HomeMy WebLinkAboutcoa.lu.sp.Willoughby Park
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IIA, .\q /' CASELOAD SUMMARY SHEET
/fIf.U1JI1) City of Aspen
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PROJ ECl' NAME: tA+ (M/....
APPL lCANT: Gt o-l 5' !&r1. 5 . 0>.
Applicant Addr ss/Phone:
REPRES EN TAT N E:
Representative Address/Phone:
Type of Application:
1. GMP/SUBDNISlON/POD (4 step)
CASE NO. 273)-/3/-/&'-00/
STAFF: '?'3
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Conceptual Submission
Preliminary Plat
Final Plat
($2,730.00)
($I,640 .00)
( $ 820 . 0 0 )
_II. SUBDIVISION/PUD (4 step)
Conceptual Submission
Preliminary Plat
rinal Plat
($1,900.00)
($1,220.00)
($ 820.00)
(~'JJ{)~
( $ 680 . 00)
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III. EXCEPTION/EXEMPTION/REZONING (2 step)
N. SPECIAL REVIEW (1 step)
Special Review,
Use Determination
Conai ti onal Use
Otheli :
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. '. It.~ DMc'Fl REFERRED: INITIALS:'
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REFERRALS:
city AU)'
City Engi neeI'
Housing Dir.
Aspen viater
Ci ty Electric
Envir. Hlth.
Aspen Consolo S. D.
Mtn. Bell
Par ks Dept.
Holv Cross Electric
Fir~ l1arshall
Fire Chief
School District
Rocky I1tn. Nat. Gas
State Hwy Dept (GlerMd)
State Ewy Dept (Gr. Jtn)
Bldg: Zoni ng/lnspectn
_ Other:
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_ City Atty L City Engineer A Building Dept.
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FILE S'I'A'l'l1S AND LOCATION:
CLDS 8)
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CASE DISPOSITION:
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Revi.,=\,ed by:
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LI ~I; U), 110;),1: I Ptn,k Cc",qtlJ,r SPA~;
~",t'en P&9 Ci ty Coun,-~'l
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3. 7.
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Conditional Use approval shall be considered at the Precise SPA
Plan stage.
A GI.1P exemJ;:tion for essential public projects shall be considered
at the precise SPA Plan stage.
The property shall be rezoned to Public prior to consideration of
the Conceptual or Precise SPA Plan for the Museum.
A detailed landscape plan shall be submitted as part of the
Precise SPA plan for the Ski Club.
6. Any drainage problems should be addressed in detail at the
Precise SPA plan stage.
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1. A new parking plan shall be ,:Jeveloped showing all full size
spaces. A more detailed parking demand study shall be submitted
with the Club Precise SPA Plan. If ACR remains on the site and
the museum is also be located here, at least nine more parking
spaces shall be provided.
8. Dean Street shall have a pavement width of 30 feet in order to
accommodate two lanes of traffic and parallel parking on both
sides of the street.
9.
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It!: shall be determined if the developnent proposed protrudes into
the Wheeler Opera House Viewplane. If the Ski Club Building does
so protrude, Viewplane Special Review shall be considered at the
time of precise SPA Plan review.
Historic Preservation Committee review of the Ski Club building
shall be conducted prior to approval of the Precise SPA Plan.
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805 EAsT MAIN STREET I ASPeN. co. 81611/303.925-4755
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WlLLlA.'" JOHN POSS AND ASSOCIATES
CUY OF ASPEN: LIFT ONE!WILLQUGHllY PARK
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PROJECT COMPARISON
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WILLIAM JOHN POSS AND ASSOCIATES
CITY OF ASPEN, LIFT ONE/WILLOUGHBY PARK
PROGRAM ANALYSIS
ASPEN SKI MUSEUM
COMPONENT ROOM SIZE NET SF PLUS % NET! 1) GROSS SF
ADMINISTRATION
Curator 14X14 200 0.20 240
Ass't/Sac/Reception 15,15 225 0.20 278
SUB-TOTAL 425 518
GALLERY /DISPLAY 40,58 2800 2808
COLLECTION STORAGE 20,58 1000 1008
{Futura Expansion)
3800 3000
SUB- TOTAL
,
. SUPPORT
Lobby 10,20 200 2"0
Sales/Control 18,15 158 8.28 IG8
Nork Room 18,28 288 0.28 240
Workshop 10,28 208 8,28 248
Toilats
Coat Room 6,18 60 68
Meating Room 15,25 375 375
Projaction Capability B'18 B8 B8
Chair Storage B,[0 B0 B0
Kitchenetta B'18 B0 B8
SUB- TOTAL 1425 1535
TOTAL 4B50 5045
CONTRIBUTION TO TOTAL BUILDING
Mechanical/Janitorial 18% 500
Public Spacas 20% 1000
Vestibula, JReceptions, Corridors,
E,its, Stairs, Toilets, Closets,
Archiva Storaga (Basemant)
{I) Contribution to Total COlponant Size {partition and Intarnal Circulation 20%)
NOVEMBER 19, 19B5
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MEII>RANDUM
TO:
THRD :
FROM:
Aspen city Council
Hal Schilling, City Manage~
Steve Burstein, Planning Office ~
DATE:
Willoughby Park Conceptual SB\ Review - Public Hearing
January 20, 1986
RE:
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LOCATION: Willoughby Park, Block 7, Eames Addition, City of Aspen,
southeast corner of South Aspen and Dean Streets.
ZONING: P-park.
LOr SIZE: Approximately 36,800 s.f.
APPLICAN'J."S REQUES'l': The City of Aspen is applying for conceptual SPA
apwoval to locate a site for a new building for the Ski Club on the
Wil\loughby Park property. The City is also requesting conceptual
applioval of a building envelope for a Ski Museum, if it is decided
that a museum should be located on this site. Following is the
proposed Statement of Intent for the Conceptual SPA:
The City of Aspen, as the applicant for this SPA, desires to
develop a ski-related recreational building (s) on the
Willoughby Park site while retaining the park-like
atmosphere, retaining open space and facilities for outdoor
recreation purposes, and creating a better opportunity to
view and appreciate the historic Lift I lift structures and
boat tow.
BACKGROUND AND PREVIOUS COUNCIL ACrION: As a condition of the Aspen
Mountain IUD, John Roberts has committed to construct a replacement
building for the Ski Club consisting of at least I,SOO square feet
which would be finished, and 500 square feet left unfinished. The
Ci ty of Aspen assumed responsibil ity during the Aspen Mountain PUD
review to find a site for the Ski Club building in order to allow
completion of the Koch Lumber Land Trade. Interest was expressed by
Council during September in exploring options of building a multi-
purflOse structure to house the Ski ClUb, a Ski Museum, Nordic Council
Off1ce, and Aspen Central Reservations in Willoughby Park, at the base
of Aspen Mountain Lift.l.
Bill Pass and Associates was contracted to do conceptual site analysis
for the building. After several meetings with Council it was
determined that the Nordic Council and Aspen Central Reservations
should not be accommodated in the new building. Council determined
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that the Ski Club Building was appropriate for this site and that a
ski museum building envelope should be identified for this site and
for the Stallard House site. It was thought that ultimately the
existing two story structure used by Aspen Central Reseryations should
be remoyed from the site. The four schemes before you haye been
developed as alternatives to accommodate Council's directives. The
Conceptual SPA plan before you deals only with land planning.
Building development will be addressed at the Precise Plan stage, at
which time the City along with the Ski Club will be the developer. A
building development plan for the Ski Museum is not expected to be
presented at that time, and will be subj ect to fut ure determinations
as to the appropriate site for that use, funding availability, and
similar concerns. Therefore, the only reason to identify the ski
museum envelope at this time is to protect its potential development
location while we plan for and approve the Ski Club Building.
APPLICABLE SEClIONS OF THE MJNICIPAL CODE
Section 24-3.4 as amended by Ordinance 20 of 1985, requires that all
area and bulk requirements in the P-Park Zone District must be set by
an adopted Specially Planned Area (SPA) plan. Section 24-7.3(a) as
amended by Ordinance 20, Series of 1985, states the requirements for a
conceptual SPA plan submittal, as follows: "The conceptual submission
shall include a statement of the intent and a conceptual description
of the type of development which is proposed to take place on the
parcel, including but not limited to use categories, overall project
density, and design concepts to be employed". The details of the
proposal are not to be reviewed until the Precise Plan is under
consideration, as explained in Section 24-7.7.
A "recreation building" is one of the conditional uses in the Park
zone district, according to the Use Tables in Section 24-3.2. Section
24-3.3 (b) states the criteria of suitability by which the Planning
Commission shall reyiew a proposal, including compliance with zoning
code requirements, consistency with zoning code Objectives and
purposes, and compatibility with surrounding land uses. When a
building design is presented at the Precise Plan stage, we will also
take this project through Conditional Use Reyiew.
Section 24-11.2 (e) state the conditions by which a GMP exemption for
the purpose of constructing essential public facilities shall be
considered. This proposal appears to be eligible for consideration of
such an exemption. Again, formal consideration of this issue should
occur at the Precise Plan stage.
PROJECl DBSCRIPl'ION: Each of the four schemes show building envelopes
for a Ski Club building foot 'print of 1200 to 1400 square feet and a
ski museum building footpnnt of 3,000 to 4,000 square feet. Two
story structures could then be designed to accommodate 2000-2800
square feet and 6000-8000 square feet respectively. An off-street
parking area for 21 to 23 vehicles would be located off of Dean
Street.
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A brief descrij;tion of major features of each scheme follows:
Scheme 1: The Ski Museum and Ski Club are aligned on Aspen Street in
front of the Lift n Bullwheel structure. A pull-in parking area for
23 vehicles is located off of Dean Street.
Scheme 2: The Ski Cl ub is located on the corner of Aspen and Dean
Streets and the Museum is in the center of the northern portion of the
site, encroaching on the present site of the volleyball courts.
Scheme 3: The Ski Museum is on the corner and the Ski Club is in the
center, juxtaposed from Scheme 2.
Scheme 4: The Ski Club is in the center and the Ski Museum is located
on the volleyball courts, either attached or separated by 15 feet.
PROBLEM DISCUSSION: The following concerns generally apply to each of
the Schemes and should be considered in reviewing this application for
SPA Concej;t ual approval.
1. Appropriateness of Use: At this stage we are mainly concerned
with the location of the Ski Club in Willoughby Park and secon-
darily with the Ski Museum. In addition, it should be noted that
the Aspen Central Reservation use presently in place is non-
conforming in the Park Zone District.
The Ski Club appears to be a recreation use closely associated
with Aspen Mountain. We feel that this use is appropriate on the
SUbject site due to the proximity and accessibility to Lift 1.
A museum should probably not be considered a "recreation build-
ing", which is a conditional use in the Park zone. In the Public
zone museums are permitted; therefore, it would be appropriate to
rezone the site to Public at such time as siting a museum here
would be further pursued.
2. Suitability of the Structure on the Site: The entire park is
approximately 36,800 square feet. Contained on the gently
sloping site is the historically designated Lift n Bullwheel
structure and tower, the ACR building, volleyball courts and
several groves of trees. There is also an unofficial parking lot
along Dean Street which local skiers have customarily used. It
has been the initial reaction of City Council that with proper
siting and sizing of buildings it is possible to acconunodate a
structure or structures without disrupting the park atmosphere or
necessarily removing the volleyball courts. We concur with this
position. Several open space areas of significant size and the
north-south open corridor can be maintained even if the site is
developed as propo sed.
3. Landscaping and Hillside Disturbance: It is important that the
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si te location and developnent techniques di st urb the hill side as
little as possible and that a landscaping plan is developed to
retain or increase the number of trees on the site. Any new berm
or retaining walls should be designed with the objective of main-
taining the exi sting natural character of the park as much as
possible. Drainage does not appear to be a problem on the site,
although it should be studied at the precise plan stage.
4. Parking and Width of Dean Street: All the schemes show an off-
street double row of straight-in-parking, with either 21 or 23
spaces. The ACR presently has approximately 9 spaces in its
lot. It is projected that the Ski Club will generate the need
for 6 parking spaces and the museum 8 spaces. The City Engineer
reviewed the projected parking needs with the Planning Office on
December 12, 1985. Our opinion is that on ordinary days, the
parking demand from the Club and Museum will not be greater than
projected. Excellent pedestrian access from the lodge district
and commercial core, and skier access off Aspen Mountain will
reduce the need for vehicular access. However, when there are
special Club trips or special Museum actiYities, a greater demand
is likely.
If the ACR were removed, then 9 more spaces would be available.
However, if ACR remains, then a larger parking area should be
provided. In either case, at precise plan stage parking genera-
tion should be more fully addressed.
The "compact car" spaces in the row next to the hill are substan-
dard. We recommend that the full 17 foot length be provided,
probably necessitating pushing deeper into the hillside and
proYiding a retaining wall.
Dean Street would be made 25 feet wide in this proposal. At the
present time the Dean Street pavement varies in width and spreads
to over 65 feet in places. This situation has allowed the area
to be used as a "free-for-all" area in which local skiers park.
While we do not feel that it is necessary to use the park to
accommodate day skiers, we do recommend that the Dean Street road
width be set at 30 feet. This would accommodate 2 lanes of
traffic and curbside parallel parking.
5. Wheeler Opera House Viewplane: It should be determined if the
development proposed protrudes into the Wheeler Opera House
Viewplane, and thereby is SUbject to Special Review.
6. Historic Preservation Committee Review: Ordinance 37, Series of
1974, gave historic designation to the Lift I Bullwheel, First
Tower and Third Tower. HPC review of this project should be
undertaken concurrently with p&Z'S Precise Plan review.
Following are more specific evaluations of each scheme:
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Scheme 1: Although Scheme I has the least amount of impact on
existing conditions, we feel that it is not acceptable because it
hides the hi storic lift structures and other views east from South
Aspen Street. The building envelope is also so confined on the site
that the building design as well as landscaping buffers would be
limited.
Scheme 2:
blocks some
outstanding
u~ the open
dJ.fficult .
In this scheme, the Ski Club dominates the corner, and
views of the museum, which probably will be the more
architectural statement. The Museum location also breaks
space, and makes north-south passage within the park very
Scheme 3: The Ski Museum is on the corner and serves as the main
focus of the development. The museum building envelope probably
should be moved some five feet north away from Dean Street. The
structure will affect some views from the Southpoint apartment
building. However, the main north-south view corridor would remain
open. The Ski Club building has less impact on breaking up the open
space. Some aspen trees may need to be remoyed, however, new land-
scaping can screen the building. The volleyball courts would remain,
although the Club building may cast an afternoon shadow on the courts.
Scheme 4: The main disadvantages in this scheme are that the volley-
ball courts must be relocated (likely location is Koch Park) and the
north-south view from Dean Street would be blocked. The Museum's site
is certainly one of the most choice available. There would be
abundant space for a variety of footprints. The area is level, and
views to the north would be excellent.
ADVISORY COMMITTEE VO'J.'E: On December 17, 1985, the Planning and
Zoning Commission passed a motion, 4 in favor and 3 opposed, to
recommend concept ual SPA approval of Scheme 3, subj ect to the
conditions listed in the recommendation below. A motion was defeated,
4 opposed, 3 in favor, to state that it is the sense of the P&Z that a
ski museum should not be located on the Willoughby Park site.
RECOMMERMTIOJl: Alternatives 3 and 4 are the most desireable in our
opJ.nJ.on. The Planning Office and the Planning Commi ssion recommend
conceptual SPA approval of Scheme 3 SUbject to the following condi-
tions:
1. The Ski Club building envelope should be moved as close to the
yolleyball courts (west) as possible in order to preserye the
"ski down" in its present location.
2.
Conditional Use approyal for the Ski Club Building shall be
considered at the Precise SPA Plan stage.
A GMP exemption for essential public projects shall be considered
at the Precise SPA Plan stage.
The property shall be rezoned to Public prior to consideration of
the Precise SPA Plan for the Museum.
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5.,>. A detailed landscape plan shall be submitted as part of the
.. Precise SPA Plan for the Ski Club.
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\10.
Any drainage problems should be addressed in detail at the Ski
Club precise SPA Plan stage.
A new parking plan shall be developed showing all full size
spaces. A more detailed parking demand study shall be submitted
with the Club Precise SPA Plan. If ACR remains on the site and
the museum is also be located here, at least nine more parking
spaces shall be provided.
Dean Street shall have a pavement width of 30 feet in order to
accommodate two lanes of traffic and parall el par king on both
sides of the street.
It shall be determined if the developllent proposed protrudes into
the Wheeler Opera House Viewplane. If the Ski Club Building does
so protrude, Viewplane Special Review shall be considered at the
time of Precise SPA Plan review.
Historic Preservation Committee review of the Ski Club building
shall be conducted prior to approval of the Precise SPA Plan.
PROPOSED MOTION: "Move to approve the Concept ual SPA plan for
Willoughby Park subject to the ten (10) conditions recommended by the
Planning Commission and Planning Office."
SB.4
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l'RRTTf'TCATE OF JlAILrNG
I hereby certify that on this 1~ day of ,
198~, a true and correct copy of the attached No ublic
Hearing was deposited in the United States mail, firs -class
postage prepaid, to the adjacent property owners as indicated on
the attached list of adjacent property owners wBieh wae 3~~plled
li..e "EB<I Plal.nIuy Orrl"e b.Y ~e arrliglUtt in regard to the case
named on the aforementioned public notice.
(lrudl ~_A~ p~~
Jan-gz Lynn R zak
)
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l?OBLIC NOTICE
RB: WILLOUGHBY PARK CONCEPl'UAL 8M REVIEW
NO'l'ICE IS HEREBY GIVEN that a public hearing will be held on
Monday, January 27,1986 at a meeting to begin at 5:00 p.m. before
the City Council of Aspen, Colorado, in City Council Chambers,
Community Center, Aspen, Colorado, to consider a conceptual SPA
request to identify a building envelope for a proposed new 2,000
square foot building for the Aspen Ski Club on the Willoughby Park
property near Aspen and Dean Streets. The applicant (the City of
Aspen) is also requesting conceptual approval of a building envelope
for a Ski Museum, if at some fut ure date it is decided that a museum
should be located on this site.
For further information, contact the Aspen/Pitkin Planning
Office, 130 S. Galena Street, AS.pen, Colorado 81611 (303) 925-2020,
ext. 223.
s/William L. stirlinq
Mayor, City Council of Aspen, Colorado
====================~===============:================================
Published in the Aspen Times on January 2, 1986.
City of Aspen Account.
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MBIDRANDUM
FROM:
Aspen Planning and Zoning Commission
Steve Burstein, Planning Office
Willoughby Park Conceptual SPA Review
December 12, 1985
TO:
RE:
DATE:
===========================~==========================================
LOCATION: Willoughby Park, Block 7, Eames Addition, City of Aspen,
southea st corner of South Aspen and Dean Street s.
ZONING: P-Park.
APPLICANT'S REQUEST: The City of Aspen is applying for conceptual SPA
approval to site the Ski Club on the Willoughby Park property. The
City is also requesting conceptual approval of a building envelope for,
a Ski Museum, if it is decided that a museum should be located on this
site. Following is the proposed Statement of Intent for the Concep-
t ual SPA:
The City of Aspen, as the applicant for this SPA, desires to
develop ski-related recreational buildings on the willoughby
Park site while retaining the park-like atmosphere, retain-
ing open space for outdoor recreation purposes, and creating
a better opportunity to view and appreciate the historic
Lift I lift structures and boat tow.
BACKGROUND: John Roberts has committed to construct a replacement
building for the Ski Club consisting of at least 1,500 square feet
which would be finished, and 500 squar.e feet left unfinished.
The City ,of Aspen assumed responsibility during the Aspen Mountain PUD
review to find a site for the SkiClub building in order to allow
completion of the Koch Lumber Land Trade. Interest was expressed by
Council during September in exploring options of building a multi-
purpose structure to house the Ski Club, a Ski Museum, Nordic Council
Office, and Aspen Central Reservations in Willoughby Park, at the base
of Aspen Mountain Lift 1.
Bill poss and Associates was contracted to do concept ual siteanaly-
sis for the building. After several meetings with Council it was
determined that the Nordic Council and Aspen Central Reservations
should not be accollUllodated in the new building. Council determi ned
that the Ski Club Building was appropriate for this site and that a
ski museum building envelope should be identified for this site and
for the Stallard House site. It was though that ultimately the
existing two story structure used by Aspen Central Reservations should
be removed from the site. The four schemes before you have been
developed as alternatives to accollUllodate Council's directives. The
Conceptual SPA plan before you deals only with land planning.
Building developnent will be addressed at the Precise Plan stage, at
which time the City along with the Ski Club will be the developer. A
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building development plan for the Ski Museum is not expected to be
presented at that time, and. will be subject to future determinations
as to the appropriate site for that use, funding availability, and
similar concerns.
APPLICABLE SECtIONS OF THE KJNICIPAL CODE
Section 24-3.4 as amended by Ordinance 20 of 1985, requires that all
area and bulk requirements in the p-park Zone District must be set by
an adopted Specially Planned Area (SPA) plan. Section 24-7.3 (a) as
amended by Ordinance 20, Series of 1985, state the requirements for a
conceptual SPA plan submittal, as follows: "The conceptual submission
shall include a statement of the intent and a conceptual description
of the type of developnent which is proposed to take place on the
parcel, including but not limited to use categories, overall project
density, and design concepts to be employed". The details of the
proposal are not to be reviewed until the precise Plan is under
consideration, as explained in Section 24-7.7.
A "recreation building" is one of the conditional uses in the Park
zone district, according to the Use Tables in Section 24-3.2. Section
24-3.3 (b) state the criteria of suitability by which the Planning
Commi ssion shall revi ew. a prop<) sal, incl uding compliance wi th 2:oning
code requirements, consistency with zoning code Objectives and
purposes, and compatibility with surroundin9 land uses. When a
building design is presented at the Precise Plan stage, we will also
take this project throu9h Conditional Use Review.
Section 24-11.2 (e) state the conditions by which a GMP exemption for
the purpose of constructing essential public facilities shall be
considered. This proposal appears to be eligible for consideration of
such an exemption.
PROJECt DESCRIptION: Each of the four schemes show building envelopes
for a Ski Club building of 1200 to 1400 square feet and a ski museum
building .of 3,000 to 4,000 square feet. Two story structures could
then be designed to acconunodate 2000-2800 square feet and 6000-8000
square feet respectively. An off-street parking area for 21 to 23
vehicles would be located off of Dean Street.
A brief description of major features of each scheme follows:
Scheme 1: The Ski Museum and Ski Club are aligned on Aspen Street in
front of the Ski Lift Bull Wheel structure. A pull-in parking area
for 23 vehicles is located off of Dean Street.
Scheme 2: The Ski Club is located on the corner of Aspen and Dean
Streets and the Museum is in the center of the northern portion of the
site, encroaching on the present site of the volleyball courts.
Scheme 3: The Ski Museum is on the corner and the Ski Club is in the
center, juxtaposed from Scheme 2.
Scheme 4: The Ski Club is in the center and the Ski Museum is
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located on the volleyball courts, either attached or separated by 15
feet.
PROBLEM DISCUSSION: The following concerns generally apply to each
of the Schemes and should be considered in reviewing this application
for SPA Conce};t. ual approval.
1. Appropriateness of Use: At this stage we are mainly concerned
with the location of the Ski Club in Willoughby Park andsecon-
darilywith the Ski Museum. In addition, it should be noted that
the" Aspen Central Reservation use presently in place is non-
conforming in the Park Zone District.
The Ski Club appears to be a recreation use closely associated
with Aspen Mountain. We feel that this use is appropriate on the
subject site due to the proximity and accessibility to Lift 1.
A museum should probably not. be considered a "recreation build-
ing", which is a conditional use in the Park zone. In the
Public zone museum are permitted; therefore, it would be appro-
priate to rezone the site to Public if siting a museum here is to
be further pursued.
2. Suitability of the Structure on the Site: The entire park is
approximately 36,800 square feet. Contained on the gently
sloping site is the historically designated ski lift bull wheel
structure and tower, the ACR building, vOlleyball courts and
several groves .of trees. There is also an unofficial parking lot
along Dean Street which local skiers have customarily used. It
has been the initial reaction of City Council that with proper
siting and sizing of buildings it is possible to acconunodate a
structure or structures without disrupting the park atmos-
phere or necessarily removing the volleyball courts. We concur
with this position. Several open space areas of significant size
and the north-south open corridor can be maintained even if the
site is developed as proposed.
3. Landscaping and Hillside Disturbance: It is important that the
site location and development techniques disturb the hillside as
little as possible and that a landscaping plan is deyeloped to
retain or increase the trees on the site. Any new berm or
retaining walls should be designed with the objective of main-
taining the existing natural character of the park as much as
possible. Drainage does not appear to be a problem on the site,
although it should be studied at the precise plan stage.
4. parking and Width of Dean Street: All the schemes show an off-
street double row of straight-in-parking, with either 2l or 23
spaces. The ACR presently has approximately 9 spaces in its
lot. It is projected that the Ski Club will generate the need
for 6 parking spaces and the museum 8 spaces. The City Engineer
reviewed the projected parking needs with the "planning Office on
December 12, 1985. Our opinion is that on ordinary days, the
parking demand from the Club and Museum will not be greater than
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projected. Excellent ~destrian access from the lodge district
and commercial core, and skier access off Aspen Mountain will
reduce the need for vehicular access. However, when there are
special Club trips or special Museum activities, a greater demand
is likely.
If the ACR were removed, then 9 more spaces would be available.
However, if ACRremains,. then a larger par king area should be
provided. In either case, at precise plan stage parking genera-
tion should be more fully addressed.
The "compact .car" spaces in the row next to the hill are substan-
dard. We recommend that the full 17 foot length be provided,
prObably necessitating pushing deeper into the hillside and
providing a retaining wall.
Dean Street would be made 25 .feet wide in this proposal. At the
present time the Dean Street pavement varies in width and spreads
to over 65 feet in places. This situation has allowed the area
to be used as a "free-for-all" area in which local skiers park.
While we do not feel that it is necessary to use the park to
accommodate day skiers, we do recommend that the Dean Street road
width be set at 30 .feet. This would accommodate 2 lanes of
traffic and curbside parallel parking.
5. Wheeler Opera House Viewplane: It shOUld be determined if the
development proposed protrudes into the Wheeler Opera House
Viewplane, and thereby is subject to Special Review.
6. Historic Preservation Committee Review: Ordinance 37, Series of
1974, gave historic designation to the Lift 1 Bullwheel, First
Tower and Third Tower . HPC review.of this project should be
undertaken concurrently with P&Z's precise Plan review.
Following are more specific evaluations of each scheme:
Scheme 1: Although Scheme 1 has the least amount of impact on
existing conditions, we feel that it is not acceptable because it
hides the hi stor ic lift. structures and other views east from South
Aspen Street. The building envelope is also so confined on the site
that the building design as well as landscaping buffers would be
limited.
Scheme 2:
blocks some
out standi ng
up the open
difficult .
In this scheme, the Ski Club dominates the corner, and
views of the museum, which probably will be the more
architect ural statement. The Museum location also breaks
space, and makes north-south passage within the park very
Scheme 3: The Ski Museum is on the corner and serves as the main
focus of the development. The museum building envelope probably
should be moved some five feet north away from Dean Street. The
structure will affect some views from the Southpoint apartment
building. However, the main north-south view corridor would remain
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open. The Ski. Club building has less impact on breaking up the open
space. Some aspen tr~esmayneed to be removed, how~ver, new land-
scaping can screen the building. The volleyball courts would remain,
although the Club building may cast an afternoon shadow on the courts.
Scheme 4: The main disadvantages in this scheme are that the volley-
ball courts must be relocated (likely location is Koch Park) and the
north-south view from Dean Street would be blocked. The Museum's site
is certainly one of th,e mOst choice available. There would be
abundant space for a variety .of footprints. The area is level, and
Yiews to the north would be excellent.
RECOMMENDATION: Alternatives 3 and 4 are the most desireable in our
opl.nl.on. We recommend the Planning Commission to recommend conceptual
SPA approval of Scheme 3 and specifically the location of the Ski Club
Building in the center of the site, subject to the following condi-
ti ons:
1. Conditional Use approval shall be considered at the Precise SPA
Plan stage.
2. A GMP exemption for essential public projects shall be considered
at the Precise SPA Plan stage.
3. The property shall be rezoned to Public prior to consideration of
the Conceptual or Precise SPA Plan for the Museum.
4. A detailed landscape plan shall be submitted as part of the
Preci se SPA plan f or the Ski Club.
5. The building envelope for the museum shall be moved south by
approximatley five (5) feet.
6. Any drainage problems should be addressed in detail at the
Precise SPA Plan stage.
7. A new parking plan shall be developed showing all full size
spaces. A more detailed parking demand study shall be submitted
with the Club Precise SPA Plan. If ACR remains on the site and
the museum is also be located here, at least nine more parking
spaces shall be provided.
8. Dean Street shall have a pavement width of 30 feet in order to
accommodate two lanes of traffic and parallel parking on both
sides of the street.
9. It shall be determined if the developnent proposed protrudes into
the Wheeler Opera House Viewplane. If the Ski Club Building does
so protrude, Viewplane Special Review shall be considered at the
time of Precise SPA plan review.
10. Historic Preservation Committee review of the Ski Club building
shall be conducted prior to approval of the precise SPA Plan.
SB.32
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MElIlltANDUM
FROM:
Aspen City Council .~
Hal Schilling, City Manage~
Alan Richman, Planning Off ice ~
Ski Club/Willoughby Park Project
Noyember 29, 19855
TO:
TH:m:
RE:
DATE:
====================================================================
Mayor Stirling has asked that I write you a brief report which sunnnarizes
the directions I heard from Council on Noyember 25, and the way the
City Manager and I propose to respond to your intentions.
After talking with Hal and with Bill Poss, fOllowing is the approach to
the project which I propose:
1. Bill Poss will, by letter, amend his contract to discontinue
the remaining tasks and to substit ute new work in their place.
2. The work to be done by the architect will inyolve principally
identifying a minimum of 3 alternatiye locations on the
Willoughby site for the Ski Club building. The alternatives
should include an add-on to the ACR building, a site on the
volleyball courts (preferred choice by Club) and at least
one other option. A brief eyaluation of the pros and cons
of these alternatives will be provided.
3. An evaluation of footprint locations for the Ski Museum will
be performed, including possible connections to the Ski Club
building alternatives, and the feasibility of locating the
ski museum at the Stallard House.
4. Using the architect's information, the Planning Office will
carry forward a conceptual SPA application to develop the
Ski Club building only. P&iZ and Council review is anticipated
in December-January. The outcome of this process will be an
agreed upon preferred location on the Willoughby Park site
for the Ski Club.
5. The Ski Club and John Roberts will work together to design
an appropriate building to meet their needs and fiscal
capabilities. When a design is ready, it will form the
basis of a precise plan application to be reviewed by p&Z
and Council in the spring of 1986.
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I will continue to proceed forward with the proj ect under the above
conditions, unless I receive any further direction from Council.
please let me know if we need to discuss this matter any further at
this time.
cc: Hal Schilling
Bill Foss
Tony Scheer
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MEH:>RANDUM
FROM:
Aspen City Council
Hal Schilling, City Manager
Alan Richman, Planning and Development Director ~
Lift l/Willoughby Park proj ect
November 25, 1985
TO:
THRU:
RE:
DATE:
=====================================================================
SUMMARY: The Planning Office recommends that Council choose from
among the alternative site deyelopment programs identified herein.
The preferred program of the Planning Office is No.4. Various other
associated actions are also recommended herein.
PREVIOUS COUNCIL ACTION: On October IS, Council approved a contract
with Bill Poss and Associates for architectural services for a multi-
purpose building at the Lift l/Willoughby Park site. On November 18,
at a progress report from the architect, concern was expressed that:
I. The size of the proposed building was excessive, and too many
users were being accommodated on what is a constrained site.
2. A means should be provided to meet the need of the Aspen Ski Club
to have confidence that a site f or their buil din g w ill be
availabl e, coincident with the time frame for progress on the
Aspen Mountain roD.
Based on Council's comments we haye tried to develop a new program for
a building 6,000-9,000 square feet and to address the needs of the Ski
Club as a first and foremost concern.
PROBLEM DISCUSSION: The architectural program proposed for the
Willoughby Park site includes the following uses:
1. Aspen Ski Club
2. Aspen Central Reservations/Aspen Resort Association
3. Nordic Council
4. Ski Muse urn
Among these uses, the only one which must be located on the site is
the Aspen Ski Club. For the Ski Club to give up its lease on the City
lots, and therefore allow the completion of the Koch Land Trade, a
site for the location of a 2000 square foot building must be identi-
fied. Based on the preliminary work done by the architect, it is
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clear that the site can handle a building of this size. Alternative
footprints for this use can be identified near the existing ACR
building, at the volleyball courts or el.sewhere on the site.
The second use which most clearly is suited to the site is the ski
museum. Our reasons for reaching this conclusion include:
1. The natural compatibility between a museum and the club.
2. The site's hi storical significance, as best described in the
attached letter from Steve Knowlton.
3. The site's ideal location from the standpoint of ski-in access
for visitors, and walk-in traffic from the lodge district, Rubey
Park and Commercial Core.
4. The potential for use of a central reception area by the Aspen
Skiing Company during Winternational.
In our opinion, the creation of an Aspen Ski Museum would be a tremen-
dous asset to the community, cataloguing Aspen's unique role in the
eyolution of the sport in the past, and helping to maintain our
position as a leader in skiing for the future. HaYing seen the
collection which is being made available to us, I feel that this is an
opportunity not to be missed by the City. It is not necessary for the
City to commit to building the museum at this time, but it is impor-
tant that a site plan be developed identifying the footprint for a
future building. This approach will insure that we do not forego the
option of having a museum on the site, should money become available
through donations and/or City funding. We further recommend that
Council have identified a two stage footprint for the museum which
would provide for a moderate size facility, with growth potential, as
described in detail in the alternatives section below.
The third use which can easily be accommodate on site is the adminis-
tration of the nordic system. This use involves just a small office
of some 200-400 s.L We feel that this site is conducive to this use
due to the proximity to the Aspen Mountain Trail. However, it is not
absolutely necessary for this use to be on the site if a space can be
provided in City Hall, the Golf Course/parks Department facilities
(adjacent to Golf Course/Marolt trails) or elsewhere. In an effort at
keeping the Park site free of office type uses, we recommend that this
use not be located on this site.
The fourth use for the site is the ACR, currently housed on the site
in the building along Aspen Street, and the ARA, currently housed
along Main Street. Councilmembers have raised questions as to whether
this use must remain on the site, or could be better accommodated in a
commercial/office location. We feel that Council should direct staff
to work with ARA to identify the proper site for their needs. In our
opinion, we should make every effort to find an alternative which
eventually removes the existing ACR building from the site, and
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returns that area to open space. Our preferred option would place
both ACR and ARA in a single location, for the efficient use of their
space, but probably to not place either use on this site, so as to
help to downsize the ultimate building. However, for at least the
short-term the ACR function need not be moved, leaving the ARA and ACR
in a "status quo" sit uation as to their functions until a better
solution can be found.
ALTERN~IVES: Based on the above comments, and utilizing the program-
ming data generated by the. architect, foHowing are some development
alternatives for you to evaluate:
Alternative II
Aspen Ski Club Building
Alternative .2
2,400 s.L
TOTAL
2,400 s.L
3,500 s.f.
5,900 s.f.
Aspen Ski Club Building
Ski Museum Phase I
Alternative .3
Aspen Ski Club Building
ACR Rebuild
Ski Museum Phase I
2,400 s.t.
2,000 s.f.
3,500 s.t.
TOTAL
7,900 s.f.
Alternative U
TOTAL
2,400 s.f.
3,500 s.f.
2,500 s.L
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8,400 s.f.
Aspen Ski Club Building
Ski Museum Phase I
Ski Museum Phase II
Alternative .5
Aspen Ski Club Building
ACR!ARA Consolidated Use
Nordic Council
2,400 s.L
5,200 s.L
400 s.f.
TOTAL
8,000 s.f.
Alternative .6
Aspen Ski Club Building
Ski Museum Phase I
Ski Museum Phase II
2,400 s.L
3,500 s.f.
2,500 s.f.
3
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ACR Rebuild
2,000
s.f.
TOTAL
10,400 s.f.
NOTE: All numbers are approximate and inclusive of areas to be shared
among all users.
Based on our evaluation, and the comments we heard at the Council work
session, we recommend support for Alternatiye #4, which would develop
the Ski Cl ub Building, and provide site planning for a two phase
museum project. In our opinion, the two office uses, ABA and Nordic
Council, need not be housed on this site. By eliminating these two
uses, we accomplish the fOllowing:
1. Downsize the buil ding to about 8,400 square feet.
2. Provide for only publicly oriented, recreation uses in what has
always been a park.
3. Allow for creative site planning to locate a smaller building
on the site with minimum disruption to neighbors and possibly no
required relocation of the volleyball courts.
The City ~.anager, City Attorney and I presented this approach to
representatives of the Ski Club at a meeting held on November 20. We
told the Ski Club that because the site is zoned Park, even the
construction of their building alone will require that an SPA plan be
adopted to set the area and bulk requirements for the site. Based on
this comment, the representatiyes asked us to make the following two
requests of Council so that they would feel totally comfortable about
the future availability of a building for the club.
1. That the City will take the lead as the applicant for the Ski
Club building on the land owned by the City at Willoughby Park
(the building would be designed and constructed by the club and
John Roberts). At the conceptual level, we would identify
alternative locations on the site for the building, which are
most consi stent with the other uses at the park. No other
development would be proposed for the site at this time, but site
planning for the museum would be taken into account.
2. That at such time as John Roberts requires the Ski Club to vacate
their present building, if a new building has not been construct-
ed at Willoughby Park by Mr. Roberts, then the City will provide
the Club with a lease on the building presently occupied by the
ACR.
The Planning Office supports the former request and has no comment on
the latter item as it is not a matter of planning interest.
RECOMMENDED MOTION:
following:
"Move to direct the staff to accomplish the
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1. Have the architect proceed with site planning to accommodate the
Aspen Ski Club on the Willoughby Park site in 1986, and to
proYide a site plan for the future developmen1;: of I the ski museum
on the site in two phases. \""t-\.,,~ \..oo's <:." S-T<\-~",~ ~,,~ ';'4e.l\~
2. Analyze alternative locations for housing a consolidated ARA/ACR ~~~
function, with end goal being the removal of the existing ~.<L"'th
building from the site, but with no action proposed for said $~,-\
building until an acceptable alternative is found. 1;:.-6:. f:--,
3. Analyze alternative locations for housing the Nordic system )'<.; c.{..h
office, to include existing City and County office buildings."
AR.3
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MEK>RANDU M
FROM:
Hal Schill ing
Paul Taddune
Bill poss
Alan Richman, Planning Office ~
Aspen Ski Club Building - Zoning Analysis
October 24, 1985
TO:
RE:
DATE:
========:=:==:===================:=================:=================
IN'l'RODUCl'ION:
The purposes of this memo area:
1.
To establish the existing zoning
Willoughby Park site which will
construction contemplated by the City:
constraints on the
affect the future
and
2. To propose a strategy to address these constraints.
EXIS'lING CONDITIONS:
The Willoughby Park site is presently zoned p-park, with an historic
overlay (lift tower). The area and bulk requirements (Le.,height,
FAR, setbacks) for this zone district are "set by adopted plan for a
specially planned area." In essence, this requirement means that a
precise SPA plan must be adopted for the site which must be preceeded
by the approval of a conceptual development plan (see Section 24-
7 .4(d) .of Ordinance 20). However, adoption of such a plan would not
allow us to vary from the uses allowed in the Park zone, since the
site is not zoned SPA, it is merely subject to adoption of an SPA
plan.
Uses allowed in the Park zone include few, if any of those contem-
plated for the new multi-purpose building. Therefore, it .is clear to
me that the property must be rezoned to accommodate our proposal. The
appropriate zone appears to be the Pub-Public zone which allows a
museum; essential governmental and public utility uses, facilities,
services and buildings (ARA; Nordic Council); community recreation
f.acility (Ski Club); and public park. Please note that the public
zone also requires that an SPA plan be adopted to set the area and
bulk requirements. Finally, a growth management quota system exemp-
tion will also need to be obtained for the site as an "essential
public facility (Section 24-ll.2(e)).
PROPOSED S'lRATEGY:
Based on the above constraints, I recommend that we follow this
strategy:
1. We shouldschedul e the, P&Z review of the rezoning and
conceptual development plan for the next available agenda,
December 3. By that time we will have collected most of
the data from the architect's study, and have enough of a
feel from Council about their commitment to the project. By
the time the conceptual plan reaches Council (December
23?) they will have heard the results of the architect "s
site analysis and design study.
2. Precise plan review, GMP exemptions and final rezoning
should be initiated in the beginning of 1986, using the
drawings from the architect's stUdy, plus any design
drawings which emerge from the follow-up contract. Ideally,
thi s process should occur between Febr uary and April of
1986.
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3. HPC review of the project should be concurrent with the P&Z
reviews at the conceptual and precise plan stages.
Please let me know if you see any problems with the strategy I
propose. If not, I will schedule the process accordingly.
cc: Steve Burstein
AR.IOO
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Dear Carol, 1~'\- o~1b (.11)
Thank you for your well thought out letter of September 14th.
Where the expanded Ski Museum ends up in Aspen will not be our
decision - obviously. However, I am pleased that our idea was
well received and, as you stated, the process is started.
The or~~inal motivation, as we said in our presentation to the
City Council, was our disappointment in the ski section of the
current museum - not the site.
It was only this summer during our visits to Aspen and discussions
with various people that the possibility of other sites became
evident; at the same time, our ideas for a certain type of museum
solidified.
At the moment, the site at the base of old lift #1 seems to be
ideal for the concept we have in mind.
What we have in mind and are recommending is the following:
The ski museum will not be a separate building but will be
integrated into a building complex that will house the Aspen Ski
Club, Aspen Reservation Service, and any other facility that
would benefit the city of Aspen and the Aspen Skiing Company. It
would serve as a community public relations/hospitality center.
Ideally the complex would include a small auditorium used by the
Ski Club for its various functions and to show ski movies old
Oc
and new. Also World Cup iace and press headquarters should be
incorporated as well as a library with historic books and articles
for research. Consideration should be made in the desi~~'ao that
it can be used by the Ski School to bring ski classes in atter
skiing tor tea and a tour as well as a focal point for travel
industry familiarization tours.
In other words, it would not serve just as a museum but a util-
itarian center that would benefit several entities. I bele~ve
this would be a first in the ski industry. The artifacts and
memorabilia would be on display throughout the complex not just
in one room or one section. The design of the building if done
in this concept will necessitate determining space and physical
requirements of each entity. Perhaps by spreading the exhibits
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throughout the complex instead of one building the square footage
requirements could be reduced. However, as you must have exper-
ienced with the Stallard House, consideration for expansion due
to additional artifacts or traveling exhibits should be included
in any plans.
As you can see, our concept as outlined would best suit the city
owned site at old lift #1. That area is where Aspen ski history
all started: Roche Run, the boat tow, 1941 Nationals, lOth
Mountain races and jumping, first Roche C*p, the first Downhill
Derby - bet you never heard of that one- the first ever dual
slalom, birth place of Pro Ski Racing (IPSRA), and the present
day World Cup Races.
The day following our presentation to the City Council we met
with Hal Schilling which the Council bad recommended and with
Jerry Blann who had been appraise' of our ideas during a previOUS
Aspen visit.
In summary, we would like to point out that many cities have
several museums that compliment and cooperate with each other.
We suggest that with propersigns and displays each museum could
publicize the other and the site we propose would be more
accesible in winter to those interested in ski history: the
skiers themselves. We certainly appreciate the opportunity to
respond to your ideas and to be able to express ours. We look
forw~rd to helping to create a museum that skiers before and
after us will be proud of.
Cordially,
~~Gv-~\\~ ~
cc: Bill Dunaway
Dill Stirling
Jerry Blann
Fritz Benedict
Charlie Grover
Hal Schilling
Aspen Planing DePt~
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CITY OF ASPEN
130 south galena street
aspen, colorado 81611
303-925-2020
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September 18, 1985
Aspen Ski Cl ub
P.O. Box 49
Aspen. Colorado
81612
Re: Aspen Ski Club Building
Gentlemen:
This will confirm the City's agreement as approved by the City
Council in regular session July 22, 1985, to specifically desig-
nate. on or before January 1, 1986, a building footorint for
building a facility for the Aspen Ski Club on City-owned property,
specifically described as Lots 13 and 14, Block 7, Eames Addition,
commonly known as 600 South Aspen Street, City of Aspen.
The City acknowledges that in reliance on this agreement, the Ski
Club will enter into an agreement with the Aspen Mountain Joint
Venture that orovides for the termination under certain circum-
stances of th~ Ski Club's lease with the City of Aspen pertaining
to Lots 14 and 15, Capitol Hill Addition. It is understood that
the Ski Club is cooperating with the City and Aspen Mountain Joint
Venture to facilitate replacement of a Ski Club facility pursuant
to Paragraph H.8. of the Aspen Mountain PUD Subdivision Agreement.
In this regard, it is anticipated that the City and SKi Club will
work toward resolving the' following concerns prior to January 1,
1986, to the mutual satisfaction of the City and the Ski Club:
1. The Ski Club will have exclusive use of any future Ski Club
quarters; both parties desire and agree to explore the feasibility
of constructing a multi-use facility which would include the Ski
Club and other compatible users, provided the use by the Ski Club
would not be unduly interfered, prejudiced or otherwise compro-
mised.
2. In the event zoning and development concerns Eor a multi-use
facility on Lots 13 and 14, BlOCk 7, Eames Addition cannot be
adequat~ly addressed by the City, then the parties will designate
an alternate site for the Ski Club building facility, preferably
on Lots 13 and 14, Lot 7, Eames Addition, or if that is not feas-
ible, then at another location at the base of Aspen Mountain.
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Letter to Aspen Ski Club
September 13, 1985
Page Two
3. The new facility will need to have adequate parking.
4. If the Ski Club is to build its own building on land leased
to it by the City, the Ski Club and the City shall enter into a
long-term land lease having a lease term, rental, and other terms
identical or very similar to, in all material ways, the Ski Club's
existing land lease for Lots 14 and 15, Capitol Hill Addition. In
the event the Ski Club will be occupying a building owned by the
City or space in a building owned by the City, the Ski Club and
the City shall enter into a long-term lease for the building or
space for a term of not less than 50 years, for a nominal rental
not to exceed the cost of the land lease, and which lease will
allow the Ski Club the right to use the facility or space and
alter or modify it as if they had fee simple ownership of it.
As has been discussed at several public meetings held in connec-
tion with the Aspen Mountain hotel project, the City reiterates
its concern that the Ski Club be suitably and expeditiously
relocated. To accomplish this, the City agrees that by January 1,
1986, it will have designated a building site for a multi-use
facility that includes space and facilities for the Ski Club, of
not less than 2,000 square feet, or it will have designated a site
on Lots 13 and 14, BLock 7, Eames Addition, or such other site at
the base of Aspen Mountain acceptable to the Ski Club, at which
the Ski Club can build its own building of not less then 2,000
square feet for its Ski Club facility.
~/~
William L. Stirling
Mayor
WLS/mc
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ec: City Manager
Planning Director
City Clerk
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MEMORANDUM
FROM:
Aspen City Council ~
Hal Schilling, City Manag
Alan Richman, Planning and velopment Director ~
Relocation of Aspen Ski Club
TO:
THRU:
RE:
DATE: '
July 22, 1965
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SUMMARY: The staff recommends that Council authorize selection of
an archi tect to develop plans to remodel and. expand the building now
housing Aspen Central Reservations. The new building would provide
space for the consolidated functions of the Aspen Resort Association,
Aspen Central Reservations, Aspen Ski Club and the Nordic Council.
PREVIOUS COUNCIL ACTION: At a work session on July 1, Council
determined that the best location for relocation of the Aspen Ski
Club was the present site of the building now housing Aspen Central
Reservations. Staff was directed to meet with representatives of the
Aspen Resort Association to determine their space needs and to develop
a plan for the preferred use of this property.
BACKGROUND: One action taken during the approval of the Aspen
Mountain Lodge involved the trade of the City-owned lots in the
Capitol Hill Addition on which the Aspen Ski Club building now sits in
return for a portion of the Koch Lumber Company parcel. To complete
this transaction, the applicant agreed to construct a new Club
building of 200Q s. f. on a site to be found by the Club. The City has
been working with the Club for the past several months and has
determined that the preferred site is adjacent to the old Lift l;boat
tow at the corner of Aspen and Dean Streets.
PROBLEM DISCUSSION: Since your work session, the City Manager and I
met with Spence Videon, Director of the Aspen Resort Association, to
identify their space needs. In our discussions and a subsequent visit
to the site, we made the following findings:
I. The Aspen Central Reservations building contains about 1500-
2000 total square feet on two levels and houses the tele-
phone service and equipment vital to the workings of this
resort.
2. The other offices of the ARA are located in a victorian on
Main Street, encompassing about 1200 s.f.
3. There are several administrative inefficiencies about the
present ARA operation due to the two buildings including:
a. Duplication of personnel and equipment.
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b. Poor use of space due to unadapted building design.
There is a substantial inyestment in telephone wiring in the
ACR building which will be lost if this function is totally
relocated. Furthermore, the central locatiof\for this
function is highly important because of the service ACR
provides in booking guests into lodges. Essentially, the
ACR telephone has some 60 Plus land line connections to
member lodges which receive calls through referral by ACR.
The cost of phone service to connected lodge increases for
each 1/10 of a mile from the central location to each
connected lodge.
Based on these findings, we concluded that significant advantages
would accrue from combining the two ARA functions in a single build-
ing. We also identified efficiencies in combining these two functions
with the Aspen Ski Club building in terms of joint use of basic
support services, utilities, building systems and facilities.
Finally, we concluded that the outright relocation of the ACR function
could be quite costly to the member lodges and could result in a
Severe temporary service disruption which could drastically affect our
resort, not to mention the fact that the City has no alternative site
to house Aspen Central Reservations functions.
4.
ALTERNATIVBS: There are a variety of alternatives which can be
formulated for the redevelopment of this site. We believe that the
most desirable alternative is one which incorporates the Aspen Ski
Club, Aspen Resort Association and Nordic Council into a single
building of about 4000-4500 s.f. To accomplish this end, the property
would need to be rezoned from Park to Public, since ARA and Nordic
Council uses do not fit the permitted use list in the Park zone.
Either the Park or Public zone requires adoption of a Precise SPA
Plan to set area and bulk requirements (FAR, height, open space)
for the site. From our visits to the site, we believe that a building
of the size contemplated herein can be compatibly accommodated on the
site, including the present building site and area behind the build-
ing, and yet provide setbacks compatible with neighboring buildings
and be terraced to be below the lift and not affect mountain views
from the Southpoint Condominiums.
Staff feels that the appropriate method to make choices about the
site's configuration is to select an architect to analyze the space
needs of the three enti ties and to propose an appropriate design for
the building. We have already moved forward to have a survey done for
the property so that accurate property lines and existing features
will be identified for site design work.
RBCOMMBIIlDED MOTION: "Move to authorize staff to request proposals for
architectural services to analyze the space and locational needs for
a remodeled/expanded building at the corner of Aspen and Dean Streets,
and to design said building consistent with the identified needs."
2
B. ~t your last mee~in~e hao an in-depth discuss~ of the possible
locahon .of a ne\~ bUlle? for the Aspen Ski Clt... As you know,
t~e. Appllcants have commltteo to building the Club 1,500 sq.ft. of
flnlshed space and 500 sg.ft. of unfinished space at a location
to be identified by the Club. Based on your comments, we are revising
the PUD Agreement to indi cate that an eguiv al ent cash cont ri buti on
could be made by the applicants. possibly toward the construction of a
multi-purpose building housing ARA and the Nordic Council or for some
other type of bUilding. '
The Council asked staff to take a look at the site to determine in
broad terms the limitations upon building ther.e. Issues which you
wanted addressed included the following:
1.. Building size and uses permissable in this location.
Limitations due to prior
historic designation.
3. Alternative property uses such as transit or parking.
2-.
actions such as street vacation and
The Planning Office is undertaking this revie~l and will report to you
on these items at your meeting. However, following are some of the
findings we have made to date.
The site was obtained as a gift from the Aspen Skiing Company in 1971
during the time at .which the new lift lA was to be constructed. The
City Clerk and City Engineer checked the records pertaining to this
exchange and found that there ~las no vacation of Juan Street as it
passes through this property. The street vacation which did occur via
Ordinance 13 of 1971 vacated an alley in the Eames Addition where the
new lift was to be constructed. Also obtained at this time was a
smaller parcel near the Holland House. Both sites are shOlm on the
attached vicinity fila!?
This site is presently zoned P-Park, with a Historic Overlay, and is
about 1 acre is size if we include the land within Juan Street. Uses
on the property include the building housing Aspen Central Reservations
(shown on Lots 14 and 15 of the attached map) and the Willoughby Park
Volleyball Courts.
Checking the Use Tables, I find that the Park zone designates "recreation
building" as a conditional use. The office use by ACR is presently
non-conforming, as might be that by the Nordic Council in the future.
Therefore, to develOp the type of multi-purpose building proposed
would probably require a rezoning, possibly to Pub-Public, which would
require the adopti on of an SPA plan for the site to conform \~i th that
zone's provisions.
The lift structure and the boat to\~ are presently designated ~lith an
historic overlay. Any developnent of the site would have to respect
the historic character of this area, although it is only a small
portion of the ov.erall site that is designated "H".
It was mentioned at the prior meeting that this site was the one
addressed in the Aspen Mountain Ski Area Master Plan for the retention
of existing parking. . Actually, the Skiing Company site containing the
parking is across Aspen Street, diagonally across from the Skier 's
Chalet. HOI~ever, since this site is so close to the present lift and
has historically been used for parking ~lhen owned by the Skiing
Company, there is logic to the suggestion. The Planning Office staff
has initiated a site-by-site review of the potential for the construction
of a small parking structure or some alternative transportation use on
this and other sites. vie may find, however, what these alternatives
are not compatible with the surrounding historic structures or may
raise objections from neighbors. Nonetheless, Council should keep
these options in mind \~hen considering the use of this property for a
new multi-purpose building.
3
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~~MOM.@UM
191-85
TO:
Alan Richman. Acting Plann~irector
Hal Schilling, City Manage~
Alternative Multi-purpose Building - Ski Club Relo-
cation
FROM:
RE:
DATE:
May 7. 1985
During the course of discussion at the meeting May 6, 1985, the
Mayor mentioned an alternative approach to a straight recon-
struction of a ski club building. I had been informed in
advance of the meeting of this possibly being suggested and had
accordingly discussed this same with Jay and he provided me with
a map showing the lots immediately adjacent to Lift 1 and
surrounding areas. I would like to have you look at the question
as regards the city's current ownerships at Lift 1 and any
related vacatable rights-of-way that might be included in a
construction project.
What we should do is look at such property in light of retaining
important amenities such as the volleyball facility if possible
and certainly adequate parking for future multi-purpose type
structure and determine whether or not the site - which is
doubtless a collection of individual lots - could accommodate a
4,000 foot building either on one floor or two. As we look at
this consider the availability as mentioned of any city rights-
of-way in the immediate area; any rights-of-way that might be
abandoned and accommodate this building in the area but off the
Lift 1 site; any zoning limitations vis-a-vis a multi-purpose
building at this location; potential desireable future uses of
this land; any implied differential and environmental impacts
that might be occasioned by a multi-purpose building versus the
present uses.
If you have any questions, let's talk.
klm