HomeMy WebLinkAbout10_CULTURAL_USE_AREA10.1Cultural Use Area
cultural use area
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10
10.2 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Elizabeth Paepcke Photo: Chris Cassatt
Aspen was indeed fortunate to have attracted the
likes of Walter and Elizabeth Paepcke who saw
the potential of an idealized model of civilization:
a place where physical activity, art, music, and the
humanities would together enrich the spirit and
elevate society . This culminated in the Aspen
Idea - the complete person living in a community
that nourished the mind, body, and spirit of its
citizens.
Opening paragraph of the
City of Aspen website
10.3Cultural Use Area
Cultural and Academic Activities
Background
The Stage Road PUD/Subdivision is already
contributing to community goals by (1) providing
land for affordable housing, (2) preserving open
space, and (3) limiting the amount of free-market
housing which could be built on the site. We have
also consideres it appropriate to further “The
Aspen Idea” by contributing to the cultural life of
the community.
The development plan has therefore, from the
start, included a proposal for small-scale, low-
impact, cultural facilities. Construction of these
facilities will be at the sole option of the owner
of the Fathering Parcel. As the Preannexation
Agreement states, the development will “allow
agricultural, equestrian, recreation, or open space
activities, and cultural and academic recreation, or
open space activities, and cultural and academic
activities within the Fathering Parcel”. Detailed
description of these facilities was to be provided
in this submission, and follows below.
The Cultural Use Area
The cultural use area will be restricted to public
and private non-profit uses providing a community
service, according to 26.710.250 – the P (Public)
Zone District of the LUC. Permitted uses under
this zone include all the proposed uses, and
we request an exemption from GMQS under
26.470.070.H – Essential Public Facilities.
Proposed facilities
Two types of building are proposed, (1) Residential
Teaching Houses to accommodate visiting guests
of non-profits, such as artists, musicians and
lecturers, and (2) a Cultural Building which houses
the non-residential facilities.
The 12 Residential Teaching Houses are two-
bedroom apartments of approx. 900 sq.ft. The
“living room” areas of these apartments will be
designed for use as art studios, practice rooms,
or seminar rooms during working hours. The
Cultural Building contains an office; library;
teaching spaces and workshops; and a gallery
or large teaching space which can also function
as an assembly hall not to exceed 150 seats.
The building would also contain one ADU not to
exceed 800 sq.ft. for an employee/caretaker.
Walter Paepcke helped found Aspen as
a unique community where the life-long
improvement of mind, body, and spirit became
more than a dream. His vision created an
enlightened community in which arts, culture,
and education provide essential cornerstones
of our lifestyle, character, and economy. Today,
these cornerstones are increasingly vital to
the uniqueness of our community and to our
economic and spiritual well being. Therefore,
arts, culture, and education are acknowledged
as essential to Aspen’s thriving year-round
economy, its vibrant international profile, and
its future as a unique place to live, work, and
learn.
Goal E: Ensure the provision of public facilities
and services to sustain arts, culture and
education in the community.
Aspen Area Community Plan 2000
February 2000 (pp.45-46)
A vision of Aspen should be supported by
the redevelopment of Aspen’s infrastructure
facilities and development of new facilities
…… while other resort venues bring together
an historic downtown, outdoor activities, and
cultural elements in some measure, Aspen’s
history of blending these activities - Walter
Paepcke’s dream of nurturing the mind, body,
and spirit - presents a very real marketing
advantage. The community has moved forward
to significant status in all of these areas, but
cannot rest on its laurels. The new music tent
and construction at the Anderson Ranch could
be complemented by additional performance
and arts venues.
Report and Recommendations of the
Economic Sustainability Committee
A joint project of the Aspen Chamber Resort Association,
the City of Aspen, and the Aspen Institute Community
Forum, September 2002 (p.9)
10.4 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Architectural Design
These buildings will use high-mass, passive solar
construction. Architectural design will conform to
the Stage Road PUD Design Guidelines.
Justification of Need
In approving the Conceptual Submission for
this project, City Council decided to delay a final
decision on the size of the Cultural use area
until this Final Submission. In doing this, some
members of Council questioned as to whether
there is a current need for facilities of this kind.
To answer this question, we engaged the Red
Brick Center for the Arts to conduct a survey of
local non-profit organizations. We described the
site and proposed facilities to them, but Red Brick
Center for the Arts was responsible for setting
up the questions, conducting the survey, and
providing us with a synopsis of responses, which
appears on the next two pages.
This survey shows that the proposed Cultural Use
Area meets a current need, that the need for short
term accomodation is more pressing than the
need for classroom and other teaching spaces,
and that a clear majority of respondents to the
survey were in favor of this project.
Change of Site
The original site for these facilities was in the very
center of the ranch, in locations having minimal
visual impact on the surrounding area. The Sol-
dner agreement (Section 30) prevented us using
Stage Road Subdivision: Cultural Uses Area
Program: Rev. 5 August, 2004
Residential Teaching Units
11 2-bedroom apartments
@ 900 sq.ft. = 9,900 sq.ft.
9,900 sq.ft.
Cultural Complex
1 Office/Reception
@ 100 sq.ft. = 100 sq.ft.
1 Library @ 800 sq.ft. = 800 sq.ft.
4 Teaching Spaces
@ 450 sq.ft. = 1,800 sq.ft.
1 Workshop
@ 800 sq.ft. = 800 sq.ft.
1 Gallery/Meeting/Performance Room
@ 1,800 sq.ft. = 1,800 sq.ft.
1 2-bedroom apartment
@ 850 sq.ft. = 850 sq.ft.
1 Circulation/mechanical/electrical @ 900 sq.ft. = 900 sq.ft.
1 Caretaker ADU
@ 800 sq.ft. = 800 sq.ft.
7,850 sq.ft.
Total Construction 17,750 sq.ft.
Stage Road for access to this site, however, and
we designed a new access road from Burlingame
Village. Unfortunately, we have been unable to
accommodate the City request for this road to be
expanded to 30’ in width because of the extreme
environmental and visual impact such a road
width would cause. We have therefore moved the
Cultural Use Area to a site immediately south of
the Burlingame Affordable Housing Village, and
contiguous with the Harmony Road extension to
the Village. Access to the Cultural Use Area will
therefore be directly from Harmony Road and no
separate access road is any longer required. This
has reduced the site area to 2.0 acres. Other ad-
vantages are:
□ Pedestrian access from Burlingame Vil-
lage to these facilities is greatly improved.
□ The preservation of the historic ranch op-
eration without the introduction of new non-ranch-
ing elements at its center also better meets na-
tional criteria for cultural conservation.
□ The proximity of this new site to the Sol-
dner property which now has a proposed future
use as a cultural center consolidates cultural fa-
cilities in one location. A footpath connection be-
tween these two facilities could allow their closer
interaction in future.
We therefore believe that this shift of location
represents a significant improvement in the land
10.5Cultural Use Area
planning of the property. We also believe, follow-
ing the survey of local non-profits which follows,
that detailed design of the Cultural Use Area prior
to determining actual uses and ownership would
be unproductive. We have instead performed a
feasibility study to ensure that the proposed de-
sign program, together with the expanded parking
requirement in the DRC review, can be accom-
modated on this site.
We therefore propose that the Cultural Use Area
- Lot C - should be the subject of a separate PUD
application at a later date, but that, as part of this
current application, a plat annotation should limit
the maximum amount of development allowed
and specify the minimum amount of parking to be
provided.
Land Use Plan from the Feasibility Study, showing the cultural
facilities, parking and road access on 2.0 acres.
10.6 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
Results: Bar/X Ranch Survey conducted by the Red Brick Center for the Arts
November 19, 2003
Cindy Bingham, project manager
Participants in Survey:
Art Organizations:
Aspen Art Museum
Aspen Theatre in the Park
Aspen Dance Connection
Aspen Filmfest
Aspen Writers’ Foundation
GrassRoots Community Television
Jazz Aspen Snowmass
Red Brick Center for the Arts
Wyly Arts Center
Local Artists:
Elizabeth Farson
Betty Weiss
Contacted, but not responding to survey were:
Music Associates of Aspen/Aspen Music Festival and School
Aspen Santa Fe Ballet
Wheeler Opera House
SURVEY RESULTS
Questions 1 & 2.Specific Needs of Organizations in Ranking order:
Conclusion: of those responding, the top spacial priority for arts organizations is:
50% Short term housing/bedroom space (includes overnight and seasonal)
30% Classroom space
15% Workshop / Rehearsal space (split)
5% Storage space
Comments: Many organizations wish to take advantage of short-term housing such as served by the
Marolt facility, which exclusively meets the needs of the MAA.
Note that office, reception, and library spaces were not considered necessary components of the
project.
Question 3: How many organizations are budgeted for an expansion?
Conclusion: A majority of the organizations are considering some sort of expansion in their
program venues or offices.
60 % Organizations that have budgeted for an expansion of their present space
40%Have not budgeted for expansion
10.7Cultural Use Area
Question 4. Hindering success/Duplicate services of present organizations?
Conclusion: a Cultural/Arts Facility would not compete with existing facilities in Aspen.
60 % NO
30% YES
10% Not sure
Comments:
“No, because more artist housing is a must and not met anywhere; No, build it and they will come.”
“Yes, the Red Brick Center meets those needs.”
“Not sure, need more information about the project, plans, layout, etc.”
Question 5. Challenges or negative aspects of the Project:
60 % Scheduling and fair use practices
20% Cost of use (keeping the facility affordable)
15% Distance from town
5% Not sure
Comments were broad in scope:
“The Red Brick Center advises careful selection of staff to maintain and method of management;
Establish a fair cost to users. Who is paying for construction of the facility? Other concerns were
regarding its location: Parking, access, etc. Logistically, this facility could be too far out of town for
some organizations; it would in effect, split up their facilities.
Question 6: Non-Profits in favor of the project:
Conclusion: The majority of responders were in favor of this development.
60% In favor
20% Opposed
20% Not sure
Question 7: Suggested equitable method(s) to determine occupancy/use schedule
Conclusion: Many respondents were not sure how to distribute space.
40% First come-first served, short term use
35% No sure how to distribute use fairly
25% Lottery for long –term use
Comments:
Some suggested a first-come, first- served use, by calendar date, with a waitlist order thereafter.
Others offered to “incorporate flexibility” so that use is rotated on an “as needed” basis.
The Red Brick Center for the Arts and several of its arts organization tenants strongly suggest an
“onsite manager” to maintain the facility and for scheduling, in order to “keep usage fair among
organizations.”
________________________________________________________________________________
This survey as conducted by Cindy Bingham, Director, Red Brick Center for the Arts- 110 E. Hallam
St. Aspen, Co 81611. Phone: 970.920.7477 FAX: 970.920.5700 Email: aspenart@rof.net.
10.8 Bar Slash X Ranch LLC - Annexation and Stage Road PUD/Subdivision: Final Submission
A cellist and pianist are playing in the parlor.
“My house is a practice room for the Aspen Music Festi-
val,” says Elizabeth Paepcke.
So we talk in the library with its comfortable Mexican
furniture. On a table there is a giant Tree of Life of papier
mache.
She talks of Aspen. How a place gave reality to an idea.
Somehow, although many people have come here with
more money, more power ... it is Elizabeth and Walter
Paepcke’s idea which is still fresh, which still attracts,
which is still the reason why most Aspenites live here.
“It was 1939 before the war. Walter and I and our chil-
dren were living on the Perry Park Ranch on the Eastern
Slope halfway between Denver and Colorado Springs.
“It was winter and we had friends visiting. The pipes
burst in the house and I had to take our guests some-
where.
“An old friend, a great skier, told me of Aspen. That it
was a Victorian town. Nothing had been changed. It
was as if it had been kissed by Sleeping Beauty. Said we
should see it, and besides it had marvelous skiing.
“So in February, four of us came. Not Walter, he didn’t
come that first time.
“We stayed at The Hotel Jerome. It was unbelievable. The
third floor was open to the sky, snow drifted down the
stairway.
“To go skiing, we took the mine truck. At 6 a.m. up to
the Midnight Mine, and then herringboned to the top of
Richmond Hill.
“There was a snowstorm. I’d never seen anything like
it in my life. It was a world untouched and silent. So
beautiful. I couldn’t wait until summer to bring Walter
and the children for backpacking.
“But then the war came. No one had any gasoline so we
couldn’t get here.”
But she kept thinking of Aspen.
“In the spring when the war ended, in 1945, we pooled
our gasoline with several friends and came.
“For a birthday present Walter bought me the Al Lamb
house (a lovely Victorian facing Triangle Park).
“I was furious with Walter. I wanted to come to Aspen
with no responsibilities, come for backpack trips. I
wanted to enjoy it.
“I knew if Walter were to buy something, he would get
involved, want to do something.”
That’s exactly what happened.
“On September 5, 1945, Walter wrote out 14 points (he
must have had Woodrow Wilson in mind). He called a
meeting of all the citizens of Aspen in Judge Shaw’s office
in the courthouse and presented his points.”
Elizabeth Paepcke says that Walter began with the
statement that Aspen was a unique place. It had every-
thing in it which other places had somehow falsified.
He pointed out that not a board or a shingle had been
added to a house as no one had any money.
“He said Aspen was a historical city and should be pre-
served. He suggested that people should either restore
their houses traditionally, or if building new, they
should build modern.
“Not the Tyrolean bastard, pseudo-Victorian, bad archi-
tecture that has been going on.
“The next summer Walter offered free paint to anyone,
and the artist Herbert Bayer would give advice, merely
advice to value of color, what shade so to make the town
a harmonious whole.
“Only one family in all of Aspen availed themselves.”
The Paepckes and the Aspen Idea
Understanding Aspen would be impossible without
understanding the contributions of Walter and
Elizabeth Paepcke. When they arrived in Aspen after
WWII, the Paepckes set out to create a mountain
community where people could fulfill themselves
in body, mind and spirit – the trinity of the “Aspen
Idea.” Aspen was not just an investment opportunity;
it was a utopian experiment in bridging commerce
with culture, and returning to the sensitivities of
humanitarian philosophers popular before WWII.
Discovering Aspen on a ski trip, Elizabeth returned
with Walter, and with them came a renaissance.
The Paepckes assisted in transforming Aspen by
organizing the Goethe Bicentennial, establishing the
Aspen Institute for Humanistic Studies, the Aspen
Skiing Corporation, the Aspen Music Festival, the
International Design Conference, and by spearheading
the economic revitalization of the city. Walter died in
1960, but Elizabeth furthered his dream, his Aspen
Idea, until her death in 1994.
Walter and Elizabeth Paepcke, Goethe
Bicentennial - Franz Berko photos