HomeMy WebLinkAboutLand Use Case.501 W Main St.A4702
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CASE NUMBER
PARCEL ID #
CASE NAME
PROJECT ADDRESS
PLANNER
CASE TYPE
OWNER/APPLICANT
REPRESENTATIVE
DATE OF FINAL ACTION
CITY COUNCIL ACTION
PZ ACTION
ADMIN ACTION
BOA ACTION
DATE CLOSED
BY
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A047-02
2735-124-49001
Christiania Extension of PUD Recordation
501 W. Main St.
Fred Jarman
Extension of PUD Recordation
501 W. Main St. LLC
Mich Haas
5/14/02
Approved
5/17/02
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NOTICE OF DECISION
TO:
Mitch Haas, Haas Land Planning
FROM:
Julie Ann Woods, City of Aspen Commuuity Development Director
Fred Jarman, Planner p(
Extension for Recordation of PUD Documents Request
RE:
DATE:
May 14,2002
SUMMARY
Mitch Haas, representative for the Christiania Lodge LP/ PUD project, requests a thirty
(30) day extension of the recordation deadline in order to record the necessary POO
Plans, Final Plat and PUD / Subdivision Agreements with the Pitkin County Clerk and
Recorder's office for the Christiania Lodge PUD project.
BACKGROUND
Ordinance No. 27, Series 2001 granted certain approvals to the Christiania Lodge PUD.
The Applicant was provided 180 days following the final action of the Historic
Preservation Commission to record all the necessary PUD
The Christiania Lodge PUD received approval from the Aspen City Couucil on August
27th, 2001 and is memorialized through Ordinance No. 27, Series of 2001. According to
Section 26.445.070(A) of the Land Use Code, the Christiania Lodge is required to have
all necessary PUD Plans, Final Plat and PUD / Subdivision Agreements with the Pitkin
Couuty Clerk and Recorder's office. That expiration date will become effective on June
lOth, 2002. However, the Applicant requested a thirty (30) day extension for this action.
In order to request an extension,. the request shall be made to the Community
Development Office at least 30 days prior to the final expiration date. The Applicant
submitted the appropriate request on May 9th, 2002, which satisfies the 30-day
requirement.
The Community Development Director may extend the recordation deadline if the
request is within the vesting time line and if there is a community interest for providing
such an extension.
STAFF FINDING
The Christiania Lodge has been working on completing their paperwork including the
final draft of the PUD / Subdivision Agreement which has been submitted for review by
the City on the same day this recordation extension request was submitted to Staff. Staff
finds that the Applicant has been diligently working towards the completion of the
required and necessary documents to be recorded. Staff finds that there is a community
interest by providing an extension of thirty (30) days to expire on July lOth, 2002. .
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COMMUNITY DEVELOPMENT DIRECTOR APPROVAL
I hereby extend the recordation deadline for the Christiania Lodge PUD project for thirty
(30) days to expire on July loth, 2002 finding there is a community interest for providing
such an extension.
J . Ann Woods, Commuuity Development Director
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HAAS LAND PLANNING, LLC
May 9, 2002
Mr. Fred Jarman
Aspen City Planner
130 South Galena Street
Aspen, CO 81611
RE: Request for Extension of Christiania Lodge Recordation Deadline
Dear Fred:
As you are aware, Ordinance Number 27, Series of 2001 granted certain
approvals for the Christiania Lodge PUD. The ordinance is set to expire on June
10, 2002. The Code and recent interpretations thereof allow for administrative
approval of an extension request, provided such request is submitted no less
than thirty days prior to the expiration.
We have been diligently and in good faith working toward completion of
the PUD Plans, Agreement and Plat. We have today submitted paper copies of
the PUD Plans, Agreement and Plat for review and redlining. If changes are
needed, they will be made. After these documents are determined to be
adequate by the City, mylar copies of the Plans and Plat and a final copy of the
Agreement will submitted with signatures in place for recordation. This final
review and recordation stage could and often does take a couple of weeks to
complete. As such, we are requesting a thirty (30) day extension of the
recordation deadline, from June 10 to July 10, 2002.
Hopefully, we will not need any of the additional t . tj'days, but our
opportunity to request the extension is almost gone. I can be of further
assistance in any way, or if you should have any questio s, please do not hesitate
to contact me. You can reach me at the phone num r provided, or by email at
mhaas@sopris.net.
Yours truly,
Haas Land Planning, LLC
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Owner/Principal
cc: Julie Ann Woods, Community Development Director
Greg Hills, Owner
c:/my documents/administrative/Christiania Extension2
. 201 N. MILL STREET. SUITE 108 . ASPEN, COLORADO' 81611
. PHONE: (970) 925.7819 . FAX: (970) 925.7395 .
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PUD AGREEMENT FOR
THE CHRISTIANIA LODGE PROJECT
THIS AGREEMENT is made this _ day of , 2002, between
501 West Main, LLC, a Colorado limited liability corporation, (the "Owners") and THE CITY
OF ASPEN, a municipal corporation (the "City").
RECITALS:
WHEREAS, the Owners own that certain real property (the "Property") known as the
Christiania Lodge located at 501 West Main Street in the City of Aspen, County of Pitkin,
legally described as:
Lots A, B, C, D, E, F, G, H and I, Block 31, City and Townsite of Aspen, County of
Pitkin, State of Colorado; and,
WHEREAS, the Property is being redeveloped by the Owners as follows, where said
redevelopment is hereinafter referred to as thl'l "!'rpject":
· The main lodge structure at the comer of 4th and Main Streets will be razed and
replaced;
· The swimming pool will be remodeled in its current location;
· The one-story, Callahan Cabin will be repaired after being relocated onto a new
foundation along the middle of the Main Street frontage, alongside the swimming
pool and in front of a grouping of large conifers. The cabin will also undergo an
interior remodel to facilitate its use as a one-bedroom employee dwelling unit;
· The two Pan Abodes will be moved onto new foundations fronting on Main
Street, alongside and to the west of the relocated Callahan Cabin;
· The dark brown one-story building currently located at the comer of 5th and Main
Streets will be demolished;
· A new three-unit structure will be constructed in place ofthe demolished structure
at the comer of 5th and Main Streets, next to the relocated Pan Abodes;
· The area along the alley that is currently occupied by the two Pan Abodes and the
fenced spa/hot tub area will be the site of a new three-story building;
· The existing duplex and fourplex structures along the alley will be demolished
and replaced, using the existing foundlliions with only minor modifications. The
basement below the fourplex will be remodeled;
· When complete, there will be three deed restricted, affordable rental units on site,
including two studio units and a onl'l-bedroom unit.
WHEREAS, pursuant to Ordinance No. 27, Series of2001 ("Ordinance"), the City
granted Minor Planned Unit Development approval for the Project; and,
WHEREAS, the City and the Owners wish to enterinto a PDt> Agreement for the
Proj ect; and,
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WHEREAS, Owners have submitted to the City for approval, execution and recordation,
a final plat for the Project (the "Plat") and the City agrees to approve, execute and record the Plat
at Owners' expense on the agreement of the Owners to the matters described herein, subject to
the provisions of the Municipal Code of the City of Aspen (the "Code"), the Ordinance, and
other applicable rules and regulations; and,
WHEREAS, the Owners are willing to enter into such agreement with the City and to
provide assurances to the City.
NOW, THEREFORE, in consideration of the mutual covenants contained herein, and
the approval, execution and acceptance of the Plat for recordation by the City, it is agreed as
follows:
1. Description of Proiect. Refer to the second "Whereas" statement, above. The Project
includes 32 lodging bedrooms amongst 25 lodge units, and 3 deed restricted affordable
housing bedrooms amongst 3 units, for a combined total of28 units and 35 bedrooms. The
Project includes 3 studio units (two of which are deed restricted affordable housing units), 17
one-bedroom units (one of which is a deed restricted affordable housing unit), 7 two-
bedroom units, and 1 three-bedroom unit. All lodging units shall comply with the definition
for "lodge," as set forth at Section 26.104.100 of the Aspen Land Use Code on the date the
Ordinance was approved.
2. PUD Dimensional Requirements. As set forth in Condition 8, Section 1 of the Ordinance,
the following dimensional requirements were approved by the City as part of the Project, are
shown on the Final PUD Development Plans, and shall be printed on all final building permit
plan sets:
a. Minimum Lot Size: 27,000 square feet.
b. Minimum Lot Area per Dwelling Unit: No requirement.
c. Maximum Allowable Density: One lodge or residential bedroom per 770 square feet of
lot area.
d. Minimum Lot Width: 60 feet.
e. Minimum Front Yard: 5 feet.
f. Minimum Side Yard: 2 feet on the east, and 5 feet on the west.
g. Minimum Rear Yard: 0 feet.
h. Maximum Site Coverage: No requirement.
1. Maximum Height: 30 feet to the one-third point of pitched roof, 34 feet to the ridge.
J. Minimum Distance Between Buildings: 5 feet between the relocated Pan Abodes, and 7
feet between all other buildings.
k. Minimum Percent Open Space: No requirement.
1. Trash Access Area: 11 foot by 8 foot (88 square feet) enclosure with a shed roof.
m. Allowable Floor Area Ratio (FAR): 0.85:1 (21,800 square feet of floor area).
n. Minimum Off-Street Parking Spaces: 0.28 spaces per bedroom (10 on-site spaces).
3. Acceptance of Plat. Upon execution of this Agreement by the parties hereto, the City agrees
to approve and execute the Final Plat for the Project submitted herewith and reduced-size
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Christiania PUD Agreement
Page 3 of9
copies of which are attached hereto as Exhibit "A," which conforms to the plat requirements
ofthe Code and the Ordinance, The City agrees to accept such Plat for recording in the
office of the Pitkin County Clerk and Recorder upon Owners' payment of the recordation
fee. The City has further required the submission and recording ofPUD Development Plans
which are attached hereto at a reduced size as Exhibit "B." Ifthe approved PUD
Development Plans change subsequent to this approval, a complete set of revised plans shall
be provided to the Engineering and Community Development Departments for review and
evaluation.
4. Development Requirements. The following development requirements will be satisfied by
Owners pursuant to Ordinance No. 27, Series of2001.
a. Affordable Housing. The Project does not entail any net increase in units or bedrooms
from that which currently exists and, therefore, there is no net increase in employee
generation. Notwithstanding this recognized fact, the Project includes three deed
restricted affordable housing units (not limited to employees ofthe Project). The existing
one-bedroom unit located in the sub grade level of the fourplex structure on the alley will
be split into two (2) studio units of approximately 370 square feet each in their current
location or be slightly enlarged and relocated to below the main lodge building.
Irrespective of final location, each of said units will be deed restricted to the Category 2
level as described in the AspenlPitkin County Affordable Housing Guidelines (the
Guidelines). In addition, the relocated Callahan Cabin will be remodeled as a one-
bedroom affordable housing unit, also deed restricted to the Category 2 level as described
in the Guidelines, These three ]lIlits provide housing 4.25 full-time equivalent employees
(FTEs), which is 2.5 FTEs more than the existing development provides. A credit for
housing 2.5 FTEs shall, therefore, be maintained by the Project.
Approval was granted by the City to rent the affordable housing units to anyone who
qualifies under the terms of the Guidelines. However, if any unites) is rented to
employees of the lodge, the income and asset restrictions associated with the Category 2
deed restriction shall be waived. Conversely, if any unites) is rented to persons not
employed by the Lodge, the standard stipulations oUhe Category 2 deed restriction shall
apply.
In an effort to be consistent with Section 38-12-301, C.R.S" and the Colorado Supreme
Court decision on the Town of Telluride v. Lot Thirtv-Four Venture L.L.C. (Case No. 98-
5C-547, decided June 5, 2000), Owners desire to grant to the AspenlPitkin County
Housing Authority (APCHA) an undivided one~h]lIldredth ,of one percent (0.01%)
ownership interest in the above-described affordable housing units of the Project. With
the APCHA consent to accepting an interest in the property, the Owners agree to
indemnify and hold harmless for any claims, liability, fees, or similar charges related to
ownership of an interest in the affordable housing units. Conveyance of the undivided
one-hundredth of one percent (0.01 %) ownership interest from Owners to the APCHA
shall take place prior to or concurrent with issuance of a Certificate of Occupancy for the
units and after said units have been rendered capable of separate conveyance by way of
condominium map or the similar (as described in paragraph 5, below). The APCHA shall
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Christiania PUD Agreement
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not be entitled to the payment of monies upon sale or rental at any time of any residential
units in the Project, nor shall the APCHA be entitled to derive any economic benefit by
virtue of its undivided interest in the Project.
Owner reserves the right to submit an alternative option, subject to review and acceptance
by the City Attorney, to satisfy the rent control issue.
b. Wastewater and Surface Drainage. Drainage line(s) will be discharged to a dry welles).
The dry welle s) shall be maintained in good working condition by the Owners and access
for maintenance shall be provided by the installation of manhole with cover. Owners
shall design and install an internal sewer service system with a manhole connection to
Aspen Consolidated Sanitation District's (ACSD) main in the ally, as required by ACSD.
A tap permit and, if necessary, shared service agreement will be completed at the office
of the ACSD; payment of the total connection charges shall be made prior to the issuance
of a building permit. The site development will meet the runoff design standards of the
Aspen Municipal Code at Section 26.580.020(B)(6). Full soils reports, drainage plans,
and erosion and sediment control plans for both during and after construction, will be
submitted for review by the Engineering Department as part of the building permit
application.
c. Utilitv Connections. Utility meters and service connection points will be accessible to
service personnel in the completed project and will not be obstructed by garbage or
recycling containers, other structures or vegetation. Any necessary and new utility
easements, required for surface utilities such as a pedestal or other above-ground
equipment, shall be shown on the plan set submitted for building permits. The Owners
shall install and replace utility service lines and appurtenances, as required, to the
standards of the utility provider. The costs of any necessary upgrades to existing utility
lines, systems, and/or facilities attributable to this development will be borne by the
applicant. The Owners will use good faith efforts to not disrupt utility service to adjacent
properties during construction. Owners shall comply with the City of Aspen Water
System Standards, with Title 25, and with applicable standards of Title 8 (Water
Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required
by the City of Aspen Water Department.
d. Fire Protection. Owner shall install a fire sprinkler system for the entire Project, as
required by the City of Aspen Fire Protection District. Owner reserves the right to
request from the Fire Marshal an exemption from this requirement as it would apply to
the historic Callahan Cabin and two Pan Abode structures.
e. Dust and Mud Contro1. Prior to the issuance of any building permits, Owners shall
obtain from the City approval of a Fugitive Dust Control Plan. The Fugitive Dust
Control Plan will include, as a minimum, plans for fencing, watering of dirt roads and
disturbed areas, daily cleaning of adjacent paved roads to remove mud that has been
carried out, speed limits, or other measures necessary to prevent windblown dust from
crossing the property lines or causing a nuisance. Mud shall not be tracked onto City
streets during demolitions. A washed rock or other style mud rack shall be installed
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during construction as a requirement of the City of Aspen Streets Department.
f. Future Improvement District(s). Owners agree to join any future improvement district(s)
formed for the purpose of constructing public improvements which benefit the property
under a fair share assessment formula. Prior to the issuance of a Certificate of
Occupancy for any part of the Project, Owners agree to sign a sidewalk, curb and gutter
construction agreement and pay any applicable recording fees associated therewith.
g. Encroachments and Work in the Public Rights OfWav. Owners shall either remove any
encroachments into the public rights-of-way or be subjectlo current encroachment
license requirements, as required by the City of Aspen Engineering Department. All on-
site parking spaces shall be clearly delineated so as to fall within the property lines
without encroachment into the alley or other public right-of-way. To the extent required,
Owners shall pay the appropriate Street Impact Fees to the City of Aspen for excessive
wear to streets caused by construction traffic, and such fees are to be determined by the
City of Aspen Engineering Department in accordance with the authorities granted by the
Municipal Code.
For proposed work in public rights of way, Owners must receive approval from:
· The City Engineer for design of improvements, including landscaping;
· The Parks Department for vegetation species, tree removal, and/or public trail
disturbances;
· The Streets Department for mailboxes and street cuts; and
· The Community Development Department to obtain permits for any work or
development, including landscaping, within the public rights-of-way.
h. Exterior Lighting and Streetlights. Any and all outdoor lighting shall comply with the
applicable portions of Section 26.575.150, OutdoorLighting, oft~e Aspen Land Use
Code. If the existing street lights are disturbed or damaged dunng construction, they
shall be repaired or replaced in kind, as required, in alignment with the other street lights
along the subj ect street.
J. Sidewalk, Curb and Gutter Improvements. Owner shall repair and/or construct
sidewalks, as applicable, along the street frontage abutting the Project such that the new
or repaired sidewalk connects and aligns with the existing sidewalks. Curb and gutter
meeting City specifications shalI be installed or maintained, as applicable, along the
length of all sidewalks abutting the Project. If Owner chooses to heat the new sidewalks
for snow and ice melting purposes, there shall beno useof Glycol and the City shall not
be required to replace or repair the heating systemifthe City ever has to cause damage to
said system en route to completion of necessary work in the right-of-way. Owners shall
install a pedestrian access way from Main Street southward to the alley along 4th Street in
front ofthe current head-in parking.
k. Construction Parking/Staging. A construction management and parking plan shall be
submitted to the City as part of the building permit application for review and approval
by the City Engineer, Parking and Transportation Departments, Streets Department, and
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Christiania PUD Agreement
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Utilities Department. As necessary, the plan shall describe traffic detouring, parking, and
staging areas for construction of the Project. Construction is prohibited on Sundays and
between the hours of7:00 p.m. and 7:00 a.m. on all other days. The Owners shall inform
the primary contractor about any agreement that might be reached regarding construction
management, construction staging, and contractor parking.
1. Trees, Protection, Removal Permits, and Planting Plans. In the event required, a tree
removal permit must be obtained from the Parks Department for any tree(s) that is/are to
be removed or relocated. Owners shall submit to the City of Aspen Parks Department a
detailed tree plan that includes tree diameters and species. Said plans shall clarify the
surface of any paths or walking surfaces within drip lines of any trees to be preserved,
and an excavation plan shall be provided to the City Parks Department for their review
and approval as part of any building permit applications. Tree saving construction fences
shall be installed around the drip line of any trees to be preserved. Neither low shrubs nor
evergreen trees shall be planted in the 5th Street right-of-way. Owners shall consult with
the City Parks Department as to an appropriate streetscape planting plan. In addition,
root barrier systems shall be installed in order to keep tree roots away from sidewalks so
as to prevent up-lifting of public walking surfaces.
m. Parking. A total often (10) on-site parking spaces shall be provided for the Project.
Priority for the use of three (3) of these parking spaces shall be given to the occupants of
the three affordable housing units; in the event the occupants of the affordable housing
units do not use the priority spaces, said spaces shall remain available to general use of
the Project's other occupants.
n. Building Permit Plan Requirements. In addition to such requirements enumerated above
and otherwise required by the City of Aspen Building Department, the following
information shall be submitted as part of the building permit application: a construction
dust and noise mitigation plan; a site improvement survey prepared by a licensed
professional surveyor where said survey includes, as a minimum, monuments, setback
lines, utility lines, pedestals and poles, easements, existing features (irrigation ditches,
sidewalks, driveways, buildings, trees, etc.), and the surveyor's seal dated within twelve
(12) months of the submittal; and, plans for all improvements, snow storage, utility
pedestals.
o. Asbestos. Owners shall notify the State prior to remodel, expansion or demolition of any
buildings, including removal of drywall, carpet, tile, etc., and a licensed asbestos
inspector must conduct an inspection. If there is no asbestos, the demolition can proceed.
If asbestos is present, a state licensed asbestos removal contractor must remove it.
Owners shall report these findings to the Environmental Health Department and Building
Department prior to the issuance of demolition and building permits.
p. Contractor Knowledge of Conditions. The building permit application shall include a
signed letter from the primary contractor stating that the conditions of the development
order as specified in the Ordinance and construction management plan have been read
and understood.
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Christiania PUD Agreement
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5. Colorado Common Interest Ownership Act (CCIOA). As soon as construction ofthe Project
allows, Owner anticipates submitting the Project to a plan for conoominiumization created
pursuant to Colorado Common Interest Ownership Act (CCIOA). The City agrees to process
for approval and for recordation a condominium map prepared in accordance with the Code
and CCIOA. As the Owners have provided affordable housing pursuant to the Code, the
Project is exempt from paying the Affordable Housing Impact fee. Owners shall record a
declaration for a common interest condominium community and shall create a corporate non-
profit homeowner's association ("Association") and articles of incorporation and by-laws.
The Association shall be responsible for the perpetual maintenance of the Project common
elements and/or common expenses including keeping the premises in good repair and in a
clean and attractive condition. Membership in the homeowner association shall inure to a
unit owner on the transfer of title. The Association board of directors shall consist of at least
three unit owners in the Project. The Association shall be required to ensure continued
compliance with this PUD Agreement.
6. Recordation. Pursuant to Section 27.480.070(E) ofthe Aspen Land Use Code, once fully
executed, this Agreement and the Final Subdivision Plat shall be recorded in the office of the
Pitkin County Clerk and Recorder. Failure on the part ofthe Owners to record the plat
within one-hundred eighty (180) days following final land use approvals shall render the plat
invalid and reconsideration and approval ofthe plat by the Planning and Zoning Commission
and City Council will be required before its acceptance and recording, unless an extension or
waiver is granted by City Council for a showing of good cause. The subdivision plat shall
also be submitted in a digital format acceptable to the Community Development Department,
for incorporation into the City/County GIS system. The one-hundred eighty (180) day
recordation requirement contained herein shall not apply to the recording of condominium
maps, or declarations or any other documents required to be recorded to accomplish a
condominiumization in the City of Aspen.
7. Securitv for Public Improvements. In order to secure the performance of the construction
and installation of the public improvements described above, Owners shall provide a bond,
letter of credit, cash or other guarantees in a form satisfactory to the City Attorney prior to
the issuance of any building permits for the Project. Said guarantee will be delivered to the
City prior to the issuance to the Owners of a building permit for the Project. As part of the
building permit application, a list of the improvements that are being guaranteed, as
estimated by the Owners' engineer and as accepted by the City, will be submitted. The
guarantee documents shall give the City the unconditional right, upon clear and unequivocal
default by the Owners in its obligations to complete the public improvements, to withdraw
funds against such security sufficient to complete and pay for installation for such public
improvements, or to withdraw funds against such security sufficient to complete and pay for
installation for such public improvements. As portions of the improvements are completed,
the City Engineer shall inspect them, and upon approval and acceptance, slhe shall authorize
the releases of the agreed estimated costs for that portion of the improvements, except that
ten percent ofthe estimated costs of the improvements shall be withheld for the benefit of the
City until the completion of all of the described public improvements. The Owners shall
require all contractors to provide a warranty to the City that all improvements were
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constructed to accepted standards of good workmanship for the installation ofthe public
improvements described herein for one year from the date of acceptance. In the event that
any existing municipal improvements are damaged during Project construction, on request by
the City Engineer, a bond or other suitable security for the repair ofthose municipal
improvements shall be provided by Owners to the City.
8. Notices. Notices to the parties shall be sent by United States certified mail to the addresses
set forth below or to any other address which the parties may substitute in writing.
To the Owners:
501 West Main, LLC
c/o Mr. Greg Hills, Managing Partner
314 South Galena Street, Suite 200
Aspen, CO 81611
With Copv To:
Mr. Millard Zimet
201 N. Mill Street, Suite 203
Aspen, CO 81611
To Citv of Aspen:
City Manger
130 South Galena Street
Aspen, CO 81611
With Copv To:
City Attorney
130 South Galena Street
Aspen, CO 81611
9. Binding Effect. The provisions of this Agreement shall run with and constitute a burden on
the land on which the Project is located and shall be binding on and inure to the benefit ofthe
Owners' and the City's successors, personal representatives and assigns.
10. Amendment. The Agreement may be altered or amended only by written instrument
executed by the parties.
11. Severabilitv. If any of the provisions of this Agreement are determined to be invalid, it shall
not affect the remaining provisions hereof.
ATTEST: THE CITY OF ASPEN, a municipal corporation
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Kathryn S. Koch, City Clerk Helen Kalanderud, Mayor
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Christiania PUD Agreement
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APPROVED AS TO FORM:
John Worcester, City Attorney
OWNERS:
501 WEST MAIN, LLC
By:
Greg Hills, Managing Partner
STATE OF COLORADO )
)ss,
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this _ day of
2002, by Helen Kalanderud, Mayor, and Kathryn S. Koch, City Clerk.
O\l~f\
Witness my hand and official sea!.
My commission expires:
Notary Public
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this_day of
2002, by Greg Hills, as Managing Partner of SOl West Main, LLC.
Witness my hand and official sea!.
My commission expires:
Notary Public
c:\documents\city applications\Christiania PUD Agreement