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HomeMy WebLinkAboutcoa.lu.ud.Little Nell Health Club.1977 ~ ,~ 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. lmk ~ ^ M cVt2.Q f, I-L-, 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 ri~ ~~ 42 b- 0?867