally renown landscape architect.
Because the plan depends upon the footprint for the addition and the
resultant sideyards , the landscaping for the full project will be
submitted with the plans for the addition. In the event the addi-
tion is not built, the owners pledge a minimum of $50 , 000 for
landscaping of all disturbed areas of the site to create a feel to
the grounds in keeping with the elaborate renovation of this
historic landmark.
Please contact me with questions or additional needed
information.
Sincerely,
‘ p
Perry A. Harvey
PAH/nkb
Enclosures
PERRY HARVEY
601 E. SLEEKER
ASPEN, COLORADO 81611
(303) 925-4545
November 29 , 1985
Mr. Alan Richman,
Director of Planning
City of Aspen
130 South Galena
Aspen, CO 81611
Dear Alan:
Pursuant to the requirements of Section 24-8.26 of the City of
Aspen Zoning Code, the Hotel Jerome submits this request for
certain amendments to the Planned Unit Development for the
Renovation and Addition. These changes are necessary because of
changes in conditions which have occurred since the final plan
was approved. The original plan was to renovate and construct
the addition at the same time. Now the project is being phased
and the PUD must be amended to reflect this. Additional changes
to the facade for the addition are required by the National Park
Service as part of the Listing of the Hotel Jerome on the
National Register of Historic Places.
Mr. Gilmore's original plan for the Hotel addition called for
onsite parking. Later it became apparent that the parking would
not fit onsite with the rooms and commercial space. Thus, Mr.
Gilmore agreed to cooperate with the City parking on the Rio
Grande property. The current owners are exploring the
possibility of putting parking onsite and decreasing the
commercial space and retail shops . Onsite parking has always
been a right of the owners and is clearly the preferred solution
for the City. Further, the reduction of retail and commercial
and substitution of onsite parking and added hotel rooms would
reduce employee generation and traffic impacts on the site.
What follows is a point-by-point summary of the specific PUD
amendments:
A) Add to the Whereas Section that the owner envisions a phased
project over some three to four years, with the first phase
being a renovation of the existing improvements, with
certain small expansions and the second phase consisting of
construction of the addition.
Mr. Alan Richman
November 29, 1985
Page Two
PUD No. ( 1 ) Sidewalks, Curb and Gutter
The renovation will include sidewalks on Main and Mill . The
addition will include sidewalks on Bleeker as accepted by the
Engineering Department. A new schedule and cost estimate will be
created and updated by the City Engineer prior to construction of
the addition.
PUD No. ( 3 ) Landscaping Improvements
The landscaping for Phase I will be minimal on the West and North
side pending redesign and construction of the addition.
Depending upon the redesign, a new plan will be submitted in
1988 .
PUD No. ( 4 ) Construction Schedule
A new schedule will be submitted for the addition in the spring
or early summer of 1986. The current thinking is to begin the
construction of the addition by the fall of 1986, with completion
roughly one year later.
PUD No. ( 7 ) Off-Site Parking
Added to this should be the option for the owner to provide the
required parking onsite. In the event a Building Permit is
issued for the addition showing the parking onsite, then the
requirements and conditions in the Agreement for off-site parking
shall be removed and deemed satisfied.
Parking for the renovated Hotel will be provided according to the
enclosed plan.
PUD No. ( 14 ) Notice
Change to provide new notice names and addresses to reflect the
new ownership.
I have also prepared a new breakdown of the square footages as
they relate to uses in the renovated building. This will result
in the allowable new square footage.
Because the design of the addition will most probably be
reworked, I feel it important that the owner and I meet with you
and council at a work session to review possible changes in the
addition. The owners have no preconceived ideas as to the floor
Mr. Alan Richman
November 29 , 1985
Page Three
plates and would like to know the Council ' s and your ideas
regarding the property. If you could arrange an hour for this
discussion between now and years' end, it would be appreciated.
I will be in touch soon on these plans.
Sincerely,
Perry Harvey
PH/db
PERRY A. HARVEY r, /;601 East Bleeker k( ti/9,4c
Aspen, Colorado 81611
( 303 ) 925-4545 ~^ J
December 12 , 1985
Mr . Alan Richman
Director of Planning
City of Aspen
130 South Galena
Aspen, Colorado 81611
Dear Alan:
Thank you for your scheduling of the Jerome amended PUD
before the Planning and Zoning Commission on January 7 .
There is one added change to be made in the PUD
agreement. I feel that, since The Cortina has been approved
for employee housing in a dormitory configuration, the PUD
should reflect this . Currently, the language under the
employee housing section is confusing, calling for fifteen
people in fifteen bedrooms . During the amendment process ,
the language should be clarified to reflect the existing
conditions .
I will contact you soon to set up a meeting to discuss
the amendment process .
Sincerely,
'
Perry A. Harvey
PAH/nkb
GAR IIELD & HECHT, Paco
RONALD GARFIELD ATTORNEYS AT LAW TELEPHONE
ANDREW V. HECHT VICTORIAN SQUARE BUILDING (303) 925-1936
TELECOPIER
601 EAST HYMAN AVENUE (303) 925-3008
WILLIAM K. GUEST, P.0. CABLE ADDRESS
JEREMY M. BERNSTEIN ASPEN, COLORADO 81611 "GARHEC"
CLIFTON D. BURDICK
April 22 , 1986
� @r ufl
Stephen Burstein D APR Planning Department 2 Z
130 S . Galena L
Aspen, CO 81611
RE: Hotel Jerome PUD Agreement
Dear Steve:
I am submitting for your consideration, a revision to paragraph
4. of the draft First Amended Planned Unit Development Agreement
Hotel Jerome - Renovation and Addition. I briefly mentioned to
Paul Taddune the substance of this revision, however, with his
travel plans he was unable to address the specifics of such
change and, therefore, reserved the right to comment later. I
propose paragraph 4 read as follows :
"4 . EMPLOYEE HOUSING. With reference to Paragraph "6 of
the Initial Project" and as a further inducement to the City to
approve phasing into two phases as set forth in this First
Amended Agreement, Owner has agreed to and does hereby confirm
and acknowledge its obligation to provide housing for employees
of the project, as required by the Code and regulations of the
City of Aspen, or its designee, in connection with the project.
With regard to Phase I Owner hereby agrees that Rooms No. 1 , 2 ,
3, and 4 in the hotel annex, as such rooms are designated on the
plat annexed hereto, shall be and hereby are restricted
exclusively to use as dormitory employee housing under and in
accordance with such City of Aspen employee housing use ,
occupancy, rental and sales price guidelines as may be in effect
and applicable from time to time, sufficient to house 4 employees
of the project and restricted to a maximum occupancy of one (1)
employee per bedroom. Such rooms shall be used solely by hotel
employees, and verification of an employee ' s employment
qualifications shall be accomplished by the City of Aspen, or its
designee, prior to and as a condition of occupancy of any of the
above identified rooms. Said rooms shall not be utilized by any
person whose use and occupancy thereof is not verified as set
forth above. The dedication and covenants contained herein shall
be deemed a burden upon and to run with the title to the project
and shall be binding upon the Owner and Owner' s successors and
Stephen Burstein
GARFIELD sr Ull a, RC.
4/22/86
Page 2
assigns and upon all other persons or entities having any right,
title or interest in or to the project (or bedrooms) or any
part thereof, and shall inure to the benefit of and be
specifically enforceable by the City of Aspen or its designee by
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
Clerk and Recorder ' s Office. Neither this dedication nor any of
the covenants contained herein shall be modified, released or
waived in any respect except by written instrument executed by
both Owner or its successors or assigns and the City of Aspen,
Colorado, and duly recorded in the Pitkin County Clerk and
Recorder' s Office.
The approval by the City Council on the
day of , 1986 , restricting , ' units- at the
>.} Cortina Lodge, Aspen, Colorado, shall fully satisfy the
requirements for Phase II of the project. These units shall be
provided for use by 15 hotel employees , deed restricted to city
employee housing, rental and sales price, qualification and
occupancy guidelines in effect at the time such units are
provided. Such units shall be restricted to such guidelines
prior to the issuance of a certificate of occupancy for Phase II
of the project and as a condition precedent thereto.
The Owner shall have the right to substitute all of the required
off-site employee housing for an aggregate of 15 employees
provided (i) the location, size and configuration of such
substitute employee housing is acceptable to the City of Aspen or
its designee, as reflected by resolution of the City Council,
(ii) the minimum number of acceptable employee housing units
required by the initial agreement to house 15 employees 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 said substitution as
above required, the City shall release the deed restrictions upon
those off-site units which have been replaced with substitute
units . Further, should the Owner secure more units than are
necessary in the opinion of the City to house 15 employees
off-site, Owner' s on-site employee bedroom requirement shall be
reduced exactly by the number of off-site bedrooms provided in
excess of those required to house the 15 employees off-site, as
may be acceptable to the City (or its designee, which may be the
Aspen-Pitkin Housing Authority) , including approval by resolution
of the City Council .
Further, should the Owner, at the time of the certificate of
occupancy for Phase II of the project, not have provided the
units necessary to house 15 employees , owner shall , prior to the
GARFIELD & HIIECIIT, EC.
4/22/86
Page 3
issuance of the certificate of occupancy for Phase II and as a
condition precedent thereto, covenant and restrict a sufficient
number of bedrooms within Phase II of the project necessary to
cover any shortfall in the off-sit housing requirements , which
temporary restricted bedrooms must meet the same City employee
housing guidelines as Owner ' s off-site employee housing units
would have been required to meet under the terms hereof, and
which temporary restricted bedrooms shall thereafter be released
from said covenants when Owner does provide the required number
of units for off-site employee housing in the manner above
required.
Owner warrants that at the time of the issuance of the
certificate of occupancy for Phase II , that all persons , or
entities having any lien, encumbrance or interest in the Cortina
Lodge will have consented to such occupancy and that no
certificate of occupancy for Phase II wil be issued without the
written consent of any such person or the substitution of other
employee housing to satisfy the requirement.
The deed restriction and covenant restriction and release forms
shall be approved as to form by the City Attorney prior to
recordation. "
Sincerely,
Andrew V. Hecht
AVH/dd
cc: Perry Harvey
T. Richard Butera
fk4cie„ (L,7-
T. Richard Butera
December 3 , 1985
To Whom It May Concern :
This letter is to notify the Aspen Planning Office
that Perry Harvey is the authorized representative to make
the application for the amended P.U. D. on behalf of the
owners of the Jerome Hotel.
T i-chard Butera
General Partner
Hotel Jerome Limited Partnership
Date
VVV
TRB/pn
1450 Crystal Lake Road, Aspen, Colorado 81611 303/925-8900
SS Form LP1111ra1f MAIL TO: For Office Use Only
Colorado Secretary of State
Corporations Office
1575 Sherman St., 2nd Floor
Denver, CO 80203
(303) 866-2361 FILED
r ZE is85
(';��1�`��`aS'�G FOREIGN AUG
SUBMIT IN DUPLIC • . _ " , STATE OF COLORADO
Filing Fe $20 plus L - - - - AMENDED and RESTATED DEPARTMENT OF STATE
11.00/page for every
page in excess o110 pages APPLICATION FOR/REGISTRATION
This document must be typewritten. AS A FOREIGN LIMITED PARTNERSHIP OF
-- - __ __- . __ _- _ _ Jerome Palace
To 11111 Secretary of State of the State of Colorado Limited Partnership
Pursuant to the provisions of the Colorado Uniform Limited Partnership Act of 1981,the undersigned limited partnership
hereby applies fort5Certificate of Registration to transact business in your Stale.and for that purpose submits the following
statement: an amended and restated
FIRST: The name of the limited partnershipx9C .las been amended _to The Jerome Hotel
Limited Partnership
amended
SECOND: Theranle w ich it proposes to register and transact business in Colorado is:
The Jerome Hotel Limited Partnership (Note t).
THIRD: The jurisdiction of its formation is: Connecticut
FOURTH: The date of its formation is: May 24 , 1985
FIFTH: The general character of the business it proposes to transact in Colorado is: operate , rent , lease,
sell, finances mortgage and otherwise deal with real p y
ropert
SIXTH: The name and address of its agent for service of process on the foreign limited partnership is:
The Corporation Company, 1700 Broadway, Denver, Colorado 80290
SEVENTH:The Secretary of State of Colorado is appointed the agent of the above-named limited partnership on whom any
Drocess notice, or demand may be served if no agent has been appointed in paragraph SIXTH,or if appointed, the agent's
authority has been revoked or if the agent cannot be found or served with the exercise of reasonable diligence.
EIGHTH: The address of the office required to be maintained in the jurisdiction of its organization by the laws of that
urisdiction, or. if not so required. of the principal office of the foreign limited partnership is:
285 Riverside Avenue, Westport, Connecticut 06880
VINTH: If the certificate of limited partnership filed in the foreign limited partnership's jurisdiction of organization is not
•equired to include the names and mailing addresses of each partner,attach a list of the names and addresses of all partners
Specifying-separatelyth,. gemfel-petleers end-Me1iFRi4ed-pastaerb).
THE HOTEL JEROME LIMITED PARTNERSHIP
iTATE OF CONNECTICUT es e
_ o B :.3.Lat
FAIRFIELD ) SS. (Je �Pei t By: `.k a nc.
:OUNTY OF _._. _ _ _ __ Note 3
Its PreslitentlPanne(
subscribed and sworn to before me this �O'" day of August —79 85
Ay commission expires -3/3//to - . % !?o. - Notary
.CBS �'i-orrS,.4:1 /pup.
TES Address
Wec y C r o6etfd
1. ■the name of the limited partnership does not contain the words-limited partnership,""limited,"or"company,"'or the abbreviation-L.P.,- LTD..
Co insert the name of the limited partnership with the word or abbreviation which it elects to add thereto for use in this State.
2 E limited partnership name of the limited partnership making the application.
3 Sig azure of general partner signing for the limited partnership.
;COLD. — LP 2663 - 4/1/83)
ss FormtPl (11/UI) MAIL TO: For Office Use Only
Colorado Secretary of Stale
Corporations Office
1575 Sherman St., 2nd Floor
Denver, CO 80203
CS� (303) 866-2361
reiReIGN
AMENDED
SUBMIT IN DUPLICATE
Filing Fee.$20 plus CHANGE OF NAME
{1 pageforevery APPLICATION FOR REGISTRATION
page e in excess of 10 pages.
This document must be typewritten. AS A FOREIGN LIMITED PARTNERSHIP OF
Jerome Hotel Limited Partnership
•
To the Secretary of State of the State of Colorado
Pursuant to the provisions of the Colorado Uniform Limited Partnership Act of 1981, the undersigned limited partnership
hereby applies for KCertifamendeagiandiorestatedbusiness in your State,and for that purpose submits the following
statement:
FIRST: The name of the limited partnership VC has been amended to The Hotel Jerome
Limited Partnership. _
,amended
SECOND: The ante w is it proposes to register and transact business in Colorado is:
The Hotel Jerome Limited Partnership (Note 1).
THIRD: The jurisdiction of its formation is: Connecticut
FOURTH: The date of its formation is: May 24 , 1985
FIFTH: The general character of the business it proposes to transact in Colorado is: operate , rent. ] ease,
sell , finance, mortgage and otherwise deal with real property.
SIXTH: The name and address of its agent for service of process on the foreign limited partnership is:
The Corporation Company, 1700 Broadway, Denver, Colorado 80290
SEVENTH:The Secretary of State of Colorado is appointed the agent of the above-named limited partnership on whom any
process notice,or demand may be served if no agent has been appointed in paragraph SIXTH,or if appointed,the agent's
authority has been revoked or if the agent cannot be found or served with the exercise of reasonable diligence.
EIGHTH: The address of the office required to be maintained in the jurisdiction of its organization by the laws of that
jurisdiction, or. if not so required. of the principal office of the foreign limited partnership is:
285 Riverside Avenue, Westport, CT 06880 •
NINTH: If the certificate of limited partnership filed in the foreign limited partnership's jurisdiction of organization is not
required to include the names and mailing addresses of each partner,attach a list of the namesand addresses of all partners
(>pBcttymg separately geaeral-paua Sri and-the lmiteipar} SL
HOTEL JEROME LIMITED PARTNERSHIP
CONNECTICUT �j
STATE OF
.CONNECTICUT
SS. ; \
By By: s - •.. LS' _— iJ te3
COUNTY OF __ Its Vice ffafg Th ty
Subscribed and sworn to before me this /0J '+ y of�� m. - ell 19 d�
My cornmic_ion expires Z*ttt c- 37 /' 379
/�'- '� Notary
r3,3 ,?- ,-3,b& ' -�
f or- Dtof,QO Address
NO IFS
1 If the name of the limited partnership does not contain the words"limited partnership,'"limited,"or"company."or the abbreviation"L.P.." LTD.,
or"Go."insert the name of the limited partnership with the word or abbreviation which it elects to add thereto for use in this Stale.,
2 Exact limited partnership name of the limited partnership making the application.
3 Signature of general Partner signing for the limited partnership.
(COLO. — LP 2663 — 4/1/83)
Fier-order]at &clod.1- M ,
, Bad 487 1EE495
UN...Reception No Recorde-
d
WARRANTY DEED
_ c_, ■ !,
i 1
--. 2 6 8 7 r 3
Ltre) 1,1
11
0 =
1! a "sz 11
THIS DEED, Made this 6“,f- June . I
I - h. n:
LORF.fit, EIONER r
‘fl. Lc LI
19 6cmc,rn 85. JEROME HOTEL COMPANY, a Michigan limited
PITKIti CTY. RECORDER'.
- Ln II partnership
3
• ut"---,11 gbh( •itommook 117>entlEXIX
JUN 7 2 03 PM 'BS
OCT i
,.... , MaiialiI7C grantor. and JEROME PALACE LIMITED PARTNERSHIP, a 1
I h
...S 1 Connecticut limited partnership
II ,
Ii wiumekindaddressis c/0 Market Corp Real Estate, Inc. , 285 Riverside Avenue, Westport,
II Connecticut 06880 I
II anig ra-78784fX8( 38,10QUOIX(‘NatiaN grantee
MITNESSETH.That the grantor for and in consideration ot the sum id Ten Dollars ($10.00) and other good
II and valuable considerations, 3120/.1c.ttS: I'
,•
: the receipt and sulticienc■of which I,hereby at knonledged has granted bargained.sold and cons ef cd and M these present-does grant.bargain.sell. ,
l conettY and confirm unto the pranjetaikliEWP,Wfro el.all the real propertyXISNNUAG,imprin a mem, if an> situate:FsMy and being in the '
1! l,
County of Pit kin and State or Colors drisr Oa as lollinks :
All that real property consisting of the structural improvements and
appurtenances, including basements and foundations and fixtures, but not 'I
including the land or subsurface, located upon the following described property:
Lots A, B, C, D, E, F, G, H, I, 0, P. Q, R, S and the East I,
20 feet of Lot N, Block 79, together with the East 170 feet
of the alley in said Block 79, City and Townsite of Aspen.
1
I: ji T7
DOCUMENTARY '
, Jbli - 7 1985 i
ailtaanN7LifaXXIXIMIXXXXnX I/0 C\
$ ca —C
----, _
1 OGL1 HIP ii it all and singular the hereditament, and a;n::11,11J11,,, it.L“It, be-10dinn, 0: e ai . di apmeriaininy and the re1/2.2Fmkil and
hi rid s i ri.:ant ill and remainelcis rents. issue- and prim:- iti.-..,' and al. Me cstati ricie id, ,•a, ,ban and demand what Cs,': of tr,
if TO HAVE AND TO HOLD the said prennsC,abose bargain, and described %NA tht appuntman..- lime the mann-v. hr.heirs and Le siert-
ac lo.n .:, alon>did and thin the ',am,: an ICC an,: slim min, ali fume: and di:, i . ti di sa „ Lire rada. a ‘,„9, /,
en,ur.,r“- , .1T,1 Ft.1'1,11■PrI ol ■A hx).:■cT kind or nature-soccer. Lis,rip, and subject to those matters set forth
and described on Exhibit A attached hereto and made a part hereof by this
referen..i...
The gr.ol:, 7''oil!and will WARRANT AND FORE 7 ER DEFEND the-.Mote bargained Fenn-.-in OIL tl:':'. 1,„1.t aflk possession of the grant,a
his tie,--ana 1-`,!;:ne.airainst all and every person or person.lass fuM clapping thew hole or ani,pm'them,Lit Pa : ml imlici,ber shall include the plural.
the pli fa: if e stidcfulat and the use of any gender shall he applicable ti,J::genders ...
00K.‘02
IN Nit It SF SS N't HI READ, the grant,:has necudd Om deed it ill dia. siii tout: aim.,
JEROME HOTEL CONrANYA:
limited partnership = cl".." citi ...
, , -1 I Lit? .---- - -
k -
, A
8)g'//t11-4(' '.e , ' - I Lia _ ---_-- . '
(John F. Gild-pre, G4-0AUlfPniner : H
. .;.1, -
s FAI II 01 COLOR ADO ,,,,o, , , , 7, , • '
r
Counts of Pitkin
i ss
;
1 I., ; r-,.7.,Inc 111,ffilnICIII wan acknim lodged before me in the County if Pitkin Sin!
Col: iad . this &,41. day of June . N 85 .hy John F. Gilmore as the General Partner
in and of Jerome Hotel Company, a Michigan limited partnership.
. 1ge5 \\line, me hand and fink i it seal
.
1.4 -
1
'If in Dr r■el. Insert"CH) and .
■,
7 54 : '
No. 932A. Rm.7-84. %%ARRAN]] DEED i For Pholorraphk Ite.ord i Br.,,Il,,,'P.,^]0 0. si.:`N lilt Ste Lab,.,Thi «)s0:1-1 IMO 21‘.6WW
•
8130K 4%17. P4GE496
EXHIBIT A
The conveyance effected by this Deed , and the warranties of
title contained herein, are subject to the following matters :
1. General taxes and assessments for the year 1985 and sub-
sequent years .
2. Terms , conditions , and restrictions as contained in
Notice of Inclusion of Hotel Jerome in City of Aspen Historic Dis-
trict, recorded January 13, 1975 in Book 295 at Page 515 and in
instrument recorded April 30 , 1982 in Book 425 at Page 904 .
3. Rights of way or easements pertaining to the vacated
alley portion of Block 79, City and Townsite of Aspen , for the con-
tinued use of existing sewer , gas , water or similar pipe lines and
appurtenances and for any and all ditches or canals and appurte-
nances , and for any and all electric , telephone and similar lines
as reserved in Ordinance No. 1 (Series of 1951 ) not of record , copy
of the signed ordinance contained in the files of Transamerica
Title Insurance Company.
4. Terms , conditions , restrictions and provisions as
contained in the Planned Unit Development Agreement Hotel Jerome -
Renovation and Addition instrument recorded May 10, 1983 in Book
444 at Page 750 , and the map of Hotel Jerome , Renovation and Addi-
tion Final Planned Unit Development Plat recorded in Plat Book 14
at Page 88 , and any recorded amendments to such instruments.
C "� BOOK 1 PAGE4�J I Y
Recorded at ___ o'clock_— _M., /_
-, Reception No__._ — — _ ._ --- _ — ___F I_ -Recorder.
r __— __ --- —_._ - _✓ __ _. ______---
r} —
.1,,,‘ Ili RECORDER'S STAMP
",(/) THIS DEED Made this day of June iI
ac �r N
^ _ :to�',�'I, 1985 ,between JEROME HOTEL COMPANY, a Michigan —° II en 1
J limited partnership of the m
cxaouxxac alIJOE UXARH3mix N G?
a� xxSaxofthe first part,and MARKETING CORPORATION OF AMERICA
p � 9 V
�' a corporation organized and n r
U existing under and by virtue of the laws of the State of Connecticut,, z C
=m
of the second part:whose legal address is 285 Riverside Avenue, 0P3 .b.I.
CIO m
H Westport, Connecticut 06880 can
WITNESSETH,That the said party of the first part,for and in consideration of the sum of I
' Ten Dollars ($10.00) and other good and valuable considerations kfikk
to the said party of the first part in hand paid by the said party of the second part,the receipt whereof is
• hereby confessed and acknowledged,has granted,bargained,sold and conveyed.and by these presents do es .1
grant, bargain, sell, convey and confirm, unto the said party of the second part, its successors and assigns forever,
all of the following described lot or parcel of land,situate,lying and being in the
County of Pitkin and State of Colorado,to wit: 1
Lots A, B, C, D, E, F, G, H, I, 0, P, Q, R, S and the
East 20 feet of Lot N, Block 79, together with the East
i.
170 feet of the alley in said Block 79, City and Townsite 1
of Aspen, EXCEPTING THEREFROM all that real property consisting
of the structural improvements and appurtenances, including
basements and foundations and fixtures located upo aid land.
' T 7 DOCUMENT„GY
AN ' 7 res I.
axxacxx t4.10MHxxx $ /2-72 i': 0-.
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging or in anywise
appertaining, and t:,e reversion and reversions, remainder and remainders, rents, issues and profits thereof; and all
the estate,right,title,interest,claim and demand whatsoever of the said party of the first part, either in law or
equity,of,in and to the above bargained premises.with the hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described.with the appal to Canoes.unto the said
party of the second part,its successor an assigns forever.And the said party of the first part,for
successors an assigns,
itself, its k,Ak , 7{gg'3{.g . x'si2'YC'N.Si52g4f9KX does covenant.grant bargain and agree to and with
the said par tv of the second part. its soc(essors and assigns. that at the time of the en=c:ding and deliver■ of
these presents, it is ,cell suit I'd of the premises above conveyed. as of good.sure,perfect.absolute and
indefeasible estate of inheritance. in law. in fee simple,and has good right. full power and lawfu; aut hority to grant,
bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all
former and other grants, bargains, sales. liens. taxes, assessments and encumbrances of whatever kind or nature
H soever, except and subject to those matters set forth and described in Exhibit A
attached hereto and made a part hereof by this reference.
and the above bargained premises in the quiet and peaceful possession of the said party of the second part, its
successor and assigns, against all and every person or persons lawfully claiming or to claim the whole or any part '
. thereof,the said part y of the first part shall and will WARRANT AND FOREVER DEFEND_
IN WITNESS WHEREOF.The said part y of the first part ha s hereunto set its hand
and seal the day and year first above written. JEROME HOTEL COMPANY, a Michigan
limited partnership
Signed,Sealed and Delivered in the Presence of $— 2A_cyt,-,I SEAL]
By : - it i'T 4 c,lt �• . '1,•EAL] •
JQEip:F. Gilmore, General -Pertper;e -
L
1-- .'1 I• raL1
/,/
STATE OF COLORADO.
F r l.:: ,.,
s s.
County of Pitkin
The foregoing instrument was acknowledged before me this A day of June,
19 65,6 JQhu F Gilmore s the General Partner in and of Jerome Hotel Company,
a M h3 an limited partnership.
Aly"emni issrun expires mkneabet ErrI IBS
WITNESS my hand and official seal. /��
ll/(//
Notary Podia
No.932.WARRANTY HEED TO(ORPOR Vin\-For Photographic Record.
Bradford Publishing,15165 West 44ih Avenue r,eden.Colorado 80401-17031278-0644-9.80
BOOK 487 PAGE490
EXHIBIT A
The conveyance effected by this Deed , and the warranties of
title contained herein , are subject to the following matters:
1. General taxes and assessments for the year 1985 and sub-
sequent years.
2. Terms, conditions, and restrictions as contained in
Notice of Inclusion of Hotel Jerome in City of Aspen Historic Dis-
trict, recorded January 13, 1975 in Book 295 at Page 515 and in
instrument recorded April 30, 1982 in Book 425 at Page 904 .
3. Rights of way or easements pertaining to the vacated
alley portion of Block 79, City and Townsite of Aspen , for the con-
tinued use of existing sewer , gas , water or similar pipe lines and
appurtenances and for any and all ditches or canals and appurte-
nances , and for any and all electric , telephone and similar lines
as reserved in Ordinance No. 1 (Series of 1951 ) not of record , copy
of the signed ordinance contained in the files of Transamerica
Title Insurance Company.
4 . Terms , conditions , restrictions and provisions as
contained in the Planned Unit Development Agreement Hotel Jerome -
Renovation and Addition instrument recorded May 10, 1983 in Book
444 at Page 750 , and the map of Hotel Jerome , Renovation and Addi-
tion Final Planned Unit Development Plat recorded in Plat Book 14
at Page 88 , and any recorded amendments to such instruments.
CERTIFICATE OF MAILING
I hereby certify that on this 19th day of August , 1982,, a true
and correct copy of the Notice of Public Hearing regarding
Hotel Jerome - Proposed PUD, Rezoning, Conditional Use
was deposited into the United States mails, postage prepaid, and
addressed to the following:
See attached Ownership and Supplemental Ownership and Adjacent Ownership Reports
(Order Reference No. 69)
Martha Eichelberger
V
• DWNERSHIP AND ADJACENT OWNERSHIP
REPORT
Order Reference No. 69
FEE : $120.00
THE COMPANY hereby certifies that from a search of the company ' s
property account (compiled from records contained in the Pitkin
County Clerk and Recorder ' s Office) that the
real property described below is vested of record as of the
date of this report in the name of ;
RECORD VESTING : JOHN F. GILMORE
ADDRESS : Box J
Hotel Jerome
Aspen, Colorado 81611
DESCRIPTION OF REAL PROPERTY :
Lots A, B, C, D, E, F, G, H, I, 0, P, Q, R, S and the East 20 feet of Lot N,
Block 79, City and Townsite of Aspen, together with the vacated East 100 feet
of the alley in said Block 79,
County of Pitkin, State of Colorado
THE FOLLOWING DESCRIBED REAL PROPERTIES APPEAR TO BE ADJACENT
TO THE REAL PROPERTY ABOVE DESCRIBED, AND ARE VESTED OF RECORD
IN THE NAME(S) SET FORTH IMMEDIATELY FOLLOWING EACH DESCRIPTION :
DESCRIPTION OF ADJACENT REAL PROPERTY :
SEE ATTACHED EXHIBIT A
RECORD VESTING :
ADDRESS :
DESCRIPTION OF ADJACENT REAL PROPERTY :
RECORD VESTING :
ADDRESS :
THIS REPORT IS NOT A TITLE POLICY, NOR AN OPINION OF TITLE, NOR
A GUARANTY OF TIILE, NOR AN ABSTRACT OF TITLE, AND IS ISSUED
WITH THE UNDERSTANDING THAT ALTHOUGH WE BELIEVE THE INFORMATION
SET FORTH HEREIN TO BE ACCURATE, THE COMPANY ASSUMES NOR WILL IT
BE CHARGED WITH ANY FINANCIAL OBLIGATION OR LIABILITY WHATSOEVER
ON ACCOUNT OF ANY INCOMPLETENESS OR ERROR IN THE INFORMATION CON-
TAINED HEREIN, EXCEPT TO THE EXTENT OF THE FEE PAID HEREUNDER.
SHOULD LIABILITY FOR THE INFORMATION BE DESIRED, THEN PLEASE MAKE
APPLICATION FOR THE APPROPRIATE TITLE INSURANCE POLICY OR GUAR-
ANTY .
Effective Date: JULY 30, 1982 TRACY TITLE, LTD .
BY : ,_cf, , ca777
UNDERWRITTEN BY SAFECO TITLE INSURANCE COMPANY
4t3AGG'
TITLE INSURANCE
S
REAL ESTATE CLOSING TRACT I71 E. LTD. 0 601 EAST HYMAN #103 0 ASPEN. COLORADO 81611 0(303)920-1123
EXHIBIT A
ADJACENT PROPERTY OWNERS
East 15 feet of Lot L, all of Lot M, Mountain States Communications, Inc
and the West 10 feet of Lot N, Box E
Block 79 Aspen, Colorado 81612
Lot I, Louise H. Saurel
Block 73 152 E. 8] st Street
New York, New York 10028
Lot 5, Chevron U.S.A. Inc.
Block 73 PO Box 7611
San Francisco, California 94120
Lot I, James E. Moore and Alberta L. Moore
Block 74 Box 707
Aspen, Colorado 81.612
Lots E and F, Carl R. Bergman and Catherine M. Bergman
Block 80 PO Box 1365
Aspen, Colorado 81612
Lot A, The Epicurean, a Colorado limited partnership
Block 87 PO Box 1912
Aspen, Colorado 81611
Lots K, L, M, N and 0, Reinhard N. Elder
Block 78 202 North Monarch
Aspen, Colorado 81611
Lot S, F. duPont Cornelius and Adele H. Cornelius
Block 72 2435 Virgo Drive
Colorado Springs, Colorado 80906
Lot A and the West 1 of Lot B, Niklaus G. Kuhn and Gertrud E. Kuhn
Block 80 PO Box 8016
Aspen, Colorado 81612
East 1 of Lot B and all of Lots C and D, Svea Properties, a partnership
Block 80 c/o M. J. Elisha
315 E. Main Street
Aspen, Colorado 81611
Lots G, H and I, Svea Properties, a partnership
Block 80 c/o M. J. Elisha
315 E. Main Street
Aspen, Colorado 81611
Lot K and the West 11 of Lot L, Carl R. Bergman and Catherine M. Bergman
Block 79 PO Box 1365
Aspen, Colorado
Unit , See attached list of unit owners
THE JEROME PROFESSIONAL BUILDING, according
to the Condominium Map thereof filed with
the Clerk and Recorder of the County of
Pitkin, Colorado, in Map Book 9 at Pages
72, 73 and 74, and according to the Condo-
minium Declaration filed with the Clerk
and Recorder of Pitkin County, Colorado in
Book 390 at Page 95 and Amended Condominium
Declaration recorded in Book 393 at Page 773.
•
JEROME PROFESSIONAL BUILDING
Unit 2J Richard H. Cassens and Carol S. Cassens
31645 South Canyon Circle
Evergreen Colorado 80439
Unit 2K Frank X. Taverna
201 North Mill Street
Aspen, Colorado 81611
Unit lA Wayne S. Harris
201 North Mill Street
Aspen, Colorado 81611
Unit 1B Karl G. Larson and Madeleine Larson
2425 South 162nd Street
New Berlin, Wisconsin 53151
Unit 1D Larry Lightner
201 North Mill
Aspen, Colorado 81611
Unit lE Larry Lightner
201 North Mill
Aspen, Colorado 81611
Unit 1F Rocky Mountain Equity & Mortgage
Box 11689
Aspen, Colorado 81612
Unit 1G J. D. Muller
PO Box 4361
Aspen, Colorado 81612
Unit 1H Joseph E. Edwards, Jr.
201 North Mill
Aspen, Colorado 81612
Unit lI Joseph E. Edwards, Jr.
201 North Mill
Aspen, Colorado 81612
Unit 2A , 2B and 2C Jeffrey H. Sachs
201 North Mill
Aspen, Colorado 81611
Unit 2D and 2E Jon David Seigle
201 North Mill
Aspen, Colorado 81611
Unit 2F and 2G Herbert S. Klein and Marsha L. Klein
201 North Mill
Aspen, Colorado 81611
a
EXHIBIT A CONTINUED
Units 1, 2, 101, 102, 103, 201, 201 A, 202 and 203,
MILL & MAIN COMMERCIAL CONDOMINIUMS,
as defined and described in the Condominium Declaration for Mill & Main
Commercial Condominium recorded in Book 348 at Page 87 and according to the
Plat thereof recorded in Plat Book 6 at Page 106-108.
Owner: Lewis I. Schainack
3805 Sandune Lane
Corona Del Mar, California 92605
SUPPLEMENTAL
OWNLRSH I P AND ADJACENT OWNL-RS'H I P
REPORT
Order RolerenceNo. 69
FE.L : $1-00.00
THE COMPANY hereby certifies that from a search of the company ' s
property account (compiled from records contained in the Pitkin
County Cler< and Recorder ' s Office ) that the
re-dr property cescribed below is vestea of record as of the
date of this report in the name of :
RECORD VESTING : JOHN F. CI I.?LORE
ADDRESS : Box J
Hotel Jerome
Aspen, Colorado 81011
DESCRIPTION OF REAL PROPERTY :
Lots A, B, C, 0, F., F, C, H, I. , 0, I', C, K, S mnd the Fast 20 fret of Lot N,
Block 79, City and Towsite of Aspen , logether wifli : he vacated East 100 feet
of the alley in said Block 79,
County of I'itkin , State of Colorado
/WITHIN 300 FEET
THE FOLLOWING DESCRIBED REAL PROPERTIES APPEAR TO BEXk04X1X
OF T2 THE REAL PROPERTY ABOVE DESCRIBED, AND ARE VESTED OF RECORD
IN THE NAME(S) SET FORTH IMMEDIATELY FOLLOWING EACH DESCRIPTION :
DESCRIPTION OF ADJACENT REAL PROPERTY :
The real property and record ownership vestin„s previously reported, together
with the attached EXHIBIT A
RECORD VESTING :
ADDRESS :
DESCRIPTION OF ADJACENT REAL PROPERTY :
RECORD VESTING :
ADDRESS :
THIS REPORT IS NOT A TITLE POLICY, NOR AN OPINION OF TITLE, NOR
A GUARANTY OF TITLE, NOR AN ABSTRACT OF TITLE, AND IS ISSUED
WITH THE UNDERSTANDING THAT ALTHOUGH WE BELIEVE THE INFORMATION
SET FORTH HEREIN TO BE ACCURATE, THE COMPANY ASSUMES NOR WILL IT
BE CHARGED WITH ANY FINANCIAL OBLIGATION OR LIABILITY WHATSOEVER
ON ACCOUNT OF ANY INCOMPLETENESS OR ERROR IN THE INFORMATION CON-
TAINED HEREIN, EXCEPT TO THE EXTENT OF THE FEE PAID HEREUNDER .
SHOULD LIABILITY FOR THE INFORMATION BE DESIRED, THEN PLEASE MAKE
APPLICATION FOR THE APPROPRIATE TITLE INSURANCE POLICY OR GUAR-
ANTY ,
At: L
EFFECTIVE DATE: AUGUST 16 , 1982 i 10
BY • illititasalp, . ---
UNDERWRITTEN BY SAFECO TITLE INSURANCI COMPANY
�R�Gy
TRLf
INSURANCE
8
REAL ESTATE CIGSPTG
u Y nn •'•' .5 0 1 E n°. f f . _. - ,. • . . dui gPS.DO 8iw, 1 H C"s031920-1123
EXHIBIT A
Lots A and B, Block 72 John Healy
2129 North Corona Street
Colorado Springs, CO 80907
Lots C, D, E and F, Block 72 Ferenc & Merte Berko
20 Bo:: 360
?ashen CO 81612
Lots G, II and I, Block 72 Mau Enid Light
NUI Basel.ine Rd.
Boulder, CO 80302
Lots N, 0, P and Q, Block 72 Willi.un G. Brumder Trustee
2054 First Wisconsin Trust Co.
9ilwaukee, Wisconsin 53201
Lots R and S, Block 72 F. Dupont & Adele H. Cornelius
2435 Virgo Dr.
Colorado Springs, CO 80906
Lots A and B, Block 73 Methodist Church
114 Aspen St.
Aspen, CO 81611
Lots C and D, Block 73 Mary Fshbaugh Hayes Trustee
Under Hayes Trust
PO Box 497
Aspen, CO 81612
Lots F., F, and G, Block 73 Vwnik IL Crosby & Rosa Gettman
325 South Forest St.
Denver, CO 80222
Lots II and I , Block 73 Louise H. Saurel
152 East 81st St.
New York, New York 10028
Lot K, Block 73 John R. David & Kitty 1'. Sherwin
154 Mass Hill Rd.
Jamacia Plain, Massachusetts 02130
Lots L and M, Block 73 'Cerese Louise David
202 East Main St.
Aspen, CO 81611
Lots N and 0, Block 73 Ethel McCabe and Fred Pearce
PO Box 531
Aspen, CO 81612
Lots P and Q, Block 73 flans B. Cantrup
PO Box 388
Aspen, CO 81612
EXHIBIT A CONT1NlIFH
Lots R and S, Block 73 Chevron U.S.A. Inc.
PO Box 7611
San Fransico, Calif. 94120
Lots A, B, and C, Block 74 Claud, M. & Claudine M. Conner
PO Box 345
Aspen, CO 81612
Lots 0 and E, Block 74 Katharine Thalberg
221 K. Main St.
Aspen, CO 81611
Lots F, G, H and I, Block 74 James F. & Alberta L. Moore
PU Box 707
Aspen, CO 81612
Lot K and L, Block 74 Matthew E. Carolyn S. Bucksbaum
660 - 59th St.
Iles Moines, Iowa 50312
Lot M, Block 74 Duane & Margaret Johnson
lil6 B. Cinnabar Ave.
Phoenix, Arizona 85020
Lots N, 0, P and Q, Block 74 Elizabeth Marie Jones
20 Box P
Aspen, CO 81612
Lots R and S, Block 74 The Forge Partnership, a
Colorado general partnership
PO Box 3159
Aspen, CO 81612
So. 62 ft. Lots A, B and C, Block 78 Philip R & Patricia H. Hodgson
212 N. Monarch St.
Aspen, CO 81611
Lots D, E, F, G, H and I , Block 78 Aspen Savings and Loan Association
PO Box 8207
Aspen, CO 81612
Lot K, Block 80 William L. & Florence R. Beaumont
Box 4699
Incline Valley, Nevada 89450
Lot L, Block 80 Deborah L. Seguin
Apt. #112
8331 Fredericksburg Rd.
San Antonio, TX 78229
Lots M and N, Block 80 to Cecina, Inc.
Box 4010
Aspen, CO 81612
Lot 0, Block 80 Duane R. & Margaret W. Johnson
1116 Cinnabar Ave.
Phoenix, Arizona 85020
EXHIBIT A CONTINUED
Lots P , Q, R and S, Block 80 Edwin F. Gordon and Frank J. Woods III
601 East Hyman Ave.
Aspen, CO 81611.
Lots A, B, C, D and E, Block 86 County of Pitkin
Lots L, M, N, 0, P, Q, R and 5, Block 86 First Aspen Corporation
PO Box 3318
Aspen, CO 81612
Lots A, B and C, Block 87 Epicurean, a Colorado limited
partnership
PO Ba ; 1912
Aspen, CO 81612
Lot D, Block 87 George S Terry Parry
825 Bonita Dr.
Aspen, CO 81611
Lots E, F, G, H and I, Block 87 Jesse J. & Esther Maddalone
PO Box 506
Aspen, 10 81612
Lot K, Block 87 >1 ,6 W Associates, a Colorado
p,eneral partnership
434 East Cooper St.
Aspen, CO 81611
Lots L, M and N, Block 87 Marjorie. P. Jenkinson
PO Box 483
Aspen, CO 81612
Lots 0, P, Q and R, Block 87 County of Pitkin
Lot S, Block 87 Harold & Leo Rawland
I'0 Box 502
Aspen, CO 81612
MONARCH NORTH CONDOMINIUMS
Unit 1 and 2 J . R. Addis
PO Box 4707
Aspen, CO 81611