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APPEAL TO BOARD OF ZON I NG ADJUSTf''iDH
CITY OF ASPEN
DATE March~ 197~_
CASE NO.
.](., -3
APPELLANT Music Associates of Aspen,
ADDRESS P.O. Box AA, Aspen, Colorado 81611
Inc. (MAA)
PHONE 925-3254
600 E. Hopkins Avenue
OHNER
Aspen Institute for Humanistic ADDRESSP.O. Box 219, Aspen, Colorado 8Hill
Studies (Aspen Institute)
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1000 N. 3rd
925-7010
LOCATION OF PROPERTY D,irectiy North of 500 Block W. Gillespie Avenue, Aspen
Parking Lot and Music Amphitheatre
(Street & Number of Subdivision Blk. & Lot No.)
Building Permit Application and prints or any other pertinent
data must accompany this application, and will be ~ade part of
CASE NO.
THE BOARD WILL RETURN THIS APPLICATION IF IT DOES NOT CONTAIN
. All THE FACTS IN ~UESTION.
DESCRIPTION OF PROPOSED EXCEPTION SHOHING JUSTIFICATImIS: MAA's Music
Amphitheatre and Parking Lot are located on land which it holds under a 99 year lease
from the Aspen Institute. The Aspen Institute property is zoned "Specially Planned Area."
MAA desires to add two rooms to its existing Musician's Building behind the Amphitheatre
Stage, as well as enlarged restroom facilities, all as more particularly sbownonthe
drawings accompaning this application. Section. 24-7.2 of the Municipal Code precludes
. development until the Planning Commission adopts a precise plan for the entire Specially
Planned Area. MAA requests a variance authorizing a building permit for its two room
addition nothwithstanding the fact that the Planning Commission has not yet adopted a
precise plan for the Aspen Institute Property as a whole. The grounds on which the
requested variance .is justified are as follows: .
1. MAA, as lessee, lacks authority to submit a plan for the entire Aspen Institute
'property. Conversely, any plan submitted by the Aspen Institute will have to acknowledge
th~ existing use of the MAA premises pursvant ~o the e~isting lease which runs until (over)
~h 11 you be. represented by counse I ? Yes---X-.-No
. S OCIATES OF N INC.
Holland & Hart, Box 1128, Aspen, Colorado
By: James T. Moran and Michael D. Martin
925-3476
SIGNED: B
Appell arvt
,
PROVISIONS OF THE ZONING ORDINANCE REQUIRING THE BUILDING INSPECTOR
TO FORWARD THIS APPLICATION TO THE BOARD OF ADJUSTMENT AND REASON
FOR NOT GRANTING:
APPLICATION IS MADE FOR A BUILDING PERMIT TO BUILD
AN ADDITION TO MAA I s MUSIC AMPHITHEATRE. The exis.ting amphi thea tre
is in an area that has been designated as a speGially planned area
on the zoning District Map. All development in such areas shall
be pursuant to a fully approved site plan. No approved site plan
has been submitted. Sec. 24-7.1 Specially Planned Area.
Chief Building Inspector
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PE IHi I T REJECT!:D, DAl E_ ____._._____DEC I S I ON .___.__._______DATE
Af'1'LlCATlON FJI rn..pW-1-AHr./-'lJ..kDAH IF IIEAlniH;_~"J -~7-LJ 7t,
MAl I Ln~/J-...2).7..(..- SECRET fIIn -."'Pr .
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August 31, 2063;
2. The terms of the MAA lease restrict its use of the MAA premises to: "the
uses that Lessee has heretofore made of the demised premises, i.e., music festivals,
concerts, theatrical performances, operas, conferences and other similar programs in
the public interest." Moreover, the boundaries of the leased premises are so constrained
that additional developments for other uses is not possible.
3. MAA desparately needs additional space at the amphitheatre for its musicians.
The planned addition will provide that space by simply filling in the voids in the
existing "I" shaped building, thereby making it a rectangular building.
4. The MAA lease predates the current zoning as "Specially Planned Area." The
spcial circumstances which apply to the MAA premises do not apply similarly to the
remainder of the Aspen Institute property. The granting of the variance is essential
to the full enjoyment of MAA's rights under its lease. MAA does not have the right
to plan the development of the other Aspen Institute property; that right is enjoyed
only by the Aspen Institute.
5. For the foregoing reasons, the granting of the requested variance will not
adversely affect the general purpose of the comprehensive general plan.
6. The following exhibits accompany this application and may be examined in the
office of the City Clerk: Ex.A - MAA Lease; Ex.B - Plat of MAA premises; Ex.C - Plans
for proposed addition.
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OffiCERS OF THE
BOARD OF TRUSTEES
:OGAR a. ~,ER" JR
p..,.id"nr
MRS. WilTON :AFFEE. SR
Vic" P,e.ident
"^R~. HE"IRY c. S'EIN
Vice Pruiden!
ROBtR: NElBORN
Vice P.."idenr
EDGAR ,T"",lON, JR
T,ea..,'e,
JO';'" C JCREf'.i,US, JR
Secrelary
, ,
RESIDENCES AJACENT TO LEASEHOLD PROPERTIES
OF THE MUSIC ASSOCIATES OF ASPEN, INC.
(ASPEN INSTITUTE FOR HIMANISTIC STUDIES)
1. Aspen Institute for Humanistic Studies
Box 219
Aspen, Colo. 81611
2. Mr. and Mrs. Charles T. Collins
Box HH
Aspen, Colorado 81611
3. Mr. and Mrs. Kurt Oppens
131 Riverside Dr.
New York, N.Y. 10024
4. Mr. and Mrs. David O'Meara
Box 11627
Aspen, Colorado 81611
5. Mr. and Mrs. Neil Beck
Box 1880
Aspen, Colorado 81611
OFFICEIlS OF AOM1NISTRATlON
C,ORDO'-' "AR:)"
h..curiv.. Vice Pre.iden!
andD"an
JO"'JE MESTER
MU'I< Din,dor
nWAR[) BIRCJWEII
A..i.lanllo
!h"D"an
ROBfRl BIDOlECO,....E
A..i,!an!!olhe
D"anfo,Finance
JANICE S CO\L,"5
Bu.ine..Di,,,,'o,
MICI-<A:ll ROHAN
Conrroll..,
HELEN SHi;I.>.\AN
Direclor of Adi<" R"lation<
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NOTICE OF PUBLIClillARING
Case No.
76-3
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTME~~
TO ALL PROPERTY OWNERS AFFECTED BY THE REQUESTED ZONING OR USE VARIANCE
DESCRIBED BELOW:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council Room, City Hall, Aspen, Colo-
rado, (or at such other place as the meeting may be then adjourned) to
consider an application filed with the said board of Adjustment requesting
authority for variance fil:'om the provisions of the Zoning Ordinance, Chapter
24, Official Code of Aspen. All persons affected by the proposed v~riance
are invited to appear and state their views, protests or objections. If
you cannot appear personally at such meeting, then you are urged to state,
yorrviews by letter, particularly if you have objection to such variance,
as the Board of Adjustment will give serious consideration to the opinions
of surrounding property owners and others affected in deciding whether to
grant or deny the request for variance.
The particulars of the hearing and of the requested variance are as follows:
~e and rime of Meeting:
Date:
Time:
April 8, 1976
4:00 P.H.
Name and address of Applicant for Variance:
Name:
Address:
Husic Associates of Aspen
600 East Hopkins, Aspen, CO 81611
l:oC;.9.tfo.E_...E.E...ci.~ scrir.t}on c;f E.rc~'f'_<:Ety..:..
Location:
Description:
Directly north of 500 Block West Gillespie Avenue, Aspen, CO
Parking Lot and Music Amphitheatre
Variance Requested: MAA des;res to add t t . t . t' .. I
__~_-;-_u"'_,~"__ . wo rooms 0 ~ s eX~s ~ng Mus~c~an s
Bu~ld~ng beh~nd the Amphitheatre Stage, as well as enlarged restroom facilitie~
~~ requests a variance authorizing a building permit for its two room
a~dition nothw~thstanding the fact that the Planning Con~ission has not yet
aaopted a prec~se plan for the Aspen Institute Property as a whole.
Duration of Vnriance: (Please cross out one)
~l}l:~K~R){
Permanent
THE CITY C;'- ASPEN BCli\RD OF ADJUSTNENT
BY ~_,~'-__,_"'_____
Chairman
~ ~ <1rI'~
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Case No.
76-3
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NOTICE OF PUBLIC IlliARING
BEFORE THE CITY OF ASPEN BOARD OF ADJUSTMENT
TO ALL PROPERTY OWNERS AFFECTED BY TIlli REQUESTED ZONING OR USE VARIANCE
DESCRIBED BELOW:
Pursuant to the Official Code of Aspen of June 25, 1962, as amended, a
public hearing will be held in the Council Room, City Hall, Aspen, Colo-
rado, (or at such other place as the meeting m,F be then adjourned) to
consider an application filed with the said Board of Adjustment requesting
authority for variance from the provisions of the Zoning Ordinance, Chapter
24, Official Code of Aspen. All persons affected by the proposed vqriance
are invited to appear and state their views, protests or objections. If
you cannot appear personally at such meeting, then you are urged to state.
yo~views by letter, particularly if you have objection to such variance,
as the Board of Adjustment will give serious' consideration to the opinions
.of surrounding property owners and others affected in deciding whether to
grant or deny the request for variance.
.
The particulars of the hearing and of the requested variance are as follows:
Date and Time of Meeting:
'.
Date:
Time:
April 8, 1976
4:00
Name and address of Applicant for Variance:
Name: MUSIC ASSOCIATES of Aspen, I~C. (MAA)
Address: P. O. Box AA, Aspen, Colorado
Location or description of property:
Location: Directly north of 500 Block W. Gillespie Avenue, Aspen
Description: Parking Lot and Music Amphitheatre
Variance Requested: Application is made for a building permit to build an
addition to MAA's Music Amphitheatre. The existing amphitheatre is in an
area that has been designated as a specially planned area on the Zoning
District M~p. All development in such areas shall be pursuant to a fully
approved slte plan. No approved site plan has been submitted. Sec. 24-7
SQ..eci9..1~ v P l..nned. Area.
-UUral.l0n or varrallce: (Please cross out one)
~~
Permanent
.
TIlli CITY OF ASPEN BOARD OF ADJUSTl-lENT
BY ~~~~--.-r./
Chairman
Charles Patterson
by Ellen L. Atkins, Secretary
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Recorded at 9:45 &~., Nov. 9,19711
Reception No. 148399 - Peggy Mik1ich, Recorder
NINETY-NINE YEAR LEASE
~'-9 J; .1r,
BOOKZJ rAGEJ."J;O
THIS NINETY-NINE YEAR LEASE made in duplicate, effective
as of September 1, 1964, by and between ASPEN INSTITUTE FOR
HU~~NISTIC STUDIES, a Colorado corporation, whose address is
P. O. Box 219, Aspen, Colorado 81611 (called "Lessor" or "the
Institute"), and MUSIC ASSOCIATES OF ASPEN, INC., a Colorado
corporation, whose address is P. O. Box AA, Aspen, Colorado 81611
(called "Lessee"),
WIT N E SSE T H :
WHEREAS, Lessee heretofore, with the consent of the
Institute and its predecessor in title to the real property
hereinafter described (the "demised premises"), purchased and
. constructed certain removable improvements upon the said demised
premises, including a tent over the amphitheater on the demised
premise,>, (the "Improvements"); and
VffiEREAS, such of the Improvements as are removable
without damage to the demised premises ar.e the personal property
of Lessee and shall not be deemed to be fixtures; and
WHEREAS, the Institute and Lessee desire to formalize
the previous informal agreements reached regarding Lessee's use
of the demised premises and the use of its Improvements thereon;
NOW, THEREFORE, in consideration of One Dollar and
other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the Institute does hereby lease
and demise to Lessee, and Lessee does hereby take from the
Institute, the following described real property situate in the
County of Pitkin and State of Colorado, to wit:
A tract of land being part of SW~ of NEt
of Sec. 12, T. 10 S., R. 85 W. of the 6th
P.M., mpre fully described as follows:
Beginning at a point whence the NW corner
of the SWtNEk of said Sec. 12 bears N.
72055' W. 999.21 ft., said point being the
point of beginning;
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EXHIBIT A
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Thence S. 27000' E. 73.13 ft.;
Thence around a curve to the left with
a radius of 35.00 ft. a distance of 67.56
ft. with a chord which bears S. 16042' E.
57.55 ft.;
Thence S. 72000' E. 15.58 ft.;
Thence around a curve to the left with
radius of 38.13 ft. a distance of 29.16 ft.
with a chord which bears S. 27004' E. 28.45 ft.;
Thence S. 49000' E. 32.51 ft.;
Thence around a curve to the right with
a radius of 107.30 ft. a distance of 43.63 ft.,
with a chord which bears S. 37021' E. 43.34 ft.;
Thence S. 25042' E. 198.30 ft.;
Thence S. 89002' W. 152.33 ft.;
Thence S. 00058' E. 262.33 ft. to North
line of Gillespie Avenue;
Thence East 286.04 ft. along the North
line of Gillespie Avenue;
Thence N. 0058' W. 266.85 ft.;
Thence S. 89002' W. 71.63 ft.;
Thence N. 25042' W. 216.72 ft.;
Thence around a curve to left with radius
of 147.30 ft. a distance of 59.90 ft.;
Thence around a curve to left with radius
of 35.00 ft. a distance of 50.68 ft. with a
chord which bears N. 38050'30" E. 46.34 ft.;
Thence N. 63000' E. 73.13 ft.;
Thence N. 18000' E. 96.91 ft.;
Thence N. 27000' W. 86.78 ft.;
Thence N. 72000' W. 111.23 ft.;
Thence S. 63000' W. 86.78 ft.;
Thence S. 18000' W. 96.91 ft. to the point of
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on the terms and conditions,
'-
beginning, the "demised premises,"
TO HAVE AND TO HOLD the same
and for the parposes herein set forth, for a term of ninety-nine
(99) years commencing the first day of September, 1964 and ending
the 31st day of August, 2063.
In addition to leasing the demised premises, and in
connection with Lessee's use and enjoyment thereof, the Institute
hereby grants to Lessee the right to use jointly with the Institute
the present paved parking area and access road way thereto (called
"Institute parking area") situate to the north and east of the
demised premises and any expansions or replacements to that parking
area, together with the right of ingress and egress between the
Institute parking area and the demised premises across the strip
of land lying between the two; provided that in the event of
conflicting uses of the Institute parking area at any time, the
Institute's use shall be given priority. Further, Lessee may
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continue to use for parking purposes the Institute real property
situate between the east line of the demised premises and the
road leading to the Institute parking area, until such time as the
Institute in its sole discretion shall otherwise direct.
The Institute acknowledges that it has received at or
before the execution of this lease the cash rental of $1.00 per
year for the lease years through August 31, 1972, and the annual
cash rent for each subsequent lease year shall be paid in advance
during the three months immediately preceding. In addition to
the cash rental and prior to January 1, 1974 Lessee shall complete
the parking lots and the landscaping as shown on the plan as agreed
upon between the Institute and Lessee and attached hereto as Exhibit A.
Lessee agrees that its use of these demised premises shall
be limited solely to the cultural uses that Lessee has heretofore
made of the demised premises, i.e., music festivals, concerts,
theatrical performances, operas, conferences and other similar. '.:
,
programs in the public interest.
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use the demised premises for any
prior written consent, and each such permission shall be limited
to the calendar year in which given, unless the contrary is
specifically stated. References herein to use by the Lessee
shall include use by Lessee's personnel, students, guests and
the general public on terms set by the Lessee within the limitations
of this lease.
Lessee accepts the demised premises and grounds in their
present condition and agrees to keep them and the Improvements in
good condition, order and repair and to maintain the same in an
orderly and neat appearance. Whenever Lessee uses part or all of
any parking' area outside the demised premises, it shall be responsible
for the neat and orderly appearance thereof during the period of
use and clean-up thereafter. Lessee shall comply with all laws,
ordinances, rules, regulations and orders of governmental authorities
affecting the demised premises or the Improvements. Lessee shall
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not demolish, add to or materially change the appearance of the
demised premises or the Improvements, nor build fences or structures
thereon, without the Institute's prior written consent, except
that such consent shall not be required for interior additions or
changes within buildings or within the amphitheater which are not
structural. If the Institute gives its consent from time to time,
it may condition it as it sees fit including such architectural
control or approval as the Institute may deem advisable.
Lessee agrees to hold the Institute safe and harmless
from any and all liabilities, penalties, expenses (including
attorney fees), claims or suits due to or arising out of any
breach, violation or non-performance of any obligation of Lessee
hereunder, or out of any damages to property or injury to persons
on or about the demised premises or Improvements arising out of
Lessee's use of the demised premises or out of the other rights
hereby granted Lessee.
Lessee shall not assign this lease or let or sublet
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any part of the demised premises without the Institute's prior
written consent.
It is the specific agreement of Lessor and Lessee that
all removable Improvements now situate, or hereafter constructed
by Lessee with the Institute's permission, on the demised premises
shall remain the personal property of Lessee and shall not be
deemed to be fixtures, and the same shall be removed by Lessee
within one year following the termination of this lease. If not
so removed, the same shall become the property of the Institute.
Upon termination of this lease Lessee shall surrender and deliver
up the demised premises to the Institute in the condition in which
Lessee is required to maintain the same.
The Institute agrees to warrant and defend the quiet
and peaceful enjoyment of the demised premises by Lessee, except
in the event of any failure of the Institute's title not resulting
from its willful or unlawful acts.
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BODU..J,:,) rAGU.Ji..f
If the demised premises or any part thereof shall be
taken for any public or quasi-public use, under any statute,
by right of eminent domain, or by purchase by public authority
in lieu thereof, this lease and the term hereby granted shall
cease and expire as to the part taken and Lessee shall not be
entitled to share in any condemnation proceeds made for the
demised premises taken, but Lessee shall be entitled to any
such proceeds made for its Improvements taken.
If Lessee fails to use the demised premises for any
single period of more than 24 consecutive months, or if Lessee
shall fail within 30 days after written notice thereof has been
given by the Institute to Lessee to cure any default by Lessee
hereunder, then the Institute may at its option terminate this
lease and all Lessee's rights hereunder by giving written notice
of election to terminate to Lessee, which notice shall specify
the date of such termination; provided, however, that if the
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termination is for a reason other than failure to use and if the
default cannot be cured within said 30 days, this lease shall not
terminate so long as Lessee shall commence to cure such default
within said period and shall proceed to complete such curative
work in good faith and with all due diligence. If terminated
as above provided, the effect shall be the same as if the stated
termination date of the ninety-nine year term hereof had arrived.
Any notice given hereunder shall be served or mailed to
the address set forth in the first paragraph of this agreement and
any notice given by mail shall be deemed delivered when mailed by
registered mail with postage prepaid, addressed as required. The
address of either party set forth in the first paragraph of this
agreement may be changed by written notice to the other party.
In the case of a notice from the Lessee requesting consent of the
Lessor if written response granting or withholding such consent
is not given Lessee within ninety days of such notice, consent
will be presumed.
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.,., . :'...!t.' h" WITNESS WHEREOF the Lessor and Lessee have executed and
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. /\i'~'J:i:V-~ef~d'~t'hiS Ninety-Nine Year Lease effective as of September 1. 1964.
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ASPE~:TITUTE
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c l~" IY Executive
0- HUMANISTIC STUDIES
MUSIC ASSOCIATES OF ASPEN, INC.
By
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(3~.,,(-;-:,.::-.\.I. ~.~;.~ (~\..U,.r~l
( 't'resident
STATE OF COLORADO
COUNTY OF ;;7~~0
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( The foregoing instrume!1~ was acknowledged before me this / 7 rL day of
A.i.;~v!'~ , 1971, by K.u.J,l"'/ a t:Jd.<-~c/ as Executive Vice
President of the Aspen Institute for Humanistic Studies, a Colorado Corporation.
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. .;:; il f? ~Vi.tness my hand and official seal.
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:;/ ,\':; T /./;' Jll'Ir-oc'?mmission expires
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STATE OF COLORADO }
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COlJ~TY OF Jk...~J )
:........... The foregoing instrurrvlnt was ackno vledg~ before me this 1tf, day of
........ (jJ f!;7"d./.IJ..J . . 1971. by ,!fl.. . t: ~,.n.kb1 as Secretary of the
......., .C~ :Jbspeq. Institute for Humanistic Studies, a Colorad cor~ation.
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~'-':' '\'" \ .... fl '-: Witness my hand and official seal.
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'\ "{::~/<~~-:'!.J E jMY commission expires ()AA/"~~~ .5 I /
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COUNTY OF ?l~\..~,,\
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STATE OF COLORADO
The foregoing instrument was acknowledged before me this It. "'-I.. day of
~~(l~o:.",..".<.. . 1971, by "i:::.&'!>....~. ~.t~""~ .. T..... as Presidentand by
:s- .:1"-,,, F. i:::>~')~ <:.,_...,.,. J "'1;" . as Secretary of Music Associat es of Aspen. Inc.,
a Colorado corporation. .,.,." '''''''''''..
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