HomeMy WebLinkAboutcoa.lu.ud.Little Nell Health Club.1977
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M E M 0 RAN 0 U M
TO: Aspen Planning and Zoning Commission
FROM: P1 anni ng Offi ce (KS)
RE: Use Determination - Health Club at Little Nell's
DATE: September 30, 1977
This request for a use determination is a somewhat awkward one, precip-
itated by a request to locate a health club facility in the existing
Little Nell Building at the base of Aspen Mountain, The area is zoned
C-C with an SPA overlay. However, no SPA plan has been adopted,
leaving us with no use guidelines other than the permitted uses of the
CC zone district. Dorothy Nuttall has adivsed us to process a use
determination in the absence of an adopted master plan, The request
to you is specifically to find this use similar in intent and purpose
to uses that are now permitted in the SPA,
The first argument in support of such a finding is that a recreation
club is a permitted use in the CC zone, The former use at that location
was a discotheque, which also is a use permitted in CC. The proposed
use is probably less intensive than the former one, and is compatible
with a location that is both close to town and at the bottom of the
ski hill. The., use does not require any more floor area than what is
already there and therefore involves no new construction other than
remodel ing, '
The SPA plan process is only triggered by new development and thus is
not warranted in this instance. We believe the SPA designation in the
area was designed to control redevelopment of the site and was applied
here because of the uniqueness of the location and its importance as a
link between the townsite and the mountain. Hhen redevelopment is
proposed, there will be the opportunity to review the site plan and
consider varying uses, densities, and building location appropriate to
this specially situated piece of land. The remodeling of an existing
building interior neither triggers such a process nor adds to or
detracts from total area planning.
Given the lack of impact on the intended purposes of the SPA district,
as well as the general compatibility of the proposed use with other uses
in the CC district, we recommend your finding the health club to be
a permitted use in the CC-SPA zone provided that any such finding shall
not prejudice any subsequent SPA plan.
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MICHAEL RUBENSTEIN
EARL L. BOHACHEK
LAW OFFICES
RUBENSTEIN g BOHACHEK
61I FRONT STREET
SAN FRANCISCO 94111
(4.[51788-5700
September 7, 1977
Mr. Larry Yaw
Copland Hagman & Yaw Ltd.
P.O. Box 2736
Aspen, Colorado 81611
Dear Larry:
This will serve to confirm my intention to construct, own
and operate a health club, facility in Aspen. The proposed
location of the facility is the presently unoccupied ground
floor level of Little Nell's at the base of Aspen Mountain,
Extensive remodelling will, of course, be necessary but no new
construction will be done.
It appears as though juriSdiction is unclear as to whether
the proposed health club facility use is a permitted one. In
order to clarify the situation, a description of the intended
use follows:
I plan to construct approximately 14 separate units at
the health club facility to be rented on a per person per unit
per hour basis. Each individual unit will contain a therapeutic
jacuzzi-hot tub and small'surrounding redwood deck, a sauna and
~ shower. The facility will be open to club members and the
general public although the charge to members will be less. It
is presently contemplated that no alcoholic beverages of any
sort will be sold although Perrier water, fruit juices and soft
drinks will be available. The facility will contain a receptionl
waiting area for use of members and guests.
It is anticipated that the health club facility will employ
10 persons and will utilize an employee profit-sharing plan.
Further, it is expected that a great many Aspen residents now
traveling to Glenwood will be able to make use of the health club
fqcility.
If you need any further information, please let me know at
your earliest convenience. As you know, I would like to be in
operation by Thanksgiving, if at all possible.
ELB/ms
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